Rent Stabilization Division Q2 Report FY 25-26

Rent Stabilization Division Activity Report Fiscal Year 2025-26 (July 2025 through December 2025)

Mountainview.gov/rentstabilization

Community Outreach and Education Information Requests and Inquiries*

1,811

Inquiry Topics Utilities

Inquiries from the Public 19 Developer

258 Walk-ins

12 Other

711 Tenant

42 Appointments

322 Emails

1,189 Phone Calls

1,069 Landlord

Eviction Protections

110 105

1,811

0

104

Tenant Petition

103 53

Affordable Housing

44

Property Registration

32

Other

30

Tenant Relocation

29

Lease Questions

29

Online Portal

18

Security Deposit

16

Program and Event Details

13

3000 2000

Unable to Pay Rent Habitability/Maintenance

Number of Inquiries Over Time 4000

163

Allowed Rent Increases

12% Spanish Language Inquiries

1000

934

CSFRA Coverage

Rental Housing Fee

7

Landlord Petition

6

Additional Occupants

6

Concessions/Base Rent

5

854

Unlawful Rent

3

Joint Petition

1

Community Outreach**

18 Workshops

25 Office Hours

56 Outreach Events

130 participants (199 views) 8 bilingual workshops

34 participants

2,350 community members reached

Education and Information Documents & Resources

42

Website Pages

12

Informational Documents

48 0

Fillable Forms MV Voice Ads

Email Updates

Mailings Mass Mailings

Targeted Mailings

8

Committee Updates

4

Postcards and Flyers

2

Landlord Letters

21

Workshops

6

Newsletters

4

Tenant Letters

19

Community Updates

1,560 Mailings

0

e-Newsletters

17,245 Mailings

Languages Provided:

English= ENG

ENG

ENG, SPA, CHI

Spanish = SPA

Chinese=CHI

3,686

Subscribers

Russian= RUS

CSFRA Properties Fully Covered Properties

679 Properties

Partially Covered Properties

12,740 Units

12 Properties

1,686 Units

Fully covered properties have rent increase restrictions and eviction protections.

Partially covered properties only have eviction protections.

Properties Registered

0% 96%

Rental Housing Fees Paid

0% 96%

FYTD 2025-26 FY 2024-25

Rent Adjustment Petitions Petitions Received by the Division (CSFRA) Petitions Received Over Time 80

OTUA Petitions

72 49

44

40 5

13

11

3

0

21

13

1

27

Landlord

7

15

3

Other

Current Fiscal Year Petitions by Type Tenant: 27

Landlord: 0

One-Time Utility Adjustment Petitions Submitted by Landlords

Current Fiscal Year Petition Status

Other: 0 30

20 13

20

11

10 3 0

571

Tenant

43

10 0

0

0

0

0

0

10 5

10 1

0

0

1

0

Education, Mediation and Conciliation*** The Mountain View Mediation Program assists the Rent Stabilization Division by providing free education, mediation and conciliation services to landlords and tenants in Mountain View. These services help people come together to talk about and potentially solve their disputes in a controlled environment with the help of trained volunteer mediators. They help to resolve issues for rental properties in Mountain View, reducing the number of petitions filed with the City.

44

Cases of Clients Educated, Mediated and/or conciliated

26 of 44

Cases Resolved (17 Pending, 1 Unresolved) 2

Housing Help Center (HHC) Housing Help Center for Landlords Top 3 reasons for attending the HHC

24

Clinics held

20

Landlords Helped

1

Registration

2

Allowed Rent Increase

3

Eviction Protections

Housing Help Center for Tenants Top 3 reasons for attending the HHC

12

Clinics held

145

Tenants Helped

1

Legal Assistance

2

Eviction Help

3

Allowed Rent Increase

48%

Require assistance in a language other than English (n=145 of 145)

32%

Heard about services via the community (n=143 of 145)

<$60k

36%

Majority (72%) live on an average annual household income of less than $60k (n=134 of 145)

Have 3 or more people in household (n=114 of 145)

Community Partner Referrals****

18

$2,786

31

55%

9

Households received rental assistance through CSA

Average rental assistance received through CSA

Tenants received free legal advice through CLSEPA

Of those that received legal advice, had received a termination notice

Households received legal representation allowing them to remain in their home

3

Eviction Prevention Required Noticing

121

482

Banked Rent Increase Notices

0

Termination Notices

0

Tenant Buyout Notices

Additional Occupant Notices

Just Cause Eviction Submittals (as Received by the City) No-Fault Evictions Over Time 142

