My rent in Fresno just jumped and I'm scared of eviction. Does Fresno have rent control, and what protects me?

THE KEY FACT FOR FRESNO RENTERS: the CITY OF FRESNO does NOT have its own strong rent-control ordinance, unlike Los Angeles, San Francisco, or Sacramento. So your main protection is California's statewide TENANT PROTECTION ACT (AB 1482) - and whether it covers your unit is the first thing to determine. WHAT AB 1482 PROVIDES (for covered units): - A CAP ON RENT INCREASES of 5 PERCENT PLUS the local CPI (inflation) rate, up to a MAXIMUM of 10 PERCENT in any 12-month period - a landlord cannot exceed that, and cannot dodge it by raising rent multiple times in a year - JUST CAUSE FOR EVICTION after you have lived in the unit 12 months, meaning the landlord must have a qualifying reason (nonpayment, lease violation, or a "no-fault" reason like an owner move-in or withdrawal from the rental market) - For certain NO-FAULT evictions, the landlord must pay RELOCATION ASSISTANCE (generally one month's rent) IS YOUR UNIT COVERED? Key exemptions under AB 1482 and the COSTA-HAWKINS Act: - SINGLE-FAMILY HOMES and condos are often EXEMPT if not owned by a corporation or REIT AND the landlord gave the required written exemption notice - Housing built within the last 15 YEARS (on a rolling basis) is exempt - Owner-occupied duplexes and some other categories are exempt If your building is older than 15 years and is a larger apartment complex, it is very likely COVERED. OTHER PROTECTIONS: - AB 12 (2024) caps most SECURITY DEPOSITS at one month's rent - Proper WRITTEN NOTICE is required for any increase (generally 30 days, or 90 days for larger increases) - An eviction requires a court process (unlawful detainer) - a landlord cannot lock you out or remove your belongings without a court order WHAT TO DO: figure out whether AB 1482 covers your unit, keep all notices and communications, and do not move out just because you got a notice. CENTRAL CALIFORNIA LEGAL SERVICES provides free eviction defense and rent guidance for income-qualifying Fresno tenants - contact them early, especially if you have received any eviction paperwork.

I bought a Fresno house and found a serious defect the seller never told me about. What can I do?

YOU MAY HAVE A REAL CLAIM. California requires sellers to disclose known problems, and hiding a material defect can support a lawsuit even after escrow closes. THE DISCLOSURE DUTY: under Civil Code 1102 and following, a residential seller must complete a TRANSFER DISCLOSURE STATEMENT (TDS) disclosing known material facts about the property's condition, including: - FOUNDATION and SOIL issues - especially relevant in parts of Fresno County with expansive clay soils that cause movement and cracking - WATER intrusion, roof leaks, and drainage problems - UNPERMITTED additions or alterations - Pest damage and known environmental hazards Separately, the NATURAL HAZARD DISCLOSURE (Civil Code 1103) must reveal flood, fire, and other mapped-hazard status, which matters on the county's rural and foothill edges. WHEN NONDISCLOSURE IS ACTIONABLE: if the seller (or their agent) KNEW about a defect and failed to disclose it, you may have claims for: - FRAUD or intentional misrepresentation - NEGLIGENT misrepresentation or nondisclosure - RESCISSION of the sale in serious cases California courts have allowed buyers to pursue these claims years later where the problem was concealed and only later discovered. THE INSPECTION ANGLE: your inspection-contingency period (often the first 17 days after acceptance under the standard California purchase contract) is your main chance to find defects before closing. But a defect the seller KNEW about and hid, which a reasonable inspection would not have revealed, remains actionable afterward - the seller's knowledge is the crux. WHAT TO DO: - DOCUMENT everything - repair estimates, photos, the TDS you received, and any evidence the seller or agent knew (prior repairs, neighbor statements, permit history) - Get a professional evaluation of the defect and its cost to repair - Act promptly - fraud claims generally must be brought within three years (Code of Civil Procedure 338), with the clock often starting at discovery, and other theories have their own deadlines - Consult a real estate attorney; the FRESNO COUNTY BAR ASSOCIATION can refer you, and CCLS may assist income-qualifying homeowners The strength of your case turns on proving the seller's KNOWLEDGE, so build that evidence first.

