San Francisco’s rent control laws are often talked about, but rarely explained clearly. Many renters assume rent control applies to every apartment in the city, while others underestimate how much it can affect long-term housing costs. In reality, rent control in San Francisco is highly specific, and understanding how it works can make a major difference when choosing where to rent.
This guide breaks down who qualifies for rent control, how increases are calculated, and what renters should realistically expect.
What Rent Control Is Designed to Do
Rent control in San Francisco is meant to limit how much landlords can raise rent each year for eligible units. It does not freeze rent permanently, and it does not apply to all apartments.
The goal is to provide stability for long-term tenants while still allowing landlords to increase rent modestly over time.
Which Apartments Are Covered by Rent Control
Not every rental unit in San Francisco is protected. Rent control generally applies to older buildings, with several important exceptions.
Most rent-controlled units include:
Apartments built before June 13, 1979
Some older multi-unit residential buildings
Certain condos where the original certificate of occupancy predates the cutoff
Units that are typically not rent-controlled include:
Most buildings constructed after 1979
Single-family homes (with limited exceptions)
Many condos rented by individual owners
Because coverage depends on the building, not the tenant, two similar-looking apartments on the same block can have very different rent rules.
How Annual Rent Increases Are Set
Each year, San Francisco sets a maximum allowable rent increase for rent-controlled units. This percentage is based on inflation and other economic factors and is updated annually.
Key things renters should know:
Landlords cannot exceed the city’s published increase limit
Increases apply only to the base rent, not utilities or one-time fees
Rent cannot be raised retroactively
Even when allowed, landlords are not required to raise rent every year.
What Happens When a Tenant Moves Out
Rent control primarily protects current tenants, not future ones. When a rent-controlled unit becomes vacant, landlords can usually reset the rent to market rate for the next tenant.
Once a new tenant moves in:
Rent control still applies going forward
Future increases are limited again
The starting rent may be significantly higher than the previous tenant paid
This is why long-term renters often pay much less than new tenants in similar units.
Rent Control and Evictions
Rent control works alongside San Francisco’s just-cause eviction laws. In most cases, landlords must provide a legally valid reason to evict a tenant from a rent-controlled unit.
Common just-cause reasons include:
Nonpayment of rent
Breach of lease terms
Owner move-in or major renovations
These protections add another layer of stability for renters in covered units.
What Renters Should Consider Before Choosing a Unit
Rent control can be a powerful advantage, but it should not be the only factor when choosing where to live.
Renters should weigh:
building age and maintenance quality
long-term plans to stay in the unit
location and commute needs
upfront rent versus future increases
A rent-controlled apartment often makes the most sense for renters planning to stay put for several years.
The Bottom Line for SF Renters
Rent control in San Francisco offers meaningful protection, but only for certain apartments and under specific conditions. Understanding whether a unit is covered, how increases work, and what happens when tenants move out can help renters make smarter, long-term decisions.
For many renters, the biggest benefit of rent control is predictability. Knowing how your rent may change over time can be just as valuable as finding the lowest price today.