Spotlight on:

Concessions

Concessions are move-in specials, such as discounts or free months’ rent, provided by landlords to attract tenants and ease the costs of moving.

Concessions of the first month’s free or discounted rent do not affect Base Rent; but concessions beyond the first month are included in the calculation of Base Rent and may cause it to be reduced. Base Rent levels are used to calculate allowed rent increases.

If a concession is unlawfully applied, tenants may petition the City for a rent reduction using the petition process and may be awarded back rent if overpayment occurred.

Questions about rent? Contact us.

650-903-6136

Mvrent@mountainview.gov

We want to hear from you!

Share your ideas on utilities billing during community meetings in Late January / Early February. Visit mountainview.gov/rsp for details.

What is Rent?

Under the CSFRA, Rent includes…

Base Rent

• Initial Rent at Move-in

• Parking Fees

• Monthly Pet Fees

• Utilities paid to Landlord

• Storage

• Housing Services

Allowed Increases

• Annual General Adjustment (AGA)

• Petition Increases

• Banked Increases

Deposits

• Deposits, like security deposits and pet deposits, are not considered rent

What rent increases are allowed?

Rent increases for units with both rent stabilization and eviction protections are limited to the Annual General Adjustment (AGA), an increase based on the rate of inflation and approved by the Rental Housing Committee (RHC). Landlords may give this annual rent increase from September 1 through August 31 of each year

If no increase is given, landlords may bank the increase and give it in a later year, together with the AGA for that year, for a total increase of up to 10%. Banked increases have additional noticing requirements. Qualifying tenants can file a Tenant Hardship Petition to request an exemption from banked increases

• 2022 AGA: 5% (Sept. 1, 2022 – August 31, 2023)

A landlord may increase rent when in compliance with the law:

• at least 12 months have passed since the last rent increase

• the landlord paid the annual Rental Housing Fees

• the property is registered with the City at mvrent.mountainview.gov

• the owner is otherwise in compliance with the CSFRA (including not have outstanding code violations on the property)

• the tenant was served a written 30-day notice as required by state law

If you received a rent increase and have questions, please contact the Rent Stabilization Program for help or visit mountainview.gov/rsp

Did you know?

Not signing a new lease is not a reason for eviction.

The CSFRA limits the reasons for eviction to 9 “just causes.” Not having or signing a lease renewal is not one of the 9 reasons. This means that you do not have to sign a new lease at the end of a lease. If you don’t a sign a new lease, the lease terms from the prior lease remain in effect. Your tenancy becomes month to month for you, but not for your landlord. You can terminate your tenancy with a 30-day notice, but your landlord cannot. The landlord may apply the new AGA if it has been 12 or more months since your move-in date or since your last increase.

STAY HOUSED MV!

Come to the Housing and Eviction Help Center at the MV Library for 1:1 in-person assistance.

• Housing Programs: Learn about rent stabilization, apply for affordable housing, and connect with rental assistance programs

• Eviction Questions: Review eviction notices and the eviction process with staff to understand what's happening and the potential outcomes

• Legal Resources: Connect to legal resources and assistance

• Support Services: Get information on food distribution, financial assistance, mediation, homelessness prevention resources and more

The Housing and Eviction Help Center connects landlords and tenants in Mountain View with support services and housing resources.

Housing and Eviction Help Center Hours

1st and 3rd Thursdays of the month! 1-5 p.m.

• Mountain View Public Library

• 585 Franklin St., 2nd floor, Program Room

• No appointment needed. Attend virtually during clinic hours at mountainview.gov/housinghelpclinics Clinics are bilingual in English and Spanish. Email mvrent@mountainview.gov to request other languages 48 hours in advance.

What does it mean for a landlord to be in compliance with the CSFRA?

Landlords must:

• Pay the annual rental housing fee

• Register their property(ies)

• Provide the rent roll back (if applicable)

• Correctly give the allowable rent adjustment (AGA)

• Have no outstanding health and safety code violations

The RHC recently adopted compliance and enforcement regulations to address landlords who are determined to be substantially non-compliant with the CSFRA. If a landlord is out of compliance, they cannot raise rents and/or file petitions for upward adjustment of rent, including Capital Improvement Petitions.

Beginning December 1, 2022, compliance and enforcement mechanisms include:

• Mailing non-compliance letters with a copy sent to affected tenants

• Posting non-compliant properties to City website at mvrent.mountainview.gov

• Imposing late fees when landlords don’t pay their annual rental housing fees or register their property with the City

Mountain View Mediation Program

Providing Free Dispute Resolution Services to the People of Mountain View for Over 40 Years Mediation helps people come together to talk about and potentially solve their disputes in a controlled environment. As possible solutions arise, trained mediators help guide participants toward a resolution of their own making. The process is designed to be a way to easily resolve disputes. Successfully resolved cases include:

• Landlord/tenant issues

• Security deposit issues

• Noise complaints

• Roommate conflicts

• Neighbor issues

• HOA disputes

• Co-worker conflicts

• Contract disputes

• Local merchant disputes

It’s fast, confidential, free and effective! Contact the Program today at mediate4mv@housing.org or by calling (650) 960-0495.

Rent Stabilization Program

City of Mountain View

Post Office Box 7540

Mountain View, CA 94039-7540

ADDRESS CORRECTION REQUESTED

Live in Mountain View?

Interested in shaping the future of the city you call home?

We need residents like you to serve on the Rental Housing Committee! Applications open in January for appointments starting in May. Check out mountainview.gov/rsp in early to mid-winter to apply!

Upcoming Workshops

Reasonable Accommodations and ADA Compliance (Open to All)

November 17, 2022

Interactive Workshop - Property Owner Registration and Annual Fees (Landlord Focused)

Dec. 15, 2022

Preparing to Apply for Below Market Rate/ Affordable Housing (Bilingual) (Tenant Focused)

Jan. 19, 2023

Applying for Below Market Rate/Affordable Housing (Bilingual) - (Tenant Focused)

Feb. 16, 2023

Hard Conversations: Mediation for Landlords and Tenants (Open to All)

March 16, 2023

Location: Mountain View Public Library 585 Franklin St., 2nd Floor, Program Room

Time: 4 p.m. (unless otherwise noted)

Virtual/hybrid: mountainview.gov/rspwebinars

City of Mountain View Rent Stabilization Program Updates

• Allowed Rent Increases: 2022 Annual General Adjustment (AGA) and Banked Increases - On May 23, 2022 the Rental Housing Committee adopted the following allowable rent increase:

• 2022 AGA for tenants in rent stabilized properties: 5%

• Landlords can “bank" unused AGA increases and apply them later for a total increase of up to 10%. Qualifying tenants who receive a banked increase can petition the City for relief through the Tenant Hardship Petition Process

• Concessions - At its June 20, 2022 and July 18, 2022 meetings, the RHC adopted regulations clarifying the proper calculation of Base Rent when concessions are provided. There are exceptions to Base Rent calculations when certain types of concessions are provided during the initial term of the tenancy.

• Landlords are now required to provide the CSFRA Rent Stabilization and Eviction Protections Information Sheet at the start of tenancy and when giving rent increases. The form is available at mountainview.gov/rsp/forms.

• Landlords must notify tenants of the type of concession they are providing and to clearly state Base Rent at the time of tenancy and when giving rent increases using the required Information Sheet

• Compliance and Enforcement - During its Sept. 19, 2022 meeting, the RHC adopted compliance and enforcement regulations for properties that are determined to be substantially non-compliant with the CSFRA. Noncompliance with “substantial” requirements means a landlord cannot raise rents and/or file a petition for upward adjustment of rent.

See inside for details!