CSFRA Newsletter Rent Stabilization Program
Why am I Receiving this Letter? This newsletter is in your mailbox because you either own or manage a rental property covered by the Community Stabilization and Fair Rent Act (CSFRA).
What is a Covered Unit? The CSFRA provides rent stabilization and eviction protections for most apartment buildings with 3 or more units in Mountain View built before December 23, 2016. Check mountainview.gov/rentstabilization or call (650) 903-6125 to get updated information on your coverage.
Spring 2021 Inside this Issue
1
Welcome CSFRA and Relocation Basics
2
Property Registration
3
Eviction Moratorium and Rent Relief Upcoming Workshops
4
COVID-19 Updates Major Program Updates
Contact Us ―
Virtual Office Hours Every Friday 1:00 p.m. to 3:00 p.m. Register at mountainview.gov/rspclinics Phone: (650) 282-2514 Email: csfra@housing.org mountainview.gov/rentstabilization
We’re Here to Help!
Fully Covered
Partially Covered
Both rent stabilization and eviction protections apply Built before 1995
Eviction protections apply Built between 1995 and 2017
CSFRA and Relocation Assistance Basics Rent Eviction Relocation Stabilization Protections Assistance
Rent increases are limited to a certain percent every year Only one increase can be given every 12 months Both tenants and landlords can request individual rent increase or decrease adjustments from the City through a petition process
Landlords must notify tenants of the reason for eviction in a written letter A tenant can only be evicted for 9 reasons
Demolition Necessary Repairs Owner Move-in Withdrawal from Market Breach of Lease Criminal Activity Failure to Give Access Failure to Pay Rent Nuisance
If tenants qualify, they receive money and other support when terminated Landlords may have to offer tenant relocation assistance if they evict tenants for the following reasons Demolition Necessary Repairs Owner Move-in Withdrawal from Market
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Online Rent Registry Portal and Property Registration The City of Mountain View Rent Stabilization Program provides online registration and noticing for rental units subject to the Community Stabilization and Fair Rent Act (CSFRA). Landlords are required to update their registration within 30 days in the case of a new tenancy, termination of a tenancy, or a change in ownership or management contact information. The portal allows Landlords to: Register Rental Properties Manage Multiple Properties Apply for a Rental Housing Fee Exemption
Online Property Registration Due: March 1, 2021 Register at mvrent. mountainview. gov
Submit Termination Notices Submit Termination Notice Follow-up Documentation
Submit Tenant Buyout Notices Provide Permit Documentation Submit Banked Rent Increase Notices
Mandatory Property Registration On June 29, 2020 the Rental Housing Committee adopted mandatory annual registration for all CSFRA covered units. Registration is due February 1st of each year, with a grace period through March 1, 2021 for the first year. Properties that fail to register by, March 1, 2021, are out of compliance with the CSFRA and unable to lawfully increase rent until registration is complete. To register your property online, log in to mvrent.mountainview.gov using the APN and individually assigned PIN provided in the description section of your Rental Housing Fee invoice.
