Property Management In Richmond

Your Complete Guide to Compliant, Profitable Rentals

Richmond, California, offers exceptional opportunities for rental property investors. With its waterfront location, BART access, and diverse neighborhoods—from Marina Bay to Point Richmond—Richmond attracts a wide range of tenants. Average rents in Richmond hover around $2,550^* per month, making it an attractive market for both investors and renters seeking Bay Area accessibility at more affordable prices. [*Based on data from Zillow, June 2026]

However, managing rental properties in Richmond comes with unique challenges. The city’s comprehensive rent control laws, just-cause eviction protections, mandatory registration requirements, and strict compliance standards make property management here more complex than in many neighboring cities. One part of the process is easier than you’d expect, though: in our experience managing properties across the East Bay, Richmond’s Rent Program website (richmondrent.org) is actually simpler to navigate than Oakland’s or Berkeley’s — finding the right form, fee schedule, or current AGA notice takes noticeably less digging here than it does on the other two cities’ sites. That’s where All East Bay Properties comes in. As your trusted local partner for property management in Richmond, we can help you handle every detail so you can enjoy passive income without the regulatory headaches. This addition to our Property Management Services guide gives you everything you need to know about professional management in Richmond—and why it’s essential for protecting your investment. We can also assist with property management in Berkeley, Emeryville and Oakland too!

Why Property Management in Richmond Requires Expert Guidance

Richmond isn’t just another Bay Area rental market—it’s governed by some of the most comprehensive tenant protection laws in California. One misstep with compliance can result in:

• 🚫 Inability to raise rent if not properly registered
• 🚫 Inability to legally evict — even a lease-violating tenant — if your own filings aren’t compliant
• 💰 Fines and penalties from the Rent Program
• ⚖️ Legal liability and costly disputes

One thing working in Richmond’s favor: in our experience managing property across the East Bay, the Richmond Rent Program’s website and forms are more straightforward to find and navigate than Oakland’s or Berkeley’s equivalent systems. That doesn’t make the underlying compliance obligations any lighter — miss a filing deadline and the consequences above still apply — but it does mean less time spent hunting for the right form once you know what you’re looking for.

The Richmond Fair Rent, Just Cause for Eviction, and Homeowner Protection Ordinance (Richmond Municipal Code 11.100) was passed by voters in November 2016, establishing:

• Rent Control: Annual rent increase caps based on CPI or 3%, whichever is less
• Just Cause for Eviction Protections: Strict limitations on reasons for termination
• Rent Adjustment Petition Process: Formal procedures for rent adjustments
• Notice Filing Requirements: Mandatory filing of notices with the Rent Program
• Relocation Payment Requirements: Required payments for certain evictions

Our professional property management in Richmond is built around these specific requirements, helping protect your investment and your returns.

Understanding Richmond’s Property Coverage

Not all properties fall under the same regulations. Richmond has three categories:

Fully Covered Properties

Subject to Rent Control AND Just Cause for Eviction Protections:

• Multi-unit properties built with permits before February 1, 1995

Partially Covered Properties

Subject to Just Cause for Eviction Protections ONLY (No Rent Control):

• Governmentally subsidized units/Section 8
• Single-family homes or condominiums (one dwelling unit on one parcel)
• “New construction” built with permits after February 1, 1995

Fully Exempt Properties

No Rent Control or Just Cause Protections:

• Landlord and tenant share kitchen and/or bathroom
• Permitted Accessory Dwelling Unit (ADU) added to a single-family home where the main house is owner-occupied
• Non-profit home for the aged

Mandatory Licensing, Registration & Fees for Richmond Landlords

Operating a rental property in Richmond requires strict compliance with multiple requirements. Failing to comply can result in:

• Inability to raise rent
• Inability to legally evict
• Fines and penalties

Additional City Fees Applicable to Richmond Rental Properties

Richmond Rent Control: Understanding the Maximum Allowable Rent

For rent-controlled properties, Richmond regulates rent through a specific calculation:

BASE RENT + AGA = MAXIMUM ALLOWABLE RENT (MAR)

Key Terms Explained:

Base Rent

• The rent in effect as of July 21, 2015, OR
• The first rent charged for tenants who moved in after July 21, 2015

Annual General Adjustment (AGA)

• The annual allowable rent increase for rent-controlled properties
• Under Measure P (passed November 2022): 3% OR 60% of Bay Area CPI, whichever is less
• Announced by Richmond Rent Board by June 30 each year
• Can be applied on or after September 1 of each year
• Landlords using eligible banked (previously deferred) increases may generally raise rent by the current AGA plus up to 5% in a single year — a maximum of 6.5% for increases effective September 1, 2026 through August 31, 2027. This combined cap moves with the AGA each year, so confirm the current figure with the Rent Program before applying it.