150

Withdrawal

86 53

0

1

2

25

Demolition

20

1000

20

15 12

15 14 18 1 1 21 16 2 1 3

5

6

12

8

10 1

1

3

3 2

1

20

10

9

0

Failure to Pay Rent Notices Over Time 1500

Nuisance

30

Temporary Vacancy

50 1

5 1

2 1 3 21

Criminal Activity

Failure to Pay Rent Notices 450

470

280

300

500

232

239

231

150

0

0

Failure to Give Access Notice to Cease

6

600

899

Breach of Lease

32

35

Owner Move-in 100

At-Fault Evictions Over Time

40

283

Unique Households Received Failure to Pay Rent Notices (FYTD)

Tenant Relocation Assistance Properties in Redevelopment FY 2020-21 FY 2021-22 FY 2022-23 FY 2023-24 FY 2024-25 FYTD 2025-26

0 0 1 2 1 0

Units Affected by Redevelopment 0 0 4 34 8 0

Households that Received TRAO Assistance 63 14 1 1 1 3

Property Sales for Fully Covered Units Properties Sold Over Time 45 30 15 0

39

21

Properties Currently for Sale

Units Sold Over Time 2000

35 33 24

23 12 11

9

14 7

20

1000

960 505 356

6 0

308 229 371 207155 221

81

172

304 85

4

Properties

66

Units 4

Mobile Homes Mobile Home Coverage

6

1,130

187

Mobile Home Parks

Mobile Homes

Rented Mobile Homes

The Mobile Home Rent Stabilization Ordinance (MHRSO) provides rent stabilization for both mobile home owners who rent spaces and mobile home tenants who rent mobile homes. It also provides eviction protections for mobile home tenants.

Parks Registered

0%

100%

0%

Space Rental Fees Paid

FYTD 2025-26 FY 2024-25

100%

Information Requests and Inquiries*

3

Inquiry Topics Unable to pay rent

Inquiries from the Public

1

Registration

0

Eviction Protections 1 Walk-in

1 Landlord

1 Tenant

1

Allowed Rent Increase

0

Space Rental Fee 0

MHRSO Coverage

0

Other

0

2 Phone calls

1 Park Owner

1

Portal Questions

Rent Adjustment Petitions Received by the Division (MHRSO) Tenant/Home Owner Petitions

Park Owner

Other Petition Types

Unlawful Rent

Habitability/ Housing Services

Undue Hardship

MNOI

Capital Improvements

Joint

Exemption

Compliance

FY 21-22

0

0

0

0

0

0

0

0

FY 22-23

1

0

0

0

0

0

0

0

FY 23-24

0

0

1

0

0

0

0

0

FY 24-25

0

0

0

0

0

0

0

0

FYTD 25-26

0

0

0

0

0

0

0

0

Just Cause Eviction Submittals (as Received by the Division) No-Fault Evictions Over Time

At-Fault Evictions Over Time 31

32

Withdrawal

Owner Move-In

Temporary Vacancy

Demolition

FY 21-22

0

0

0

0

FY 22-23

0

0

0

0

FY 23-24

0

0

0

0

FY 24-25

0

0

0

0

FYTD 25-26

0

0

0

0

24

18

Breach of Lease

16 8 0

33 2

Failure to Pay Rent

24

11

5

11

Nuisance Criminal Activity Failure to Give Access Notice to Cease

5

Market Conditions Average Market Rent***** Average Market Rent (Past Ten Years) 5000 4000 3000

$4,532 $4,065 $3,443

Newly Built Units

$2,871

All Units

2000

Fully Covered Units

1000

Market Rent (Fully Covered Units) $3,000

$2,871

$2,800

Market Rent by Number of Bedrooms (Fully Covered Units) $5,000 $4,000

$2,600 $2,400

Partially Covered Units

$3,000

$2,424

$2,000

$2,200

$3,922

$3,914

3 BR

$3,033

$3,323

2 BR

$2,402

$2,563 $2,310

$2,080

1 BR Studio

$1,000

$2,000

Vacancy Rates****** Vacancy Rate (Past Ten Years) 40% 28.8%

30%

Newly Built Units

20% 10% 0%

Partially Covered Units 8.3% 4.9% 3.8% 3.1%

4.7% 3.9% 3.8%

Vacancy Rate (Fully Covered Units)

