Trying to choose between Ventura and Oxnard for your next rental investment? The local rules are not the same, and those differences can shape your cash flow, rent growth, and workload. If you want predictable income and fewer surprises, understanding how state law and each city’s policies interact is essential. In this cheat sheet, you’ll get the baseline you need to compare both markets, align your hold strategy, and plan your due diligence. Let’s dive in.
TL;DR for investors
- Oxnard layers a city rent stabilization and just-cause eviction program on top of California’s statewide rules. Expect tighter rent growth and more compliance steps.
- Ventura’s setup should be confirmed in the municipal code. Focus your due diligence on whether the city adds local registration, relocation assistance, or just-cause details beyond state law.
- Statewide rules still apply in both cities. AB 1482 caps rent increases and requires just cause after one year of tenancy for covered units. Notice timing for rent increases is 30 days for increases under 10% and 90 days for increases of 10% or more.
- Pick Oxnard if you value tenant stability and long-term cash flow with structured rules. Pick Ventura if your strategy benefits from fewer city-layered constraints and you confirm that only the state baseline applies.
California rules you always start with
California sets a baseline that applies everywhere, then cities can add local protections. Two statewide laws matter most for your underwriting and operations.
AB 1482: Tenant Protection Act of 2019
- Annual rent cap: For covered units, the allowable increase equals 5% plus local CPI, up to a maximum of 10%.
- Just cause: After 12 months of tenancy, you need a lawful reason to terminate. This typically includes at-fault grounds or specific no-fault grounds defined in the statute.
- Notice for rent increases: Generally 30 days for increases under 10% and 90 days for increases of 10% or more in a 12-month period.
- Common exemptions: Single-family homes and condos may be exempt if the owner is not a corporate owner and the required written notice is given. Newly built units are often exempt during an initial window, and owner-occupied duplexes are commonly exempt. Always confirm the exact statutory text before acting.
Costa-Hawkins Rental Housing Act
- Vacancy decontrol: For units subject to local rent control, you can typically set the new rent to market when a tenant moves out, then follow the applicable rent cap rules going forward.
- Constraints on local rent control: The law limits how far cities can go with certain rent control provisions and preserves key exemptions.
Use these baselines as your starting point, then layer in city rules.
Oxnard: what stands out for investors
Oxnard has a municipal rent stabilization and just-cause framework that meaningfully adds to state law. If you are buying in Oxnard, plan for more structure and compliance.
What to confirm in the Oxnard Municipal Code:
- Allowable annual rent increases: Oxnard sets its own methodology or formula. Determine how it compares to AB 1482 and the timing of increases.
- Just-cause rules: Review the list of at-fault and no-fault grounds and the required procedures, including any notice forms or cure periods.
- Registration and fees: Many RSOs require annual unit registration and fees. Verify what is required, the timeline, and how registration affects your ability to raise rent.
- Relocation assistance: No-fault evictions like owner move-in or demolition often trigger relocation payments. Confirm the amounts, timing, and documentation.
- Vacancy decontrol: Determine whether you can reset rent to market on turnover and whether the city imposes conditions or pre-sets.
- Exemptions: Check how the ordinance treats single-family homes, condos, newly constructed units, and owner-occupied properties.
- Enforcement and penalties: Understand potential fines, tenant remedies, and administrative processes to assess risk.
Investor takeaway: In Oxnard, underwrite with conservative rent growth, assume added operating steps, and analyze returns on longer hold horizons. The upside is tenant stability and predictability once your systems are in place.
Ventura: what to verify before you buy
Your first step in Ventura is to confirm whether the city adds local rules beyond AB 1482, and if so, how they work.
Key items to check in the Ventura Municipal Code:
- Rent stabilization: Determine whether Ventura sets a local rent cap or relies on the statewide AB 1482 limit.
- Just cause and procedures: Look for local definitions of at-fault and no-fault grounds, required forms, and cure or notice periods.
- Registration or inspection: Confirm whether rental registration, fees, or habitability inspection programs apply.
- Relocation assistance: Identify if any no-fault actions require a relocation payment and how amounts are calculated.
- Exemptions: Verify how SFRs, condos, new construction, and owner-occupied properties are treated.
- Enforcement: Note any city-level fines, tenant remedies, or administrative processes.
Investor takeaway: If Ventura relies primarily on state baseline rules for your target property type, you may have more flexibility on turnover and rent resets at vacancy, subject to AB 1482 and Costa-Hawkins. Your due diligence should confirm the current municipal code before you make offers.
Strategy by hold timeline
Align your buy with your time horizon and the city’s regulatory structure.
Short-term flip or quick resale (0-2 years)
- Favor properties where turnover and market rent resets are allowed and practical.
