Does California have statewide rent control that affects Sacramento landlords?

Yes. AB 1482 (Civil Code §§ 1946.2 and 1947.12, effective January 1, 2020) provides California statewide rent control and just-cause eviction protection for qualifying residential properties. In Sacramento, AB 1482 applies to buildings built before January 1, 2009 (15+ years old for 2026) that are not single-family homes or condos with a proper exemption notice given at tenant move-in. Rent cap: 5%+CPI per year (max 10%). Just-cause eviction required for tenants who have resided in the unit for 12+ months. Sacramento City has additional local tenant protections — verify current local ordinances.

How do I terminate a tenant in Sacramento under AB 1482 just-cause eviction rules?

For Sacramento tenants with 12+ months of occupancy in a qualifying AB 1482 property, no-fault termination requires one of the permitted just causes: owner move-in or immediate family move-in (60 days' written notice + 1 month's rent relocation assistance); substantial remodel (requires permits, 60 days' notice + 1 month's rent); Ellis Act withdrawal (complex, requires withdrawing all units, 1-year notice for elderly/disabled); demolition (requires permits). For at-fault termination: non-payment (3-day notice to pay or quit), material breach (3-day cure or quit), nuisance. Consult a Sacramento landlord-tenant attorney before serving any AB 1482 just-cause notice.

How long does a Sacramento eviction take?

Sacramento County Superior Court (720 9th St., Sacramento, CA 95814) handles Unlawful Detainer (UD) proceedings. Uncontested timeline: 3-day notice (non-payment) + 5 court days (no response to UD complaint) + default judgment + Writ of Possession from Sacramento County Sheriff + 5-day Sheriff posting + enforcement = approximately 3 to 5 weeks. Contested cases: 6 to 12 weeks minimum. For no-fault just-cause terminations with 60-day notice: 60-day notice period + UD process = 3 to 4 months total. AB 1482 relocation assistance must be paid at the time of notice — not at move-out.

Can I sell a Sacramento rental with tenants still in place?

Yes. Skip The Agent purchases Sacramento rental properties with tenants in place — no eviction required, no vacancy period, no renovation costs. Skip The Agent delivers a written offer within 24 hours and closes in 7 to 14 business days. The as-is occupied sale avoids: 60-day no-fault notice (with relocation payment), 4 to 12-week UD process if contested, 2 to 3 months minimum vacancy, $15,000–$60,000 in renovation costs to bring the unit to listing condition, and 20 to 45 days on the Sacramento MLS. The cash offer reflects the occupied, as-is value but eliminates all those costs and timeline risks.

What is the California FTB clawback rule on 1031 exchanges?

The California Franchise Tax Board (FTB) 'clawback' rule: if a California landlord completes a 1031 exchange with a California property as the relinquished property and purchases an out-of-state replacement property, California requires annual reporting (FTB Form 3840) of the deferred California gain. When the out-of-state replacement property is eventually sold, California taxes the originally deferred California gain at California's income tax rates — up to 13.3%. This means Sacramento landlords who exchange into a Texas, Florida, or Arizona property cannot escape California income tax on the original Sacramento gain — California will collect it when the replacement property is sold. The 1031 exchange fully defers California tax only when the replacement property is also in California.

What is the capital gains tax when selling a Sacramento rental property?

For a Sacramento rental property sold by a California resident: California income tax at up to 13.3% on all capital gains (no preferential long-term rate in California); federal long-term capital gains at up to 20% + 3.8% Net Investment Income Tax (NIIT) for high-income sellers; plus federal 25% unrecaptured Section 1250 depreciation recapture on all accumulated depreciation deductions. For a Rancho Cordova duplex purchased in 2010 for $240,000, current value $520,000: $280,000 gain → California 13.3%: $37,240 + federal approximately $56,000–$80,000 depending on bracket. Combined effective rate potentially exceeding 40% for high-income Sacramento sellers.

Are Sacramento single-family homes exempt from AB 1482 rent control?

Single-family homes and condominiums may be exempt from AB 1482 rent control and just-cause eviction requirements IF the owner provides a specific written notice to the tenant at or before the commencement of tenancy (or within 90 days of the law's applicability). The exemption notice must comply with Civil Code § 1946.2(e) — it must state that the property is exempt from AB 1482. If the required exemption notice was not given at tenant move-in: the property may not be exempt even if it is a single-family home. Sacramento landlords of single-family homes who did not give the exemption notice should consult a California landlord-tenant attorney before serving any termination notice.

Selling Your Sacramento Rental — Tired Landlord Options 2026

AB 1482 (Civil Code § 1946.2, effective January 1, 2020): California statewide rent cap of 5%+CPI (max 10%/year) for buildings 15+ years old (built before 2009 for 2026) not otherwise exempt. Just-cause eviction required for tenants who have resided in the unit for 12+ months. Owner move-in just cause: 60 days’ written notice + 1 month’s relocation assistance. Relocation assistance (Civil Code § 1946.2(d)): 1 month’s rent for no-fault just causes. Sacramento County Superior Court (720 9th Street) Unlawful Detainer process: tenant has 5 court days to respond; typically 4 to 8 weeks uncontested. California FTB ‘clawback’ rule: California taxes deferred 1031 exchange gains when the replacement property is eventually sold, even if the replacement property is outside California. California 13.3% income tax — highest in the US.

