// castro valley · alameda county
State law only: 8.8% for Aug 1, 2026 to Jul 31, 2027 (AB 1482). No county or local cap. AB 1482 covers most units older than 15 years. An individually owned single-family home or condo is exempt only if the lease carries the statutory exemption notice.
// the rulebook
Castro Valley has no local rent cap, so the state limit of 8.8% through July 31, 2027 is the ceiling, and most of the rules here come from Alameda County, not a city. The county Just Cause for Eviction Ordinance has applied to every unincorporated area since March 6, 2025: 11 at-fault and 4 no-fault grounds, two months' rent in relocation (capped at $10,000) on a no-fault termination, a 90-day notice when the household includes a minor, disabled, elderly or lower-income member, and every termination notice filed with the County Community Development Agency. A single-family home is covered only if you own five or more rental units in the unincorporated area. A county business license starts at three residential units ($20 plus $4). Short-term rentals are not permitted. On a property of three or more units, a tenant can ask for county mediation on any increase of $75 or 10%. Most of our Castro Valley owners rent one house, so the job is the AB 1482 exemption notice in the lease, the Palomares Hills or Five Canyons HOA packet cleared before move-in, and filling the unit fast, because a vacant month costs the whole $3,600.
// what owners run into
Castro Valley is unincorporated, so permits, the business license and every termination notice go through Alameda County. With a 27% renter share and rentals scattered one house at a time, most owners meet the county for the first time when something goes wrong.
Own four or fewer rental units in unincorporated Alameda County and your single-family rentals sit outside county just cause. Buy a fifth and every house you rent is covered, with two months' rent in relocation on a no-fault termination.
HOA rules bind the tenant through you. A lease that does not attach the rules and a move-in that skips the HOA packet leaves the owner holding the fine. Crow Canyon parcels bring semi-rural upkeep instead.
// start here
What your Castro Valley place should rent for, what the rules allow next year, and what we would do first. Written, within one business day.
// services
Priced to the market, screened to a written standard, leased with the notices your city requires.
The cap, the registry, the fee and the notice for your unit, each on its own calendar.
A 24-hour line, licensed vendors, your approval threshold, and the vendor's invoice with nothing added.
// questions
There is no local cap. On an AB 1482-covered unit the state limit is 8.8% through Jul 31, 2027. On an exempt house there is no cap, but any increase over 10% needs 90 days' notice, and on a property of three or more units an increase of $75 or 10% lets the tenant request county mediation.
Not if you own it as an individual and the lease carries the AB 1482 exemption notice. A home owned by an LLC with a corporate member, a REIT or a corporation is covered at 8.8%. County just cause reaches your house only if you own five or more rental units in the unincorporated area.
The county business license starts at three residential units, at $20 plus $4. One house does not trigger it. Confirm with the county if your count is close to the line, and note that short-term rentals are not permitted in Castro Valley.
Typical East Bay management runs 6 to 10% of collected rent plus half to one month's rent for leasing. Our schedule sits in that range, and the full fee table is on our fees page.
// neighborhoods
// who else you will find
Listed so you can compare. Most quote fees by phone; ours are on the fees page.
// nearby
// next step
A written rental analysis for your property, free, within one business day. No obligation and no sales call unless you ask for one.