// walnut creek · contra costa county
State law only: 8.8% for Aug 1, 2026 to Jul 31, 2027 (AB 1482). AB 1482 covers most units older than 15 years. Individually owned single-family homes and condos are exempt with the statutory notice in the lease; homes owned by an LLC with a corporate member, a REIT or a corporation are not.
// the rulebook
Walnut Creek is state law only: no local cap, no local just cause, no registry. The ceiling on any increase this year is the state 8.8% through July 31, 2027, and a house or condo you own in your own name sits outside that once the lease carries the AB 1482 exemption notice. The city does require a business license for residential landlords, flat or on gross receipts, due July 1. With the rules that light, the cost here is not compliance, it is vacancy and the HOA. The median rent is $3,100 and a house runs $3,947, so a unit that sits an extra month costs more than most managers charge in a year. Downtown condos and townhomes carry HOA move-in rules and rental limits that bind the tenant through you. Rossmoor adds age restriction: a 55+ community has occupancy rules an owner cannot waive for a tenant, and an estate holding a Rossmoor unit needs a manager who has leased there before. We write the exemption notice into every eligible lease, clear the HOA packet before the first showing, price to the market we see this week, and put the July 1 license renewal on the calendar.
// what owners run into
Downtown condos and HOA townhomes carry move-in rules, parking assignments and rental limits that the owner answers for. A tenant who was never handed the rules is still your violation, and the fine arrives on your statement.
Rossmoor is a 55+ community with occupancy rules that cannot be waived for a tenant. Many of the units are held by estates or heirs who live elsewhere, and leasing one wrong is a problem the HOA, not the city, enforces.
With a $3,947 median house rent and a 36% renter share, an extra month empty costs more than a year of management fees at the typical 6 to 10%. Pricing, photos and showing speed are where Walnut Creek owners win or lose.
// start here
What your Walnut Creek 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 limit is 8.8% through Jul 31, 2027. On an exempt house or condo there is no cap, but any increase over 10% requires 90 days' notice under AB 1110.
Not if you own it as an individual and the lease carries the AB 1482 exemption notice. Without the notice, the 8.8% cap and state just cause apply. A home held by an LLC with a corporate member, a REIT or a corporation is covered either way.
Yes. Walnut Creek requires a business license for residential landlords, flat or on gross receipts, with renewal due Jul 1. Confirm the current rate for your property with the city. There is no registry and no rent review fee.
Typical East Bay management runs 6 to 10% of collected rent plus half to one month's rent for leasing. Walnut Creek managers advertise rates from 7% up. Our schedule sits in the typical 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.