AB 1482: What Sacramento Landlords Must Know Before Exiting

AB 1482 applicability in Sacramento (2026):

AB 1482 (Civil Code §§ 1946.2 and 1947.12) applies to Sacramento residential rental units that:

Were built before January 1, 2009 (15+ years old for 2026 compliance)
Are NOT single-family homes OR condominiums with a proper written notice given to tenant at move-in
Are NOT owner-occupied duplexes
Are NOT subject to a local rent ordinance providing stronger protection

AB 1482 rent cap (Civil Code § 1947.12):

Maximum annual rent increase: 5% + local CPI (maximum 10% total)
2026 Sacramento area cap: approximately 8%–10% (depending on West region CPI)
Applies per 12-month period; only 2 increases per 12 months

AB 1482 just-cause eviction (Civil Code § 1946.2): Tenants who have resided in the unit for 12+ months are entitled to just-cause eviction protection. Just causes are divided into:

At-fault just causes:

Non-payment of rent (3-day notice)
Material breach of lease (3-day cure or quit)
Nuisance, waste, unlawful use
Criminal activity
Subletting without permission

No-fault just causes (require relocation assistance):

Owner move-in (owner or immediate family): 60-day written notice + 1 month’s rent relocation assistance
Owner relative move-in (parent, child, sibling, spouse/domestic partner): 60-day written notice + 1 month’s rent
Substantial remodel (permits required): 60-day notice + 1 month’s rent
Ellis Act withdrawal (removing all units from rental market): complex — requires all units; 1-year notice for elderly/disabled tenants
Demolition: requires permits; 60-day notice + relocation

Exempt properties: Single-family homes with proper notice given to tenants at move-in; condominiums with proper notice; buildings built on or after January 1, 2009; owner-occupied duplexes.

Sacramento City: Sacramento City does not have an additional local rent ordinance above AB 1482 as of 2026, but Sacramento City has enacted some tenant protection ordinances for eviction notice procedures — verify current local ordinances.

Sacramento County Unlawful Detainer Process

Sacramento County Superior Court (720 9th Street, Sacramento, CA 95814) handles Unlawful Detainer (UD) proceedings.

3-day notice to pay or quit (non-payment): California Code of Civil Procedure § 1161(2). Weekends and court holidays do not count toward the 3 days. If tenant does not pay or vacate: file UD summons and complaint.

60-day notice (no-fault just cause with relocation): 60 days’ written notice to tenant; 1 month’s rent paid to tenant at time of notice.

UD process after notice:

File UD summons and complaint in Sacramento County Superior Court; pay filing fee (~$225–$240)
Serve summons and complaint; tenant has 5 court days to respond
Request for default if no response, or set UD trial date (typically within 20 days of request)
UD trial; landlord wins judgment for possession if grounds proven
Request Writ of Possession; served by Sacramento County Sheriff
Sheriff posts 5-day notice; returns to enforce after 5 days

Total uncontested timeline: 3-day notice + 5 court days (no response) + judgment + Writ processing + 5-day posting = approximately 3 to 5 weeks. Contested: 6 to 12 weeks minimum. No-fault just cause with 60-day notice: 60 days + UD process = 3 to 4 months total.

California 1031 Exchange and the FTB Clawback Rule

California FTB “clawback” rule: California Franchise Tax Board taxes California-deferred 1031 exchange gains when the replacement property is eventually sold — even if the replacement property is located in another state (Colorado, Texas, Florida, etc.). California requires annual reporting of any California-deferred 1031 exchange involving out-of-state replacement property (FTB Form 3840), and the deferred gain becomes taxable when the replacement property is sold.

Example: Sacramento landlord sells Rancho Cordova duplex in a 1031 exchange, defers $300,000 capital gain, and reinvests in a Texas property. When the Texas property is eventually sold: California FTB imposes 13.3% on the originally deferred $300,000 Sacramento gain = $39,900 in California income tax, even though the replacement property was in Texas. This makes the 1031 exchange less powerful for California landlords who want to move their capital out of state.

Alternative: A 1031 exchange into another California property fully defers California tax. Or: a cash sale now, pay the California 13.3% once, and reinvest proceeds wherever preferred without the clawback obligation.

Get a cash offer on your Sacramento rental →

For the nationwide rental property guide, see: How to Sell a Rental Property: Tax, Tenants, and Timing →

For the full overview of Sacramento fast-sale options, see: Sell My House Fast Sacramento CA: Every Real Option in 2026

Selling Your Sacramento Rental — Tired Landlord Options 2026

AB 1482: What Sacramento Landlords Must Know Before Exiting

Sacramento County Unlawful Detainer Process

California 1031 Exchange and the FTB Clawback Rule

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