Question 1

Does San Mateo CA have rent control in 2026?

Accepted Answer

San Mateo City has no local rent stabilization or rent control ordinance of any kind in 2026. Rent control ballot measures have been considered in San Mateo in recent years but no permanent ordinance has been enacted. 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. San Mateo City's older rental stock — the apartment complexes along El Camino Real, Hillsdale Blvd, Third Ave, and the Peninsula Ave corridors — is largely AB 1482 covered. Newer Bay Meadows Transit Village developments (post-2011) may be exempt.

Question 2

Where do San Mateo CA landlords file evictions?

Accepted Answer

San Mateo City is NOT the county seat of San Mateo County — Redwood City is. This is a common mistake: San Mateo City landlords must file evictions at the San Mateo County Superior Court in Redwood City, not in San Mateo City itself. All 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. San Mateo City is approximately 7–10 miles north of Redwood City via US-101 or El Camino Real. There is no separate courthouse in San Mateo City for residential unlawful detainer matters. Process: (1) Serve the appropriate notice at the rental property (3-day for non-payment; 3-day cure or quit for violations; 90-day for AB 1482 no-fault). (2) File at 400 County Center, Redwood City. (3) Tenant has 5 business days to respond (CCP §1167, as amended by AB 2347, effective January 1, 2025). (4) Default judgment or hearing. (5) Writ of possession; San Mateo County Sheriff executes lockout. Total uncontested timeline: approximately 4–6 weeks from 3-day notice to lockout.

Question 3

What are the major employers driving San Mateo CA's rental market?

Accepted Answer

San Mateo City's rental market is anchored by financial services, tech, gaming, and healthcare: (1) Franklin Templeton Investments (Franklin Resources Inc) HQ: 1 Franklin Pkwy, San Mateo, CA 94403. Franklin Templeton (NYSE: BEN; Fortune 500; ~1.4 trillion AUM as of 2025) employs approximately 3,000–5,000 at its San Mateo headquarters and surrounding Peninsula offices. Financial professionals ($80,000–$200,000+) drive demand for downtown San Mateo and Hillsdale/Bay Meadows units. (2) Sony Interactive Entertainment (PlayStation) Americas HQ: 2207 Bridgepointe Pkwy, San Mateo, CA 94404. Sony's PlayStation Americas headquarters employs approximately 2,500–3,500 workers including game developers, network engineers, and PlayStation Network operations staff. Senior engineers and product leads earn $150,000–$350,000+. The Bridgepointe Pkwy location drives demand for Marina/Bridgepointe area apartments. (3) Caltrain: San Mateo has two Caltrain stations — San Mateo Station (3rd Ave) and Hayward Park Station (Peninsula Ave area) — connecting to San Francisco (40–50 min Baby Bullet) and San Jose (20–30 min). Caltrain access significantly expands San Mateo's renter pool to workers at SFO-area employers, San Francisco tech and financial firms, and South Bay companies. (4) San Mateo Medical Center (county hospital): 222 W 39th Ave, San Mateo, CA 94403 (~2,000–3,000 employees). The county hospital provides stable healthcare employment anchoring demand in the south San Mateo corridor. (5) SFO Airport (10–15 minutes north): United Airlines hub (~50,000+ employees at SFO), American, Delta, and SFO airport operations (~30,000+ direct and indirect employees) create substantial demand for affordable San Mateo housing. (6) College of San Mateo: 1700 W Hillsdale Blvd, San Mateo, CA 94402 (~20,000 students) creates student housing demand near the Hillsdale/19th Ave corridor.

Question 4

What is the AB 1482 rent cap for San Mateo CA in 2026?

Accepted Answer

California AB 1482 (Civil Code §1947.12) sets the 2026 cap for San Mateo CA at approximately 7.7%. The formula uses Bay Area CPI-U (San Francisco-Oakland-Hayward MSA): 5% + approximately 2.7% CPI = 7.7%, subject to a 10% hard ceiling. Covered buildings: multifamily residential with CO dated on or before approximately January 1, 2011. Mechanics to remember: (1) Base for calculation: the cap is applied to the lowest rent charged for the unit in the 12 months prior to the effective date of the increase — not the current rent if there was a rent reduction in the prior year. (2) Frequency: up to 2 increases per 12-month rolling period; combined increases cannot exceed the cap. (3) No banking: unused increase allowance does not carry forward. (4) Timing: the AB 1482 cap applies to increases taking effect on or after August 1 of the applicable year; increases effective before August 1 use the prior year's cap. (5) AB 1482 also requires just-cause eviction for covered units after 12 months of tenancy — for-cause or no-fault (with 90 days notice + 1 month relocation assistance). (6) Vacancy decontrol (Costa-Hawkins, Civil Code §1954.50): rent may be reset to market rate when a tenant vacates; the cap only constrains in-tenancy increases.