Maximum Allowable Rent (MAR)

• The maximum rent a landlord may legally collect
• Equals Base Rent plus cumulative AGAs
• Can be adjusted up or down through the petition process

Recent AGAs:

• 2026: 1.5% (applies September 1, 2026 through August 31, 2027) — down from 1.62% the prior year, per Rent Board Regulation 615
• 2025: 1.62% (applies September 1, 2025 through August 31, 2026)

For AGA history before 2025, contact the Richmond Rent Program or visit richmondca.gov/3376/Rent-Increase.

For current AGA information, visit www.richmondca.gov/3376/Rent-Increase

Richmond Just Cause for Eviction Requirements

No landlord may terminate a tenancy without citing one of these “Just Causes”:

1. Failure to Pay Rent
2. Breach of Lease* (requires written warning notice first)
3. Nuisance* (requires written warning notice first)
4. Failure to Give Access* (requires written warning notice first)
5. Temporarily Vacate due to Substantial Repairs (requires temporary relocation payment)
6. Owner/Relative Move-In (requires permanent relocation payment)
7. Withdrawal from Rental Market (Ellis Act) (requires permanent relocation payment)
8. Temporary Tenancy

Written warning notices must be served prior to notice of termination for items marked with asterisk. Warning notices require specific language per Rent Board Regulations.

Critical Notice Filing Requirement:

Landlords MUST file a copy of ANY eviction notice with the Rent Program within 2 business days of serving the tenant. Failure to comply is an affirmative defense to an unlawful detainer action.

Filing Methods:

• Online: www.richmondrent.org form center
• In-Person: 440 Civic Center Plaza, Second Floor, Richmond, CA 94804
• Mail: Richmond Rent Program, 440 Civic Center Plaza, Suite 200, Richmond, CA 94804

Richmond Relocation Ordinance

The Richmond Relocation Ordinance requires landlords to pay relocation payments to tenants ordered to vacate through no fault of their own.

Permanent Relocation Payments Required For:

• Owner Move-In Eviction: When landlord or qualified relative seeks to occupy unit as primary residence
• Ellis Act Eviction: Withdrawal from rental market business
• Government Agency Order to Permanently Vacate: Due to health or safety conditions

Temporary Relocation Payments Required For:

• Substantial Repairs: When tenant must temporarily vacate for repairs to bring unit into compliance

Payment Amounts:

Determined by City Council resolution, based on:

• Unit size (studio, 1BR, 2BR, etc.)
• Whether household qualifies as “Qualified Tenant Household” (disabled, minor child present, lower income, terminal illness)
• If multiple tenants occupy the unit, each receives a pro-rata share

2025 Permanent Relocation Payment Amounts

Amounts below are current for calendar year 2025 (RMC 11.102.050). “Base Amount” applies to standard tenancies; “Qualified Tenant Household” — a senior citizen, a disabled tenant, a household with a child under 18, a lower-income household, or (for Owner Move-In only) a tenant with a terminal illness — receives the higher amount.

2025 Temporary Relocation Per Diem Amounts (Substantial Repairs)

⚠️ 2026 amounts pending: These figures normally adjust every January 1 based on the Bay Area CPI, but the Richmond Rent Program has not yet published updated 2026 relocation amounts. The October–November 2025 federal government shutdown delayed the Bureau of Labor Statistics’ October 2025 CPI release, which the city needs in order to calculate the update — so the 2025 amounts above remain in effect until the city publishes new figures. We confirm current amounts directly with the Rent Program before processing any relocation payment; check richmondca.gov/4824/Richmond-Relocation-Ordinance for updates.