12.0%

10.0%

10.0%

8.0%

8.0%

4.0%

4.5%

3.8%

Fully Covered Units

Vacancy Rate by Number of Bedrooms (Fully Covered Units)

12.0%

6.0%

All Units

6.0%

3 BR

4.8%

4.0%

2.0%

2.0%

0.0%

0.0%

2 BR

5.1% 5.0% 4.5%

4.0% 3.9% 3.5% 2.9%

1 BR Studio

*Project Sentinel and City of Mountain View Rent Stabilization Division, December 2025;**Views from YouTube of Workshop Recordings ***Mountain View Mediation Program, December 2025; ****Community Services Agency and Community Legal Services in East Palo Alto, December 2025; ***** CoStar, December 2025 Average Asking Rent (market rent rate); ******CoStar, December 2025; Disclaimer: Vacancy Rate data is for informational purposes only and not intended to be used as a benchmark for suspension of the CSFRA. See Section 1718 of the CSFRA for details.

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METHODOLOGY The Rent Stabilization Division Activity Report compiles data from a variety of sources including CoStar, a rental market database. Data unrelated to the CoStar database was obtained by staff through use of internal record keeping and databases including the Rent Stabilization Portal, and in partnership with external consultants and vendors, including Associated Right of Way Services (ARWS), Project Sentinel, the Community Services Agency of Mountain View and Los Altos (CSA), and Community Legal Services of East Palo Alto (CLSEPA). Cases reported by CLSEPA are counted when the case is closed.

The Rent Stabilization Portal is used for data related to property information, CSFRA and MHRSO coverage, compliance with registration and Rental Housing Fee/Space Rental Fee payments and submitted notices. Although Rental Housing Fees and Space Rental Fees are charged to fund the fiscal year budget (which runs from July through June of each year), the fees are billed in January, six months into the fiscal year. A new registration and fee payment reporting cycle begins at the start of the third quarter of each Fiscal Year.

Email subscribers reported are unique users across multiple rent stabilization email lists managed through the City’s webpage. Emails from landlords and managers that registered through the Rent Stabilization Portal are also included in the subscriber count. The Community Outreach data includes events and participants from the Housing Help Centers.

Data gathered from CoStar utilizes as regimented and consistent search terms within the database as possible in an effort to adhere to the specifics of the CSFRA. The data provided by CoStar and used in the Rent Stabilization Division Activity Report was obtained as follows: •

Vacancy Rate Data and Average Asking Rent Data (Average Market Rent): The search criteria included multi-family properties with three or more units built before 1995; multi-family properties with three or more units built from 1995 through 2016; multi-family properties with three or more units built after 2016; and all multi-family properties with three or more units using the Properties database. These four data points illustrate the average vacancy rate and average asking rent trends of vacant units for the total market, including units fully covered by the CSFRA (first occupancy before 1995), units partially covered by the CSFRA (first occupancy from 1995 through 2015), newly built units not covered by the CSFRA (first occupancy after December 23, 2016) and all units within Mountain View.

•

Multi-Family Property Sales for Units Built Before 1995: The search criteria for Multi-Family Property Sales for Units Built Before 1995 included multi-family apartment properties with three or more units that sold from 2013 through 2023 within Mountain View using the Sales Comp database. Non-Arm’s Length Sales, in which there is a relationship between the buyer and the seller of the property, were excluded.

•

Properties Currently for Sale: The search criteria for Properties Currently for Sale included multi-family apartment properties built before 1995 with three or more units currently for sale within Mountain View using the For Sale database.

Tenant Relocation Assistance is provided to households who received TRAO assistance from redevelopment projects and non-redevelopment projects (such as owner move-in eviction cases).

Please note that CoStar does not collect data for Mobile Home Parks. Future data specific to Mobile Home Parks will be available through the Rent Stabilization Division’s registration database. As more properties register with the Division, staff anticipates being able to pull detailed data from the system for both Community Stabilization and Fair Rent Act (CSFRA) and Mobile Home Rent Stabilization Ordinance (MHRSO) covered units.

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