This is a short general-information note on developments that have been showing up in Bay Area real estate, land use, and California landlord-tenant work. It is not legal advice and does not address any particular property or tenancy. Confirm current statutes, ordinances, and case filings before relying on them.
On September 11, 2026, the First District Court of Appeal unanimously affirmed that San Francisco’s Empty Homes Tax (Proposition M) cannot stand because it conflicts with the Ellis Act. The opinion, in Debbane v. City and County of San Francisco, holds that a public entity may not use a vacancy levy to compel an owner to offer residential property for rent. The trial court had already blocked enforcement; the Board of Supervisors had suspended collection while the appeal ran. The tax remains unenforceable. The city may seek California Supreme Court review; until then, vacancy-tax collection stays off.
Senate Bill 79 litigation widened on September 10. Californians for Homeownership and the California Housing Defense Fund sued the San Diego Association of Governments, alleging SANDAG misclassified Oceanside Transit Center as a lower tier and omitted Solana Beach station by undercounting multi-line rail service on the regional transit map. The same groups sued San Diego, San Francisco, and Montebello in August over local SB 79 carveouts. Contra Costa is still outside the counties where SB 79’s first-wave station rules apply, so Richmond zoning remains primarily local. The pattern to watch is how courts treat regional maps and municipal exemptions when cities try to narrow the statute.
Closer to home, Richmond’s 2026 Annual General Adjustment of 1.5% is now the operative local rent-control figure for fully covered units for increases taking effect between September 1, 2026, and August 31, 2027 (with banking limited so a single year’s total does not exceed 5%). The California Attorney General’s statewide chart lists the Tenant Protection Act cap for Alameda, Contra Costa, Marin, San Francisco, and San Mateo Counties at 8.8% for increases starting August 1, 2026, through July 31, 2027. Where a local ordinance sets a lower ceiling, the local figure controls. Richmond landlords still must file rent-increase notices with the Rent Program within ten business days of service, and termination notices within two business days.
On the land-use side, Richmond’s Ordinance No. 11-26 N.S., adopted July 28, 2026, updated accessory dwelling unit and junior accessory dwelling unit rules to conform with state law (amending Municipal Code sections 15.04.104.020, 15.04.201.030, 15.04.201.050, and 15.04.610.020). The Contra Costa County Planning Commission’s September 9 meeting was canceled; the next sitting is September 23. No new Richmond housing ordinance landed this week.
Rules and dockets change. Read the current text and the actual application file, not a weekly summary.