Rent Stabilization Division Report FY 24-25

Rent Stabilization Division Activity Report Fiscal Year 2024-25 (July 2024 through June 2025)

Mountainview.gov/rentstabilization

Community Outreach and Education Information Requests and Inquiries*

3,369

Inquiry Topics Tenant Petition

Inquiries from the Public 1610 Landlord (48%)

117 Appointments

473 Walk-ins

66 Other (2%)

613

Property Registration

370

Utilities

330

1:1 Utility Petition

329

Eviction Protections

274

Allowed Rent Increases 1693 Tenant (50%)

12%

1101 Phone Calls

1678 Emails

232

Other

206

Unable to Pay Rent

198

CSFRA Coverage

177

Affordable Housing

153

Habitability/Maintenance

Spanish Language Inquiries

Number of Inquiries Over Time 4000

104

Online Portal

3,369

3000

81

Security Deposit

57

Tenant Relocation

53

Rental Housing Fee

50

Lease Questions

42

Landlord Petition

29

Unlawful Rent

22

2000

Program and Event Details

21

1000

Additional Occupants

12

0

854

Concessions/Base Rent Joint Petition

10 6

Community Outreach**

44 Workshops

50 Office Hours

109 Outreach Events

318 participants (824 views) 21 bilingual workshops

99 participants joined virtually

3,639 community members reached

Education and Information Documents & Resources

43

Website Pages

12

Informational Documents

44 0

Fillable Forms MV Voice Ads

Email Updates

Mailings Mass Mailings

Targeted Mailings

17

Committee Updates

47

Workshops

13

Postcards and Flyers

5

Landlord Letters

9

Newsletters

3

Tenant Letters

38

Community Updates

2,739 Mailings

6

e-Newsletters

47,698 Mailings

Languages Provided:

English= ENG

ENG

ENG, SPA, CHI

Spanish = SPA

Chinese=CHI

3,568

Subscribers

Russian= RUS

CSFRA Properties Fully Covered Properties

682 Properties

Partially Covered Properties

12,753 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

96% 95%

Rental Housing Fees Paid

96% 96%

2025 YTD 2024

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

One-Time Petitions

72 49

44

40 5

13

3

11

0

21

13

1

Landlord 7

1 5

3

Current Fiscal Year Petitions by Type Tenant: 43 20

10

Landlord: 0

Other

One-Time Utility Adjustment Petitions Submitted by Landlords

Current Fiscal Year Petition Status

Other: 7

19

30 15 9

20 6 1

0

118

Tenant

43

10 0

0

0

17

15 10 3

2

1

2

0

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.

71

Cases of Clients Educated, Mediated and/or Conciliated

68 of 71 Cases Resolved (3 Pending)

2

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

43

Clinics held

68

Landlords Helped

1

Utilities

2

Property Registration

3

Rental Housing Fee

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

22

Clinics held

230

Tenants Helped

1

Rent Assistance

2

Affordable Housing/BMR

3

Legal Assistance

48%

Require assistance in a language other than English (n=226 of 230)

61%

Heard about services via the community (n=224 of 230)

<$55k

50%

Majority (83%) live on an average annual household income of less than $54k (n=206 of 230)

Have 3 or more people in household (n=226 of 230)

Community Partner Referrals****

31

$7,495

85

75%

12

Households received rental assistance through CSA

Average rental assistance received through CSA (n=26)

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

266

1,075

Banked Rent Increase Notices

2

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

At-Fault Evictions Over Time 25

Withdrawal

100

86

Temporary Vacancy

15

Demolition

53

0

1

2

15 14 18 16 1

1 1 3

21

8 1

1

3

1

3

Criminal Activity

10

9 5 2

11

2

1

3

Failure to Give Access Notice to Cease

21

0

Failure to Pay Rent Notices Over Time 1500 1000

12

12

5

2

Breach of Lease

20

Nuisance

10

50 1

20

20

Owner Move-in

Failure to Pay Rent Notices 450

1026

899

500

150

0

0

272

242

300

280

232

569

Unique Households Received Failure to Pay Rent Notices (FYTD)

Tenant Relocation Assistance FY 2020-21 FY 2021-22 FY 2022-23 FY 2023-24 FYTD 2024-25

Properties in Redevelopment 0 0 1 2 1

Units Affected 0 0 4 34 8

Households that Received Assistance 63 14 1 1 1

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 21

1000

7

960 505 356

0

371

221

308 229

207 155 81

172

324

4

Properties

104 Units

4

Mobile Homes Mobile Home Coverage

6

1,130

182

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

100% 100%

Space Rental Fees Paid

2025 YTD 2024

100% 100%

Information Requests and Inquiries*

18

Inquiry Topics Registration

Inquiries from the Public 7 Landlord

1 MH Owner

Eviction Protections

2

Allowed Rent Increase

2 Walk-in

4

Space Rental Fee

3 Phone Call

6 Park Owner

7

13 Emails

4 Tenant

2

Portal Questions

1

MHRSO Coverage

1

Other

1

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

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

At-Fault Evictions Over Time 31

32

Owner Move-In

Temporary Vacancy

Demolition

24

24

FY 21-22

0

0

0

0

16

FY 22-23

0

0

0

0

8

FY 23-24

0

0

0

0

0

FY 24-25

0

0

0

0

18

Failure to Pay Rent Breach of Lease Nuisance

3 3

2

11

5

Criminal Activity Failure to Give Access Notice to Cease

5

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

$4,123

4000

$3,742

3000

$2,494

2000

$2,329

$4,484 $4,128

Newly Built Units

$3,447

Partially Covered Units

$2,894

Fully Covered Units

1000

Market Rent (Fully Covered Units) $3,000

$2,894

$2,800

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

$2,600 $2,400

All Units

$3,000

$2,424

$2,000

$2,200

$3,922

$4,283

$3,033

$3,343

$2,402

$2,538 $2,319

$2,080

3 BR 2 BR 1 BR Studio

$1,000

$2,000

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

30%

Newly Built Units

20% 10% 0%

14.6%

4.7%

6.6% 4.0% 3.2%

3.9% 3.8%

Vacancy Rate (Fully Covered Units)

12.0%

10.0%

10.0%

8.0%

8.0% 4.5%

4.0%

All Units Fully Covered Units

Vacancy Rate by Number of Bedrooms (Fully Covered Units)

12.0%

6.0%

Partially Covered Units

6.0%

3 BR

4.8%

4.0%

4.0%

2.0%

2.0%

0.0%

0.0%

2 BR

5.1% 5.0% 4.5%

4.2% 4.1% 3.9% 3.0%

1 BR Studio

*Project Sentinel and City of Mountain View Rent Stabilization Division, June 2025;**Views from YouTube of Workshop Recordings ***Mountain View Mediation Program, June 2025; ****Community Services Agency and Community Legal Services in East Palo Alto, June 2025; ***** CoStar, June 2025 Average Asking Rent (market rent rate); ******CoStar, June 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. For this reason, data showing the compliance rates of registration and Rental Housing Fee/Space Rental Fee payments are shown on the calendar year. A new registration and fee payment reporting cycle began at the start of the third quarter of the Fiscal Year (January 2024).

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.

Please note, CoStar does not gather data for Mobile Home Parks. Future data specific to Mobile Home Parks will be available through the Rent Stabilization Division’s registration database. Furthermore, 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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