Pico Rivera, CA Rental Property Rules: Rent Control (2026)
Rent control rules in Pico Rivera, CA, also known as rent stabilization or rent cap ordinances, limit annual rent increases and protect tenants from displacement.
Key Facts
- Scope
- Mobile home spaces only, not apartments
- Increase cap
- Lesser of 3% or 75% of CPI
- Increases per year
- One per space, per 12 months
- Base rent reference date
- October 13, 2020
- Adopted
- Ordinance 1190, March 11, 2025
Summary
The City of Pico Rivera has no citywide apartment rent control, but it caps rent for mobile home spaces under Pico Rivera Municipal Code § 9.48.030: park owners may not exceed the registered base rent, and § 9.48.040(D) limits annual increases to the lesser of three percent or seventy-five percent of the change in the Los Angeles-area CPI.
Except as hereinafter provided, a mobilehome park owner shall not demand, accept, or retain rent for a mobilehome space exceeding the base rent set forth in Section 9.48.020. ... ... D. Annual rent increases shall be limited to the lesser of three percent or seventy-five percent of the percentage change in the CPI. "Change in the Consumer Price Index" will be calculated as using the change from January 31st of the prior year to January 31st of the current year in the United States Consumer Price Index for all Urban Consumers in the Los Angeles-Long Beach-Anaheim Metropolitan Area published by the Bureau of Labor Statistics.
Full Breakdown
Pico Rivera's rent regulation, adopted by Ordinance 1190 on March 11, 2025 as Chapter 9.48 (Mobilehome Rent Stabilization and Mobilehome Owner Protections), applies only to mobile home park spaces, not to apartments, single-family rentals or other housing in the City of Pico Rivera. Section 9.48.030 sets the baseline: a mobilehome park owner may not demand, accept or retain rent for a space above the base rent registered under § 9.48.020, which is generally the rent charged on October 13, 2020. Section 9.48.040(D) then caps every annual increase at the lesser of three percent or seventy-five percent of the change in the U.S.
Bureau of Labor Statistics Consumer Price Index for the Los Angeles-Long Beach-Anaheim metro area, measured from January 31st to January 31st. Subsection C conditions any increase on the park owner first completing the initial space registration required by § 9.48.050, and subsection E limits a park to one permitted increase per space in any twelve-month period. Separate provisions allow park owners to seek a larger increase through the five-member Mobilehome Park Rental Review Board for a fair-and-reasonable return (§ 9.48.080) or to recover capital-improvement costs through a pass-through (§ 9.48.100).
Overcharging triggers reimbursement to the tenant under § 9.48.040(G), and enforcement runs through the community and economic development department, with administrative fines up to $1,000 per § 9.48.170 and civil or criminal penalties up to $1,000 and six months in jail under § 9.48.180.
Violations & Fines
A mobilehome park owner who charges rent above the registered base rent, or raises rent by more than the lesser of 3% or 75% of the CPI change in a twelve-month period without board approval, violates §§ 9.48.030 and 9.48.040 and must reimburse the overcharge under § 9.48.040(G), on top of administrative fines up to $1,000 under § 9.48.170.
Frequently Asked Questions
Does Pico Rivera have rent control for apartments?
How much can a mobile home park raise rent each year?
What can a mobile home tenant do if overcharged?
Sources & Official References
Other rules in Pico Rivera
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Rent Control in Nearby Cities
How other cities in Los Angeles County handle rent control.