If you own rental property in San Bruno, you’ve probably heard bits and pieces about “new tenant protections” coming soon…but it may not be clear what’s actually changing or how it could affect you.
San Bruno’s 2023–2031 Housing Element includes Program 18 – Tenant Protections & Anti-Displacement Initiatives. In plain English, the City will consider adding several new rules, including:
A local just-cause eviction ordinance that goes beyond current state law
A tenant/community “first right to purchase” for some multi-unit buildings.
An anti-displacement plan focused on neighborhoods east of El Camino Real.
Key parts of this package are expected to be adopted by the end of 2025, with most rules likely taking effect in early 2026.
Let’s break down what that means if you’re a San Bruno landlord.
Right now, California’s state law (AB 1482) requires “just cause” for many evictions after a tenant has been in place for 12 months, with several exemptions.
San Bruno’s proposed local ordinance is expected to:
Require a valid, specific reason to end a tenancy (nonpayment, serious lease violations, owner move-in, etc.)
Cover more units than state law, potentially including some newer buildings or smaller properties.
Lower or eliminate the 12-month threshold, meaning protections could apply much earlier in the tenancy
Require relocation payments (at least around 3 months’ rent) when a tenant is asked to move for “no-fault” reasons, such as owner move-in or major rehab
These protections are expected to be permanent (no sunset date) unless the City repeals them in the future.
What this means for you:
You’ll still be able to evict for legitimate reasons, but “no reason” or “I just want the unit back” will likely come with clear rules and costs.
Planning to move back into your own rental or do a major remodel? You may need to budget for relocation assistance and follow specific notice requirements.
This is not rent control, but it is a meaningful change in how you manage tenancies and transitions.
Program 18 also calls for a detailed anti-displacement plan for neighborhoods east of El Camino Real—areas the City considers more vulnerable to rising rents and redevelopment pressure.
The plan (expected by 2027–2028) will likely include:
Data on which households and properties are most at risk
Targeted tools such as rehab grants, rent assistance, or incentives to preserve affordability
Stronger rules around converting rentals, “no net loss” requirements, and possibly special zones where displacement risk is high.
If your property is east of El Camino Real:
You may see more attention and oversight if you plan to redevelop or convert rentals.
There may also be new programs or financial incentives to maintain or improve your units while keeping them affordable.
Another piece of the puzzle is a tenant/community “first right of purchase” policy (TOPA/COPA) for some multi-unit buildings. That means when certain rental properties go up for sale, tenants or qualified non-profits may get a first chance to buy before the property is offered more broadly.
The City also plans to tighten condo conversion rules, including a requirement to replace any lost rental units one-for-one, aimed at preventing a net loss of rental units.
Why this matters if you might sell:
The sales process could become more procedural, especially for small apartment buildings.
You may need extra lead time and a clear plan for navigating any first-right-of-purchase steps.
Serious investors will want to understand these rules before making offers—so having an agent who already follows this closely is a real advantage.
Not necessarily.
Some landlords will decide to hold long-term, update their systems, and treat these protections as the “new normal” in the Bay Area. Others—especially smaller, mom-and-pop owners—may feel that added regulation, potential relocation costs, and future policy changes tip the scale toward doing a planned exit in the next few years.
Here are a few good questions to ask yourself:
Do I still want to be an active landlord under stricter local rules?
Am I prepared—financially and emotionally—for relocation payments and more formal processes if I ever need a tenant to move?
Would a sale or 1031 exchange into something simpler and more passive make more sense for this stage of my life?
I follow San Bruno’s Housing Element and City Council meetings so you don’t have to. I’m not an attorney or tax advisor, but as a local Realtor who works with small landlords, I can:
Walk you through how these changes might affect your specific property
Help you understand the current market value and buyer demand
Explore options—hold, remodel, sell, or exchange—based on your goals and timeline
If you own rental property in San Bruno and you’re even thinking about selling in the next 1–5 years, now is the perfect time to get a plan in place.
Fill out the form below, call or text me at 650-339-1944, or email jzazuetaRE@gmail.com for a free, no-pressure “Policy & Price Check” for your San Bruno property.