How does Proposition 13 affect my Fresno property taxes, and what changed with Prop 19 for inherited homes?

PROPOSITION 13 IS THE FOUNDATION of California property taxation, and it works strongly in a long-term Fresno homeowner's favor. HOW PROP 13 WORKS: - Your property's ASSESSED VALUE is generally set at the purchase price when you buy, and the base tax rate is capped at 1 PERCENT of that value (plus voter-approved local add-ons) - The assessed value can rise no more than 2 PERCENT PER YEAR, regardless of how much the market value climbs - REASSESSMENT to current market value happens only on a CHANGE OF OWNERSHIP or NEW CONSTRUCTION The practical effect: a neighbor who bought decades ago may pay far less in property tax than someone who bought an identical Fresno house last year, because the long-term owner's assessed value has been frozen (rising only 2 percent a year) while the new buyer is assessed at today's higher price. This is why a purchase triggers a reassessment - budget for a tax bill based on your PURCHASE PRICE, not the seller's old assessment. WHAT PROP 19 CHANGED (effective 2021) FOR INHERITED PROPERTY: - The OLD rule let parents pass a home (and often other property) to children while keeping the low Prop 13 tax base, even if the child rented it out - PROP 19 NARROWED this: an inherited home generally keeps the parent's low tax base ONLY if the child (or grandchild) makes it their PRIMARY RESIDENCE, and even then there is a value limit above which some reassessment applies. Inherited property used as a rental or second home is now generally REASSESSED to market value - On the flip side, Prop 19 EXPANDED portability: eligible homeowners who are 55 OR OLDER, severely disabled, or wildfire/disaster victims can TRANSFER their low assessed value to a replacement home anywhere in California, up to a few times WHY IT MATTERS IN FRESNO: families counting on passing a low-tax-base home to children who will rent it out can face a large tax increase under Prop 19 - worth planning for. And older Fresno homeowners looking to downsize or relocate within California can carry their Prop 13 savings with them. For specific assessments, contact the FRESNO COUNTY ASSESSOR; for estate and transfer planning around Prop 19, consult a real estate or estate attorney.

I'm behind on my Fresno mortgage and afraid of foreclosure. How does the process work and how much time do I have?

CALIFORNIA IS A NON-JUDICIAL FORECLOSURE STATE, which means most Fresno foreclosures go through a trustee-sale process (not a court lawsuit) - it moves on a defined timeline, and understanding it tells you how much time you have and where the leverage is. THE TIMELINE: - NOTICE OF DEFAULT (NOD) - after you fall sufficiently behind, the lender records an NOD with the FRESNO COUNTY RECORDER, formally starting the process - A MINIMUM 90-DAY PERIOD follows before the next step, during which you can try to cure the default or pursue alternatives - NOTICE OF SALE (NOS) - the lender then records a Notice of Trustee Sale at least 21 DAYS before the auction date - TRUSTEE'S SALE - the property is sold at public auction; California generally provides NO post-sale RIGHT OF REDEMPTION in a non-judicial foreclosure, so once the sale happens it is final YOUR PROTECTIONS UNDER THE HOMEOWNER BILL OF RIGHTS: - The lender must give you a SINGLE POINT OF CONTACT for loan-modification discussions - DUAL TRACKING is restricted - the lender generally cannot proceed with the foreclosure sale while a COMPLETE loan-modification application is pending review - You are entitled to be evaluated for alternatives before the sale YOUR OPTIONS (best pursued EARLY): - LOAN MODIFICATION or forbearance to make the loan affordable again - REINSTATEMENT - paying the past-due amount plus fees to stop the process (available up to shortly before the sale) - A SHORT SALE (selling for less than owed, with lender approval) or a deed-in-lieu, to avoid a foreclosure on your record - BANKRUPTCY, which can temporarily halt a sale through the automatic stay (get legal advice on whether it fits your situation) WHAT TO DO NOW: - Do NOT ignore the notices - the timeline runs whether or not you engage - Contact a HUD-APPROVED HOUSING COUNSELING agency and CENTRAL CALIFORNIA LEGAL SERVICES, which assists income-qualifying Fresno homeowners, BEFORE the NOD is recorded if possible, when the most options remain - Beware foreclosure-rescue SCAMS that demand upfront fees or ask you to sign over your deed The earlier you act, the more leverage you have - once the trustee's sale occurs, your options largely end.

