The Ellis Act is a California state law that allows landlords to evict all tenants in order to "go out of the rental business." It's one of the most controversial laws affecting San Francisco tenants, often used to convert rental units to condos or TICs. Here's what you need to know.
Received an Ellis Act Notice?
If you've received an Ellis Act eviction notice, contact a tenant rights organization immediately. You have important rights and deadlines to protect.
- SF Tenants Union: (415) 282-6622
- Housing Rights Committee: (415) 703-8644
- SF Rent Board: (415) 252-4600
What Is the Ellis Act?
The Ellis Act (California Government Code Section 7060) is a state law passed in 1985 that allows landlords to evict tenants when they want to withdraw their property from the rental market entirely. It was designed to protect landlords' right to exit the rental business.
In San Francisco, it's commonly used to:
- Convert rental buildings to condominiums
- Convert rental units to TICs (Tenancy in Common)
- Take rental units off the market for personal use
- Demolish buildings
Your Rights Under the Ellis Act
Even though Ellis Act evictions are legal, you have significant protections:
Tenant Protections
You must receive at least 120 days' notice before the eviction date.
If you're 62+ or disabled, you get a full year's notice.
You're entitled to substantial relocation assistance (varies by year).
If units return to rental market within 10 years, previous tenants get first priority at the old rent.
Relocation Payments
When you receive an Ellis Act eviction, you're entitled to relocation payments. The amounts are adjusted annually. As of 2026:
Relocation Payment Amounts (2026)
* Amounts are updated annually. Contact the SF Rent Board for current figures.
Restrictions on Landlords
The Ellis Act comes with important restrictions on landlords:
- All units must be withdrawn — Cannot selectively evict some tenants
- 5-year re-rental ban — Cannot re-rent the units for 5 years
- 10-year rent restrictions — If re-rented within 10 years, must offer to previous tenant at original rent
- Lifetime restrictions for seniors/disabled — Special protections continue for life
The Ellis Act Process
Timeline of an Ellis Act Eviction
Must declare intent to withdraw all units from rental market
120 days minimum (1 year for seniors/disabled)
Must be paid before your move-out date
You must vacate by this date
Preserve your right of first refusal for 10 years
How to Protect Yourself
- Don't panic — You have time and rights
- Contact a tenant organization immediately — SF Tenants Union, Housing Rights Committee
- Verify the notice is valid — Check with the Rent Board
- Don't sign anything — Landlords may offer buyouts; consult an advocate first
- Document everything — Keep copies of all notices and communications
- Know your relocation rights — Don't accept less than you're entitled to
- Register your right of first refusal — Ensure you can return if units re-rent
About Buyout Offers
Landlords sometimes offer cash buyouts as an alternative to Ellis Act eviction. Before accepting:
- Never sign anything without getting advice first
- Know what you're giving up — Rent control, right of first refusal, etc.
- Negotiate — Initial offers are often far below fair value
- Get it in writing — Any agreement must be documented
- SF requires buyout disclosure forms — You have rights in buyout negotiations too
Buyout Rights
SF requires landlords to provide a Buyout Disclosure Form before negotiations. You have 45 days to respond, and you can rescind any agreement within 45 days of signing. Never feel pressured.