Apartment Assn. of Los Angeles etc. v. City of Los Angeles (2026)

Citation: Apartment Assn. of Los Angeles etc. v. City of Los Angeles (2026)
Parent Document: Apartment Assn. of Los Angeles etc. v. City of Los Angeles (2026)
Jurisdiction: California (state)
Effective Date: 2026-05-14
Original Source: https://www.courtlistener.com/opinion/10859038/apartment-assn-of-los-angeles-... ↗

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A.     Regulatory Background
       The City regulates residential rents and evictions through
the Rent Stabilization Ordinance (RSO) set forth in the City of
Los Angeles Municipal Code (LAMC) sections 151.00
through 151.35. The RSO regulates rent increases for residential
“rental units” as defined in the RSO (LAMC, §§ 151.04, 151.06),
which generally do not include dwellings built after 1978 (id.,
§ 151.02). The RSO also regulates the justifiable grounds for
evictions, including at-fault and no-fault evictions. (Id.,
§ 151.09). If a landlord evicts a tenant from a covered rental unit
for grounds unrelated to acts of the tenant, the RSO requires a
landlord to pay relocation assistance. (Id., § 151.09.)
       The state Tenant Protection Act of 2019 (TPA) (Assem. Bill
No. 1482 (2019-2020 Reg. Sess.)), which added sections 1947.12
and 1946.2 to the Civil Code, provides an additional layer of
statewide anti-“rent-gouging” and eviction control law. In
relevant part, the TPA prohibits evictions without “just cause”
(Civ. Code, § 1946.2) and restricts owners of residential rental
property other than housing built “within the previous 15 years”
from increasing annual rents more than “5 percent plus the
percentage change in the cost of living, or 10 percent, whichever
is lower” (id., § 1947.12, subds. (a)(1) & (d)(4); see 2710 Sutter
Ventures, LLC v. Millis (2022) 82 Cal.App.5th 842, 864). The
TPA “also provides for relocation assistance equivalent to one
month’s rent, regardless of the tenant’s income level, in the event
of a ‘no-fault just cause’ eviction. (Civ. Code, § 1946.2, subd. (d).)”
(Pasadena, supra, 117 Cal.App.5th at p. 231, fn. 16.) For renters
in the City, the TPA provides just cause eviction protections—and

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