RentStabilizationNews
For Landlords Why am I Receiving this Letter?
This newsletter is in your mailbox because you 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 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
❑ 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
Spotlight:
What is part of rent?
Rent is specifically defined by the law and includes the rent for the physical space of the apartment as well as housing services, including utilities paid directly to the landlord or through a third-party for the benefit of the landlord, such as Ratio Utility Billing Systems (RUBS). 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, meaning that RUBS and similar methods, will be phased out (see next page for more details).
Utility charges paid directly by tenant to utility service provider or sub-metered (such as PG&E) utilities are not part of rent.
What Rent Increases are Allowed?
Rent increases for rent stabilized units 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.
2024 AGA: 2.4%
(September 1, 2024 – August 31, 2025)
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 increase notices require specific mandatory language for the tenant and need to be sent to the City within 7 days of serving notice on the tenant. Qualifying tenants can file a Tenant Hardship Petition to request an exemption from banked increases.
A landlord may increase rent when in compliance with the law:
• At least 12 months since the last rent increase
• Annual Rental Housing Fees are paid
• Property is registered with the City at mvrent.mountainview.gov
• Landlord is otherwise in compliance the CSFRA (including not having outstanding code violations on the property)
• Tenant served a 30-day written increase notice as required by state law
Rent Increase Noticing
Landlords are required to distribute a CSFRA Information Sheet to tenants at the start of a new tenancy and with each rent increase notice. This sheet describes the CSFRA and provides information for tenants about the protections in the law.
The Rent Stabilization Division also provides a rent increase template for landlords to use to notify tenants of rent increases, which includes the mandatory language for a banked rent increase.
You can find these forms and more at mountainview.gov/rentstabilization
New State Law on Security Deposits
In most cases, security deposits are now limited to one month’s rent for tenants moving-in on or after July 1, 2024
A landlord may charge up to two times the rent for the entire security deposit if both of the following are true:
1. The landlord is a natural person or a limited liability company (LLC) in which all members are natural persons.
2. The landlord owns no more than two residential properties that contain no more than four dwelling units offered for rent.
Is your tenant unable to pay rent?
Resources and support are available for tenants unable to pay rent! The Community Services Agency (CSA) provides qualifying tenants with rental assistance and other assistance to stabilize their situation.
Tenants can contact CSA directly or ask for a referral to CSA from the Rent Stabilization Division. You, as the landlord, may hear from a CSA case manager if tenants apply for assistance. They will work with you both to help tenants stay housed.
Visit csacares.org to learn about the valuable resources available for the community in Mountain View.
One-Time Utility Adjustment Petition
This is a required process for all fully covered CSFRA properties with specific submission deadlines. Landlords must complete and submit a property-wide Petition Form, Excel workbook and documentation to the Rent Stabilization Division before the deadlines stated below. Even if a landlord believes the utility billing method used at their property is exempt from these changes, they need to submit a petition for verification and allow for tenant response.
Number of Units on Property Submission Deadline
More than 20 units
6-20 units
1-5 units
February 28, 2025
May 31, 2025
August 31, 2025
If you do not submit a petition within the deadlines, you forgo the one-time ability to add a utility adjustment amount to the rent AND can no longer separately charge for non-submetered utilities.
• The rent amount now automatically includes utility charges
• Tenants can file unlawful rent petitions with the City to recover any prior and current overpayment due to RUBS charges
Reminder: New tenancies, starting on or after March 1, 2024, are required to include utilities as a part of rent, unless submetered or paid directly by the tenant to the utility provider
How to get started
• Review the applicable regulations (CSFRA Regulations – Ch. 13, Utility Charges).
• Visit MountainView.gov/rubs to see resources, updates and access petition materials.
• Download the Petition Form and read the instructions carefully.
• Complete the Petition Form, which will also help you determine which workbook is applicable to your property.
• Fill out the applicable Excel Workbook and gather your documentation.
• Contact the Rent Stabilization Division with any questions.
Contact the Program Today!
mediate4mv@housing.org 650-960-0495
Housing Help Center for Landlords
Come to the Housing Help Center to receive individualized support.
• Rent Stabilization and Eviction Protections: Learn about the tenant protections laws in Mountain View and how they affect property owners and tenants.
• Property Registration and Annual Fees: Get individual assistance to pay fees and complete the required annual property registration.
• Compliance: Get information about the Rental Housing Fee or other compliance requirements.
• Petitions: Learn about and receive help with filing petitions and responding to tenant petitions.
Every Thursday of the month! 1-3 p.m.
298 Escuela Ave. Mountain View, CA Walk-ins welcome
You can also choose to attend virtually during clinic hours at: mountainview.gov/housinghelpclinics
Mediation for Landlords and Tenants
Don’t know how to solve an issue you have with your tenant? 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:
• Landlord/tenant issues
• Security deposit issues
• Noise complaints
• Roommate conflicts
• Neighbor issues
ADDRESS CORRECTION REQUESTED
Upcoming Workshops
Submitting a Utility Adjustment Petition
• October 17, 2024 |2 p.m.
Virtual, mountainview.gov/rspwebinars
• November 21, 2024 |2 p.m.
Virtual, mountainview.gov/rspwebinars
Rent Stabilization 101 (Senior Center)
• October 24, 2024 |1 p.m.
In person, Senior Center Social Hall
Property Owner Registration and Annual Fee
• December 19, 2024 | 2 p.m.
Virtual, mountainview.gov/rspwebinars
• January 14, 2025 |2 p.m.
Virtual, mountainview.gov/rspwebinars
• January 28, 2025 |2 p.m.
In person, Community Center Maple Room
Healthy and Safe Housing
• February 20, 2025 |2 p.m.
Virtual, mountainview.gov/rspwebinars
City of Mountain View Rent Stabilization Division Updates
• Allowed Rent Increase as of September 1, 2024 – The maximum allowed rent increase from September 1, 2024 to August 31, 2025 is 2.4% for fully covered CSFRA units. Banked Rent increases may be allowed if rent increases were not given in full in past years. There are specific noticing requirements for rent increases, and additional requirements for Banked increases. Rent increases can only be given if the property is in compliance with the law.
• New State Law on Security Deposits – In most cases, security deposits are now limited to one month’s rent according to a new State law (AB 12).
• One-Time Utility Adjustment Petition - This is a required process for all fully covered CSFRA properties with specific submission deadlines. Landlords must complete and submit a property-wide Petition Form, Excel workbook and documentation to the Rent Stabilization Division. Even if a landlord believes the utility billing method used at their property is exempt from these changes, they need to submit a petition for verification and allow for tenant response. Contact the Rent Stabilization Division with questions.
See inside for details!
