Gardena Rent Control Guide: Rent Mediation, Notice Rules and Selling a Rental

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Gardena regulates rent increases through mediation, with 30 and 90-day notice rules

Gardena has a 1987 rent mediation ordinance rather than a fixed annual cap. Here is how notice, the 5% mediation trigger and state just cause rules work, and what they mean if you plan to sell.

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

Gardena rent rules at a glance

Local law	Rent mediation ordinance adopted April 1987, Gardena Municipal Code Chapter 14.04
Local rent cap	The city’s page describes mediation and hearings, not a fixed percentage cap. Gardena does not appear on the Attorney General’s local-cap chart
Notice of increase	30 days if the increase is 10% or less; 90 days if it is more than 10% (90 days for mobile home park tenants)
Mediation trigger	Increases above 5% must include notice of the right to mediation or a hearing; the tenant has 10 business days after receipt to file
State rent cap	5% plus CPI, up to 10%; 8.7% for Los Angeles County for increases starting August 1, 2026 through July 31, 2027
City office	City Manager’s Office, 1700 W. 162nd Street, (310) 217-9503

Gardena uses rent mediation, not a fixed rent cap

Gardena’s rent rules date to April 1987, when the City Council passed an ordinance meant to shield tenants from unreasonable rent increases while letting owners collect enough rent to maintain the property and earn a reasonable return.

Unlike nearby cities that publish an annual percentage cap, the city’s own rent mediation page describes a process: an owner must give each unit, and every new tenant, a booklet called Rent Mediation and Hearing Procedures, and a rent increase above a certain size opens a path to mediation.

It does not describe a fixed ceiling, and the Attorney General’s chart of local rent caps does not list Gardena. Treat that as a reason to check the code and the city office, not as a license to skip the process.

Notice periods and the 5 percent mediation trigger

The city’s page sets out three timing rules that every Gardena owner should know. A written rent increase notice must reach the tenant at least 30 days before the effective date if the increase is 10 percent or less, and at least 90 days before if the increase is more than 10 percent.

Mobile home park tenants must receive 90 days’ notice.

And any increase above 5 percent must include a notice of the tenant’s right to mediation or a hearing, plus a statement that the tenant has 10 business days after receiving the notice to file a mediation petition with the city under Chapter 14.04 of the municipal code.

How a mediation request works

A tenant starts the process by completing a Request for Mediation form and giving it to the City Manager’s Office. According to the city, staff and the Rent Mediation Board review the request within 30 days of filing and typically schedule the hearing within about two weeks.

An owner who raises rent by more than 5 percent should expect that a tenant may file, and should keep the lease, the ledger and the reason for the increase ready.

The city’s booklet and forms are posted on its rent mediation page, and the City Manager’s Office can be reached at (310) 217-9503.

Eviction rules in Gardena

We did not find a general local just cause ordinance on the city’s pages.

The city’s ordinance list shows that the Council once passed an urgency ordinance adding Chapter 14.17, a temporary prohibition on no-fault evictions, that is marked as not codified; we did not confirm whether it is still in force, so ask the city before you rely on it either way.

Without a local rule, the state’s Tenant Protection Act in Civil Code 1946.2 generally governs: after 12 months of occupancy, a covered tenancy can be ended only for a stated just cause, and no-fault reasons require relocation help.

The state rules that apply in Gardena

State law sets the floor everywhere in California. Under Civil Code 1947.12, a covered owner may not raise rent more than 5 percent plus the local change in the cost of living, or 10 percent, whichever is lower, in any 12-month period.

The Attorney General’s chart lists that cap as 8.7% for Los Angeles County for increases that start between August 1, 2026 and July 31, 2027, and the same office notes that the section applies to most rental housing more than 15 years old.

Owners of a single-family home or condominium are exempt only if the owner is not a real estate investment trust, a corporation or an LLC with a corporate member, and the tenant received the written exemption notice the statute requires.

Newer buildings with a certificate of occupancy issued in the last 15 years are also outside the cap.

The same statute family requires just cause to end a tenancy once a tenant has lived in a covered unit for 12 months (or 24 months if another adult was added).

Under Civil Code 1946.2, no-fault reasons such as an owner move-in or a substantial remodel require the owner to pay relocation help equal to one month of rent or waive the final month. Senate Bill 567 tightened the owner move-in and remodel rules in 2024. Read the statute itself, or ask a landlord-tenant attorney, before serving any termination notice.

Selling a rented Gardena house

A buyer takes the property with the lease and with whatever rights the tenant has earned. For Gardena owners the practical points are the 30-day and 90-day notice rules, the mediation window after a larger increase, and the state just cause rules.

A buyer who intends to live in the house must be able to meet the state’s owner move-in conditions, and one who wants to remodel must meet the substantial-remodel rules and pay relocation. Selling the house is not a stated just cause.

A cash sale with the tenant in place avoids those steps entirely, and our Gardena tenant-occupied page and the statewide tenant-occupied home sale guide explain how it works.

Documents to gather before you talk to a buyer

The signed lease or month-to-month agreement, plus addenda and each tenant’s move-in date.
A rent ledger showing the amount and effective date of every increase.
Copies of every notice you served: rent increases, entry notices, cure or termination notices.
Any notices, registrations or disclosure forms the city requires, with proof of delivery.
The security deposit amount and where it is held.
Open repair requests, code complaints or inspection reports on the property.
A copy of the city’s Rent Mediation and Hearing Procedures booklet showing you gave it to each tenant.

How to sell a house in Gardena

Check the notice and mediation rules that apply to your last rent increase.
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 or you follow the state just cause and relocation rules for a vacant sale.
Close on your timeline with no repairs or commissions.

More local pages: We Buy Houses in Gardena, Los Angeles County hub, and our California guides.

Own a rented Gardena house? Get a cash offer and sell with the tenant in place or on your timeline.

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Frequently asked questions

Does Gardena have rent control?

Gardena has a rent mediation ordinance from 1987 (Municipal Code Chapter 14.04). The city’s page describes notice rules and a mediation process, not a fixed percentage cap, and the Attorney General’s local-cap chart does not list Gardena.

How much notice must a Gardena landlord give for a rent increase?

At least 30 days if the increase is 10 percent or less, and at least 90 days if it is more than 10 percent. Mobile home park tenants must get 90 days.

What happens if I raise rent more than 5 percent in Gardena?

The notice must tell the tenant about the right to mediation or a hearing, and the tenant has 10 business days after receiving it to file a petition with the City Manager’s Office.

Does Gardena require just cause to evict?

We did not find a general local just cause ordinance on the city’s pages. State law under Civil Code 1946.2 generally applies after 12 months of occupancy. Ask the city whether any temporary local rule is in force.

Can I sell a rented Gardena house with the tenant in place?

Yes. The buyer takes the property subject to the lease. Selling is not a stated just cause for ending a tenancy.

Who do I contact with a Gardena rent question?

The City Manager’s Office at 1700 W. 162nd Street, (310) 217-9503.

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Sources

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