Question 5

What are typical 2026 rent levels in San Mateo CA?

Accepted Answer

San Mateo CA 2026 rental market by submarket: (1) Downtown San Mateo (Central Park; 3rd Ave / B St / Baldwin Ave corridor; walkable; Caltrain San Mateo Station adjacent): studio $1,900–$2,600; 1BR $2,300–$3,200; 2BR $3,000–$4,200. Downtown has experienced revitalization; walkability and restaurant scene drive premiums. (2) Bay Meadows / Hillsdale (Caltrain Hayward Park Station; Bay Meadows Transit Village 2010–2020 development; mixed new/old stock): 1BR $2,200–$3,100; 2BR $2,900–$4,100. Bay Meadows new construction (post-2011 CO) may be AB 1482 exempt; verify individual building CO dates. (3) Bridgepointe / Marina (Sony PlayStation HQ adjacent; bay-adjacent; waterfront views): 1BR $2,400–$3,400; 2BR $3,100–$4,400. PlayStation HQ demand; waterfront lifestyle premium. (4) North San Mateo / El Camino Real (older corridors; AB 1482 mostly covered; affordable relative to downtown): 1BR $1,900–$2,700; 2BR $2,400–$3,300. (5) South San Mateo / 19th Ave / College of San Mateo (CSM student demand; older apartments; most AB 1482 covered): studio $1,700–$2,300; 1BR $2,000–$2,800. (6) Beresford / 4th Ave / Peninsula Ave (quiet neighborhoods; family-oriented; Caltrain commutable): 2BR–3BR SFR $3,500–$5,500. (7) New construction (CO 2011+, AB 1482 exempt): 1BR $2,500–$3,600; 2BR $3,200–$4,700. No cap; luxury; just-cause still required after 12 months. San Mateo rents are generally 10–20% below Palo Alto and Menlo Park but comparable to or slightly above Redwood City on a per-submarket basis.

Question 6

What did SB 267 change about security deposits in San Mateo CA?

Accepted Answer

California SB 267 (effective July 1, 2024, Civil Code §1950.5) caps security deposits at 1 month's rent for unfurnished units for most San Mateo landlords. Before SB 267: landlords could collect up to 2 months' rent as deposit for unfurnished units. After July 1, 2024: (1) Most landlords: maximum = 1 month's rent (unfurnished); 2 months' rent (furnished). (2) Small landlord exception: if you are a natural person owning no more than 2 residential rental properties with a combined total of no more than 4 rental units (not including any unit you occupy), you may still collect up to 2 months for an unfurnished unit — but not for manufactured homes. For a typical San Mateo 1BR downtown at $2,300–$3,200/month: most landlords may collect only $2,300–$3,200 in deposit (vs. $4,600–$6,400 previously). Deposit must be returned within 21 days of move-out with an itemized statement and supporting receipts/invoices for deductions over $125. Wrongful withholding remedy: tenant may recover the withheld amount plus up to 2× that amount as damages (Civil Code §1950.5(l)) — a missed 21-day deadline on a $2,800 deposit can result in $5,600 in additional liability.

Question 7

What are the biggest compliance mistakes San Mateo CA landlords make?

