What Is Rent Control in San Francisco?
San Francisco’s rent control rules come from the Rent Ordinance of 1979, which limits how much landlords can increase rent each year for qualified buildings.
If your unit is rent-controlled, your rent can only increase by:
Annual allowable increase: set each year by the SF Rent Board
Exceptional cases: capital improvement passthroughs, utility cost passthroughs, etc.
No increases above the city limit unless legally approved
This means rent-controlled units offer cost stability, especially over multiple years.
What Buildings Are Rent-Controlled in SF?
Here’s the part most renters don’t know:
Rent control is based on building age — not building size, price, or landlord preference.
Rent-Controlled Buildings
Units in multi-unit buildings built before June 13, 1979
Examples:
Classic Nob Hill walk-ups
Pacific Heights and Russian Hill Victorian flats
Tenderloin and Lower Nob Hill older apartment buildings
Not Rent-Controlled
Single-family homes
Condominiums (even if built before 1979)
Newer buildings built after 1979
New construction / luxury lease-ups
This is why two identical units on the same block can have completely different pricing stability.
How Much Can Your Rent Increase? (2025 Update)
Every March 1st, the SF Rent Board announces the new annual allowable increase.
For renters, this number determines the maximum your landlord can raise rent — without special approval.
Typical historical range:
0% – 2.5% per year
This is significantly lower than standard market increases, which can spike 5–15% in competitive years.
Benefits of Renting a Rent-Controlled Apartment
Rent-controlled units have clear long-term advantages:
1. Predictable Rent
Your monthly payment won’t suddenly jump $500 just because the market shifts.
2. Long-Term Affordability
Even if market rents rise dramatically, your increases stay tied to the Rent Board.
3. Protection From Unjust Evictions
Rent-controlled units come with Just Cause Eviction protections.
4. Leverage When Negotiating
Many tenants negotiate renewals more confidently because the law backs them.
Downsides to Be Aware Of
Rent control isn’t perfect. A renter should also consider:
Older buildings may lack updated amenities
Maintenance can vary between landlords
Less turnover means fewer units hit the market
Some units may be owner-occupied or TICs, limiting availability
Still, for long-term renters, the savings often outweigh the drawbacks.
How to Tell If a Unit Is Rent-Controlled
You can check quickly using three steps:
Step 1: Look at the building year
If it’s built before 1979, that’s your strongest indicator.
Step 2: Look at the building type
If it’s a multi-unit building → likely rent-controlled
If it’s a condo or single-family home → not rent-controlled
Step 3: Ask directly
Landlords are required to disclose the unit’s status truthfully.
Where to Find Rent-Controlled Apartments in SF
This is usually the hardest part, listings rarely advertise “rent-controlled” even when they are.
Platforms like Craigslist, Zillow, and Apartments(.com) don’t label them.
Iris makes it easy — with a Rent Control filter built in.
Renters can toggle “Rent Controlled” or search using the AI Search and instantly see verified listings in classic pre-1979 buildings across neighborhoods.
This includes:
Pacific Heights
Russian Hill
Nob Hill
Hayes Valley
Lower Haight
Inner Richmond
North Beach
Marina (select older buildings)
Tips for Applying to a Rent-Controlled Apartment
Getting accepted can be competitive. Increase your odds by:
Preparing proof of income and credit reports in advance
Offering flexible move-in dates
Writing a brief introduction to the landlord
Applying within 24 hours of touring
Showing strong rental history
Rent-controlled units go fast — be ready. Head over to our Apartment Guide to see which exact paperwork is needed!
Is It Worth Choosing Rent Control Over Newer Buildings?
It depends on your priorities:
Choose rent control if you want:
Long-term affordability
Predictable rent increases
Bigger floor plans in classic SF buildings
Central locations at lower prices
Choose new construction if you want:
Modern finishes
In-unit amenities
Access to building extras
Many renters actually pick a hybrid:
rent-controlled buildings that were recently renovated — the best of both worlds.
Final Takeaway
Rent-controlled apartments are one of the best ways to secure long-term affordability in San Francisco — but they’re notoriously hard to identify.
That’s why Iris built a platform where renters can easily find verified listings and filter specifically for rent-controlled buildings.