Rent Limits After a Declared Emergency
Wildfires and storms regularly bring emergency declarations to Ventura County, and each one can limit rent increases for months. Here is how California’s price gouging law applies to rentals, and how RPM Ventura County keeps owners compliant when a declaration is in place.
California Penal Code 396 · State and local emergency declarations
When the Limit Applies
When the President, the Governor, the county, or a city declares an emergency, California’s price gouging law takes effect in that area. For 30 days after the declaration, and for any period it is extended, it is illegal to raise rent by more than 10% for existing or new tenants. The limit covers rent that is advertised, offered, or charged. The Governor or Legislature can extend it, and a local government can extend it 30 days at a time.
Some declarations expressly suspend the price gouging rules for that event, so each declaration has to be checked on its own.
Key Facts
Rent Increase Cap
10%
Over the rent before the declaration
Duration
30 Days
Unless the declaration is extended
Units Not Offered
160% FMR
Of HUD Fair Market Rent
Penalty
Up to $10,000
Plus up to one year in jail
How the Rent Is Measured
- If the home was rented in the year before the declaration, the base is the rent actually paid.
- If it was offered for rent but not rented, the base is the last advertised rent.
- If it was neither rented nor offered in the prior year, the limit is 160% of HUD’s Fair Market Rent for the area, plus 5% if the home is offered fully furnished.
- Through December 31, 2026, the law applies to rentals with an initial lease term of one year or less. Starting January 1, 2027, SB 1365 extends it to all rental housing, whatever the lease term. Local rent control, such as Oxnard’s ordinance, still applies if it is stricter.
- An increase above 10% is allowed only for the cost of repairs or additions beyond normal maintenance, or for an increase the tenant agreed to before the declaration. SB 1365 narrows the repair exception from January 1, 2027, so check the work dates before relying on it.
An owner may not evict a tenant and then re-rent the home above the allowed price during the declaration. Evictions for any lawful reason, such as nonpayment, can still go forward.
Recent Ventura County Declarations
The state declared an emergency for the Mountain Fire on November 7, 2024, and the January 7, 2025 wildfire proclamation covered both Los Angeles and Ventura counties. The later state extensions of the rental protections from the January 2025 fires applied only to Los Angeles County. The 2026 proclamations that covered Ventura County, for the December 2025 storms and the statewide 2026 to 2027 El Niño emergency, expressly suspended the price gouging rules for those events.
Because the rules turn on the wording and dates of each declaration, we check every active state and local declaration before any rent change.
How RPM Ventura County Handles Emergencies
When a fire or storm brings a declaration, we pause and review every pending rent change before it goes out.
- Active state and local declarations checked before any increase
- Listing prices kept within the limit during a declaration
- Base rents documented for each property
- Repairs and improvements tracked for allowed adjustments
- Tenant communication after a disaster
- Damage assessment and insurance coordination
Frequently Asked Questions
Common questions from property owners about rent limits after a declared emergency
Does the 10% limit apply to a new tenant?
Yes. The limit covers rent advertised or offered to prospective tenants as well as existing ones, measured from the rent before the declaration.
How long do the limits last?
Thirty days from the declaration, unless it is extended by the Governor, the Legislature, or the local government. Extensions can keep the limits in place for months.
Can I raise the rent after making repairs?
An increase above 10% is allowed for the cost of repairs or additions beyond normal maintenance. Ordinary upkeep does not count. From January 1, 2027, SB 1365 limits this to work done in the year before the declaration on a home that was rented or offered for rent.
What are the penalties?
Violations are a misdemeanor punishable by up to a year in jail, a fine of up to $10,000, or both, and can also bring civil penalties.
Disclaimer: General information about California rent limits after a declared emergency for Ventura County rental owners, not legal advice. Laws and their interpretation can change. For guidance specific to your situation, consult a licensed California attorney. RPM Ventura County is not a law firm.
Questions About Your Property?
Every property is different. Talk with our Ventura County team about which rules apply to your rental and how we keep it compliant.
Real Property Management Ventura County · 2655 First St #250, Simi Valley, CA 93065 · (805) 387-3682
