Journal · selling # Can I Sell My House With Tenants in Pasadena? Yes. Pasadena's Rent Stabilization Department states that the sale of property, a foreclosure, or a change in ownership is not a just cause for eviction in Pasadena. You may sell with the tenant in place. Ending a tenancy, a relocation payment, or a voluntary buyout is a question for a landlord-tenant attorney. Sidney Manzo can help you plan the listing. Published November 10, 2026 · Updated November 10, 2026 · 8 min By Sidney Manzo, CA DRE #01108914 · RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193 [Journal](https://realestateworks.com/journal) · selling Pasadena · tenants · Measure H · Pasadena Selling a rented Pasadena home? Start with a free home review of an occupied or vacant listing path. [Get my free home review](https://realestateworks.com/valuation?city=pasadena). You can also [book a seller consultation](https://realestateworks.com/book?kind=consultation&from=%2Fjournal%2Fcan-i-sell-my-house-with-tenants-in-pasadena&city=Pasadena¬es=Source%3A+%2Fjournal%2Fcan-i-sell-my-house-with-tenants-in-pasadena.+Lead+type%3A+seller.+Situation%3A+sale+with+tenants.). Vacancy is not required, and this office does not remove tenants. ## Can I sell a Pasadena house while a tenant lives there? **Yes. You may sell with the tenant in place.** The City of Pasadena's April 4, 2024 tip, still on the Rent Stabilization site on November 10, 2026, says: "The sale of property, foreclosure, or change in ownership do not constitute a just cause for eviction in Pasadena" ([Sale of Residential Rental Property](https://www.cityofpasadena.net/rent-stabilization/tip-of-the-month/april-sale-of-residential-rental-property/)). The same tip says: "When a property is sold, the terms of tenancy (including the rent amount) transfers to the next owner." Rules as of November 10, 2026. Confirm the current text on the official page. Two listing paths, without ranking them. You can sell with the tenant in place, often to a buyer who will be the successor landlord. Or, only if an attorney identifies a lawful just cause, you can end the tenancy first, with every notice and payment that cause requires. Vacancy is not presented as the preferred path. Statewide background, which is not this City's rule, is in [Can I sell my house with tenants in it in California?](https://realestateworks.com/journal/can-i-sell-my-house-with-tenants-in-it-california) A foreclosure or a short sale is a separate question from the sale itself. [Civil Code section 2924](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=2924.) and the sections that follow are the mortgage statute. If a lender is part of the file, ask a California attorney and a housing counselor. Sidney lists homes and does not buy them. ## Does Pasadena Measure H cover my house or condominium? **Coverage is unit-specific. Do not assume your unit is exempt.** The [Is My Unit Covered?](https://www.cityofpasadena.net/rent-stabilization/info-sheets/is-my-unit-covered/) page says just cause covers most multi-unit properties regardless of when they were built, and "Condominiums and single-family homes, regardless of when they were built." Rent stabilization, meaning the rent caps, covers multi-unit properties built before February 1, 1995. Condominiums and single-family homes are listed under "Who is not covered?" for those rent caps. The City's coverage page lists these temporary-tenancy exemptions. Do not treat either one as yours. On the rent-stabilization list, the City says: "Single-family homes temporarily rented for no more than 12 months in any 36-month period. In these cases, the tenant must be informed in writing (Section 1805(a))." On the just-cause list, the City says: "Owner occupied Single Family Homes temporarily rented for no more than 12 months in any 36 months (tenant must be informed in writing) (Section 1805(a))." Section 1805(a) of the Pasadena Fair and Equitable Housing Charter Amendment, as printed in the [official Charter text](https://www.cityofpasadena.net/city-clerk/wp-content/uploads/sites/21/2022-GE-Pasadena-Charter-Amendment-EN.pdf), says: "A homeowner who is the primary resident of a Single-Family Home may create a temporary tenancy. The temporary Tenant must be provided, in writing at the inception of the tenancy, the length of the tenancy, to last no longer than twelve (12) months, and a statement that the tenancy may be terminated and relocation shall not be provided. A homeowner may not create such temporary tenancies for more than a total of twelve (12) months in any thirty-six (36) month period." An attorney reads the Charter and the coverage page together. A housing counselor or the City's property search is the way to check a unit. The same page says the Tenant Protection Act, also known as AB 1482, may still provide some rent-increase protections, and that the Rent Stabilization Department does not enforce State law. Consult an attorney. [Civil Code section 1947.12](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1947.12.) is the state rent-cap statute. It remains in effect until January 1, 2030, and as of that date is repealed. The section says some residential real property is exempt only when its conditions are met, including a written notice. Do not treat that exemption as yours. Ask an attorney whether it fits your tenancy. The section also says it is not intended to expand or limit the authority of local governments to establish local policies regulating rents. Pasadena's local rules are Measure H, the Fair and Equitable Housing Charter Amendment. An attorney reads the statute and the local rules together. Covered owners must pay interest on security deposits, register in the Rental Registry, and pay the annual Rental Housing Fee. Ask the Rent Stabilization Department what interest applies to a covered deposit. After a sale, the official tip says new owners must update ownership information with the Rent Stabilization Department within 30 days. ## If I want the home vacant before I sell, what does Pasadena require? **Ending a tenancy is a question for a landlord-tenant attorney.