Law Office of Melissa C. Marsh Contact Us
13527 Huston Street
Sherman Oaks, CA 91423
Tel: 818-849-5206
Tel: 323-655-1002
E-mail: mmarsh@yourlegalcorner.com

Search:
Your Legal Corner Home About Us Testimonials Blog Links Map & Directions Contact Us
Request a Telephone Consultation!    Visa Mastercard American Express PayPal A A A

Allowable Rent Increases Under the Los Angeles Rent Stabilization Act (RSO)

 
  Landlord-Tenant:
$69* Tel. Consult
CA Eviction Guide
Landlord-Tenant FAQs
   Rent Control
   Rent-Security Deposit
   Right to Enter
   Maintenance/Repairs
   Quiet Enjoyment
   Notice
   Eviction
   Pets
   Roommates
Landlord Mistakes
Day Care in a Rental Unit
Tenant Rights in Foreclosure
Rent Increases
Tenant Security Deposits
Tenant Relocation Assistance
Getting UD Costs and Attorney Fees



Related Practice Areas:
Business Transactions
Corporations
Employment Law
Internet-Computer Law
Limited Liability Company
Partnerships
Real Estate Law
Trademark & Copyright
Wills & Trusts



 
 
 
 

Allowable Rent Increases Under the Los Angeles Rent Stabilization Act (RSO)

Prepared By: Melissa C. Marsh, Los Angeles Landlord-Tenant Attorney
Written: October 2012
 Add to Favorites

Under California law a landlord cannot raise your rent during your initial lease term, absent a lease provision to the contrary. If you do not have a lease, or if you are on a month-to-month, then the landlord can increase the rent so long as s/he provides the tenant proper written notice. Under California law, the landlord must provide a tenant with at least 30 days' advance written notice of a rent increase if the rent increase is 10 percent (or less) of the rent charged at any time during the 12 months before the rent increase takes effect. (35 days if the notice is served by mail). If the landlord is increasing the rent more than 10% in a 12-month period, then pursuant to California Civil Code 827, the landlord must give the tenant at least 60 days prior written notice (65 days if the notice is mailed). In rent controlled cities, like Los Angeles, additional rules apply.

Allowable Rent Increases Under the Los Angeles RSO for Rent Controlled Units

The Los Angeles RSO addresses allowable rent increases, the registration of rental units, legal reasons for eviction, and the causes for eviction requiring relocation assistance payment to the tenant. Under the RSO, the landlord is allowed to make the following annual increases in the rent:

  1. Raise the rent once every 12 months by the annual allowable increase (3% for July 1, 2012 through June 30, 2013).
  2. If the landlord pays for all of the costs of gas and/or electricity supplied to a tenant's unit, the landlord may raise the rent by an additional one percent (1%).
  3. At the same time the landlord raises the rent, the landlord may also raise the security deposit (and last month's rent if applicable) once every 12 months by the annual allowable percentage increase (presently 3% for 7/2012-6/2013).

Four Special Circumstances Which Allow the Landlord to Raise the Rent Substantially.


  1. Additional Tenant. The Landlord can raise the rent by ten percent (10%) for each additional tenant exceeding the number of tenants allowed in the original rental agreement, EXCEPT THAT If the landlord had actual or constructive knowledge of the additional tenant's occupancy for more than 60 days and failed to notify the tenant of the rent increase, then the landlord forfeits the right to increase the rent per Ordinance No. 181744, effective July 1, 2011. A corresponding reduction in rent is required when the additional tenant vacates the unit. Security deposits may be raised for additional tenants by the same dollar amount as the rent is raised.
  2. There Has Been No Rental Increase Since May 1976. The Landlord can raise the rent nineteen percent (19%), plus 2% if the landlord provides the gas and electricity, If a landlord has not increased the rent since May 31, 1976.
  3. There Has Been No Rental Increase Since May 1977. The Landlord can raise the rent thirteen percent (13%), plus 2% if the landlord provides the gas and electricity, If a landlord has not increased the rent since May 31, 1977.
  4. Landlord Makes Capital Improvements. A landlord who is planning to improve his rental, may apply for special rent increases based on an application for Primary Renovation, Capital Improvements, Rehabilitation, or a "Just and Reasonable" rent adjustment which must be submitted to and approved by the Rental Board.

