Selling a rental property in California comes with strict tenant protections under state and local laws. Property owners and buyers must follow regulations on lease continuity, eviction restrictions, and relocation assistance—especially in tenant-friendly cities like Pasadena and South Pasadena. For additional context on how LA County’s wildfire protections impact renters, read this article.
Important Disclosure: This article is meant to be informational, not legal advise. Consult an appropriate attorney for your particular situation – Landlord or Renter.
Here’s the rundown on what landlords and tenants need to know. Get a cup of coffee, it’s complex. The South Pasadenan researched 34 sources, consulted with licensed professionals, and cross referenced government published documents for this breakdown.
Statewide Tenant Protections When a Rental Property Is Sold
Lease Continuity: Tenants’ Right to Stay
Under California law, a property sale does not terminate existing leases. Tenants with a fixed-term lease have the right to stay until the lease expires. The new owner inherits all landlord obligations and must honor the lease terms.
For month-to-month tenancies, landlords must provide:
• 60-day notice if the tenant has lived in the unit for over a year.
• 30-day notice if the tenancy is less than a year.
Exception: If a single-family home or condo is being sold to a buyer who intends to live there for at least a year, the seller may issue a 30-day notice (instead of 60 days) if all legal conditions are met.
Just-Cause Eviction Protections (AB 1482)
The Tenant Protection Act of 2019 (AB 1482) prevents landlords from evicting tenants solely because of a property sale. Once a tenant has lived in a unit for 12 months, they can only be evicted for:
• At-fault reasons (e.g., lease violations, nonpayment of rent).
• No-fault reasons (e.g., owner move-in, withdrawing the property from the rental market).
If a tenant is evicted for a no-fault reason, the landlord must provide one month’s rent in relocation assistance or waive the final month’s rent.
Pasadena’s Strong Tenant Protections (Measure H)
In 2022, Pasadena voters passed Measure H, strengthening renter protections beyond state law.
• Just-Cause Eviction Rules
• A property sale alone is NOT a valid reason for eviction.
• The new owner must honor existing leases or follow just-cause eviction rules.
Owner Move-In Restrictions
If a new owner plans to move in, they must: Own at least 50% of the property. Live in the unit for at least three years. Provide relocation assistance set by the Pasadena Rental Housing Board.
Special Protections: Seniors, disabled tenants, or terminally ill tenants with 5+ years of residency cannot be evicted for an owner move-in unless the new owner meets the same criteria (senior, disabled, etc.).
Ellis Act Evictions (Property Withdrawal or Demolition)
If a landlord removes a rental property from the market, they must:
• Provide 120 days’ notice (1 year for seniors/disabled tenants).
• Offer relocation assistance and a right of first refusal if the unit is re-rented.
Rent Control Protections
Most Pasadena rental units built before February 1, 1995, are subject to rent stabilization, limiting rent increases and preventing landlords from pricing out tenants.
Bottom Line for Buyers in Pasadena: Existing tenants cannot be evicted just because a property is sold.
Case Study: Caltech Evictions in Pasadena
In 2023, Caltech bought a 21-unit apartment complex and issued eviction notices to convert it into student housing. Tenants fought back using Measure H, highlighting the law’s role in preventing mass displacement.
South Pasadena Tenant Protections Against Evictions
South Pasadena has enacted stronger tenant protections to prevent unjust evictions linked to property sales or renovations.
Major Changes to Eviction Rules
No More Evictions for “Substantial Remodels”
• Previously, landlords could evict tenants under the pretext of major renovations.
• As of December 15, 2023, this is no longer a valid reason for eviction.
• Landlords must either keep tenants housed during repairs or pay temporary relocation assistance if the unit becomes uninhabitable.
Just-Cause Eviction Requirements
Under South Pasadena’s Just Cause Eviction Ordinance (Title 17, Article X):
• A property sale alone does not justify eviction.
• New owners must honor leases unless invoking a just-cause reason.
• Permissible evictions include:
– Owner move-in (if legal requirements are met).
– Ellis Act evictions (complete withdrawal of rental units from the market).
Relocation Assistance for No-Fault Evictions
If a tenant is evicted for a no-fault reason (like an owner move-in), the landlord must pay at least one month’s rent in relocation assistance.
SB 567 (2024) Update: Stricter verification rules now apply for owner move-in evictions to prevent abuse.
Small Landlord Exemptions
Certain properties are exempt from South Pasadena’s just-cause eviction law, following AB 1482 exemptions:
• Single-family homes or condos (if NOT owned by a corporation/REIT and proper notice is given).
• Duplexes where the owner lives in one unit.
• Owner-occupied homes with ADUs.
• Units less than 15 years old.
Example: If a single-family home is sold, the new owner can terminate a month-to-month lease with 30 or 60 days’ notice, per state law. But for multi-unit buildings, the city’s just-cause rules still apply, limiting evictions.
Important Notes for Renters in Pasadena & South Pasadena
• A property sale alone does NOT justify eviction.
• Substantial remodels can no longer be used as an eviction excuse.
• Owner move-in evictions must follow strict rules and include relocation assistance.
• Ellis Act evictions require 120+ days’ notice and compensation.
• ‘Family Owned’ property landlords may have different rules under AB 1482.
Read this article for a deeper look at how LA County’s wildfire protections impact renters and whether they go far enough.
With these tenant protections, Pasadena and South Pasadena have strengthened renter rights, ensuring that property sales do not automatically lead to unjust displacement.
