// pleasant hill · 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.
// the rulebook
Pleasant Hill is state law only: no local cap, no local just cause, no registry, so the ceiling this year is the state 8.8% through July 31, 2027, and an individually owned house or condo is exempt from that too once the lease carries the AB 1482 notice. What the city does have is a business license for every residential rental owner: $121 per unit per year on the 2025 schedule, $41 minimum, prorated for vacancy. One house, one license. The stock is 1950s and 60s ranch neighborhoods, Poet's Corner, Gregory Gardens and Hillsdale, plus apartments near Contra Costa Centre BART, with Diablo Valley College students in the tenant pool. Rents run $2,902 overall and $3,945 for a house, so a vacant month costs more than the license and a year of management fees combined. We write the exemption notice into every eligible lease, keep the license current and prorated correctly, screen students and commuters to the same written standard, and turn a ranch house between tenants in days rather than weeks. Stokley is headquartered here; our fee schedule sits in the same 6 to 10% range, published in full on the fees page.
// what owners run into
Pleasant Hill charges $121 per unit per year for the rental business license, $41 minimum, and it is prorated for vacancy. The proration only helps if someone files the vacancy dates, which most self-managing owners never do.
Apartments near Contra Costa Centre BART and houses near Diablo Valley College draw very different applicants. Source-of-income discrimination is illegal under SB 329, so the screening standard has to be written down and applied the same way to both.
With a 37% renter share and a $3,945 median house rent, the extra weeks a ranch house sits while an owner repaints on weekends cost more than the whole year of fees. Turnover speed is the number that matters here.
// start here
What your Pleasant Hill 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.
Not if you own the house as an individual and the lease carries the AB 1482 exemption notice. Without it, the 8.8% cap and state just cause apply after 12 months. A home held by an LLC with a corporate member, a REIT or a corporation is covered either way.
Yes. Pleasant Hill requires a business license from every residential rental owner, at $121 per unit per year on the 2025 schedule, $41 minimum, prorated for any months the unit is vacant.
Typical East Bay management runs 6 to 10% of collected rent plus half to one month's rent for leasing. The best-known local manager publishes 7% with leasing at 50% of a month or $1,500. 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.