Winter 2024 Rent Stabilization News for Tenants

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RentStabilizationNews

Why am I Receiving this Letter?

This newsletter is in your mailbox because you live in a rental property covered by the Community Stabilization and Fair Rent Act (CSFRA).

What is a Covered Unit?

The CSFRA provides rent stabilization for most apartment buildings in Mountain View with 3 or more units built before February 1, 1995 and provides eviction protections for most 3 or more unit buildings built before December 23, 2016.

Check mountainview.gov/rentstabilization or call (650) 903-6136 to get updated information on your coverage.

CSFRA and Relocation Assistance Basics

Rent Stabilization

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❑ All rent increases during a tenancy are limited by law

❑ Rent increases are limited to a certain percent every year

❑ Only one increase can be given every 12 months

❑ Increases can only be given if the landlord is in compliance with the law

❑ Both tenants and landlords can request individual rent increase or decrease adjustments from the City through a petition process

Eviction Protections

❑ Tenants cannot be asked to move out without a lawful reason

❑ Landlords must notify tenants of the reason in a written letter

❑ A tenant can only be evicted for 9 lawful reasons (“just causes”)

• Failure to Pay Rent

• Breach of Lease

• Nuisance

• Criminal Activity

• Failure to Give Access

• Necessary Repairs

• Owner Move-in

• Demolition

• Withdrawal from Market

Relocation Assistance

❑ Landlords may have to offer tenant relocation assistance if they evict tenants for the following reasons:

• Necessary Repairs

• Owner Move-in

• Demolition

• Withdrawal from Market

❑ If tenants qualify, they receive money and other support when terminated

Utility Adjustment

Petitions

In summer of 2024, a onetime Utility Adjustment Petition process will be released to allow landlords to incorporate utilities currently charged separately from rent or through RUBS into a fixed amount included in a tenant’s rent. Property owners need to complete and file petitions within the deadlines to qualify for and apply the adjustment

If a landlord does not file a petition within the deadlines, the current rent is now assumed to include utilities, no separate utilities can be billed unless individually submetered, and tenants can file a petition for any previously overcharged utilities

Have you filed a tenant petition that includes utility charges?

Please note the utilities portion of the tenant petition will be paused during this transition process.

Major Changes to Utility Billing and RUBS -

Starting March 1!

On December 18, 2023, the Rental Housing Committee (RHC) adopted regulations clarifying that utilities are part of rent for units fully covered by the CSFRA. Utilities for fully covered units are going to be subject to the rent increase limitations of the CSFRA. The use of RUBS and similar utility billing systems will be phased out through a landlord petition process for existing tenancies. See CSFRA Regulations Chapter 13 at mountainview.gov/rentstabilization for more information.

Starting March 1, 2024

New Tenancies

• RUBS is not allowed

• Total rent must include utilities.

• Rental Agreement must state the total rent amount and specify the type of utility charges and fees included (e.g., water, garbage, sewer, parking, pet fee).

• Utility charges paid directly by tenant to utility service provider or sub-metered utilities are exempt.

Existing Tenancies

• For a limited time, RUBS can continue to be charged for existing tenancies

• RUBS may continue until a Utility Adjustment is implemented through the One-Time Utility Adjustment Petition Process, in accordance with CSFRA Regulations Chapter 13

• Utility charges for vacant or newly rented units may not be allocated to existing rental units through RUBS or similar systems.

• Utility charges paid directly by tenant to utility service provider or sub-metered utilities are exempt.

How does the Utility Adjustment Petition process work?

In order to incorporate applicable utilities charges into rent, landlords will need to file petitions as described below.

1. Landlords complete and submit a property-wide petition form with calculations for each unit currently being billed through RUBS, workbook and documentation to the Rent Stabilization Division before the deadline.

2. Landlords serve the completed petition form and workbook to affected tenants.

3. If the petition is complete, staff notifies the landlord and affected tenants.

a. Tenants have thirty (30) days to object to the calculations in the petition by filing a Tenant Response Form.