Notice Required Under the RSO.

To raise the rent, the landlord must serve the tenant(s) with a written 30-day notice for rent increases that are less than 10% of the tenant's rent (35 days if the notice is mailed), or a 60-day notice (65 days if mailed) for rent increases that are 10% or more of the tenant's lowest rent within the preceding 12-month period.

Additional Costs a Landlord is Allowed to Pass Through to a Tenant:

1. In the month of July only, the landlord may collect $12.25 from each tenant (50% of the annual $24.51 registration fee paid to the Rent Stabilization Division) by raising the rent $1.02 per month. To collect the $12.25, the landlord must serve the tenant in the month of June with a written thirty (30) Day Notice of Increase and provide the tenant a copy of the Registration Certificate.

2. The landlord may also collect the annual $43.32 Systematic Code Enforcement Program (SCEP) fee if paid in full by the landlord by increasing the rent $3.61 per month. To collect this monthly fee from the tenant, the owner must similarly give the tenant a written thirty (30) Day Notice of Increase prior to the collection of this fee once a year and provide the tenant a copy of the Registration Certificate.

After a Vacancy

The allowable rent level after a vacancy depends on the reason for the vacancy. The RSO provides that the rent may be raised to any amount upon re-rental if the vacancy resulted because the tenant: (1) voluntarily vacated the unit; (2) was evicted for non-payment of legal rent; or (3) was evicted for violating the terms of the rental agreement and failing to cure the violation. If the vacancy occurs for any other reason, the Los Angeles RSO requires the rent to a new tenant to remain the same as that for the prior tenant. Examples include: (1) an eviction to recover the unit for the use of the landlord, his immediate family. or a resident manager; (2) an eviction based on the prior tenant's illegal acts; (2) an eviction based on the tenant's refusal to sign a new lease with the same terms as are in the RSO; and (3) an eviction based on the tenant's refusal to allow the landlord reasonable access to the unit.

© 2012 Melissa C. Marsh. All Rights Reserved.

 
 

If you would like to inquire about my services, please call 818-849-5206.
If you have additional questions or need specific legal advice tailored to your specific needs, please schedule a low cost Telephone Consultation.


Disclaimer: The information presented on this web site was prepared by Melissa C. Marsh for general informational purposes only and does not constitute legal advice. The information provided in my articles and alerts should not be relied upon, or used as a substitute for professional legal advice from an attorney you retain to advise or represent you. Your use of this Internet site does not create an attorney- client relationship. Transmission of this article is not intended to create, and receipt of it does not constitute, an attorney-client relationship. All uses of the contents of this site, other than personal uses, are prohibited. You may print or email a copy of any information posted on this web site for your own personal, non-commercial, use, but you may not publish any of the articles or posts on this web site without the Express Written Permission of Melissa C. Marsh.


Home | Request a Consultation | Practice Areas | Articles | Client Alerts | Testimonials | Directions | Terms of Use | Privacy Policy | Contact Us | Site Map
Copyright© 1998 - 2014, Melissa C. Marsh. All Rights Reserved.
Website Design By DK Web Design

Located in Los Angeles, California, the Law Office of Melissa C. Marsh handles business law and corporation law matters as a lawyer for clients throughout Los Angeles including Burbank, Sherman Oaks, Studio City, Valley Village, North Hollywood, Woodland Hills, Hollywood, West LA as well as Riverside County, San Fernando, Ventura County, and Santa Clarita. Attorney Melissa C. Marsh has considerable experience handling business matters both nationally and internationally. We routinely assist our clients with incorporation, forming a California corporation, forming a California llc, partnership, annual minutes, shareholder meetings, director meetings, getting a taxpayer ID number (EIN), buying a business, selling a business, commercial lease review, employee disputes, independent contractors, construction, and personal matters such as preparing a will, living trust, power of attorney, health care directive, and more.