Update: Just Cause For Eviction Termination Noticing Requirements Landlords are now required to do the following when serving Termination Notices on tenants: Any notice of termination, including non-payment of rent, given to a tenant must include: The specific reason for the termination That the Rental Unit is a Covered Unit under the CSFRA That the Tenant may seek assistance from the Mountain View Rental Housing Helpline, including the phone number: (650) 282-2514 In the event an ordinance is in effect regarding CSFRA controlled units, a fact sheet summarizing the rights and obligations of such ordinance, as provided by the City, must be given to the Tenant with any termination notice
Landlords must file a copy of the following documents with the RHC: Termination notice must be submitted within 3 days of serving the notice on the tenant Summons, complaint of unlawful detainer or a judgment for an unlawful detainer against a tenant must be submitted within 7 days of serving the notice to the tenant Written notice to the RHC if a tenant vacates the rental unit either as a result of the termination notice or a subsequent action for unlawful detainer no later than 7 days after the tenant vacates the unit
Resources MV Rental Housing Helpline
CSFRA@housing.org
(650) 282-2514
MV Mediation Program
Mediate4mv@housing.org
(650) 960-0495
Rent Stabilization Program
mountainview.gov/rentstabilization
Property Registration
mvrent.mountainview.gov
Rental Housing Fee Payment
mountainview.gov/miscpayments
Eviction Moratorium and Rent Relief
mountainview.gov/evictionrelief
mountainview.gov/rentstabilization/registrationguide
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On January 29, the State of California adopted legislation (SB 91) extending the Tenant, Homeowner, and Small Landlord Relief Act (AB 3088). SB 91’s COVID-19 Tenant Relief Act provides eviction protections for non-payment of rent from March 1, 2020 through June 30, 2021 for residential tenants experiencing COVID-19 financial hardship. Qualified tenants can stay in their home even if they can’t pay the rent as long as they follow all notice and payment requirements.
Statewide Eviction Moratorium
All residential properties in Mountain View are covered, including single-family homes, condos and townhomes, duplexes, apartments, mobile homes and mobile home spaces and other types of residential rental units. Tenants are protected by, and tenants and landlords must follow, the State’s eviction moratorium requirements. It is important that tenants and landlords know that the State law has different noticing and past-due rent repayment requirements than the City’s previous law. SB 91 also provides financial assistance to residential tenants and small property owners impacted by COVID-19. See below.
COVID-19 Rent Relief Programs Mountain View COVID-19 Rent Relief Program: The Program provides up to $3,000 per month of rental assistance for up to two months for qualifying Mountain View tenants impacted by COVID-19. The Community Services Agency (CSA) administers the program. Tenants can apply by contacting CSA via email at RentHelp@CSACares.org or calling (650) 968-0836 to leave a voicemail. Email inquiries are preferred. State Tenant Rent Relief: The County of Santa Clara will administer the program for tenants in Santa Clara County. Tenants apply through the County and must income quality for the program (50% up to 80% of Area Median Income - AMI). State Landlord Rent Relief: The State will administer the program for landlords. Landlords apply using a new portal created by the State. Tenants must qualify for the program (50% up to 80% of AMI) and landlords who accept the funds must agree to waive 20% of the rental debt. This funding covers past due rent from April 1, 2020 through March 31, 2021.
Rent Stabilization Virtual Workshops and Office Hours: Spring 2021 Virtual Workshops (mountainview.gov/rspwebinars) March 11 and 25, 2021: CSFRA Property Registration (3:00 p.m.) March 18, 2021: Reasonable Accommodations and ADA Compliance (6:30 p.m.) March 23, 2021: HUD Certified Mortgage Counseling Overview (4:00 p.m.) April 15, 2021: Maintaining Habitability (3:00 p.m.) May 13, 2021: Understanding the CSFRA for Realtors (10:00 a.m.) June 17, 2021: Landlord Rights and Responsibilities under the CSFRA (3:00 p.m. Eviction Moratorium and Rent Relief Webinars Eviction Moratorium: March 30, April 27 and May 25, 2021 (3:00 p.m.) (mountainview.gov/emwebinars) State Rent Relief Application Assistance: March 5, 12, 19, and 26, 2021 (1:00 p.m. to 3:00 p.m.) (mountainview.gov/rspclinics)
Office Hours Every Friday from 1:00 p.m. to 3:00 p.m. Small Landlord Coffee Catch-ups 4th Tuesday of the month from 10:00 a.m. to 11:00 a.m. mountainview.gov/rspclinics
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Rent Stabilization Program City of Mountain View Post Office Box 7540 Mountain View, CA 94039-7540
PRSRT STD US POSTAGE PAID SAN JOSE, CA PERMIT 1206
ADDRESS CORRECTION REQUESTED
COVID-19 UPDATES
City of Mountain View Rent Stabilization Program Updates
Eviction Moratorium On January 29, the State of California adopted legislation (SB 91) that extends the Tenant, Homeowner, and Small Landlord Relief Act (AB 3088). SB 91’s Tenant Relief Act extends eviction protections for tenants experiencing COVID-19 financial hardship effective immediately. Tenants are protected by, and tenants and landlords must follow, the State’s eviction moratorium requirements. SB 91 also provides financial assistance to residential tenants and small property owners impacted by COVID-19. See inside for more information.
