Tenant-occupied · San Diego & South Bay
Sell a house with tenants in San Diego — lease in place, no eviction, no waiting.
California and the City of San Diego give tenants some of the strongest protections in the country. That scares off most retail buyers. For a buyer who expects to own rentals, a tenant in place is normal — and often a plus. We buy occupied properties and take over the tenancy.
What the law says
California and San Diego basics on selling an occupied rental
General information for California homeowners, not legal, tax, or financial advice. Laws change and every situation differs — confirm with a California attorney, escrow or title company, or tax professional.
The tenancy survives the sale
A lease binds the new owner. Your tenant keeps their rights and rent terms; the buyer steps into your shoes as landlord.
Statewide Tenant Protection Act (AB 1482)
For most rentals older than 15 years, annual rent increases are capped and a landlord needs “just cause” to end a tenancy after 12 months. Selling is not just cause. Owner move-in or withdrawal from the rental market are no-fault causes that require relocation assistance.
City of San Diego Tenant Protection Ordinance
Since 2023 the city's ordinance adds stronger no-fault rules and relocation payments for units inside city limits — Paradise Hills, Encanto, Logan Heights, San Ysidro, Otay Mesa. Chula Vista and National City have their own local rules; check which applies.
Security deposits
California law requires the deposit to transfer to the new owner (or be returned), and caps deposits at one month's rent for most landlords. Escrow handles the credit at closing.
Why it's hard to list
The problem with listing a tenant-occupied house
Owner-occupant buyers — the majority of the market — want to move in, which under California law can require a no-fault termination with notice and relocation assistance, and isn't always available. Showings with a tenant in place require proper written notice each time, the house is rarely show-ready, and an unhappy tenant can quietly kill deals. Many agents will simply tell you to wait for a vacancy.
Selling to a buyer who intends to keep it as a rental removes all of that. The tenant stays, rent continues, and the sale is mostly paperwork.
Situations we handle
Tenant situations we buy through
- Good long-term tenants on a lease you don't want to disturb
- Tenants behind on rent, or paying partially
- Month-to-month tenants with no written lease
- Family members or former partners living rent-free
- Tenants in an unpermitted unit or garage conversion
- Occupants who aren't tenants at all (squatters), where we'll discuss the lawful process after closing
- Section 8 / Housing Choice Voucher tenancies
What we'll ask for
Documents that make this easy
- The current lease (or a description of the verbal terms) and any rent-increase notices
- Rent amount, due date, and payment history for the last several months
- Security deposit amount and any prior deductions
- Any notices you've sent or received, including city or county complaints
- Contact information for the tenant, so we can coordinate a single walkthrough with proper notice
How it works
How selling to us works
- 1
Tell us about the house
Enter the address and answer a few quick questions — or just talk to us. You don't need to know anything about the market.
- 2
We look and we talk
We review comparable sales, do one walkthrough, and may ask a few questions. No pressure, no obligation.
- 3
Get a written offer and pick your date
If the house fits what we buy, you get a clear cash offer with the math behind it. Accept it or not — and if you do, close on your timeline.
FAQ
Questions San Diego homeowners ask
Do I have to tell my tenant I'm selling?
There's no general requirement to announce a sale, but you must give proper written notice before any entry for a walkthrough, and after closing the tenant must be told where to pay rent. We help you communicate it calmly.
What if the tenant is behind on rent?
We buy properties with non-paying tenants. It affects how we price the property, and we handle the situation lawfully after closing — you don't have to start an unlawful detainer.
Can I sell if the tenant refuses to let anyone in?
Often, yes. We'll do what we can from the exterior and any information you have, price conservatively, and proceed. California law does allow entry with reasonable written notice for showing to prospective buyers.
Will you keep the tenant after closing?
Frequently. If the tenant is paying and the property makes sense as a rental, we'd rather keep a good tenant than have a vacant house. Any change would follow the law.
Free tools
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Related
Other situations we help with
- Rental property
Timing an exit, the tax points to know about, and how to sell an investment property directly to a buyer who understands rentals.
- Tired landlord
For owners who are done: how to exit a rental without turnover work, showings, or evicting anyone.
- Vacant house
What an empty house costs and risks, what the city expects of vacant-property owners, and how to sell it without going back to fix it.
- Cash home buyers
How direct buyers calculate offers, what to ask any cash buyer, and red flags to watch for.
See what we could pay for your San Diego house.
Enter the address. It takes two minutes and there's no obligation.