Bell Gardens Rent Control Guide: Rent Cap, Just Cause Eviction and Selling a Rental

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Bell Gardens caps rent at the lower of 4% or half the CPI and requires just cause to evict

Bell Gardens has had its own rent stabilization and eviction protection ordinance since October 2022. Here is who it covers, how the cap and relocation fees work, and what it means if you plan to sell a rental.

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Last updated November 13, 2026. Reviewed by the Cash Home Buyers CA team.

Bell Gardens rent control at a glance

Local law	Rent Stabilization and Tenant Eviction Protections Ordinance No. 925 (Municipal Code Chapters 5.62 and 5.63), effective October 12, 2022
Rent cap formula	The lower of 50% of the CPI change or 4%
Current cap	1.5%, per the city and the Attorney General’s chart (November 1, 2025 to October 31, 2026)
Frequency	One increase in any 12-month period
Registration	Every rental unit by September 30 each year; $156 per unit, with lower and waived cases
No-fault relocation	3 times the monthly rent, plus 1 more month for qualified tenants
City office	Housing Division: (562) 806-7725, housing@bellgardens.org

How the Bell Gardens rent cap works

Bell Gardens adopted Ordinance No. 925 on September 12, 2022, and it took effect on October 12, 2022. Under Section 5.62.040, a landlord may not raise the rent on a covered unit by more than 50 percent of the change in the Consumer Price Index, or 4 percent, whichever is lower.

The city measures the CPI change over the 12 months ending in April each year, and its housing page lists the current allowable increase as 1.5 percent.

Only one increase is allowed in any 12-month period, and a landlord may impose an increase only after registering the unit and paying the registration fee.

The ordinance gives owners a few ways past the cap. If a unit rents for less than 80 percent of HUD Fair Market Rent, the owner may apply to the Community Development Department for an added increase of up to 3 percent.

An owner who is not getting a fair return can petition for an adjustment, and an owner can apply to pass through 50 percent of qualifying capital improvement costs. Each of these needs city approval before the tenant is charged.

Rental registry and fees

Every rental unit, including mobile home park spaces, must be registered each year by September 30, with a 30-day grace period through October 31 before late fees apply. The city lists an annual fee of $156 per unit and $78 per unit for Section 8 and other subsidized units.

The fee is waived for owner-occupied properties of four or fewer units where the owner lives in one of the units. A landlord may pass half of the registration fee, $78, to the tenant in monthly installments of $6.50, shown as a separate line from rent.

If you plan to sell, bring the registration and any late fees current first, because a rent increase without registration is not allowed.

Which Bell Gardens rentals are exempt

Section 5.62.030 exempts several kinds of housing from the rent cap. The list includes units with a certificate of occupancy issued after February 1, 1995, and any unit that can be sold separately from other units, which the code says includes single-family residences, condominiums and townhomes.

It also exempts deed-restricted affordable housing (not units with Section 8 vouchers), owner-occupied property with no more than three rental units where the owner has lived since the tenancy began, hotels and similar transient lodging, and care facilities.

The code says exemptions are not automatic: the landlord applies to the department under Section 5.62.090. So an owner of a rented house should confirm the exemption with the city before relying on it.

Just cause eviction and relocation fees

Chapter 5.63 sets eviction rules intended to be more protective than state law.

At-fault reasons include failure to pay rent within three days of written notice, a continuing violation of a material lease term after 10 days to cure, waste, nuisance or illegal use, refusing to sign a substantially similar lease, unapproved subletting, refusing reasonable access and failing to leave after a lease or employment ends.

No-fault reasons are demolition or permanent withdrawal under the Ellis Act, owner move-in, and compliance with a government or court order. A copy of every termination notice, with proof of service, goes to the city within five days.

For no-fault terminations the landlord pays permanent relocation assistance equal to three times the tenant’s monthly rent, plus one more month for a qualified tenant. Qualified tenants include seniors, disabled tenants, households with a child under 18, lower-income households and tenants who have lived there five years or more.

Half is due within 15 days of the notice and the balance within five business days after the tenant moves out. An owner move-in requires 60 days’ written notice, occupancy within 90 days and at least three years of occupancy. The ordinance does not make a sale a just cause by itself.

