Rental properties — Alameda County
Sell your rental
with the tenants in place.
No notices, no vacancy, no turnover repairs. We buy occupied rentals across the county and take over the leases at closing.
About a minute · No obligation · Or call (510) 706-7203
What to know
Being a landlord in the East Bay gets harder every year.
Many rental owners in Alameda County never set out to be landlords. They kept a first home, inherited a parent’s house, or bought a duplex decades ago. Now they’re managing repairs on an older building, rules that change every year, and sometimes a tenant who has stopped paying.
Selling a tenant-occupied property the usual way is hard. Most buyers want it vacant, but ending a tenancy is restricted, and every showing needs notice and the tenant’s cooperation. We buy with tenants in place, so you don’t have to do either.
The rent and eviction rules you’re selling around
Statewide, the Tenant Protection Act (AB 1482) caps yearly rent increases on most older rentals and requires a legal “just cause” to end most tenancies after the first year. Oakland, Berkeley, Alameda and Hayward add their own rent and eviction ordinances on top, with stricter limits, registration requirements and, in some cases, relocation payments. Emeryville, Union City and the county’s unincorporated areas have local just-cause rules, and San Leandro’s new rent limits take effect in 2027.
Those rules stay with the property when it sells. The buyer takes over the existing leases, and under just-cause rules a sale isn’t a reason to end a tenancy, so the rents and the tenants’ protections carry over too. We price that in from the start instead of asking you to deliver the house empty.
Why occupied rentals are hard to list
California requires advance notice, usually in writing, before you enter a tenant’s home to show it to buyers, and 24 hours is presumed reasonable. Tenants who don’t want to move have little reason to keep the place show-ready, and buyers who need a mortgage usually want a home they can move into. Many occupied listings turn into months of showings and a price cut.
What happens to leases and deposits
At closing, we take over the existing leases as they are. California requires each tenant’s security deposit to be either transferred to the new owner, with written notice to the tenant, or returned to the tenant. The title company prorates the month’s rent so each side gets its share, and the tenants are told who their new landlord is and where to pay rent.
Planning a 1031 exchange?
If you plan to buy another investment property, a 1031 exchange can defer the capital gains tax. The clock is strict: 45 days from closing to identify replacement properties in writing, and 180 days (or your tax-return due date, if that comes first) to complete the purchase. A firm closing date makes that easier to plan. Line up a qualified intermediary before you sign anything.
General information about California rules as of October 2026, not legal, tax or financial advice. Laws change and every situation is different, so check the details with an attorney, CPA or housing counselor.
How it works
Rental with tenants: how the sale works.
Tell us about the property
Units, rents, lease terms and anything we should know about the tenants. You don’t need to tell them anything yet.
Get a written cash offer
Usually within 24 hours, based on the property as it is today, tenants included.
One visit, with notice
If we need to see inside, it’s a single visit with proper notice to your tenants, not weeks of showings.
Close and hand over the keys
We take over the leases and deposits at closing. Your tenants get a new landlord, and you’re done.
Why sell to us
A direct cash sale vs. listing with an agent
| Feature | EZ Home Offer | Listing with an agent |
|---|---|---|
| Commissions & fees | None | Often around 5% of the price |
| Repairs & cleaning | None, sell as-is | Often required |
| Showings & open houses | None | Many |
| Time to close | As little as 3 days | Often 60–90+ days |
| Closing date | You choose | Buyer’s schedule |
| Financing fall-through | Low risk, cash offer | Common |
Common questions
Rental with tenants: your questions, answered.
Do my tenants have to move out before I sell?
No. We buy occupied properties and take over the existing leases. In California, and especially under local rules in cities like Oakland and Berkeley, a sale generally doesn’t end a tenancy anyway.
My tenant isn’t paying rent. Can I still sell?
Yes. Tell us where things stand, including any notices you’ve served or a pending case, and we’ll factor it into the offer. Check local rules before taking any new step with the tenant.
Will my tenants’ rent change after the sale?
Not because of the sale. The new owner has to follow the same rules you do: state rent caps, just-cause protections and any local ordinance stay with the property.
What happens to the security deposits?
California requires the seller to either transfer each deposit to the buyer, with written notice to the tenant, or return it to the tenant. In a sale to us, deposits are usually transferred at closing.
Do I need to tell my tenants I’m selling?
You’ll need to give proper notice for any visit inside, and after closing your tenants will be told who the new owner is and where to pay rent. Many owners prefer to tell tenants early so it isn’t a surprise.
How do you determine your offer?
We look at the property’s condition, the repairs it needs, and recent comparable sales nearby. We walk you through how we got to the number, with no pressure to accept.
Are there any fees or commissions?
No. You won’t pay agent commissions or pay us any fees. We cover typical closing costs, so the offer you accept is what you can expect to walk away with, minus any existing liens or mortgage payoff.
Are you real estate agents?
No. We’re real estate investors, not licensed agents or brokers, and we don’t list homes. We may buy your property directly or assign our purchase contract to another investor buyer. We’ll always tell you exactly how the deal is structured.
Other situations
Whatever’s going on, we can help.
- Inherited houseHow it works →
- Facing foreclosureHow it works →
- DivorceHow it works →
- Fire damageHow it works →
- Major repairsHow it works →
- Vacant houseHow it works →
- Code violationsHow it works →
- RelocatingHow it works →
- DownsizingHow it works →
- Assisted livingHow it works →
- Hoarder houseHow it works →
- Selling as-isHow it works →
The direct line