Rent Relief Program The Mountain View COVID-19 Rent Relief Program provides assistance for up to two months for qualifying Mountain View tenants impacted by COVID-19. To apply, contact the Community Services Agency via email at RentHelp@CSACares.org or call (650) 968-0836 to leave a voicemail. #TogetherMV The City of Mountain View partnered with the Los Altos Community Foundation to raise and distribute donations to Mountain View community members who are economically burdened by the COVID-19 pandemic. Visit #TogetherMV to support the community and donate today.
Annual Rental Housing Fee – The annual Rental Housing Fee is a per unit fee billed to landlords of covered rental properties. For FY 2020-21, the Rental Housing Fee is $85 per unit. This fee cannot be passed through to tenants. The City sent fee invoices to owners/property managers in early January 2021 and payment of the fee was due by February 2021. If you have not received your invoice, contact andrea.kennedy@mountainview.gov. Mandatory Registration – On June 29, 2020 the Rental Housing Committee adopted mandatory registration for CSFRA covered units. Registration is due February 1st of each year, with a grace period of March 1st for 2021. Complete the registration form online at mvrent.mountainview.gov and see inside for more information. New Regulation: Voluntary Agreements to Temporarily Reduce Rent – The Rental Housing Committee adopted regulations to encourage landlords to reduce rents to keep residents housed during the most difficult months of the COVID-19 pandemic. Landlords and tenants can enter into a voluntary shortterm agreement to reduce rent during the COVID-19 pandemic (or other timeperiod), without changing other terms of the rental contract or being considered an increase under the CSFRA. This regulation helps protect the health, safety and welfare of Mountain View residents while maintaining the base rent for landlords at the amount in effect as of April 30, 2020. For more information consult Chapter 7 of the CSFRA Regulations. A template is available at mountainview.gov/rentstabilization/forms and provided as an insert to this newsletter. New Regulation: Termination Noticing and Filing Requirements – The Rental Housing Committee adopted regulations to clarify termination noticing and filing requirements as provided under the CSFRA and ensure tenants are informed of their rights and obligations when served an eviction notice. See inside for more information.
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VOLUNTARY AGREEMENT TO REDUCE RENT In response to the COVID-19 pandemic, landlords and tenants may voluntarily enter into an agreement to reduce the Tenant’s rent on a CSFRA-Covered Unit, provided such voluntary agreement does not change any of the other terms of the tenancy. The form below may be used for a voluntary agreement to reduce rent and must be signed on by both the landlord and the tenant(s). Date: Name: Address: Landlord Information Email:
Phone:
Name: Tenant Information
Address:
Email:
Phone:
The tenancy in this unit began (on or before) April 30, 2020, at which time the monthly rent was $_________ (insert initial amount) per month. Starting _______________ (insert date), landlord and tenant temporarily agree to reduce the rent on this unit to $_________ (insert amount) per month. The rent on this unit will be reduced to this amount until ______________ (insert date for end of reduced rate) at which time it will return to the initial amount above, plus any applicable Annual General Adjustments as allowed by the CSFRA and requested by the landlord. The return to the initial (prior) rent is not considered a rent increase pursuant to Section 1707 of the CSFRA (CSFRA Regulations Chapter 7, Section D). Tenant/Representative: Signature: Print Name:
Date:
Landlord/Representative: Signature: Print Name:
Date:
DISCLAIMER: This template complies with the CSFRA and implementing regulations. Neither the Rental Housing Committee nor the City of Mountain View make any claims regarding the adequacy, validity, or legality of the use of this template under state or federal law. You may contact the Mountain View Rental Housing Helpline at 650-282-2514 or CSFRA@housing.org. Page 1 2021.1.22
ACUERDO VOLUNTARIO DE REDUCCIÓN DEL ALQUILER En respuesta a la pandemia de COVID-19, los propietarios y los inquilinos pueden llegar voluntariamente a un acuerdo para reducir el alquiler del inquilino en una unidad cubierta por el CSFRA, siempre que dicho acuerdo voluntario no modifique ninguna de las demás condiciones del arrendamiento. El formulario que figura a continuación puede utilizarse para un acuerdo voluntario de reducción del alquiler y debe ser firmado tanto por el propietario como por el o los inquilinos. Fecha: Nombre: Información del propietario
Dirección:
Correo electrónico:
Teléfono:
Nombre: Información del inquilino
Dirección:
Correo electrónico:
Teléfono:
El arrendamiento de esta unidad comenzó (en o antes) el 30 de abril de 2020, momento en el que el alquiler mensual era $_________ (insertar cantidad inicial) al mes. Empezando _______________ (insertar fecha), el propietario y el inquilino acuerdan temporalmente reducir el alquiler de esta unidad a $_________ (insertar cantidad) al mes. El alquiler de esta unidad se reducirá a esta cantidad hasta ______________ (inserte la fecha de finalización de la cantidad reducida), momento en el que volverá a la cantidad mensual inicial que se menciona arriba, más los Ajustes Generales Anuales aplicables según lo permitido por el CSFRA y lo solicitado por el arrendador. El regreso a la renta inicial (anterior) no se considera un aumento de la renta según el artículo 1707 de la CSFRA (Reglamento de la CSFRA, Capítulo 7, Sección D). Inquilino/Representante: Firma: Nombre en letra de molde:
Fecha:
Propietario/Representante: Firma: Nombre en letra de molde:
Fecha:
DECLARACIÓN DE RESPONSABILIDAD: Esta plantilla cumple con el CSFRA y sus reglamentos de aplicación. Ni el Comité de Viviendas de Alquiler ni la ciudad de Mountain View hacen ninguna afirmación con respecto a la adecuación, validez o legalidad del uso de esta plantilla bajo la ley estatal o federal. Puede ponerse en contacto con la Línea de Ayuda para el Alquiler de Viviendas de Mountain View en el 650-282-2514 o en CSFRA@housing.org. Page 1 2021.2.20
自愿减少租金协议书 为应对 COVID-19 大流行病，房东和租户可自愿签订协议，以减少租户在 CSFRA 覆盖单元的租金， 但这种自愿协议不得改变任何其它租赁条款。以下表格可用于自愿减租协议，必须由房东和租客双方 签字。 日期: 姓名: 房东信息
地址:
电子邮件:
电话:
姓名: 租户信息
地址:
电子邮件:
电话:
该单元的租期从 2020 年 4 月 30 日（或之前）开始，那时的月租金为$_______ (插入初始金额)每月. 自 _______________ (插入日期)开始，业主和租客暂时同意将该单元的租金降至每月$_________ （插入金额)。该单元的租金将减至此金额，直到______________ (插入租金降低结束的日期)，届时 将恢复到上述初始金额，加上 CSFRA 允许的和房东要求的任何适用的年度总调整。根据 CSFRA 第 1707 条（CSFRA 条例第 7 章，D 节），恢复到初始（以前）的租金不被视为涨租。 租客/代表: 签名: 打印姓名:
日期:
房东/代表: 签名: 打印姓名:
日期:
免责声明：本模板符合 CSFRA 和实施条例。山景城房屋租赁委员会和山景城市府都不对本模板的使用是否充分、有效或合法，根据州或 联邦法律作出任何声明。您可以拨打 650-282-2514 或 CSFRA@housing.org，联系山景城房屋租赁帮助热线。 Page 1 2021.2.20