IMPORTANT: Tenants cannot waive relocation payment rights. Any agreement to waive tenant rights is void as against public policy.

Current relocation payment amounts available at www.richmondrent.org

Rent Increase Procedures in Richmond

To legally increase rent on rent-controlled properties:

Step 1: Ensure Full Compliance

Before issuing any rent increase, verify:

• ✅ Property Enrollment completed
• ✅ Tenancy Registration current (rent-controlled units)
• ✅ Residential Rental Housing Fee paid
• ✅ Active Business License

If not in compliance, rent increase is NULL AND VOID

Step 2: Calculate Maximum Allowable Rent

Use Richmond Rent Program’s MAR Calculator or consult with us for accurate calculation

Step 3: Provide Proper Notice

• 30-day notice: Rent increase of 10% or less
• 90-day notice: Rent increase greater than 10% (Per CA Civil Code 827)

Step 4: File Notice with Rent Program

File copy of Notice of Rent Increase and Proof of Service within 10 business days of serving tenant

Filing Methods:

• Online: File A Rent Increase Notice Online
• In-Person: 440 Civic Center Plaza, Second Floor, Richmond, CA 94804
• Mail: Richmond Rent Program, 440 Civic Center Plaza, Suite 200, Richmond, CA 94804

Note: If filing notices for more than 5 units, must upload through online portal via Excel spreadsheet

Rent Adjustment Petition Process

Both tenants and landlords can petition for rent adjustments beyond the standard AGA.

Landlords May Petition For:

• Attachment A: Fair Return Standard (Maintenance of Net Operating Income)
• Attachment B: Increase in Number of Occupants Allowed
• Attachment C: Change in Space or Services
• Attachment D: Restoration of Denied AGAs
• Attachment E: Increase in Security Deposit Due to Addition of Pet(s)

Note: If granted, maximum rent increase may not exceed 15% in one year. Larger increases are spread over multiple years.

Tenants May Petition For:

• Attachment A: Excess Rent Due to Overcharges or Security Deposit Increase
• Attachment B: Excess Rent Based on Property Condition, Reduction in Space/Services, Failure to Maintain
• Attachment C: Reduction in Number of Tenants Allowed
• Other Petitions: Failure to Pay Relocation Payments, Rent Withholding for Failure to Register

Before filing any petition, contact Richmond Rent Program at (510) 234-RENT (7368) to speak with a Housing Counselor

Our Full-Service Property Management in Richmond

At All East Bay Properties, we provide comprehensive solutions tailored to Richmond’s complex regulatory environment.

Richmond Rental Market Insights

As of 2026, Richmond offers strong rental returns with growing demand:

Rent and home value data from Zillow (June 2026); vacancy and occupancy data from U.S. Census Bureau

Across our East Bay portfolio over the last 90 days: 95.2% occupancy rate and 99.14% rent collection rate — verified figures from our own AppFolio reporting, not national averages. Richmond’s BART access and relative affordability compared to Oakland and Berkeley drive consistent tenant demand that makes these numbers achievable with professional management.

Richmond’s strategic location with BART access, waterfront amenities, and more affordable pricing compared to Berkeley and Oakland makes it an attractive market for both investors and tenants.

Benefits of Choosing All East Bay Properties for Richmond Management

Transparent Pricing – No Hidden Fees

• Management Fee: 6–8% of collected rent
• Leasing Fee (management clients): 50% of one month’s rent
• Leasing Fee (placement only): 75% of one month’s rent
• No setup fees | No maintenance markups | No cancellation fees (30-day written notice)

Richmond Property Management FAQs

Tell us a bit about your property, and we’ll follow up personally to talk through:

✅ How Richmond’s rent control and registration rules apply to your specific property
✅ A general sense of current market rent for your area and unit type
✅ What professional management could look like for your situation
✅ Whether working together makes sense — no pressure, no obligation

Prefer to talk now? Call us at (510) 450-3800 and skip the form.

All East Bay Properties – Proudly serving Richmond landlords with deep local knowledge, comprehensive compliance management, and unmatched dedication to your success.

For additional information on how we can assist you with your investment properties in Richmond, Berkeley, Emeryville, and Oakland, visit our Property Management Services page.