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Yes, and you don’t have to evict first. A sale doesn’t end the tenancy; the buyer takes the property subject to the existing lease (a fixed lease survives, a month-to-month continues), and the security deposit transfers under Civ. Code §1950.5. An investor buyer wants a paying tenant in place, so selling occupied is the clean path, and we close in 7 days or less.
California’s Tenant Protection Act, AB 1482 (Civ. Code §1947.12), caps annual rent increases at 5% plus the regional cost-of-living change, never more than 10% in a year. A long-held unit can be renting far below market. On a unit renting $1,800 in a $3,000 market, that’s roughly $14,000 a year the cap permanently locks away. Selling now converts that frozen upside into cash today, with no eviction and no vacancy.
No. California eviction (unlawful detainer) takes 2–4+ months and thousands in legal fees, and AB 1482 just-cause rules (Civ. Code §1946.2) apply. You can sell the property occupied, even with a non-paying or holdover tenant, to a cash buyer who takes on the situation. We coordinate the lease and deposit transfer and close in 7 days or less.
By Steven Williams, Founder & CEO, Rapid Home Solutions, buying Bay Area homes since 2014.
By Steven Williams, Founder & CEO · Updated November 2026
Google ⭐⭐⭐⭐⭐ 5.0 · BBB Accredited · Buying Bay Area Rentals With Tenants Since 2014
Landlords and owners who skipped the showings, the repairs, and the year-long wait, and sold for cash on their own timeline.
Request a no-obligation cash offer above. Tell us the address, the rent, and roughly what the lease looks like, and we’ll give you a number that already accounts for the tenancy, with no showings and no eviction required.
If you own a Bay Area rental and you’re done: done with capped rent that hasn’t kept up with your costs, done with just-cause rules, done with the idea of a buyout fight, you do not have to empty the place before you can sell. You can sell with the tenant living there. The buyer simply becomes the new landlord.
The catch is that the open market punishes you for it: lenders appraise an occupied rental to its current (often rent-controlled) income, owner-occupant buyers won’t touch a home they can’t move into, and California’s 24-hour-notice rule makes the dozens of showings a listing needs nearly impossible. Rapid Home Solutions (founded by CEO Steven Williams in 2014, with Dawson Criddle as Head of Acquisitions) lays out below exactly where the law stands in 2026, and how a cash sale gets you out cleanly.
Yes. A buyer takes title subject to the existing tenancy, so you can sell at any time without removing your tenant. Under California law the lease runs with the property. The new owner steps into your shoes as landlord, and a fixed-term lease survives the sale. In San Francisco, Oakland, Berkeley, and San Jose, a sale or change of ownership is explicitly not ‘just cause’ to evict (you literally cannot displace a tenant just because you’re selling). So you have two honest paths: sell with the tenant in place (fast, no fight), or pursue a lawful no-fault exit first, which is slow and expensive. Most Bay Area landlords who are ready to move on choose the first.
They quietly cut your retail price and stretch your timeline, which is exactly why an occupied rental sells better to a cash buyer than on the open market. Three forces work against a traditional listing:
You have four, in rough order of speed and cost:
Here’s the part no national ‘we buy houses’ company can explain, because it’s specific to your city. A sale is never just cause to evict in the Bay Area’s rent-controlled cities, and the no-fault relocation payments below apply only to owner move-in or Ellis Act withdrawals, never to simply selling to a buyer who keeps the tenant. Use this to know your rights before you list, or before you call us.
| Bay Area city | Is a sale ‘just cause’ to evict? | No-fault relocation (2026): NOT owed on a sale |
|---|---|---|
| San Francisco | No. Admin Code §37.9 (must give written, bold-print disclosure) | $8,245/tenant · $24,733 max/unit (Ellis: $11,110/tenant) |
| Oakland | No. OMC §8.22.360 (covers buildings of all ages) | ≈$9,977 base, CPI-adjusted each July; 25-day buyout rescission |
| Berkeley | No. BMC §13.76.130 (lists sale as NOT just cause) | $19,413 (+$6,471 for protected tenants), eff. Jan 1 2026 |
| San Jose | No. Apartment Rent / Tenant Protection Ordinance | $6,925–$12,414 by unit size (+ qualified supplement) |
The Costa-Hawkins Rental Housing Act (Civ. Code §§1954.50–1954.535) exempts single-family homes, condos, and any unit built after February 1, 1995 from local rent caps. More importantly for a sale: under vacancy decontrol (§1954.53), once your tenant voluntarily leaves, the next owner can reset rent to market. That future upside is the investor’s pitch, and it lets us make a stronger offer on an exempt unit today. (One trap: if a single-family home is owned by an LLC with a corporate member, a REIT, or a corporation, the exemption is lost.)
