Rent Stabilization

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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 built before December 23, 2016 are either fully or partially covered by the CSFRA.

Fully Covered

Both rent stabilization and
eviction protections apply

  • Built before 1995
  • 3 or more units
  • Not a government or subsidized rental unit

Partially Covered

Eviction protections
apply

  • Built between 1995 and 2017
  • 3 or more units
  • Not a government or subsidized rental unit

 

If you like to check if your multi-family apartment complex is built before 1995, please click here.

Update: Allowed Rent Increases and tenant undue hardship

The following rent adjustments have been approved by the Rental Housing Committee:

1. Annual General Adjustment ("AGA") 2018 of 3.6%: The Rental Housing Committee is charged with setting the rate that rents are allowed to be increased each year for existing tenancies in rent-stabilized units. On May 21, 2018, the Committee adopted an AGA rent increase for 2018 at 3.6%. This rent increase can be implemented from September 1, 2018 - August 31, 2019.

2. 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 2.6% 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

Note 1: One rent increase per 12 months. Even if landlords decide to charge both rent increases mentioned above, the CSFRA still only allows one rent increase per twelve-month period to be imposed on a tenant.

Note 2: Mandatory language in Rent Increase Notice: Prior to a rent increase, a landlord must provide at least thirty days’ advanced written notice in the manner prescribed by law. If a landlord does not use any of the allowed rent increases in part or in whole, the remaining amount may be “banked” for future use. If a landlord decides to impose any of the previously banked rent increases and as a consequence the total rent increase exceeds the Annual General Adjustment (AGA) for 2018, the landlord must include in its written notice to tenant, mandatory language as stipulated in Chapter 7 of the Regulations. Also a copy of each Rent Increase Notice containing a previously Banked rent increase, must be filed with the City at www.mountainview.gov/rentstabilization/forms.

Note 3: Template available:  A template of an “Attachment to Notice of 2018 Annual General Adjustment and/or Banked Increase of Rent” is now available at www.mountainview.gov/rentstabilization/forms.

TENANT UNDUE HARDSHIP

If any previously Banked Rent Increase is being charged, a tenant may file an Undue Hardship Petition under any of the following conditions:

  • The total household income is below 100% AMI or the proposed rent increase would increase tenant's rent burden beyond 50% of household income
  • The total household income is below 120% AMI or the proposed rent increase would increase tenant's rent burden beyond 50% of household income and the household is the 
    • Primary residence of a person under the age of 18 
    • Primary residence of a person who is 62 years or older
    • Primary residence of a person who is disabled
    • Primary residence of a person who is terminally ill
    • Other extenuating circumstances, if none of the other circumstances above apply

For more information about petitions or the hardship process, contact the Mountain View Rental Housing Helpline at (650) 282-2514 or CSFRA@housing.org.

Landlord Registration

To facilitate proper implementation of the Community Stabilization and Fair Rent Act the Rental Housing Committee request that owners/managers of residential multi-family rental units located within the City of Mountain View complete this registration form online. Use one registration form for EACH separate Assessor's Parcel Number.

Rental Housing Committee Meetings

Agendas will be posted at least 72 hours in advance.

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

Upcoming Meetings

​  | September 24, 2018  | October 22, 2018  | 

LANDLORD AND TENANT CLINICS

Clinics are held every first and third Friday of the month from 1:00 p.m. to 3:00 p.m. in the Plaza Conference Room at City Hall, enabling both tenants and landlords to discuss questions regarding the petition process. You can also make an individual appointment with City staff to discuss your specific concerns by contacting Patricia.Black@mountainview.gov.

Upcoming Clinics

 | September 21, 2018 | October 5, 2018 | 

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.
  • The following Annual General Adjustments (AGA) of rent have been approved, with at least 30 days’ advance written notice:
    • 2018 AGA: In its meeting on May 21, 2018 the Rental Housing Committee set the allowable AGA for 2018 at 3.6%, effective September 1, 2018 - August 31, 2019.
    • 2017 AGA: In its meeting on May 22, 2017 the Rental Housing Committee set the allowable AGA for 2017 at 3.4%, effective September 1, 201 - 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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