- SFRs and condos can be simpler if they qualify for state-level exemptions, but verify owner type and notice requirements.
- In Oxnard, plan for added process if existing tenants remain. Confirm any limits on no-fault actions and impact on your resale timeline.
Medium-term hold (2-7 years)
- Value-add multifamily can work in both cities with the right assumptions.
- In Oxnard, model limited rent growth and focus on operations, expense control, and tenant retention.
- In Ventura, if city rules are lighter for your asset, look for value-add opportunities that benefit from vacancy decontrol and compliant repositioning.
Long-term buy-and-hold (7+ years)
- Oxnard’s structure can favor long-term investors who prioritize stable cash flow and lower turnover.
- In Ventura, long-term SFR and condo portfolios may deliver higher upside tied to market rent resets, with more variability. Confirm all exemptions.
- For 1031 exchange buyers, match your timeline and returns to the city that fits your risk profile.
Property-type considerations
- Single-family homes: Often exempt under AB 1482 if the owner is not a corporate owner and proper notices are given. Verify local exceptions in both cities.
- Condominiums: Similar to SFRs for exemption purposes, but mind HOA rules and any local city requirements.
- Small multifamily (2-4 units): More likely to sit under local frameworks if the city has one. Underwrite conservatively and verify unit-by-unit status.
- Larger apartment buildings: Expect more direct impact from city programs like Oxnard’s. Build city fees, potential relocation payouts, and tighter rent caps into your pro forma.
- Corporate ownership: Some exemptions hinge on owner type. If you plan to hold in an entity, confirm how that affects exemptions.
Pre-purchase due diligence checklist
Use this list to shorten surprises and sharpen your underwriting.
- Pull municipal code sections for each city on: allowable rent increases, just-cause grounds, notice and cure periods, registration and fees, relocation assistance, and exemptions.
- Review the rent roll and rent history for the past 3-5 years.
- Confirm all lease terms, start dates, notices served, and whether tenants have reached the one-year mark for just-cause protection.
- Check for code violations or open habitability issues that could affect notices or actions.
- Determine the current owner type and how that affects exemptions, especially for SFRs and condos.
- Confirm vacancy status and any city steps required before re-renting at market.
- If buying in Oxnard: verify registration status, fee payments, and any outstanding penalties.
Post-purchase operational checklist
- Register units and pay any required fees if the city requires it.
- Provide all required written tenant notices, including AB 1482 disclosures where applicable.
- Update leases to align with city and state rules. Plan rent-increase timing and amounts using the correct formula and dates.
- Implement a rent-increase workflow that auto-calculates caps and generates compliant 30-day or 90-day notices.
- Maintain detailed records of rent history, notices, and communications.
- Budget for potential relocation assistance and compliance-related legal costs.
Notices, evictions, and timelines
Evictions and rent changes must meet both state and city requirements.
- Just cause: For covered units, you need a lawful reason to terminate after one year of tenancy.
- Rent-increase notices: Use 30 days for increases under 10% and 90 days for increases of 10% or more in a 12-month period.
- No-fault actions: In cities with relocation assistance requirements, plan for payments and extra procedure. Timing and amounts vary by locality.
- Enforcement: Tenants may have remedies that include administrative complaints and civil damages. Cities may levy fines for noncompliance.
How to choose: Ventura or Oxnard?
- Choose Oxnard if you prefer a structured environment with defined local processes, you plan to hold long term, and you value tenant stability over faster rent growth.
- Choose Ventura if your strategy benefits from flexibility associated with the statewide baseline, especially for SFRs and condos, and after you confirm whether the city layers on any local requirements for your property type.
- In both cities, strong management, clear communication, and on-time compliance are competitive advantages that show up in occupancy and net operating income.
Ready to map these rules to your specific deal, timeline, and return goals? With deep Ventura County experience across coastal neighborhoods and investment assets, Heidi Golff can help you pinpoint the right city, property type, and plan.
FAQs
Are single-family homes exempt from rent control in Ventura County?
- Often, yes under state law, if the owner is not a corporate owner and required notices are provided. Always verify local city exceptions and your ownership structure.
Can I raise rent to market after a tenant moves out?
- In many cases, yes due to vacancy decontrol protections. After reset, ongoing increases must follow applicable caps under state or local rules.
What notice do I need to give for a rent increase in California?
- Generally 30 days for increases under 10% and 90 days for increases of 10% or more within a 12-month period.
What is just-cause eviction and how does it affect owner move-in?
- Just cause means you need a lawful reason to terminate after one year of tenancy. Owner move-in is typically a no-fault ground that may require specific notices and relocation assistance depending on the city.