Accepted Answer

Top San Mateo CA landlord compliance mistakes in 2026: (1) Filing the eviction at the wrong location: San Mateo City landlords must file at the San Mateo County Superior Court, 400 County Center, Redwood City CA 94063 — NOT at any facility in San Mateo City. Redwood City is the county seat. Filing at the wrong location wastes fees and delays the process. (2) Missing the 21-day deposit return deadline: Bay Area tenants are well-informed about tenant rights. The 21-day deadline (Civil Code §1950.5(g)) runs from the tenant's move-out date. Missing it for even one day opens the door to a 2× damages claim in small claims court. (3) Overlooking the AB 1482 cap on older buildings: the 1970s–1990s apartment complexes throughout San Mateo City are largely AB 1482-covered. An unlawful increase above the ~7.7% cap can be challenged by tenants, and bad-faith violations expose the landlord to punitive damages. (4) Collecting excess deposit post-SB 267: after July 1, 2024, most landlords are limited to 1 month's deposit for unfurnished units. Collecting the old 2-month amount is unlawful; the excess is void and must be returned. (5) No-fault termination without relocation assistance: for covered units after 12 months tenancy, serving a 60-day or 90-day no-fault notice without simultaneously tendering 1 month's rent in relocation assistance is unlawful. (6) Misunderstanding the AB 1482 exemption for SFRs/condos: the written exemption notice per §1947.12(d)(5)(B) must be served at each new tenancy. Without it, the SFR or condo may be subject to the ~7.7% cap even though it would otherwise be exempt. (7) Bay Meadows-area confusion: some Bay Meadows units are AB 1482 exempt (CO 2012–2020) and some are not (CO 2008–2010). Verify the specific CO date for each building before applying any cap or claiming exemption.

Question 8

Does College of San Mateo affect the San Mateo CA rental market?

Accepted Answer

College of San Mateo (CSM; 1700 W Hillsdale Blvd, San Mateo, CA 94402) is one of the Bay Area's largest community colleges, with approximately 20,000 students. CSM's effect on the San Mateo rental market: (1) 19th Ave / Hillsdale Blvd corridor demand: the neighborhoods between 19th Ave, Hillsdale Blvd, and Delaware St contain older apartments that serve as primary student housing for CSM. Studio and 1BR rents in this area ($1,700–$2,600) are lower than downtown San Mateo, driven by student affordability constraints. (2) Academic lease cycle: the September lease-start cycle and May–June vacancy surge are particularly pronounced near CSM. Landlords leasing to CSM students should calendar for August marketing peaks. (3) Transfer pipeline: CSM has a strong transfer pipeline to UC Berkeley, UCSF, UC Santa Cruz, and San Francisco State, meaning CSM students represent a relatively transient tenant base (2-year enrollment cycles) with higher move-out frequency than tech worker tenants. (4) International students: CSM has a significant international student population; many international students pay first and last month plus deposit upfront, which under SB 267 post-July 2024 means the landlord can collect at most 2 months total (1 month rent + 1 month deposit for most landlords) — a potential surprise for landlords accustomed to the prior 3-month total.

Question	Answer
Local rent control in San Mateo City?	None. San Mateo 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 (CCP §827); 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. Small landlord exception: up to 2 months.
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. NOT in San Mateo City — Redwood City is the 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 San Mateo (Central Park; 3rd Ave / Caltrain)	Studio–2BR	$1,900–$4,200	Walkable; revitalized; restaurant scene; Caltrain adjacent
Bay Meadows / Hillsdale (Caltrain Hayward Park; Transit Village)	1BR–2BR	$2,200–$4,100	Mix of new (exempt) and older (covered) stock; verify CO date
Bridgepointe / Marina (PlayStation HQ; bay-adjacent)	1BR–2BR	$2,400–$4,400	PlayStation demand; waterfront views; mid-1990s to 2000s stock
North San Mateo / El Camino Real	1BR–2BR	$1,900–$3,300	Older stock; mostly AB 1482 covered; affordable relative to downtown
19th Ave / College of San Mateo / Hillsdale Blvd	Studio–1BR	$1,700–$2,800	Student housing demand; CSM adjacent; older complexes
Beresford / 4th Ave / Peninsula Ave (SFR)	2BR–3BR SFR	$3,500–$5,500	Quiet neighborhoods; Caltrain commutable; family-oriented
New construction (CO 2011+, AB 1482 exempt)	1BR–2BR	$2,500–$4,700	No cap; luxury amenities; just-cause still required after 12 months

San Mateo CA 2026 rent control status: quick reference

Jurisdiction trap: evictions file in Redwood City, not San Mateo

San Mateo CA key employers and demand drivers

Franklin Templeton Investments (HQ: 1 Franklin Pkwy)

Sony Interactive Entertainment (PlayStation) Americas HQ

Caltrain: two San Mateo stations

SFO Airport proximity

College of San Mateo

San Mateo CA 2026 rental market by submarket

10-step San Mateo CA landlord compliance checklist (2026)

Calculate your AB 1482 maximum rent increase

Related San Mateo County and Silicon Valley pages