The Tenant Protection Act (Civ. Code §1946.2 just cause; §1947.12 rent cap, currently 6.3% in the SF metro through July 2026) covers most multifamily built before the rolling 15-year window. Single-family homes and condos are exempt, but only if you served the exact §1946.2(e)(8) exemption notice. Thousands of Bay Area landlords never did, which silently makes their ‘exempt’ rental fully AB 1482-covered. We handle property in either status.
At sale you must transfer the security deposit to the buyer and notify the tenant in writing (Civ. Code §1950.5). Skip it and the buyer becomes jointly liable, so it’s worth getting right. In Oakland, the Community Opportunity to Purchase Act (COPA) can give qualified nonprofits a right to make an offer before a market sale. We work through all of this as part of a normal escrow. It does not have to fall on you.
You don’t have to sort out the occupant before you sell. The tenancy transfers with title, and the buyer takes the property subject to it:
Never use self-help. Changing the locks, removing doors or belongings, or shutting off utilities to force a tenant out is illegal in California, and Civil Code §789.3 makes the landlord liable for the tenant’s damages plus a daily penalty. A cash-for-keys agreement is lawful only when it is fully voluntary and in writing. Selling occupied lets you skip both the court calendar and the buyout negotiation.
That’s the whole point: the tenant friction that breaks a retail sale (access, appraisal, estoppel, buyouts) is our problem to solve, not yours.
| List with an agent | Sell to us | |
|---|---|---|
| Tenant cooperation required | Yes, 24-hr notice per showing | None |
| Showings | Dozens, tenant can decline | Zero |
| Time to close | 60–120 days | 7 days or less |
| Occupancy price hit | 5–20% appraisal/lender drag | Priced transparently up front |
| Relocation / buyout risk | Buyer may demand you clear the tenant | We keep the tenant: none |
| Contingencies | Inspection, financing, tenant access | None |
| Commission & closing costs | 5–6% + fees | $0. We cover them |
A retired owner in unincorporated Alameda County had a long-term tenant paying well under market and no appetite for a buyout or an Ellis Act fight. A traditional agent told him to deliver the unit vacant to get a real price, which, under just-cause rules, would have meant a five-figure buyout and months of risk. Instead he called us. We priced the home with the tenancy in place, opened escrow the next day, transferred the deposit to ourselves at closing, and funded in 9 days. The tenant never moved, never knew a showing, and kept the same rent. The owner walked away with his equity and zero landlord obligations.
Working with Steven was an absolute pleasure from start to finish. Not only did they provide a competitive cash offer and close in just 10 days, but they also honored my full commission as the listing agent — something that truly speaks to their professionalism and integrity. The property was sold completely as-is and required multiple dumpsters worth of clean-out and hauling, yet they never questioned a thing or made the process difficult. The transaction was smooth, straightforward, and one of the easiest deals I’ve ever been a part of. If you’re looking for a reliable buyer for a quick and hassle-free sale opportunity, I highly recommend Steven and his team.
We were about to retire and move out of state, so we needed to sell our home of 16 years. Our home needed some TLC but we just wanted to move on and retire! We looked at all the options and decided to sell off-market with Rapid Home Solutions and we couldn’t have made a better decision. Super fast closing, no real estate agents or commissions, and they took the house as-is, no questions asked. Dawson and his team were super friendly and flexible and we couldn’t recommend them highly enough. Stay away from the lowballing sharks and work with someone who is all about a win-win for both parties!
If you are in need of quick and trouble-free as-is sale for a reasonable offer and no contract loopholes like most as-is buyers, choose Rapid Home Solutions. Dawson is honest and upfront about everything. The offer was fair and quick closing. A big help to my family when we needed it.
