Rent Stabilization Program

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Stakeholder Meeting: Base rent and concessions (Español, and 文华)

The Rental Housing Committee wants to hear from both landlords and tenants as part of their decision-making process on potential regulations addressing rent concessions. Comments or written statements may be submitted to anky.vandeursen@mountainview.gov. 

Purpose of Stakeholder meeting

 One of the stated purposes of the CSFRA and the MHRSO is to control excessive rent increases for rental units or space rent covered by the CSFRA and the MHRSO while ensuring landlords receive a fair and reasonable return on their investment.

Both the CSFRA and the MHRSO define Base Rent and restrict rent increases.  The definitions from the CSFRA and the MHRSO are incorporated in Chapter 2 of the CSFRA and MHRSO Regulations. The Rental Housing Committee (RHC) is considering the adoption of amendments to Chapter 2 to clarify the definition (and calculation) of "Base Rent" as the term is used throughout the Regulations.

April 28, 2022: 10:30 AM, Stakeholder Meeting (Landlord focused)

April 28, 2022: 6 PM, Stakeholder Meeting (Tenant focused)

Register Here: https://mountainview.gov/rspwebinars

Background

 Recently, the RHC program administration received questions from both landlords and tenants about the calculation of Base Rent where the landlord has provided a rent concession or reduction during the initial term of the tenancy. During the pandemic especially, landlords provided prospective tenants with rent concessions including free rent for some months or reduced rent for the initial term of the tenancy. However, the CSFRA and the MHRSO definitions of Base Rent result in ambiguities about how to apply the Annual General Adjustment of rent in these situations and whether the initial reduced rent can be raised by an amount greater than the Annual General Adjustment. The RHC is seeking input from stakeholders on potential amendments to the Regulations implementing the CSFRA and the MHRSO to address the issues raised by rent concessions.

Statewide Eviction Moratorium Ends, Eviction Protections and Rent Relief Available

The Statewide Eviction Moratorium ended on September 30, 2021; however, help for both tenants and landlords is available. The City of Mountain View’s Eviction Help Center connects landlords and tenants in Mountain View with support services in effort to reduce evictions related to the COVID-19 pandemic. Community members can access information, receive 1:1 support, and connect with services provided by our community partners by attending Eviction Help Center Clinics, webinars and pop-up events.

The Eviction Help Center provides community members with the following wraparound support services:

  • Assistance with Rent Relief and Direct Financial Assistance Applications
  • Review of eviction notices and process to help landlords and tenants understand the process and potential outcomes
  • Connect community members to legal resources and assistance
  • Provide information on other support services including mediation, social services, affordable housing, unhoused resources and more

For more information, visit the City's COVID-19 Housing Relief webpage, call the Mountain View Rental Housing Helpline at (650) 282-2514 or email MVRent@mountainview.gov.

ASSISTANCE FOR TENANTS

Click here to go to COVID-19 Rent Relief Information (and other relief resources) 

 Rental Housing Committee Meetings

View the 2022 RHC meeting schedule here. Meeting dates and location are subject to change.

Upcoming RHC Meetings

  • May 23, 2022: Regularly Scheduled Meeting of the RHC - CSFRA Budget, AGA 2022 (CSFRA and MHRSO), Update Eviction Prevention Program

Members of the Public wishing to participate or watch the meeting or provide public comment may do so by registering here.

  • Webinar ID: 937 7306 8363

Agendas

Agendas will be posted at least 72 hours in advance.
(You may also view the Current Agenda on the bulletin board by the front doors of City Hall at 500 Castro Street.)

The Community Stabilization and Fair Rent Act

The City of Mountain View's Rent Stabilization Program implements the Community Stabilization and Fair Rent Act (CSFRA), a voter approved measure (Measure V, 2016), to stabilize the community by reducing rental housing turnover in certain rental units. Program staff work with tenants and landlords to achieve the three main goals of the CSFRA:

  1. Stabilize rents
  2. Provide eviction protections
  3. Ensure a fair rate of return on investment for landlords

The full text of the CSFRA can be downloaded here

What units are covered?

Most apartments with 3 or more units are covered by the CSFRA. Units provided or subsidized by the government are not covered.

Fully Covered

Built before 1995

  • Both rent stabilization and
    eviction protections apply

Partially Covered

Built between 1995 and 2017

  • Only eviction protections
    apply

If you would like to check if your multi-family apartment complex is likely covered by the CSFRA, please click here.

Key Provisions of the CSFRA

  • Rent levels and rent increases for Covered Rental Units, built before February 1, 1995, must comply with all provisions of the CSFRA.
  • Covered Rental Units must roll back rents to the Base Rent (the rent in effect on October 19, 2015) as per December 23, 2016. For Tenancies starting after October 19, 2015, the Base Rent is the initial rental rate charged upon initial occupancy. It is important to know that the term "initial rental rate" means only the amount of Rent actually paid by the Tenant for the initial term of the tenancy.
  • Landlords may apply only one rent increase per 12 months as set by the RHC. The allowed increase is called the Annual General Adjustment (AGA). The following AGAs have been approved by the RHC, with at least 30 days advance written notice:
    • 2021 AGA: 2.0%, effective September 1, 2021 - August 31, 2022.
    • 2020 AGA: 2.9%, effective September 1, 2020 - August 31, 2021.
    • 2019 AGA: 3.5%, effective September 1, 2019 - August 31, 2020.
    • 2018 AGA: 3.6%, effective September 1, 2018 - August 31, 2019.
    • 2017 AGA: 3.4%, effective September 1, 2017 - August 31, 2018.
    • Initial rent for new tenancies can be set at market rate. After the new tenancy begins, rents can only be increased in accordance with the CSFRA.
    • Eviction protections in the CSFRA are applicable for all Covered Rental Units built before December 23, 2016. Tenancies can only be terminated for any nine of the conditions mentioned in the CSFRA. Landlords are required to file copies of termination notices to the Rental Housing Committee. 
      COPIES OF TERMINATION NOTICES MUST BE SUBMITTED ONLINE.
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