State law sets the floor everywhere. Under Civil Code 1947.12, a covered owner may not raise the rent more than 5 percent plus the local change in the cost of living, or 10 percent, whichever is lower, and that section remains in effect until January 1, 2030.

The statute exempts, among other things, housing issued a certificate of occupancy within the previous 15 years, housing already under a stricter local cap, and a single-family home or condominium that is not owned by a real estate investment trust, a corporation or an LLC with a corporate member, as long as the written exemption notice was given to the tenant.

Selling a rented Bell Gardens house

Rent rules matter at the sale because a buyer steps into your landlord role the day escrow closes. The tenant’s lease, deposit and any protections under the rules above go with the property.

A cash buyer who plans to keep the tenant needs a clean rent history; a buyer who plans to occupy the house needs to know whether the law lets them end the tenancy and what it will cost.

Our statewide guide to selling a tenant-occupied home walks through the basics, and our tenant sale page shows how a cash sale works when the house is rented.

If you own a rented Bell Gardens house, duplex or small building, a cash sale can close as-is, with the tenant in place or on a timeline that follows the ordinance.

Documents to gather before you talk to a buyer

The signed lease or month-to-month agreement, plus any addenda and the date each tenant moved in.
A rent ledger showing the amount and date of every increase over the last few years.
Copies of every notice you served: rent increases, entry notices, cure or termination notices.
Proof of any registration, program fee or required notice to the city, where the city asks for one.
The security deposit amount and where it is held.
Any open repair requests, permits or code complaints on the unit.

Common mistakes landlords make before a sale

The most expensive mistake is raising the rent or serving a termination notice right before listing without checking whether the increase is allowed or the notice states a valid reason.

A notice that does not follow the rules can be void, and it can give the tenant a defense that a buyer will price in. A second mistake is promising a buyer the house will be vacant when the tenant has protections that make that uncertain.

A third is skipping required city paperwork, which in some cities blocks future rent increases until it is cured.

If the tenant is cooperating, many sellers simply sell with the tenant in place and let the buyer decide. If you want the house vacant, ask the city or a landlord-tenant attorney what notice, reason and payment the rules require before you offer a buyout or serve anything.

When the house also needs repairs or has unfinished permits, see our guide to selling as-is and the cost list in our seller closing costs guide.

How to sell a house in Bell Gardens

Confirm with the city whether your unit is covered or exempt.
Bring the annual registration and fees current.
Gather the lease, rent ledger and every notice you served.
Request a no-obligation cash offer as-is.
Decide whether the buyer keeps the tenant, then close on your timeline.

More local pages: We Buy Houses in Bell Gardens, selling as-is, selling fast, and the Los Angeles County hub.

Own a rented Bell Gardens property? Get a cash offer and skip repairs and showings.

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Frequently asked questions

What is the Bell Gardens rent increase limit?

The ordinance caps increases at the lower of 50 percent of the CPI change or 4 percent. The city lists the current allowable increase as 1.5 percent, and the Attorney General’s chart shows 1.5 percent for November 1, 2025 to October 31, 2026.

Does Bell Gardens rent control apply to single-family homes?

The code exempts units that can be sold separately from other units, including single-family homes, condominiums and townhomes, but exemptions are not automatic. The landlord applies to the city. State law may still apply to the unit.

Do I have to register my Bell Gardens rental?

Yes. Rental units are registered each year by September 30, and a rent increase is allowed only after registering and paying the fee. The city lists $156 per unit, with a waiver for owner-occupied properties of four or fewer units.

How much relocation does Bell Gardens require?

For a no-fault termination the landlord pays three times the monthly rent, plus one more month for a qualified tenant, per Section 5.63.040.

Can I evict a Bell Gardens tenant to sell the house?

A sale is not a listed just cause. You can sell with the tenant in place, or end the tenancy only for a reason Chapter 5.63 allows.

Who do I call with a Bell Gardens question?

The city Housing Division at (562) 806-7725 or housing@bellgardens.org.

More guides

Sources

This guide is general information from public sources, not legal advice. Confirm current rules, fees and hours with the city.