** The [official tip](https://www.cityofpasadena.net/rent-stabilization/tip-of-the-month/april-sale-of-residential-rental-property/) says: "New buyers may consider Owner Move-In and 'Ellis Act' evictions if they wish to move into the unit or take it off the rental market. However, these actions carry significant restrictions and tenant protections. Consult an attorney or a Housing Counselor for further explanation regarding landlords' rights and responsibilities." Your attorney can walk you through the relocation schedule. The same tip says landlords may offer tenants voluntary buyout agreements prior to the sale, and it links the City's Tenant Buyout Form. The offer is voluntary. Do not pressure a tenant to sign, and do not use a script or a suggested amount. A landlord-tenant attorney uses the City's Tenant Buyout Form and follows the City's required process, including any cancellation or disclosure rights on that form or in the Charter. ## How do I show a rented Pasadena home to buyers? **Follow the notice rule. Do not enter unannounced.** The [City tip](https://www.cityofpasadena.net/rent-stabilization/tip-of-the-month/april-sale-of-residential-rental-property/) cites [Civil Code section 1954](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1954.): landlords have a right of entry to show the unit to prospective buyers, must provide at least 24-hour written notice prior to the time of entry, and must limit entry to normal business hours. The statute also says the landlord may not abuse the right of access or use it to harass the tenant, and that twenty-four hours shall be presumed to be reasonable notice in absence of evidence to the contrary. The notice shall include the date, approximate time, and purpose of the entry. An attorney confirms how the section applies to your tenancy. Sidney's role is to plan showing windows that follow the notice rule and to discuss pricing an occupied home. ## What happens to the rent and the security deposit when I sell? **For Pasadena, the starting point is the City's transfer sentence and the 30-day registry update.** The [tip](https://www.cityofpasadena.net/rent-stabilization/tip-of-the-month/april-sale-of-residential-rental-property/) says the terms of tenancy, including the rent amount, transfer to the next owner, and that the new owner must update the registry within 30 days. Ask your escrow officer and a landlord-tenant attorney how the deposit is handled. For a covered unit, the [coverage page](https://www.cityofpasadena.net/rent-stabilization/info-sheets/is-my-unit-covered/) says owners pay interest on security deposits. Ask the Rent Stabilization Department what interest applies. The local selling guides are [How Do I Sell My House in Pasadena?](https://realestateworks.com/journal/how-do-i-sell-my-house-in-pasadena) and [What to Disclose When Selling a House in Pasadena](https://realestateworks.com/journal/what-to-disclose-when-selling-a-house-in-pasadena). Except as provided in section 1102.2, [Civil Code section 1102](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1102.) applies to a transfer by sale of single-family residential property, and [Civil Code section 1103](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1103.) is the natural hazard article. Ask a California real estate attorney which of those apply. Also see [Do I need a presale certificate to sell my house in Pasadena?](https://realestateworks.com/journal/do-i-need-a-presale-certificate-to-sell-my-house-in-pasadena) and [Should I sell my Pasadena house or rent it out?](https://realestateworks.com/journal/should-i-sell-my-pasadena-house-or-rent-it-out) [Sell a home in Pasadena](https://realestateworks.com/cities/pasadena) is the city hub. ## Who is a real estate agent helping Pasadena owners sell a rented home? **Sidney Manzo helps Pasadena homeowners plan an occupied listing and review offers.** He does not buy houses, and he does not handle evictions. A landlord-tenant attorney handles notices, relocation, and any buyout. A home value review is not an appraisal. Sidney Manzo, CA DRE #01108914, is with RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193. [Get my free home review](https://realestateworks.com/valuation?city=pasadena). ## Questions homeowners ask next **Can I sell my house with tenants in Pasadena?** Yes. The City's Rent Stabilization Department states that a sale, a foreclosure, or a change in ownership is not a just cause for eviction in Pasadena. You can list the home with the tenant in place. Ask a landlord-tenant attorney before you try to end a tenancy. **Do the tenants have to leave when I sell my Pasadena house?