How Fresno Handles Rental Property Rules: A Practical Guide

Fresno maintains 184 local ordinances across all categories, and 11 of those deal specifically with rental property rules. Here is a breakdown of what the city actually requires, what is prohibited, and where Fresno falls on the strict-to-permissive spectrum compared to other cities.

Rent Control

Fresno does not have a local rent control ordinance. However, the statewide California Tenant Protection Act (AB 1482) applies to most residential rental properties in Fresno. AB 1482 caps annual rent increases at 5% plus the local Consumer Price Index (CPI) change, or 10%, whichever is lower. The law applies to buildings 15 or more years old and exempts single-family homes owned by individuals (with proper notice), duplexes where the owner occupies one unit, and properties built within the last 15 years.

Key details: Local Rent Control: None: state law (AB 1482) applies. Cap: 5% + CPI or 10%, whichever is lower. Applies To: Buildings 15+ years old. Exemptions: Owner-occupied duplexes, new construction (<15 yrs). Expiration: AB 1482 extended through January 1, 2030.

Rent increases exceeding the AB 1482 cap are void and tenants may recover excess rent paid. Landlords who fail to provide required notices may face penalties. Tenants can file complaints with the California Department of Justice.

Security Deposit Rules

California caps Fresno security deposits at one month's rent for most residential tenancies under AB 12, effective July 2024. Landlords must itemize deductions and return the balance within twenty-one days of move-out.

Key details: Standard cap: One month's rent. Small-landlord cap: Two months, limited eligibility. Return deadline: 21 days after move-out. Bad-faith damages: Up to 2x deposit.

Charging more than one month's deposit, failing to return funds within twenty-one days, or retaining the deposit in bad faith subjects Fresno landlords to refund liability plus statutory damages up to twice the deposit.

Relocation Assistance

Fresno landlords invoking AB 1482 no-fault eviction must pay the tenant one month's rent in relocation assistance or waive the final month's rent. Payment is due at notice service for displaced households.

Key details: Payment amount: One month's rent. Alternative: Waive final month's rent. Timing: Due at notice service. Local enhancement: None in Fresno currently.

Serving a no-fault notice without paying or waiving relocation assistance renders the eviction defective, exposes landlords to dismissal and tenant attorney's fees, and may halt any related unlawful-detainer action.

This is one of the stricter rules in Fresno's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

Tenant Anti-Harassment

California law protects Fresno tenants from landlord harassment intended to force them out, including utility shut-offs, lockouts, and threats based on immigration status. Violations expose landlords to civil damages and criminal liability.

Key details: Statute: Civil Code Section 1940.2. Civil penalty: Up to $2,000 per violation. Local ordinance: None; state law governs. Criminal exposure: Misdemeanor for some conduct.

Lockouts, utility shut-offs, immigration threats, or other coercive conduct intended to push out a Fresno tenant subjects landlords to civil penalties up to two thousand per violation, damages, and possible criminal charges.

Source-of-Income Discrimination

California Government Code prohibits Fresno landlords from refusing tenants because they pay rent with Section 8 vouchers or other lawful subsidies. Source of income is a protected characteristic under state fair-housing law.

Key details: Protected statewide since: January 1, 2020. Statute: California SB 329. Enforcement agency: California Civil Rights Department. Includes: Section 8 vouchers, VASH, subsidies.

Refusing voucher tenants, advertising no-subsidy preferences, or applying different screening standards based on source of income subjects Fresno landlords to civil-rights complaints, civil damages, and statutory penalties.

This is not one of those rules that cities tend to ignore. Fresno actively enforces its source-of-income discrimination requirements.

AB-1482 Notice Disclosure

California AB 1482 requires Fresno landlords to give tenants a written notice explaining statewide rent-cap and just-cause protections. The disclosure must appear in the lease or as a standalone document signed by the tenant.

Key details: State law: AB 1482. Rent cap: 5% plus CPI, max 10%. Disclosure form: Statutory language required. Costa-Hawkins exemptions: Pre-1995 condos, SFRs partially.

Omitting the AB 1482 disclosure from a covered tenancy can expose landlords to procedural defenses in unlawful-detainer actions and undermines reliance on otherwise valid no-fault eviction notices.

