If you own a rental property in Carlsbad, Encinitas, San Marcos, Oceanside, Vista, or anywhere in North County San Diego, rent control laws can be confusing. You might wonder these cities have local rent control? And how does California’s statewide law, AB 1482, apply?
This guide breaks down everything you need to know to stay compliant, avoid legal pitfalls, and raise rent legally in 2025.
The Foundation: AB 1482 (California State Rent Control)
Passed in 2019, the California Tenant Protection Act (AB 1482) sets the baseline for rent control throughout the state. It applies to most apartment buildings that are 15 years or older. Here's what it does:
- Rent Increase Cap: Limits rent increases to 5% plus the local CPI (Consumer Price Index), or 10% total whichever is lower.
- Just Cause Eviction: After 12 months of tenancy, landlords must provide a “just cause” to terminate a lease, such as nonpayment of rent or lease violations.
Important Exemptions to Know
Not all properties are covered under AB 1482. The following types of properties are exempt:
- Single family homes and condos, if:
- The property is owned by an individual or family trust (not a corporation, REIT, or LLC with a corporate member).
- The lease includes a written exemption notice.
- New construction less than 15 years old.
- Affordable housing with government restrictions.
Without the proper written exemption, even single family homes are subject to rent caps and just cause rules. Many DIY landlords make the mistake of omitting this clause in their leases causing them to fall under rent control unknowingly.
Rent Control by City in North County San Diego
Now let’s examine whether any cities in North County have added their own rent control or tenant protections on top of AB 1482.
Oceanside
- Local Rent Control: No general rent control for apartments or single family rentals.
- Mobile Homes: Oceanside does have a Mobile Home Rent Control ordinance that restricts rent increases in mobile home parks.
- Future Changes: The city is actively reviewing proposals for broader rent control and tenant protections. This could include relocation assistance for no fault evictions or additional caps.
Takeaway: Stay updated on Oceanside City Council meetings if you own rental property here. Changes could be coming soon.
San Marcos
- Local Rent Control: No rent control for traditional rentals.
- Mobile Homes: Like Oceanside, San Marcos regulates mobile home parks through a Rent Review Commission.
- AB 1482 Applies: For most multifamily properties built before 2010, rent increases must follow the state law.
Takeaway: San Marcos follows state law, with no extra rent caps or eviction rules for standard rentals.
Vista
- Local Rent Control: None. Vista follows AB 1482 with no added regulations.
- Enforcement: Vista landlords must still follow notice requirements and document exemptions to avoid rent increase challenges.
Takeaway: A straightforward city for landlords, but mistakes with lease wording can still create problems.
Encinitas
- Local Rent Control: None at this time.
- State Law Applies: AB 1482 covers applicable units.
- No Additional Tenant Protections: No city specific rules beyond the state requirements.
Takeaway: As of 2025, Encinitas is not considering any expanded tenant protections or rent controls.
Carlsbad
- Local Rent Control: None.
- AB 1482 Is the Rule: If your rental qualifies under AB 1482, rent caps and just cause eviction rules apply.
- No Added Restrictions: Carlsbad is not adding local layers of regulation as of now.
Takeaway: Clear rules, but landlords still need to ensure lease agreements properly state exemptions.
Timing and Notice Requirements
Even in cities with no added rent control, failing to follow California’s strict timing rules can invalidate your rent increase.
Here are some key requirements:
- 30day notice for rent increases of 10% or less.
- 90day notice for rent increases above 10% (only allowed if exempt or during nonemergency periods).
- Proper delivery: Notices must be personally delivered or mailed with appropriate time extensions.
If you serve a rent increase without following these notice rules, the increase may be void even if legal under AB 1482.
Emergency Declarations Can Change Everything
California has a law that limits rent increases to 10% statewide during a declared state of emergency (Gov. Code § 396).
So even if AB 1482 would allow a larger increase, you can’t raise rent more than 10% during an active emergency declaration affecting the property's region.
In recent years, declarations related to wildfires, flooding, and COVID19 have triggered these caps.
Always check the Governor’s Office of Emergency Services website before issuing large rent increases.
Common Mistakes That Lead to Legal Trouble
- Missing Exemption Language: If you fail to include the exemption clause in your lease for a single family home or condo, AB 1482 will apply regardless of your ownership structure.
- Wrong Notice Timing: Using a 30day notice for a 12% increase? That’s invalid. You need 90 days.
- Rent Increases During an Emergency: You could violate emergency price gouging laws without realizing it.
- Assuming Exemption Applies Automatically: Just owning a house doesn’t exempt you unless all AB 1482 exemption conditions are met and documented in writing.
Raintree Property Management Helps You Stay Compliant
At Raintree Property Management, we work with landlords across North County San Diego to help them stay ahead of changing laws. From writing proper lease language to tracking city council developments and emergency declarations, our job is to protect your investment.
We’ve never had a tenant eviction and a big part of that is staying legally compliant. We know when and how to raise rent, how to draft legally sound leases, and how to avoid the common traps that DIY landlords fall into.
Whether you manage a condo in Carlsbad, a town home in Vista, or a duplex in Oceanside, we can help ensure you’re following all the rules.
Questions Landlords Ask Us
Q: Can I raise rent more than 10% in 2025?
Only if your property is exempt from AB 1482, you're not in a state of emergency zone, and the increase is served with proper 90day notice.
Q: What if I didn’t include the exemption notice in my lease?
Then AB 1482 likely applies even if it shouldn’t. You may have to wait until the next lease renewal to fix this.
Q: Does Oceanside have rent control now?
Not for apartments or homes, but that could change soon. Mobile home parks are regulated.
Final Thoughts: Limited Local Control, But AB 1482 Still Applies
In 2025, North County San Diego remains a relatively landlord friendly region for now. Most cities do not have local rent control, but state law under AB 1482 still governs rent increases, eviction procedures, and exemption rules.
To stay compliant:
- Know if your property qualifies for exemption.
- Make sure your lease includes the proper exemption notice.
- Follow all timelines and notice requirements precisely.
- Stay aware of emergency declarations that limit rent increases.
Need help reviewing your lease or planning your next rent increase?
Reach out to Raintree Property Management. We help property owners navigate California’s complex rental laws and maximize long-term returns without costly legal mistakes.
