Multifamily and Duplex Properties for Sale in Richmond: Zoning and Rent Rules

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What multifamily in Richmond looks like

Richmond’s rental stock is older and more varied than most of Contra Costa County. Typical inventory includes:

Pre-war bungalows, duplexes and fourplexes in Central Richmond, the Iron Triangle and Point Richmond
Postwar and 1960s walk-up apartment buildings near Macdonald Avenue and San Pablo Avenue
Garden complexes and condominiums in Hilltop and the hills
Newer mixed-use buildings on the corridors and near the Richmond BART and ferry areas
Single-family homes with ADUs

Richmond has local rent control, a rental fee and a mandatory inspection program, so operating costs and rules differ from neighboring cities. See financing 2-4 unit properties and apartment building loans.

Where the zoning allows it

Residential districts are in Article 15.04.201.

District	Max density	Height	Duplex	3+ units
RH Single Family Hillside	5 units/acre	35 ft	Not permitted	Only with a CUP at a designated mixed-use node
RL1 Single Family Very Low Density	9 units/acre	35 ft	Administrative use permit on lots of 7,500 sq ft+	New buildings not permitted; existing ones may be improved
RL2 Single Family Low Density	15 units/acre	30 ft	Administrative use permit on lots of 5,000 sq ft+	Same as RL1
RM-1 Medium Density Multi-Family	10 minimum, 26 to 27 maximum	35 ft, 3 stories	Permitted	Permitted
RM-2 Medium-High Density Multi-Family	15 minimum, 40 maximum	35 ft, 3 stories	Permitted	Permitted
CM-1 to CM-5 mixed use	30 to 135 units/acre maximum	45 to 135 ft	Permitted	Permitted

The RM-1 maximum appears as 26 in the text and 27 in the table, so confirm with Planning. Minimum densities matter: an RM-2 site cannot be developed below 15 units per acre.

ADUs. ADUs and JADUs are permitted by right in every residential district. ADUs may be 16 feet tall. See our ADU investment guide. Lawful small second units where the owner lives in the main home are exempt from rent control.

SB 9. We did not find SB 9 provisions in Article 15.04.201. State law still applies to qualifying single-family lots. See our SB 9 lot split guide.

Corridors. Parts of Macdonald Avenue, San Pablo Avenue and 23rd Street follow the Livable Corridors Form-Based Code, adopted April 18, 2023.

Rent rules: Richmond rent control and just cause

Richmond’s Fair Rent, Just Cause for Eviction and Homeowner Protection Ordinance, Chapter 11.100, was approved by voters and dates from December 2016. It was amended in December 2022.

Annual General Adjustment. Each year the Rent Board sets an increase equal to 60% of the Bay Area CPI change, capped at 3% and never below 0%. It takes effect September 1. The Attorney General’s chart shows 1.5% for September 1, 2026 through August 31, 2027. The city’s AGA page lists 1.62% for the prior year. Base rents date to July 21, 2015, or to the start of later tenancies.

Who is covered. Rent control does not apply to units exempt under the state Costa-Hawkins Act, which commonly covers newer buildings and separately sellable single-family homes and condos. It also excludes government-subsidized units, transient lodging and certain owner-occupied situations. Just cause protection reaches more units than rent control. Confirm each unit’s status with the Rent Program.

Just cause. Landlords may end a tenancy only for listed reasons, such as nonpayment, an uncured lease breach, nuisance, refused access, major repairs, owner move-in or withdrawal from the market. Owner move-in requires at least 50% ownership by a natural person and intent to live there 36 months. Withdrawal needs 120 days’ notice, or one year for seniors and disabled tenants. Repair, owner move-in and withdrawal evictions require relocation payments set by a separate city ordinance.

Notices and penalties. Rent increase and termination notices must be filed with the Rent Board within ten business days. Unpaid fees or unfiled notices are a complete defense to an eviction. Overcharges can bring treble damages.

For state law background, see our AB 1482 guide and just cause eviction guide.

Richmond rental property rules

Rental housing fee. Every rental property must be enrolled with the Rent Program. The FY 2025-26 fee was $267 per fully covered unit and $151 per partially covered or subsidized unit. Each rent-controlled tenancy must be registered.

Rental inspection program. Under Chapter 6.40, rewritten by Ordinance 02-25 in January 2025, every non-owner-occupied rental must be inspected once every three years. The city’s fee page lists a $106 annual registration fee for owners of three or more units, $211 per unit for the initial inspection and $90 per re-inspection. New buildings and ADUs are exempt for five years after occupancy. Minor items can be cleared by sworn declaration. Unpaid fees carry penalties of up to 50% and can become a lien.

Fire and business license. Apartment buildings of three or more units pay an annual fire prevention fee, and landlords need a business license for each rental property.

Older buildings, balconies and seismic

Much of Richmond’s multifamily stock predates modern seismic codes. A seismic retrofit review is worth doing for wood-frame buildings over open parking. We did not verify a mandatory Richmond soft-story ordinance. Buildings of three or more units with elevated balconies need SB 721 inspections. Expect the three-year city inspection to surface deferred maintenance. Buildings near the shoreline or creeks may be in Creek Protection or Shoreline overlays.

Transfer tax. Richmond adds a city tax to the county’s $0.55 per $500: $7 per $1,000 under $1 million, $12.50 from $1 to $3 million, $25 from $3 to $10 million and $30 above.

Underwriting a Richmond multifamily purchase

Classify every unit: fully covered, just cause only, or exempt.
Model increases at the AGA (1.5% from September 2026) for covered units and confirm filed notices.
Ask for proof of Rent Program enrollment, paid fees and tenancy registrations.
Get the latest Chapter 6.40 inspection report and any open items.
Collect leases and estoppel certificates, and check any pending Rent Board petitions.
Add the city transfer tax, rental fees, inspection costs and SB 721 work to your rental property analysis.

Questions people ask

What is Richmond’s allowed rent increase?

1.5% for September 1, 2026 through August 31, 2027, under the Attorney General’s chart.

How is the increase set?

At 60% of the Bay Area CPI change, between 0% and 3%.

What does the rental housing fee cost?

For FY 2025-26, $267 per fully covered unit and $151 per partially covered unit.

How often are rentals inspected?

Once every three years under Chapter 6.40, with new buildings exempt for five years.

Where can I build apartments?

In RM-1, RM-2 and the CM mixed-use districts. Duplexes in RL1 and RL2 need an administrative use permit and a minimum lot size.

Does Richmond have a transfer tax?

Yes, from $7 to $30 per $1,000 depending on price, plus the county tax.

Sources & notes

Note: The FY 2026-27 rental fee, relocation amounts and soft-story requirements were not verified.

General information, not legal or tax advice. Last reviewed October 2026 by Matthew Martinez.

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