San Pablo voters will decide on Nov. 3 whether to adopt one of the East Bay's stricter local rent caps. Measure S, a citizen initiative, would limit most covered rent increases to 60% of the regional Consumer Price Index or 3%, whichever is lower, and replace several of the city's existing tenant ordinances with a broader rent-stabilization package.
What a yes vote does
According to the City Attorney's impartial analysis filed with the Contra Costa County Registrar of Voters, Measure S would roll rents for existing tenancies back to the amount charged as of July 1, 2025, then cap annual increases at 60% of CPI with a 3% ceiling. Landlords could seek additional increases through a city process when they can show they need them.
The measure would confirm that landlords need a legally recognized reason to end a tenancy — such as nonpayment of rent, an owner move-in or a substantial renovation — and set notice and procedural rules for each. Relocation payments would apply more broadly than under current city law, generally equal to four months' fair market rent or $12,000, whichever is greater, with extra help for elderly, disabled or terminally ill tenants.
It would also expand anti-harassment rules, protect tenants' ability to organize and regulate cash-for-keys move-out deals. A city hearing process and civil remedies, including damages and attorney fees, would enforce the rules.
What it costs to run
A city fiscal report ordered under Elections Code Section 9212 estimates administration would need about 3.2 to 7.9 full-time-equivalent employees and $1.08 million to $2.36 million a year, paid through annual fees on rental property owners rather than the general fund. The ballot question itself states those costs are funded by owner fees. A simple majority is enough to pass.
Who is for and against it
Rising Juntos gathered the signatures. The ballot argument in favor, signed by San Pablo residents and leaders from Rising Juntos and ACCE Action, says families face rent jumps of hundreds of dollars a month when outside investors buy buildings, and that stable neighbors make the city safer. Supporters note that only about 12% of San Pablo's multi-family stock is owned by local owners, according to the city figures they cite.
Mayor Elizabeth Pabon-Alvarado and Vice Mayor Rita Xavier authored the argument against, joined by a San Pablo renter and a homeowner. They call it a costly permanent bureaucracy that builds no new housing, hits small landlords with fees and relocation bills over $12,000, and may discourage property upkeep. They say the city should stick with its Rent Review program and build more affordable homes instead.
How it differs from today's rules
San Pablo's current relocation ordinance mainly kicks in when the city orders a unit vacated for serious code violations, and its just-cause rules largely track state law. Current city ordinances do not add local limits on rent increases beyond state rules. Measure S would repeal and replace those frameworks with the broader package above. Bay City News, via the Contra Costa Pulse, also notes voters will see a separate Measure R sales-tax question on the same ballot.
A yes vote adopts the new ordinance. A no vote leaves today's tenant and relocation rules in place. Read the full text through the Election 2026 hub or the county voter guide before you mark your ballot.