Question 1

Does Redwood City CA have rent control in 2026?

Accepted Answer

Redwood City has no local rent stabilization or rent control ordinance in 2026. The city previously considered rent stabilization measures but has not enacted a permanent local rent control law. However, California's statewide AB 1482 (Tenant Protection Act of 2019, Civil Code §1947.12) caps rent increases at approximately 7.7% for covered buildings — multifamily residential buildings with a certificate of occupancy (CO) dated on or before approximately January 1, 2011. The 2026 cap = 5% + Bay Area CPI-U (approximately 2.7%), subject to a hard ceiling of 10%. Covered = multifamily 15+ years old. Exempt: (1) SFRs/condos owned by individuals with proper written notice per §1947.12(d)(5)(B); (2) buildings with CO within the last 15 years (post-2011); (3) owner-occupied duplexes; (4) dormitories. Redwood City's rental stock includes older apartments along Jefferson Ave, El Camino Real, Veterans Blvd, and the Fair Oaks corridor — mostly AB 1482-covered — as well as newer luxury developments in Redwood Shores (some AB 1482 exempt).

Question 2

Where do Redwood City CA landlords file evictions?

Accepted Answer

Redwood City is the county seat of San Mateo County, and the San Mateo County Superior Court is located right in Redwood City. All Redwood City and San Mateo County residential evictions (unlawful detainer) file at: San Mateo County Superior Court, Hall of Justice, 400 County Center, Redwood City, CA 94063, (650) 261-5100. This is significant for Redwood City landlords: unlike many Peninsula cities where landlords must travel to a different courthouse (San Mateo cities file here, San Francisco cities file at the city's own courthouse), Redwood City landlords have the courthouse in their own city. Process: (1) Serve the appropriate notice (3-day for non-payment; 3-day cure or quit for lease violations; 90-day for no-fault under AB 1482). (2) File unlawful detainer complaint at 400 County Center. (3) Tenant has 5 business days to respond (CCP §1167 as amended by AB 2347, effective January 1, 2025). (4) Default judgment if no response; hearing if tenant responds. (5) Writ of possession; San Mateo County Sheriff executes lockout. Total uncontested timeline: approximately 4–6 weeks from notice to lockout.

Question 3

What are the major employers driving Redwood City CA's rental market?

Accepted Answer

Redwood City's rental demand is driven by a concentration of tech, healthcare, and Peninsula office employers: (1) Oracle Corporation (campus: 500 Oracle Pkwy, Redwood City, CA 94065): Oracle announced its HQ relocation to Austin, TX (Travis County) in December 2020, but its Redwood Shores campus remains a major Bay Area facility. Oracle's Silicon Valley operations — including cloud, consulting, and engineering — retain an estimated 5,000–8,000 employees in the Redwood City area, making Oracle the largest single employer anchor for Redwood Shores rentals. Oracle engineers and sales professionals earn $130,000–$350,000+ in total compensation. (2) Electronic Arts (EA) HQ: 209 Redwood Shores Pkwy, Redwood City, CA 94065. EA (NASDAQ: EA; Fortune 500) employs approximately 2,000–3,000 employees at its Redwood Shores headquarters. EA's video game development studios (EA Sports, FIFA, Battlefield) employ senior engineers at $160,000–$320,000+. (3) Box Inc HQ: 900 Jefferson Ave, Redwood City, CA 94063. Box (NYSE: BOX; ~1,500–2,000 employees globally) is headquartered in Redwood City. Its downtown location (not Redwood Shores) drives demand for downtown and Fair Oaks area rentals. (4) Kaiser Permanente Redwood City Medical Center: 1150 Veterans Blvd, Redwood City, CA 94063. Kaiser's Redwood City Medical Center (Level II Trauma, approximately 3,000–5,000 employees) is one of the largest Peninsula healthcare employers. Healthcare workers ($60,000–$200,000+) create stable, year-round rental demand. (5) San Mateo County Government: San Mateo County (~10,000+ employees; county seat in Redwood City) contributes significant stable government employment including the Superior Court, Sheriff, and county services. (6) Caltrain: Redwood City Caltrain Station serves the San Francisco (45–55 min) and San Jose (25–35 min) corridors, enabling commuting to SFO-area employers, Downtown SF, and Silicon Valley without a car.

Question 4

What is the AB 1482 rent cap for Redwood City CA in 2026?