Fast and smooth transaction with Steve and his crew. I highly recommend to anyone looking for a reliable and trustworthy team, rapidhomesolutions gets the job done!
I recently used Rapid Solutions to sell my house, and I’m thrilled with the experience. From start to finish, their process was seamless, efficient, and stress-free, making them a standout choice for homeowners looking to sell quickly. Pros: • Speedy Process: True to their name, Rapid Home Solutions lived up to their promise of a fast sale. After reaching out, they provided a fair cash offer within 48 hours, and we closed the deal in just 16 days. This was a lifesaver as we needed to close as soon as possible. • Hassle-Free Experience: No need for repairs, staging, or endless showings. They bought the house as-is, which saved us time and money. The team handled all the paperwork, making it incredibly convenient. • Transparent and Fair: The offer was competitive, and there were no hidden fees or commissions. Their team clearly explained the process, so we felt confident every step of the way. • Professional Team: Dawson was courteous, responsive, and genuinely cared about our needs. He answered all our questions promptly and tailored the timeline to fit our schedule.
Super easy, super fast. 10 stars! ⭐️⭐️⭐️⭐️⭐️⭐️⭐️⭐️⭐️⭐️ not to mention really nice people. No hard sell whatsoever. It was a huge relief.
Great experience!! Super fast funding and wonderful people to work with. Highly recommend!!
Rapid Home solutions will help you sell fast and no hassle. They won’t waste your time at all, but will come with a personalized solution for you! If you are lucky enough to work with Dawson, that guy is not playing games. I’ve worked personally with him and he cares about the sellers he talks to and he enjoys helping people. I know no one with better work ethics! If you happen to meet these guys and think they could possibly help, don’t hesitate, just call them!!!
I worked with Dawson for my mother’s condo that was in bad shape. Dawson was incredibly fair on price and very compassionate about her situation and made the process very easy to complete. Everything went smoothly and she received her funds quicker than we expected. I did check with other companies and there was no comparison in my mind.
Under Civ. Code §1950.5 the deposit transfers to the buyer at closing (or is credited), and the tenant is notified in writing. We handle this as part of escrow so nothing slips through the cracks.
Yes. We underwrite rent-controlled and Costa-Hawkins (Civ. Code §1954.50 et seq.) properties with the rules already priced in. Single-family homes and most condos are exempt from local rent control but usually still fall under statewide AB 1482.
We still buy. Rather than spend months and thousands on an eviction first, you can sell the property occupied to us and hand off the situation. We close in 7 days or less.
None. No agent commissions, no repairs, no turnover costs — we buy as-is, occupied or vacant, and the cash offer you accept is what you receive.
No. Self-help eviction is illegal in California. Under Civil Code §789.3, a landlord who changes the locks, removes property, or cuts off utilities to force a tenant out is liable for damages plus a daily penalty. The lawful route is the unlawful detainer process, or you can sell occupied and let the buyer handle it.
It depends on how established they are. Since January 1, 2024, SB 602 lets an owner's Penal Code §602 no-trespass authorization last up to 12 months, which helps with recent trespassers. An occupant who has established a tenancy still has to go through the court process. Either way, we can buy the property occupied.
No eviction, no showings, no buyout fight, no commissions. We take the property with your tenant in place and close on your timeline. Dawson Criddle, Head of Acquisitions, personally reviews every inquiry.
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DISCLAIMER: This article is provided for general informational purposes only and does not constitute legal, tax, or financial advice. California and local landlord-tenant, rent-control, and just-cause law is complex, changes frequently, and your specific situation, including your city’s current ordinance and relocation amounts, may require advice from a licensed California attorney. Rapid Home Solutions is a real estate operation, not a law firm; Dawson Criddle is a Licensed California Real Estate Agent, not an attorney. Statutory citations (e.g., Cal. Civil Code §§1946.2, 1947.12, 1950.5, 1954.50; Gov. Code §7060; and local ordinances) reflect our understanding as of the last-updated date. Always verify current law before acting. Relocation figures are no-fault amounts and do not apply to an ordinary sale with the tenancy continuing.
