Property Management in Los Angeles County, California

What managing rental property in Los Angeles County actually requires in 2026 — the state rules that govern deposits, rent increases and licensing, and software to run leases, rent collection and maintenance in one place.

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Managing property in Los Angeles County

Los Angeles County spans 88 incorporated cities plus a large unincorporated area, and rules differ meaningfully between them. Several cities operate their own rent stabilization ordinances that are stricter than state law, so the governing rules depend on exactly where a property sits — not simply that it is "in LA County."

Whether you manage your own portfolio or manage on behalf of owners, the operational work is the same: getting units leased, collecting rent on time, keeping maintenance from turning into emergencies, and holding records that stand up when a deposit or an increase is challenged. The rules below are the ones that most often decide whether that last part goes smoothly.

California rules that apply here in 2026

These are statewide rules. Several cities within the County layer stricter local ordinances on top of them.

Security deposits are capped at one month’s rent. Since July 1, 2024, California limits security deposits to one month’s rent whether the unit is furnished or unfurnished — the old two-month / three-month distinction is gone. A narrow exception lets a small landlord collect up to two months’ rent: the owner must be a natural person (or an LLC whose members are all natural persons) and own no more than two residential rental properties totaling no more than four units. Deposits lawfully collected before July 1, 2024 do not have to be reduced.

Source: California Apartment Association — AB 12 summary. Verified 2026-07-31.

Rent increases on covered units are capped at 8.7% right now. The Tenant Protection Act (AB 1482) caps annual increases at 5% plus the regional change in the cost of living, or 10%, whichever is lower. For Los Angeles County that works out to 8.7% for August 1, 2026 through July 31, 2027. The cap generally applies to units at least 15 years old. Single-family homes are exempt only if the owner is a natural person and the required statutory notice of exemption was given — miss the notice and the exemption does not apply. AB 1482 is currently set to sunset on January 1, 2030.

Source: Berkeley Rent Board — AB 1482 overview. The CPI component is recalculated every August, so re-check the current figure before issuing notices. Verified 2026-07-31.

Managing property for someone else requires a DRE broker license. California requires a Department of Real Estate broker license for anyone who, for compensation, collects rent, solicits tenants, negotiates leases or otherwise manages rental property on another party’s behalf. There is no separate “property management” license — it is the broker or salesperson license. Managing property you own yourself does not require one. Limited exemptions exist for on-site resident managers and for purely clerical work performed under a licensed broker. Unlicensed activity is a misdemeanor under Business and Professions Code §10139.

Sources: California DRE — broker license requirements · Kimball, Tirey & St. John — PM company licensing. Verified 2026-07-31.

What iRunProperties does

iRunProperties is property management software for owners, property managers and apartment communities — built to run the whole operation in one place rather than across a spreadsheet, a bank app and a shoebox of receipts.

Leases & e-sign

Create leases, send them for signature, and keep every executed copy attached to the unit it belongs to.

Rent collection

Track what is due, what landed and what is late, with a ledger per tenant and per property.

Maintenance

Take requests, assign work, and keep a dated record of what was reported and what was done.

Applications

Take rental applications online and keep applicant records with the unit they applied for.

Documents & records

Keep notices, inspections, receipts and correspondence where you can actually retrieve them later.

Owner reporting

For managers reporting to owners: per-property records rather than one undifferentiated pile.

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Common questions

Do I need a license to manage rental property in Los Angeles County?

Only if you are managing for someone else for compensation — that requires a DRE broker license. Managing your own property does not. See the licensing note above for the exemptions.

How much can I raise rent?

On AB 1482–covered units, 8.7% for August 1, 2026 through July 31, 2027 in Los Angeles County — unless a stricter local ordinance applies where the property sits. Confirm both before serving notice.

How much deposit can I collect?

One month’s rent, furnished or unfurnished, unless you qualify for the small-landlord exception described above.

This page is general information, not legal advice. The rules summarised here were verified against the linked sources on July 31, 2026, but California landlord-tenant law changes often — the AB 1482 CPI figure is recalculated every August, and cities within Los Angeles County can impose stricter local ordinances than state law. Confirm the current rule for the specific property, and consult a California attorney for anything consequential.