Accepted Answer

California AB 1482 (Civil Code §1947.12) sets the 2026 rent increase cap for Redwood City at approximately 7.7%. San Mateo County uses the Bay Area CPI-U (San Francisco-Oakland-Hayward MSA) for the AB 1482 calculation. Formula: 5% + Bay Area CPI-U for the 12 months ending April 30, 2025 (approximately 2.7%) = 7.7%, subject to a hard 10% ceiling. Covered buildings: multifamily residential with CO dated on or before approximately January 1, 2011. Mechanics: (1) Frequency: up to 2 increases per 12-month rolling period, combined total not exceeding the cap. (2) Calculation base: the lowest rent charged in the 12 months before the effective date of the increase — not the current rent if there was a recent reduction. (3) No banking: unused allowance does not carry forward to the next year. (4) Redwood Shores luxury apartments (CO 2011–2026): many are AB 1482 exempt for their first 15 years from CO date. Verify CO date for each unit. (5) SFR/condo exemption: individually owned SFRs and condos are exempt from the cap if the landlord has served the written notice per §1947.12(d)(5)(B) — this must be done at each new tenancy; without it, the property may inadvertently be subject to the cap.

Question 5

What are typical 2026 rent levels in Redwood City CA?

Accepted Answer

Redwood City CA 2026 rental market by submarket: (1) Downtown Redwood City (post-2014 revitalization; Broadway/Main St corridor; walkable; Caltrain adjacent): 1BR $2,200–$3,200; 2BR $3,000–$4,200; 3BR $3,800–$5,500. The downtown revitalization (Fox Theatre, new restaurants, mixed-use development) has made downtown Redwood City among the Peninsula's most desirable walkable districts. (2) Redwood Shores (Oracle/EA campus adjacent; waterfront; San Francisco Bay Trail): studio $1,900–$2,600; 1BR $2,500–$3,600; 2BR $3,200–$4,700; 3BR townhome $4,000–$6,000. Premium location; newer construction (many CO 2005–2015); mix of covered and exempt. (3) Fair Oaks (Central Ave / Veterans Blvd corridor; more affordable; older stock; AB 1482 mostly covered): 1BR $1,900–$2,700; 2BR $2,400–$3,300. Workforce housing for Kaiser and downtown workers. (4) North Redwood City / Woodside Rd (older neighborhoods; near San Carlos border): 1BR $2,000–$2,800; 2BR $2,600–$3,500. (5) Palm Ave / El Camino Real corridor: 1BR $1,800–$2,600; 2BR $2,300–$3,200. Older stock; most AB 1482 covered. (6) New construction (CO 2011+, AB 1482 exempt): 1BR $2,600–$3,800; 2BR $3,300–$5,000. Luxury amenities; no rent cap; just-cause still required after 12 months. Redwood City rents are generally 10–20% below Palo Alto and 5–15% below Menlo Park, but 5–15% above San Mateo City on average.

Question 6

What did SB 267 change about security deposits in Redwood City CA?

Accepted Answer

California SB 267 (effective July 1, 2024) amended Civil Code §1950.5 to cap security deposits at 1 month's rent for unfurnished residential units for most landlords. Before SB 267: California allowed up to 2 months' rent deposit for unfurnished units. After July 1, 2024: (1) Most landlords: maximum deposit = 1 month's rent (unfurnished); 2 months' rent (furnished). (2) Small landlord exception: an individual (natural person) owning no more than 2 residential rental properties with no more than 4 total rental units (not counting any owner-occupied unit) may still collect up to 2 months for an unfurnished unit. For a typical Redwood City 1BR in Redwood Shores at $2,800–$3,600/month: most landlords may collect only $2,800–$3,600 in deposit (vs. $5,600–$7,200 previously). Deposit must be returned within 21 days after the tenant vacates, with an itemized statement and supporting receipts/invoices for any deductions exceeding $125. Missing the 21-day deadline: tenant may recover the withheld amount plus up to 2× that sum as damages (Civil Code §1950.5(l)). On a $3,000 deposit at 2× = $6,000 additional exposure for a missed deadline.

Question 7

What are the biggest compliance mistakes Redwood City CA landlords make?

