Rent Stabilization

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UPDATE: 2019 AGA

In its meeting on May 13, 2019, the Rental Housing Committee set the allowable AGA for 2019 at 3.5%, effective September 1, 2019 - August 31, 2020.

Update: Required Information Sheet for New Leases and Rent Increases

The Rental Housing Committee has adopted new noticing requirements for covered rental units. At the start of a new tenancy and with each notice of increase of rent, landlords are required to distribute a CSFRA Information Sheet to tenants that describes the CSFRA and provides information for the Mountain View Rental Housing Helpline. The Information Sheet can be downloaded here.

UPDATE: Tenant Buyout Regulations

On February 11, 2019, the Rental Housing Committee adopted Regulations regarding Tenant Buyout Agreements. A Tenant Buyout Agreement is any agreement through which a landlord or landlord’s agent pays a tenant money or other consideration, including, but not limited to, a waiver of rent, in exchange for the tenant vacating a rental unit.

A tenant has the following rights when considering whether to accept a landlord’s buyout offer:

  1. The right to refuse any buyout offer and the landlord is prohibited from retaliation.
  2. The right to a translation of the disclosure form and buyout agreement.
  3. The right to consult an attorney and/or the Housing Helpline before deciding whether to accept the offer.
  4. The right to cancel the agreement within 10 calendar days after it is fully executed (applicable to tenants and landlords).
  5. The right to rescind the buyout agreement at any time if it does not meet the requirements of the CSFRA regulations or the landlord failed to provide this disclosure form.

Prior to executing a Tenant Buyout Agreement, the landlord must provide a form disclosure regarding Tenant Buyout Agreements in substantially the same form as the form disclosure published by the RHC which can be found here. The form disclosure must include the following information and be provided in the language that the rental agreement was negotiated:

  1. A summary of tenant rights under the just cause for eviction protections under CSFRA Section 1705 for fully and partially covered rental units; and
  2. A summary of tenant rights under the stabilization of rents provisions under CSFRA Section 1706 for fully covered rental units; and
  3. A summary of the Tenant Relocation Assistance Ordinance; and
  4. A summary of the Tenant Buyout Agreement regulations, as required by this Chapter; and
  5. Contact information for the RHC helpline; and
  6. A statement verifying each party’s right to consult with an attorney and/or contact the RHC prior to signing a Tenant Buyout Agreement; and
  7. A statement that market-rate rents in the area may be significantly higher than the current rent paid; and
  8. A statement that any payment received under a Tenant Buyout Agreement may be subject to taxation; and
  9. Other information as may reasonably be required in furtherance of this Chapter, as it may be updated from time to time.

If a Tenant Buyout is agreed to by the tenants, housing providers of fully covered rental units are now required to file the disclosure form online with the RHC here.

UPDATE: Landlord Registration

To facilitate proper implementation of the Community Stabilization and Fair Rent Act the Rental Housing Committee request that property owners/managers of residential multi-family rental units located within the City of Mountain View complete the registration form online at mvrent.mountainview.gov.

Owners/ Mangers can:

  1. Register Rental Properties
  2. Manage Multiple Properties
  3. Review Registration Status
  4. Apply for Rental Housing Fee Exemptions

The Community Stabilization and Fair Rent Act

The City of Mountain View 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 multi-family rental properties 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 like to check if your multi-family apartment complex is built before 1995, 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 rent initially paid by the tenant upon start of 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:
    • 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.
    • Bankable Increase of 2.6%: A bankable rent increase of 2.6% was also adopted for inflationary effects experienced prior to September 1, 2016. This bankable increase may be applied by certain landlords under the following conditions:
      1. Landlord must have continuously owned the property since October 19, 2015; and
      2. Current tenant must have continuously resided in the unit since October 19, 2015; and
      3. No rent increase may have been imposed for that unit between October 19, 2015 and December 23, 2016; and
      4. Landlord must be in full compliance with the CSFRA
    • 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.

    Rental Housing Committee Meetings

    RHC Meetings will be held on the following Mondays at 7:00 p.m. at City Hall:

          |   August 12, 2019   |   September 16, 2019   |

    Council Chambers
    City Hall, 2nd Floor
    500 Castro St.
    Mountain View, CA 94041

    View the full 2019 RHC meeting schedule here. Meeting dates and location are subject to change.

    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.)



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