Is Valley Fever a real concern for buying or building in the Fresno area, and does it have to be disclosed?

YES, VALLEY FEVER IS A GENUINE SAN JOAQUIN VALLEY CONCERN, and while the disclosure rules are less rigid than for flood or fire zones, it interacts with California's general duty to disclose known material facts. WHAT VALLEY FEVER IS: coccidioidomycosis ("Valley Fever") is caused by a fungus (Coccidioides) that lives in the SOIL of the San Joaquin Valley and other arid regions. Its spores become airborne when soil is DISTURBED - by wind, farming, grading, excavation, and CONSTRUCTION - and can cause serious respiratory illness when inhaled. Fresno County sits in an endemic area, so the risk is a real backdrop to land use, building, and outdoor work in the region. HOW IT RELATES TO REAL ESTATE AND DISCLOSURE: - California does not have a single dedicated "Valley Fever zone" disclosure the way it does for flood and fire under the Natural Hazard Disclosure (Civil Code 1103), but a seller's general duty under the TRANSFER DISCLOSURE STATEMENT (Civil Code 1102) is to disclose KNOWN MATERIAL FACTS affecting value or desirability - which can include known soil-related conditions the seller is aware of - For NEW CONSTRUCTION and DEVELOPMENT, soil disturbance is the main exposure pathway, and there are worker-safety obligations (Cal/OSHA has addressed Valley Fever risk for construction and outdoor workers who disturb soil) - a consideration for builders, developers, and anyone grading a lot - Buyers of raw land or homes near active agricultural or construction soil disturbance should be aware of the environmental context PRACTICAL GUIDANCE: - If you are BUYING, review the Transfer Disclosure and ask directly about known soil or environmental issues; the general disclosure duty means a seller who knows of a specific material problem should reveal it - If you are BUILDING or developing, factor in soil-disturbance safety measures (dust control, worker protection) and check local building and grading requirements - If a seller AFFIRMATIVELY concealed a known material condition, ordinary nondisclosure and fraud remedies (Civil Code 1102, and fraud under Code of Civil Procedure 338) can apply Valley Fever is more often a HEALTH-AND-SAFETY and land-use issue than a formal title matter, but in an endemic county like Fresno it belongs on any buyer's or builder's checklist. For specific legal questions, consult a real estate attorney familiar with Central Valley development.

Real Estate Law in Fresno, California

Real estate transactions and disputes involving CITY OF FRESNO property run through the civil division of the FRESNO COUNTY SUPERIOR COURT, with ownership records kept by the FRESNO COUNTY RECORDER and valuations set by the FRESNO COUNTY ASSESSOR. Fresno's housing market is defined by a paradox: homes are CHEAP by California standards, which has drawn heavy OUT-OF-AREA INVESTOR pressure and pushed prices and rents upward faster than local incomes in one of the poorest large metros in the country. The result is a stark north-south divide — affluent north Fresno and the Fig Garden and Woodward Park areas against lower-income, historically disinvested neighborhoods in southwest and southeast Fresno, where aging, absentee-owned housing and code-enforcement problems are chronic. Layered over all of it is a FARMWORKER HOUSING CRISIS in the surrounding rural communities and health-and-safety concerns unique to the Valley, including VALLEY FEVER (coccidioidomycosis), a soil-borne fungal disease whose disclosure and remediation issues arise in construction and land use, and the nation's worst air quality as a constant backdrop.

