Landlords

Questions about how the CSFRA effects your rental property?

Contact the Mountain View Rental Housing Helpline.
(habla español)

Call: (650) 282-2514
Email: CSFRA@housing.org

Walk in Office Hours in City Hall
Every Thursday 12 – 2 PM
1st floor, Front Conference Room

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Annual General Adjustment 2017

In its meeting on May 22, 2017 the Rental Housing Committee set the Annual General Adjustment of Rent for 2017 at 3.4%, and it shall be effective as of September 1, 2017.

The allowable Rent increase pursuant to   the Annual General Adjustment (“AGA”) of 3.4%, only becomes effective after a Landlord provides written notice to the Tenant in the manner prescribed by law, with at least thirty (30) days’ advanced written notice. No more than one Rent increase per twelve-month period may be imposed on a tenant.

Landlords may use the Notice of 2017 Annual General Adjustment of Rent template.

This allowed Rent increase may not take effect prior to September 1, 2017 and cannot exceed 3.4%.

The AGA is the percentage by which the Rent for existing tenancies in Covered Rental Units may be increased each year. The AGA is equal to 100% of the Consumer Price Index (for All Urban Consumers, SF-Oakland-San Jose Region (“CPI”)).

No Rent increase shall be effective unless the Landlord has substantially complied with all the provisions of the Community Stabilization and Fair Rent Act (“CSFRA”)and all rules and regulations promulgated by the Rental Housing Committee.

To read the full text of the Community Stabilization and Fair Rent Act or CSFRA, click here.
     
For questions regarding rent increases or the CSFRA, please contact the Mountain View Rental Housing Helpline at (650) 282-2514 or email CSFRA@housing.org

•  Notice of 2017 Annual General Adjustment of Rent template 

JUST CAUSE FOR EVICTION TERMINATION PROTECTIONS

Rental Units covered under CSFRA, Rental Units with an initial certification of occupancy date between February 1, 1995 and the effective date of the CSFRA and to the extent permitted by law, rental units governed by Mountain View City Code Chapter 36, Article XIV (“Affordable Housing Program”) are all subject to Just Cause for Eviction Protections.

Under the CSFRA, termination notices are ONLY permitted for one of the following reasons:
1. Failure to Pay Rent
2. Breach of Lease
3. Nuisance
4. Criminal Activity
5. Failure to Give Access
6. Necessary and Substantial Repairs Requiring Temporary Vacancy
7. Owner Move-in
8. Withdrawal of the Rental Unit Permanently from Rental Market
9. Demolition

Filing of Notices required
Termination notices must specify the basis for the termination. Termination notices must be filed with the Rental Housing Committee within 3 days of serving the notice on the tenant. These notices include the 3 day written notice to pay or quit for Failure to pay rent and the termination notices for all of the other reasons mentioned above. Copies of termination notices can be submitted to:

Rental Housing Committee
City of Mountain View
500 Castro Street
Mountain View, CA 94041

Written Notice to Cease
For Breach of Lease, Nuisance, Criminal Activity and Failure to Give Access, the Landlord is required to serve the Tenant with a Written Notice to Cease to provide the Tenant an opportunity to cure an alleged violation or problem prior to service of a notice to terminate tenancy.

Tenant Relocation Assistance – First Right of Return
For terminations based on Necessary and Substantial Repairs Requiring Temporary Vacancy, Owner Move-in, Withdrawal of the Rental Unit Permanently from Rental Market and Demolition, a Landlord is required to notify the Tenant of their right to Relocation Assistance and may be required to pay relocation assistance. The Tenant shall have a first right of return to the Rental Unit, if the Rental Unit is returned to the market by the Landlord or successor Landlord. 

Petitions Individual Rent Adjustment (Coming Soon)

Landlords can file a petition for individual upward rent adjustment to ensure a fair and reasonable rate of return. Tenants can file a petition for individual downward rent adjustment for three reasons: failure to maintain a rental unit in compliance with health and safety or building codes; reduced service or maintenance; or for payment of rent in excess of lawful rent.

Terms to Know

CSFRA:  Community Stabilization and Fair Rent Act: 1. Establishes a Rental Housing Committee 2. Established a Base Rent for covered Rental Units 3. Determines Allowable Rent Increases for covered Rental Units 4. Establishes a Petition Process for individual rent adjustments 5. Provides Just Cause for Eviction 6. Requires landlords to file Notices of Termination with the Rental Housing Committee

Base Rent: The reference point for which lawful rent is determined and adjusted under the CSFRA. For Tenancies that commenced on or before October 19, 2015, the base rent is the rent in effect on October 19, 2015. For tenancies that commenced after October 19, 2015, it is the rent initially paid by the tenant.

Rent: All periodic payments and all nonmonetary consideration including, but not limited to, the fair market value of goods, labor performed or services rendered to or for the benefit of the Landlord under a Rental Housing Agreement concerning the use or occupancy of a Rental Unit and premises and attendant Housing Services, including all payments and consideration demanded or paid for parking, Utility Charges, pets, furniture, and/or subletting.

Just Cause for Eviction: A tenancy can only be terminated for certain reasons, including: failing to pay rent; breaching the lease; redevelopment or demolishing of the rental unit; or owner move in. Relocation payment may be required in some instances.

CPI: Consumer Price Index. A measure of average change over time in the price of goods and services determined by the United States federal government. In September of each year, rents may be raised by the amount of the annual CPI increase as determined and published by the Rental Housing Committee.

 

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