Rent Stabilization News
For Tenants
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
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
How much can my rent be increased?
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. The 2024 allowed increase is 2.4% and can be given starting September 1, 2024.
2024 AGA: 2.4%
(September 1, 2024 – August 31, 2025)
Banked Increases
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.
When can my rent be increased?
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
Security Deposits
A new State Law says that in most cases, the security deposit is 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.
Reminder that security deposits, including security deposits for pets, are not considered part of rent and should not be increased at any time during the tenancy.
What is going on with utilities in Mountain View?
You may have heard that there are updates to how utilities can be charged for fully covered CSFRA units. This will mostly impact tenants that moved in before March 1, 2024 and are currently paying utilities separately from rent, usually to a third-party company such as Conservice. This method of utility billing is often called a Ratio Utility Billing System (RUBS). The use of RUBS is being phased out through the One-Time Utility Adjustment Petition that your landlord will file for the property to transition out of that system. After this petition process, total rent should include utilities as a fixed monthly amount. The rent increase limitation of the CSFRA will apply to the total rent.
If you moved in before March 1, 2024
• The way that you have been paying for utilities will not change for now.
• Your landlord will file a One-Time Utility Adjustment Petition and give you a copy. If you disagree with a claim made by your landlord, you can file a response with the Rent Stabilization Division.
• If the petition results in your unit having a change in how you pay for any of your utilities, you should get a notice at least 30 days before that change.
If you moved in on or after March 1, 2024
• Your utilities should be part of rent as a fixed monthly amount.
• You may be paying a separate PG&E bill directly to the provider based on how much gas and electricity you use in your unit. This is considered a submetered utility, and it is allowed to continue.
The Housing Help Center connects tenants in Mountain View with support services and housing resources. Visit us at the
Contact the Program Today!
• 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 94040 | 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’tknowhowtosolveanissueyouhavewithyourlandlordorneighbor?TryMediation!
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
City of Mountain View
298 Escuela Ave Mountain View, CA 94040
ADDRESS CORRECTION
REQUESTED
Upcoming Workshops
Transition in Utility Billing Process
• October 10, 2024 |6:30 p.m.
In person, Community Center Maple Room and Virtual, mountainview.gov/rspwebinars
Rent Stabilization 101 (Senior Focused)
• October 17, 2024 |1 p.m.
In person, Senior Center Social Hall
Credit Counseling and Debt
• November 13, 2024 |6:30 p.m.
In person, Community Center Cedar Room and Virtual, mountainview.gov/rspwebinars
Evictions
• January 9, 2025 |6:30 p.m.
In person, Community Center Maple Room and Virtual, mountainview.gov/rspwebinars
Healthy and Safe Housing
• February 13, 2025 |6:30 p.m.
In person, Community Center Maple Room and 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. Your landlord has to be in compliance with the law to give you a rent increase.
• New State Law on Security Deposits – In most cases, security deposits are now limited to one month’s rent for those that move in after July 1, 2024 according to a new State law (AB 12)
• Utility Charges – There are some updates to how utilities can be charged by your landlord in Mountain View. You may not see a change for a while, until after your landlord files a OneTime Utility Adjustment Petition. Tenants that move in on or after March 1, 2024 should have utilities as a fixed amount in their total rent (except submetered utilities, such as PG&E).
See inside for details!
