Rent Stabilization Division Q1 Report FY 25-26

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

Mountainview.gov/rentstabilization

Community Outreach and Education Information Requests and Inquiries*

848

Inquiry Topics Utilities

Inquiries from the Public 6 Developer

48 Walk-ins

2 Other

409 Tenant

431 Landlord

4 Appointments

139 Phone Calls

525 Emails

Number of Inquiries Over Time 4000 3000

71

Tenant Petition

64

848

854

Eviction Protections

59

Unable to Pay Rent

53

Affordable Housing

37

Habitability/Maintenance

32

Lease Questions

19

Online Portal

16

Security Deposit

11

Other

11

Tenant Relocation

8

Property Registration

6

Landlord Petition

4

Program and Event Details

1

Additional Occupants

4

Rental Housing Fee

3

2000 1000

84

Allowed Rent Increases

14% Spanish Language Inquiries

0

363

CSFRA Coverage

Concessions/Base Rent

2

Unlawful Rent

0

Joint Petition

0

Community Outreach**

11 Workshops

14 Office Hours

30 Outreach Events

99 participants (165 views) 6 bilingual workshops

29 participants

905 community members reached

Education and Information Documents & Resources

42

Website Pages

12

Informational Documents

40 0

Fillable Forms MV Voice Ads

Email Updates

Mailings Mass Mailings

Targeted Mailings

5

Committee Updates

11

Workshops

1

Postcards and Flyers

2

Landlord Letters

0

Newsletters

4

Tenant Letters

6

Community Updates

1,202 Mailings

0

e-Newsletters

Languages Provided:

859 Mailings English= ENG

ENG

ENG, SPA, CHI

Spanish = SPA

Chinese=CHI

3,666

Subscribers

Russian= RUS

CSFRA Properties Fully Covered Properties

680 Properties

Partially Covered Properties

12,748 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

OTUA Petitions

72 49

44

40 5

13

11

3

0

21

13

1

7

15

3

18

Landlord

Landlord: 0

Current Fiscal Year Petition Status

Other: 0 30

20

10

0

One-Time Utility Adjustment Petitions Submitted by Landlords

Other

Current Fiscal Year Petitions by Type Tenant: 18

135

Tenant

43

9

20 6

3

10 0

0

0

0

0

0

8

10 0

0

0

0

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.

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Cases of Clients Educated, Mediated and/or conciliated

4 of 26

Cases Resolved (22 Pending) 2

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

13

Clinics held

17

Landlords Helped

1

Utilities

2

Allowed Rent Increase

3

Rental Housing Fee

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

6

Clinics held

92

Tenants Helped

1

Legal Assistance

2

Affordable Housing/BMR

3

Rent Assistance

47

Require assistance in a language other than English (n=92 of 92)

51%

Heard about services via the community (n=90 of 92)

<$60k

37%

Majority (75%) live on an average annual household income of less than $60k (n=87 of 92)

Have 3 or more people in household (n=83 of 92)

Community Partner Referrals****

11

$3,001

16

50%

2

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

96

241

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

At-Fault Evictions Over Time 30

Withdrawal

100

86 53

Temporary Vacancy

20

Demolition

15 12

1

0

1

2

15 14 18 1 1 21 16 2 1 3

5

6

1000

1

3

3 2

1

Nuisance

10

9

8 1

20

Criminal Activity

12

0

Failure to Pay Rent Notices Over Time 1500

20

10

50

5 1

2

1

3

21

Failure to Pay Rent Notices 272

300 231

500

280

232

231

150

0

0

Failure to Give Access Notice to Cease

4

450

899

Breach of Lease

25

25

Owner Move-in

178

Unique Households Received Failure to Pay Rent Notices (FYTD)

Tenant Relocation Assistance Properties in Redevelopment 0 0 1 2 1 0

FY 2020-21 FY 2021-22 FY 2022-23 FY 2023-24 FY 2024-25 FYTD 2025-26

Units Affected 0 0 4 34 8 0

Households that Received Assistance 63 14 1 1 1 2

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

19

1000

960 505 356

3 0

308 229 371 207155 221

81

172

299 28

5

Properties

121 Units

4

Mobile Homes Mobile Home Coverage

6

1,130

188

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*

1

Inquiry Topics Registration

Inquiries from the Public 1 Tenant

0

Eviction Protections 1 Walk-in

1

Allowed Rent Increase

0

Space Rental Fee

0

Portal Questions

0

MHRSO Coverage

0

Other

0

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 Withdrawal FY 21-22

0

At-Fault Evictions Over Time 31

32

Owner Move-In

Temporary Vacancy

Demolition

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

24

Breach of Lease

18

16 8 0

Failure to Pay Rent

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

$4,461 $4,152

4000 3000

$3,445

Partially Covered Units

$2,896

All Units

2000

Fully Covered Units

1000

Market Rent (Fully Covered Units) $2,896

$3,000 $2,800

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

$2,600 $2,400

Newly Built Units

$3,000

$2,424

$2,000

$2,200

$3,922

$3,993

$3,033

$3,349

$2,402

$2,583 $2,339

$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%

Partially Covered Units 10.6% 5.3% 3.5% 2.8%

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%

3.5%

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%

1 BR

3.7% 3.4% 2.6%

Studio

*Project Sentinel and City of Mountain View Rent Stabilization Division, September 2025;**Views from YouTube of Workshop Recordings ***Mountain View Mediation Program, September 2025; ****Community Services Agency and Community Legal Services in East Palo Alto, September 2025; ***** CoStar, September 2025 Average Asking Rent (market rent rate); ******CoStar, September 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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