Costa Mesa's Just Cause Tenant Protections Ordinance: What Renters Need to Know
On November 7, 2023, the Costa Mesa City Council adopted the Just Cause Residential Tenant Protections Urgency Ordinance (Urgency Ordinance No. 2023-04), effective immediately upon adoption. Codified in Title 9, Chapter II, Article 24 of the Costa Mesa Municipal Code, the ordinance — commonly called the TPO — strengthens eviction protections beyond California's Tenant Protection Act (AB 1482). Costa Mesa does not impose a local rent cap, so rent increases remain governed by state law, but the TPO meaningfully raises the bar a landlord must clear before terminating a tenancy.
- A Costa Mesa tenancy covered by the TPO may not be terminated unless the landlord has one of the allowable "just cause" reasons, stated in the termination notice.
- First, the landlord must provide the tenant with supporting documentation verifying the claimed just cause — a bare assertion is not enough. Second, for no-fault terminations, the TPO requires relocation assistance greater than the amount required under state law.
- The TPO applies once the tenants have lived in the unit for 12 months or more, or at least one tenant has occupied the unit for 24 months.
- Costa Mesa has a just cause eviction ordinance but no local rent cap. Qualifying units remain subject to AB 1482's statewide limit on annual rent increases.
1. What Does the Costa Mesa TPO Require?
A Costa Mesa tenancy covered by the TPO may not be terminated unless the landlord has one of the allowable "just cause" reasons, stated in the termination notice. Just causes fall into two categories: at-fault reasons (for example, nonpayment of rent or a material breach of the lease) and no-fault reasons (for example, owner or family move-in, withdrawal from the rental market, or substantial remodel).
Two Features That Go Beyond State Law
First, the landlord must provide the tenant with supporting documentation verifying the claimed just cause — a bare assertion is not enough. Second, for no-fault terminations, the TPO requires relocation assistance greater than the amount required under state law.
2. Who Is Covered?
The TPO applies once the tenants have lived in the unit for 12 months or more, or at least one tenant has occupied the unit for 24 months. Certain housing is exempt, including owner-occupied duplexes, units in which the tenant shares a kitchen or bathroom with the owner, school dormitories, and licensed care facilities.
3. Frequently Asked Questions
Does Costa Mesa have rent control?
No. Costa Mesa has a just cause eviction ordinance but no local rent cap. Qualifying units remain subject to AB 1482's statewide limit on annual rent increases. The City Council also declined to adopt a proposed rental registry in March 2026.
Can my Costa Mesa landlord evict me just because my lease ended?
No. Once the TPO applies, lease expiration alone is not a lawful basis for termination; the landlord must have a stated, documented just cause.
What should I do if I receive a termination notice?
Review it carefully. A notice that omits the just cause, lacks the required documentation, or fails to provide relocation assistance may be defective — and a defective notice can defeat an unlawful detainer lawsuit. The City directs questions to evictions@costamesaca.gov, and free legal advice is available to Costa Mesa residents through Community Legal Aid SoCal.
Facing Eviction in Costa Mesa?
Eviction Defense & Tenant's Rights Rapid Response
If you have been served with an eviction notice or unlawful detainer papers in Costa Mesa, Tenant Eviction Defense can help you evaluate whether your landlord complied with the TPO and state law. Contact us today.
Call Now: (657) 510-6534Courthouse information, filing procedures, and county-wide protections for Orange County tenants.
Our full library of articles on California landlord-tenant law and the eviction process.
This article is general legal information, not legal advice. Ordinances change; verify current requirements with the City of Costa Mesa.
Published August 11, 2026.