California's disclosure and property-tax rules govern every Fresno sale. Sellers must complete a TRANSFER DISCLOSURE STATEMENT (Civil Code 1102 and following) revealing known material defects — foundation and soil movement common in Valley clay soils, water intrusion, unpermitted additions, pest damage, and known environmental hazards. Separately, the NATURAL HAZARD DISCLOSURE (Civil Code 1103) must reveal whether a property sits in a mapped flood, fire, or other hazard zone, which matters on the county's rural and foothill fringes. Failure to disclose a known defect can support a fraud or rescission claim discovered well after closing. On taxes, PROPOSITION 13 caps a property's assessed value and limits annual increases to no more than 2 percent until a change of ownership or new construction triggers reassessment at market value — the foundational rule that keeps long-held Fresno homeowners' tax bills far below a recent buyer's on an identical house. PROPOSITION 19 (2020) then reshaped the inheritance rules, narrowing the old parent-child exclusion so that inherited property generally keeps its low Prop 13 base ONLY if the heir makes it a primary residence, while allowing eligible older and disabled homeowners to transfer their assessment when they move.

Landlord-tenant law is where Fresno's affordability crisis meets the courtroom, and here a single fact dominates: FRESNO HAS NO STRONG LOCAL RENT CONTROL. Unlike Los Angeles, San Francisco, or Sacramento, the City of Fresno has not enacted its own robust rent-stabilization ordinance, so the primary protection for most Fresno renters is California's statewide TENANT PROTECTION ACT (AB 1482). That law caps annual rent increases on many units at 5 PERCENT PLUS LOCAL CPI, up to a MAXIMUM OF 10 PERCENT, and requires JUST CAUSE for eviction after a tenant has lived in the unit 12 months. Important limits under the COSTA-HAWKINS Rental Housing Act and AB 1482's own exemptions mean single-family homes not owned by corporations (with proper notice) and housing built within the last 15 years on a rolling basis are often exempt — so a Fresno tenant's real protection depends on the specific building. AB 12 (effective 2024) capped most SECURITY DEPOSITS at one month's rent, a meaningful change for cash-strapped Valley renters, and the ELLIS ACT governs a landlord's right to exit the rental business entirely.

The dispute machinery covers foreclosures, HOAs, and boundaries. California is a NON-JUDICIAL FORECLOSURE state: most Fresno foreclosures proceed through the trustee-sale process in the deed of trust rather than a court lawsuit, beginning with a NOTICE OF DEFAULT recorded with the county recorder, followed by a MINIMUM 90-DAY period, then a NOTICE OF SALE recorded at least 21 DAYS before the auction — and California generally provides NO post-sale right of redemption, so once the trustee's sale occurs, it is final. The HOMEOWNER BILL OF RIGHTS restricts "dual tracking" (foreclosing while a complete loan-modification application is pending) and requires a single point of contact for borrowers seeking a modification. Homeowners-association disputes in the county's master-planned and condominium communities are governed by the DAVIS-STIRLING Act (Civil Code 4000 and following), which controls assessments, fines, and the notice-and-dispute steps an HOA must follow before recording a lien or foreclosing. Boundary and title disputes proceed as quiet-title actions, with adverse possession requiring five years of open, continuous, hostile possession plus payment of the property taxes.

Commercial and practical realities round out Fresno real estate. The city's commercial market centers on agriculture-adjacent industrial and logistics space, downtown revitalization, medical and retail corridors, and the warehouse boom along 99 — where lease disputes commonly involve common-area-maintenance charges, percentage rent, and tenant-improvement obligations. For income-qualifying tenants and homeowners, CENTRAL CALIFORNIA LEGAL SERVICES handles habitability, eviction defense, and foreclosure-related matters at no cost, and the CITY OF FRESNO's code-enforcement and any rental-housing-improvement programs address substandard housing in the older neighborhoods. The practical playbook: read the Transfer Disclosure and Natural Hazard Disclosure carefully before buying and get an independent inspection; document habitability problems in writing and preserve photos and repair requests if you are a renter; confirm whether your unit is covered by AB 1482 or exempt under Costa-Hawkins before responding to a rent increase or eviction; and for any foreclosure risk, seek HUD-approved housing counseling or legal aid BEFORE a Notice of Default is recorded, when the most options remain open. Prop 13's protections and AB 1482's caps are powerful only if you know they apply and act on them.

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