4. Staff reviews the petition, and any responses received, verifies calculations and issues a formal decision stating the amount of the one-time utility adjustment for each affected unit.

5. Upon receipt of the formal decision, landlords add in the utility adjustment amount at the date of the next annually allowed rent increase, after the AGA increase has been calculated.

Healthy and Safe Housing

Landlords and tenants both contribute to maintaining a rental property in a manner that is livable, healthy and safe. The CSFRA explicitly requires landlords to maintain the habitability and housing services of the property. Listed here are some, but not all, of the responsibilities for landlords and tenants. Contact our office if you have questions.

Landlord Responsibilities

• Water/hot water, heat, and electrical/gas are in good working order

• Plumbing facilities, including cold and hot water, are in good working order

• Roof, windows, walls and/or doors are waterproof and weather proof

• Building and property are clean and free from vermin and/or bug infestations

Tenant Responsibilities

• Keeping premises as clean/sanitary as the condition of the premises permits

• Using and operating gas, electrical and plumbing fixtures properly

• Disposing of garbage in a clean and sanitary manner

• Not destroying, damaging or defacing the premise

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

Contact the Program Today!

Come to the Housing Help Center to Learn More

• 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

1st and 3rd Thursdays of the month! 6 - 8 p.m.

298 Escuela Ave. Mountain View, CA 94041

Walk-ins welcome | 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.

Mediation for Landlords and Tenants

Don’t know how to solve an issue you have with your landlord or neighbor? Try Mediation!

The Mountain View Mediation Program provides free dispute resolution for landlords and tenants in Mountain View. As possible solutions arise, trained mediators help guide participants toward a resolution of their own making.

It’s fast, confidential, free and effective!

Successfully resolved cases include: mediate4mv@housing.org

(650) 960-0495

• Landlord/tenant issues

• Security deposit issues

• Noise complaints

• Roommate conflicts

• Neighbor issues

ADDRESS CORRECTION REQUESTED

Upcoming Workshops

Tenant Protections: Evictions

• February 8, 2024 |6:30 p.m.

In person, 298 Escuela Ave and Virtual, mountainview.gov/rspwebinars

Upcoming Changes in Utility Billing

• February 29, 2024 |6:30 p.m.

In person, 298 Escuela Ave and Virtual, mountainview.gov/rspwebinars

Hard Conversations: Mediation between Landlords and Tenants

• April 11, 2024 |6:30 p.m.

In person, 298 Escuela Ave and Virtual, mountainview.gov/rspwebinars

Renter Protections (Senior Focused)

• April 25, 2024 |1 p.m.

In person at Senior Center, 266 Escuela Ave

Healthy and Safe Housing

• May 9, 2024 |6:30 p.m.

In person, 298 Escuela Ave and Virtual, mountainview.gov/rspwebinars

City of Mountain View

Rent Stabilization Division Updates

• Utility Billing - On December 18, 2023, the Rental Housing Committee (RHC) adopted regulations clarifying that utilities are part of rent for units fully covered by the CSFRA. The use of RUBS and similar utility billing systems will be phased out through a petition process for existing tenancies. Utility charges for vacant or newly rented units may not be allocated to existing rental units through RUBS or similar systems. For tenancies starting March 1st, 2024, a fixed charge for utilities must be included in rent and disclosed to the tenant. Utility charges paid directly by tenant to utility service provider or sub-metered utilities are exempt.

• New Location for Housing Help Center for Tenants - The Division now offers the Housing Help Center for Tenants at the Division office at 298 Escuela Ave., where tenants can get individual support for questions about rental protections in Mountain View. Visit us on the 1st and 3rd Thursdays of the month between 6 p.m. – 8 p.m. or join us virtually at mountainview.gov/housinghelpclinics.

• Rent Payment Fees - Fees charged to tenants for paying rent using specific methods (check, card, money order, cash, etc ), are considered part of rent. These fees, if not included in the current rent and not mentioned in the rental agreement, are considered a rent increase. The CSFRA only allows rent increases once per 12 months, and the increase is limited to that year’s AGA.

See inside for details!