** Not because of the sale. The City says a sale is not just cause, and that the terms of tenancy, including the rent amount, transfer to the next owner. Any move-out has to rest on a lawful cause or a voluntary agreement, with the help of an attorney. **Does Measure H apply to my Pasadena single-family house or condominium?** Just-cause rules can. The City's coverage page says just cause covers condominiums and single-family homes, regardless of when they were built, with listed exemptions. Rent caps are described separately and generally cover multi-unit buildings built before February 1, 1995. Check the official coverage page or a housing counselor for your unit. **Can I offer my Pasadena tenant a voluntary buyout before I sell?** The City says landlords may offer voluntary buyout agreements prior to a sale and publishes a Tenant Buyout Form. A landlord-tenant attorney prepares it and follows the City's process. Do not pressure a tenant to sign. **How much notice do I give before a buyer showing in Pasadena?** The City's sale tip points to California Civil Code section 1954: at least 24-hour written notice, and entry limited to normal business hours. An attorney can confirm how that statute applies to your tenancy. Thinking about selling in Pasadena? Sidney will prepare a home value review. [Request my home value review](https://realestateworks.com/valuation?city=pasadena#valuation-form) ## Sources - [cityofpasadena.net/rent-stabilization/tip-of-the-month/april-sale-of-residential-rental-property/](https://www.cityofpasadena.net/rent-stabilization/tip-of-the-month/april-sale-of-residential-rental-property/) - [cityofpasadena.net/rent-stabilization/info-sheets/is-my-unit-covered/](https://www.cityofpasadena.net/rent-stabilization/info-sheets/is-my-unit-covered/) - [cityofpasadena.net/city-clerk/wp-content/uploads/sites/21/2022-GE-Pasadena-Charter-Amendment-EN.pdf](https://www.cityofpasadena.net/city-clerk/wp-content/uploads/sites/21/2022-GE-Pasadena-Charter-Amendment-EN.pdf) - [leginfo.legislature.ca.gov/faces/codes\_displaySection.xhtml?lawCode=CIV§ionNum=1954](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1954) - [leginfo.legislature.ca.gov/faces/codes\_displaySection.xhtml?lawCode=CIV§ionNum=1947.12](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1947.12) - [leginfo.legislature.ca.gov/faces/codes\_displaySection.xhtml?lawCode=CIV§ionNum=2924](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=2924) - [leginfo.legislature.ca.gov/faces/codes\_displaySection.xhtml?lawCode=CIV§ionNum=1102](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1102) - [leginfo.legislature.ca.gov/faces/codes\_displaySection.xhtml?lawCode=CIV§ionNum=1102.2](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1102.2) - [leginfo.legislature.ca.gov/faces/codes\_displaySection.xhtml?lawCode=CIV§ionNum=1103](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1103) ## Who can help me sell in Pasadena? Sidney Manzo, your local agent in Pasadena, can prepare your home value review, price the home and guide the sale. Sidney Manzo, CA DRE #01108914, licensed in California; 155+ closed sales; RE/MAX Hall of Fame; member of the Pasadena Foothills Association of REALTORS® (PFAR) and C.A.R. [About Sidney Manzo](https://realestateworks.com/about) · [Request my home value review](https://realestateworks.com/valuation?city=pasadena#valuation-form). RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193 Published November 10, 2026 · Updated November 10, 2026 This note is not an appraisal and not legal, tax, or foreclosure advice. Nothing on this page creates a listing agreement. Equal Housing Opportunity. ## Also in the catalog - [Sell a Home in Pasadena](https://realestateworks.com/cities/pasadena) - [Property-Specific Home Value Review](https://realestateworks.com/valuation) - [Book a Seller Consultation](https://realestateworks.com/book?kind=seller-consultation) - [What Happens If I Sell a Mills Act Home in Pasadena?](https://realestateworks.com/journal/selling-a-mills-act-home-in-pasadena) A Pasadena Mills Act contract is a recorded historic-property agreement with the City. See the City's 2026 guidelines and Government Code sections 50280 through 50290. Before you list, confirm the home's designation and whether a contract is already recorded. A California attorney and a CPA read the contract and the tax effect. Sidney Manzo can help you prepare the sale. - [Can I Sell My Home Without a Realtor in Pasadena?](https://realestateworks.com/journal/can-i-sell-my-home-without-a-realtor-in-pasadena) Yes. California does not require a seller to hire a real estate agent. If you sell a Pasadena house, condominium, townhouse, or duplex yourself, you still obtain the City's presale certificate and deliver the statewide seller disclosures. A listing agent can price, market, and negotiate for you. Sidney Manzo lists homes; he does not buy them. - [Taxes When Selling an Inherited House in Pasadena, CA](https://realestateworks.com/journal/taxes-when-selling-an-inherited-house-in-pasadena) Selling an inherited Pasadena house raises income tax, LA County reassessment and closing cost questions. Here are the County and City rules, with the forms and deadlines. --- Sidney Manzo, CA DRE #01108914 · RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193 · (626) 296-2900 Source page: https://realestateworks.com/journal/can-i-sell-my-house-with-tenants-in-pasadena