Landlords

QUESTIONS?

For questions about your rights and obligations under the CSFRA or help with filing a petition, please contact the Mountain View Rental Housing Helpline at (650) 282-2514 or email CSFRA@housing.org. Walk-in Office Hours are available at the Mountain View City Hall every Thursday  from 12:00 p.m. to 2:00 p.m. in the Public Works 1st Floor Front Conference Room at City Hall (habla español).

LANDLORD AND TENANT WORKSHOPS

Workshops 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 specific 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 Workshops

 | June 1, 2018 | June 15, 2018 | 

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RENT ROLL BACK

The Base Rent for tenancies that commenced on or before October 19, 2015 shall be the Rent in effect on October 19, 2015. For tenancies that started after October 19, 2015, the Base Rent is the initial rental rate charged upon initial occupancy. This Base Rent shall be effective per the Effective Date of the CSFRA, which is established as December 23, 2016. 

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. Use one registration form for EACH SEPARATE ASSESSOR’S PARCEL NUMBER.

JUST CAUSE FOR EVICTION Noticing

Filing of Notices Required
Termination notices must specify the basis for the termination. Copies of termination notices must be filed with the Rental Housing Committee within 3 days of serving the notice on the tenant. These notices include Failure to Pay Rent and the termination notices for all of the other reasons mentioned below.

COPIES OF TERMINATION NOTICES MUST BE SUBMITTED ONLINE.

All Rental Units covered under CSFRA, both fully Covered  Rental Units with an initial certification of occupancy date before February 1, 1995 and partially Covered Rental Units with an initial certification of occupancy between February 1, 1995 and December 23, 2016 and to the extent permitted by law, rental units governed by Mountain View City Code Chapter 36, Article XIV (“Affordable Housing Program”) are subject to the 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

Written Notice to Cease
For Breach of Lease, Nuisance, Criminal Activity and Failure to Give Access termination notices, the Landlord is required to first 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. 

Annual General Adjustment 2018

On May 21, 2018 the Rental Housing Committee set the Annual General Adjustment of Rent for 2018 at 3.6%, effective as of September 1, 2018.

The allowable Rent increase pursuant to the Annual General Adjustment (“AGA”) of 3.6%, 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.

Annual General Adjustment 2017

In its meeting on May 22, 2017 the Rental Housing Committee set the Annual General Adjustment (AGA) of Rent for 2017 at 3.4%, effective as of September 1, 2017.

The allowable Rent increase pursuant to the 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 to help with notifying Tenants of a rent increase.

Petitions FOR Individual upward Adjustment of rent

Landlords can file a petition for individual upward adjustment of rent to ensure a fair and reasonable rate of return. Petition forms can be downloaded here. File two copies of the entire petition packet, including the completed Petition Form(s), and all required attachments at:

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

Terms to Know

CSFRA:  Community Stabilization and Fair Rent Act

  1. Establishes a Rental Housing Committee
  2. Establishes 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 non-monetary 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.

Annual General Adjustment (AGA) Consumer Price Index (CPI) 

For Annual General Adjustments of Rent ("AGA"), the CPI-U San Francisco-Oakland-Hayward, CA is used and calculated using the February data of each year.

  • 2017 AGA CPI: 3.4% (Feb. 2017, Bureau of Labor Statistics; BLS.gov)

AGA CPI Instructions

  1. Go to data.bls.gov
  2. Click "data tools"
  3. Select "series report"
  4. Enter series number: CUURS49BSA0
  5. Select "retrieve data" 

Upward Adjustment of Rent CIP

For petitions for Upward Adjustment of Rent, the CIP-Rent of Primary Residence San Francisco-Oakland-Hayward, CA is used, selecting the last published month before the date of submission of the petition.

  • Most Recently Published CPI Percentage Calculation for Landlord Petition - Worksheet 4: 18% or 1.18

Upward Adjustment of Rent CIP Instructions

  1. Go to data.bls.gov
  2. Click "data tools"
  3. Select "series report"
  4. Enter series number: CUURS49BSEHA
  5. Select "retrieve data"  

For additional help, please view the CPI Percentage for Fair Return Calculation Instructions worksheet.

 

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