Accepted Answer

Top Redwood City CA landlord compliance mistakes in 2026: (1) Assuming Redwood Shores new construction is AB 1482 exempt without verifying CO date: buildings with CO 2010 or earlier are covered even if they look modern and well-maintained. Pull the CO from the San Mateo County Assessor before each rent increase. (2) Forgetting the SFR/condo exemption notice: for individually owned houses and condos, Civil Code §1947.12(d)(5)(B) requires a written notice to preserve the no-cap status. Omitting this notice at lease inception or renewal exposes the SFR to a potential tenant challenge under AB 1482. (3) Exceeding the SB 267 deposit cap: collecting 2 months on an unfurnished unit when you own more than 4 total rental units is unlawful after July 1, 2024. The amount over 1 month is void and must be returned. (4) Missing the 21-day deposit return deadline: San Mateo County tenants are Peninsula-sophisticated and routinely pursue small claims for 2× wrongful withholding. On a $3,000 deposit at 2× = $6,000 in additional damages for a missed deadline. (5) No-fault termination without relocation assistance: for AB 1482-covered units after 12 months tenancy, serving a 60-day or 90-day notice without simultaneously paying 1 month's relocation assistance is an unlawful eviction. (6) Including anything beyond base rent in a 3-day notice: late fees, utilities, HOA pass-throughs, or any other charges void a California 3-day pay-or-quit notice. (7) Redwood Shores waterfront properties: verify flood zone status (San Francisco Bay edge properties may have FEMA flood designation) and ensure any waterfront easements or tidal access rights are disclosed in the lease.

Question	Answer
Local rent control in Redwood City?	None. Redwood City has no local rent stabilization ordinance.
California statewide cap (AB 1482)?	~7.7% for covered buildings (multifamily, CO on or before ~Jan 1, 2011). Cap = 5% + Bay Area CPI (~2.7%).
AB 1482 exemptions?	SFRs/condos (with written notice per §1947.12(d)(5)(B)); CO within last 15 years; owner-occupied duplexes; dormitories.
Advance notice required?	30 days written notice for increases ≤10% (CCP §827); must state old rent, new rent, %, effective date.
Just-cause eviction?	Required after 12 months for covered units (Civil Code §1946.2). No-fault = 90-day notice + 1 month relocation assistance.
Security deposit maximum?	1 month’s rent (unfurnished; SB 267 July 2024) for most landlords.
Deposit return?	21 days after move-out; itemized statement + receipts for deductions >$125.
Non-payment notice?	3-day notice to pay or quit; exact rent only; excludes weekends and court holidays.
Entry notice?	24 hours advance notice (Civil Code §1954); 8am–6pm on business days.
Eviction court?	San Mateo County Superior Court, 400 County Center, Redwood City, CA 94063. Courthouse IS in Redwood City (county seat).
Controlling law	AB 1482 (Civil Code §§1947.12, 1946.2); SB 267 (§1950.5); CCP §§1161, 1946, 827; Costa-Hawkins (§1954.50)

Submarket	Unit type	2026 range	Notes
Downtown Redwood City (Broadway / Main St / Caltrain)	1BR–3BR	$2,200–$5,500	Walkable; revitalized; Box HQ adjacent; Caltrain commuters
Redwood Shores (Oracle / EA campus; waterfront)	Studio–2BR; townhomes	$1,900–$4,700	Tech employer proximity; waterfront; mix of covered + exempt
Fair Oaks / Veterans Blvd (Kaiser adjacent; older stock)	1BR–2BR	$1,900–$3,300	Workforce housing; AB 1482 covered; more affordable
North Redwood City / Woodside Rd	1BR–3BR	$2,000–$3,500	Older neighborhoods; Caltrain accessible; AB 1482 covered
El Camino Real / Palm Ave corridor	1BR–2BR	$1,800–$3,200	Older stock; mostly AB 1482 covered; transit adjacent
New construction (CO 2011+, AB 1482 exempt)	1BR–2BR	$2,600–$5,000	No rent cap; luxury; just-cause still required after 12 months

Redwood City CA 2026 rent control status: quick reference

San Mateo County seat: the courthouse advantage

Redwood City CA key employers and demand drivers

Oracle Corporation (campus: 500 Oracle Pkwy)

Electronic Arts (HQ: 209 Redwood Shores Pkwy)

Box Inc (HQ: 900 Jefferson Ave)

Kaiser Permanente Redwood City Medical Center

Caltrain access

Redwood City CA 2026 rental market by submarket

10-step Redwood City CA landlord compliance checklist (2026)

Calculate your AB 1482 maximum rent increase

Related San Mateo County and Silicon Valley pages