Repairs & Habitability

Fresno's Rental Housing Improvement Act (FMC Sec. 10-1601 et seq.) makes maintaining a habitable rental unit a citywide code requirement, not just a private landlord-tenant dispute. Sec. 10-1604(c) locks each unit to the building-code standard in force when it was built, altered, or converted, layered on top of any additional health and safety rules the city or state later adopts.

Key details: Governing article: FMC Sec. 10-1601 et seq., Rental Housing Improvement Act. Maintenance standard: Code in effect when unit was built/altered. Covers: Single-family, duplex, triplex, 4+ unit rentals. Excludes: Mobile home parks, transient hotels, licensed care housing. Adopted: Ord. 2017-5, amended Ord. 2019-019 and 2021-023.

A Residential Rental Unit that falls below its applicable construction-era code standard or any added health-and-safety requirement is treated as substandard housing under the Act, triggering the correction-notice and re-inspection process in Sec. 10-1608 and, for owners who don't fix it, the citation, abatement, injunction, or misdemeanor-prosecution track in Sec. 10-1610.

No-Fault Evictions

AB 1482 limits Fresno no-fault evictions to specific reasons including owner move-in, substantial remodel, withdrawal from rental market, or government order. Landlords must give written notice and pay one month's relocation assistance.

Key details: Relocation assistance: One month's rent. Owner move-in good faith: Required, occupy 12+ months. Notice form: Written, statutory language. Covered tenancies: After 12 months occupancy.

Asserting a no-fault ground in bad faith or omitting required relocation assistance subjects Fresno landlords to civil liability, dismissal of unlawful-detainer actions, and statutory damages plus attorney's fees.

This is not one of those rules that cities tend to ignore. Fresno actively enforces its no-fault evictions requirements.

Section 8 Voucher Acceptance

Fresno Housing Authority administers federal Section 8 housing-choice vouchers in Fresno. Landlords accepting vouchers enter a Housing Assistance Payments contract and submit to inspections under HUD's Housing Quality Standards.

Key details: Administering agency: Fresno Housing. Inspection standard: HUD HQS. Inspection frequency: Biennial. Side payments: Prohibited above contract rent.

Side payments above the contract rent, failing inspections, or retaliating against voucher tenants for asserting program rights subjects Fresno landlords to HAP termination, recoupment of paid subsidies, and fair-housing claims.

Rental Registration

Fresno requires all residential rental properties to be registered with the City under the Rental Housing Improvement Act (FMC Chapter 10, Article 11). Registration must be completed within 30 days of receiving initial notice. The program was established to address substandard rental housing conditions and promote compliance with health and safety standards. There is no fee to register, but failure to register results in penalties.

Key details: Code Section: FMC Chapter 10, Article 11. Registration Fee: No fee to register. Deadline: Within 30 days of initial notice. Updates Required: Upon change of ownership or contact info. Enforcement: City Attorney's Rental Housing Division.

Failure to register a rental property results in penalties. Properties with health and safety violations face administrative citations, and chronic offenders may face enhanced enforcement including receivership proceedings for severely substandard properties.

Just Cause Eviction

Fresno does not have a local just-cause eviction ordinance, but the statewide AB 1482 provides just-cause eviction protections for tenants who have occupied a unit for 12 or more months. Landlords of covered properties cannot terminate tenancies without a legally recognized reason, categorized as at-fault (lease violations, nonpayment) or no-fault (owner move-in, substantial renovation, withdrawal from rental market). No-fault evictions require relocation assistance equal to one month's rent.

Key details: Local Ordinance: None: state AB 1482 applies. Qualification: Tenants with 12+ months occupancy. At-Fault Causes: Nonpayment, lease violation, nuisance, criminal activity. No-Fault Causes: Owner move-in, substantial renovation, Ellis Act. Relocation Assistance: One month's rent for no-fault evictions.

Wrongful evictions in violation of AB 1482 may result in the tenant recovering actual damages, punitive damages, and attorney's fees. Courts may also award reinstatement of the tenancy.

This is not one of those rules that cities tend to ignore. Fresno actively enforces its just cause eviction requirements.

The Bottom Line

Fresno is tougher than many cities when it comes to rental property rules. Out of the 11 rules covered here, 4 are rated strict. If you are a homeowner, renter, or business owner in Fresno, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

Keep in mind that Fresno can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, where we track updates as they happen.