A property owner may want to know, "Does Glendale actually have rent control?" The answer might surprise them and you, too. It's complicated. But, maybe not in the way you'd think.
Here's the deal. Glendale doesn't have traditional rent control like you see in Santa Monica or West Hollywood. You won't find a rent board setting maximum increases at 3% or telling you exactly what you can charge. But, that doesn't mean it's the Wild West either. Between California's statewide protections and Glendale's own Rental Rights Program, there's actually quite a bit property owners need to understand.
The California State Law That Changed Everything
Let's start with the elephant in the room. AB 1482, California's statewide rent control law kicked in back in 2020. It's the law across all of California, including in Glendale.
As of August 2025, you're looking at a maximum annual rent increase of 8% for covered properties. That number isn't random. It's calculated as 5% plus the local Consumer Price Index, which currently sits at 3%. Last year it was 8.9%, so we've actually seen it drop a bit.
But here's where it gets interesting. Not every property falls under AB 1482. If you built your property after February 1995, or you own a single-family home (or condo) that's not owned by a corporation, you might be exempt. Same goes for duplexes where the owner lives in one unit. Owners need to double-check their specific situation because assuming you're exempt when you're not? That's a costly mistake.
Glendale's Unique Approach is The Rental Rights Program
Now, this is where Glendale gets creative. Instead of implementing traditional rent control, they created something called the Rental Rights Program. It's pretty clever how they've structured it.
The program has five main components that kick in for properties with three or more units. We're talking about just cause eviction protections, relocation assistance requirements, right to lease provisions, intentional disrepair penalties, and rent reduction procedures. Each piece works together to create a framework that protects tenants while still giving landlords flexibility on pricing.
What catches a lot of property owners off guard is the "Right to Lease" component. If you own a building with five or more units and you want to raise the rent, you have to offer your tenant a one-year lease renewal. Not suggest it. Not mention it. You have to actually offer it with 60 days' notice. The city updated this recently. It used to be 90 days, so at least that timeline got a bit more manageable.
Just Cause Eviction: The Part That Really Matters
We can't stress this enough. Understanding just cause eviction is probably the most important thing for Glendale property owners right now. If your property has three or more units, you can't just decide you don't like a tenant anymore and ask them to leave. Those days are gone.
There are twelve specific reasons you can terminate a tenancy, and you better have documentation to back it up. Non-payment of rent? Sure, that's valid. Nuisance behavior that's disturbing other tenants? That works too. Want to move your mom into the unit? That's allowed, but you'll probably owe relocation assistance.
The relocation assistance piece is where things get expensive fast. Depending on the reason for eviction and your tenant's situation, you could be looking at thousands of dollars in required payments. I've seen owners get blindsided by this when they decide to renovate or move in a family member.
What Actually Stays Exempt
Okay, so here's some good news for certain property owners. Single-family homes, condos, townhomes, duplexes, and ADUs (depending on the number of units on the property and whether the owner occupies another unit) are completely exempt from Glendale's Rental Rights Program. That means no just cause requirements, no mandatory lease offers, no relocation assistance for these properties.
But, and this is a big but, you're still subject to AB 1482 unless you meet those specific exemptions I mentioned earlier. A single-family home owned by an individual? You're probably clear of both. A single-family home owned by an LLC with multiple properties? You're likely covered by state law.
There's a lot of confusion around ADUs specifically. People assume because they're new construction, they're exempt from everything. Not quite. While they dodge Glendale's local ordinances, they still need to follow state guidelines if they're owned by corporations or REITs.
The Reality of Operating in This Environment
We're not going to sugarcoat it. Operating rental property in Glendale requires more attention to detail than it did ten years ago. You can't just send a rent increase notice and call it a day. There are timelines, required disclosures, and specific procedures you need to follow.
But here's what we've learned after decades in this market: the landlords who thrive are the ones who leverage a property manager who understands the structure instead of trying to fight it. They build these requirements into their standard operating procedures. They keep meticulous records. They communicate clearly with tenants about their rights and responsibilities.
Everything gets easier once property owners stop seeing these regulations as obstacles and started seeing them as a part of doing business in Glendale. It's like learning to drive in LA traffic. Frustrating at first, but eventually you figure out the rhythm.
Practical Steps for Staying Compliant
So what should you actually do with all this information? First, figure out exactly which regulations apply to your specific properties. Don't assume. You need to verify. The difference between a duplex and a triplex in Glendale is huge from a regulatory standpoint.
Second, get your documentation systems in order. Every repair request, every notice, every tenant interaction should have a paper trail. This isn't paranoia; it's protection. When a tenant claims you didn't offer them a lease renewal, you want to be able to pull up that certified letter immediately.
Third, know your numbers. That 8% cap for 2025 is the law for covered properties. And remember, that percentage is calculated annually, not monthly. I've seen landlords try to raise rent 8% every six months. That's not how it works.
Finally, consider whether you need professional help. I know, I know. Nobody wants to pay for property management. But when you factor in the cost of one mistake... one improper eviction, one missed disclosure, one tenant lawsuit. Suddenly that management fee looks pretty reasonable. And, a lot of the folks we work with regret not reaching out to us sooner.
What's The Future of Rent Control in Glendale?
The rental landscape in Glendale isn't getting simpler anytime soon. If anything, we expect to see more regulations, not fewer. The city's been pretty clear about wanting to protect tenants while maintaining property owner rights, and they'll keep tweaking the balance.
What's interesting is watching how the market adapts. Smart property owners are already adjusting their strategies. Some are focusing on properties that stay exempt. Others are getting really good at working within the system. And yes, some are deciding Glendale isn't the right market for them anymore.
There's no right answer for everyone. But if you own rental property in Glendale, you can't afford to ignore these regulations. They're not going away, and hoping you'll fly under the radar is a risky game to play.
The truth is, Glendale remains a strong rental market with good returns for prepared property owners. The key word there is "prepared." Know the rules, follow the procedures, and treat it like the professional business it is. Do that, and you'll find Glendale can still be a great place to own rental property... even with all these regulations in place.
