Los Angeles has a new mayor-elect. On Thursday, November 5, Mayor Karen Bass conceded to City Councilmember Nithya Raman. The LA county count was called with over 50% to under 49%.
If you own rental property in the city, you may have heard some version of "get ready for big changes." Headlines and social posts are predicting anything and everything. Since Raman built much of her council career around renter protections, it's a fair question to ask. What does her win actually mean for owners? So, if you're expecting overnight changes, that isn't realistic. What it does mean is that this is a good moment to make sure your properties are on solid footing.
Does The Mayor's Election Even Affect Your Property?
The mayor of Los Angeles leads the City of Los Angeles. That's it. If your rental is in Santa Monica, Culver City, Beverly Hills, West Hollywood, or an unincorporated part of LA County? Your rules come from your own city council or the County Board of Supervisors, not City Hall downtown. It's one of the most common mix-ups we see.
As is often the case in Los Angeles County, two properties a few blocks apart can follow completely different rent and eviction rules. It's just what side they sit on of city lines. Before you react to any news, confirm which jurisdiction your property is actually in.
Much of the Change Already Happened
If your property is in the City of Los Angeles, many of the rules people associate with Raman are already on the books. As chair of the council's housing committee, she helped pass a set of permanent protections in January 2023. These include:
- Just-cause eviction rules for all rental units, including single-family homes
- A minimum amount of unpaid rent before a nonpayment eviction can move forward
- A requirement that landlords file a notice of intent to evict with the city
The city's Rent Stabilization Ordinance (RSO), which covers most rental properties built on or before October 1, 1978, was also overhauled. The changes took effect in 2026. The new formula ties annual increases to 90% of inflation, with a 1% floor and a 4% ceiling. It completely eliminated the old add-ons for utilities and additional occupants. The allowable increase for RSO units is 3% through June 30, 2027.
For units that aren't under the RSO, but are covered by the state's Tenant Protection Act (AB 1482), the cap for the L.A. area is 8.7% for increases taking effect between August 1, 2026, and July 31, 2027.
None of that depended on Tuesday's result. It's simply the current law.
What the New Mayor Has Said She'll Do
Raman's campaign focused on two housing ideas that matter to owners.
Enforcement. She has argued that existing tenant protections aren't being enforced. She has pledged to create a new Office of Tenant Protections within city government. That's not really about creating any new rules.
More housing, faster. She has also proposed tripling housing production. Raman wants faster approval timelines for projects that meet zoning rules. Over time, more supply could affect rents and vacancy across the city.
Her campaign site also mentions supporting small landlords through repair and rehabilitation programs for owners facing financial difficulty. Details on that, like most campaign proposals, are still yet to come.
It's also worth remembering how city government works. The mayor doesn't write ordinances alone. New rental laws go through the City Council. Then the mayor signs or vetoes them. Campaign promises become policy slowly, if at all.
A Simple Way to Sort the News
Over the coming months you'll hear plenty about what might change. We suggest putting every headline into one of three buckets:
- In effect now. These are the rules you're already following today.
- Approved, but not yet in effect. Voters or the council have passed it. But, implementation dates and details may still be pending.
- Proposed. Campaign promises, council motions, and ideas under discussion. Worth watching, not worth acting on yet.
Most of what you'll read after an election falls into the third bucket.
What to Do Now
You don't need to make big decisions based on an election result. But a few practical steps make sense for any City of LA owner:
- Confirm your property's status. Is it under the RSO, AB 1482, or exempt? The answer determines your rent increase limit and your eviction rules.
- Review your paperwork. Leases, notices, and filings should match current city requirements. If enforcement increases, missed paperwork becomes a bigger risk.
- Budget realistically. If your operating costs are rising faster than 3% a year, plan for that now.
- Hold off on sudden moves. Selling, rushing a rent increase, or ending a tenancy because of a headline rarely works out well.
The Bottom Line
A new mayor signals where LA's housing conversation is heading, but it doesn't rewrite the rules on day one. The owners who do best are usually the ones who know exactly which rules apply to their property and stay a step ahead of the paperwork.
That's the work the Martin Feinberg Team Property Management Group does every day. If you'd like a second set of eyes on how the current rules affect your property, we're happy to help. Contact the team today.
This article is for general information and isn't legal advice. Rules vary by property and jurisdiction, so check with a qualified professional before making decisions about your property.
