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Glendale Rent Rollback to September 18, 2018.
Effective April 1, 2019, rents on all multi unit dwellings built before February 1, 1995 (excepting single family residences, condominiums, Duplexes, Accessory Dwelling Units, and Section 8) must be rolled back to the monthly rental amount in effect on September 18, 2018, plus any lawful rent increase allowed under the ordinance through February 27, 2019. Any rent increase issued after Mach 14, 2019 must be accompanied by an offer to sign a 12 month lease.
Glendale Rent Increases Only Allowed Once Annually.
Pursuant to the newly enacted legislation, Glendale landlords are only allowed to issue one rental increase per year. In addition, the Notice of a rental increase, or 30 Day Notice of Change in Terms of Tenancy, must now include: (a) Notice of the existence of the Glendale Rent Stabilization Ordinance – Glendale Municipal Code Section 9.29.010 and 9.29.070; and (b) The Tenant’s right to file a Petition with the City of Glendale against any Rent increase in excess of the Annual Rent Adjustment unless such Rent increase is pursuant to an approved Petition.
New Requirements for 3//30/60 Day Notices to Quit in Glendale.
Pursuant to Glendale Municipal Code 9.30.031 a 3/30/60 Day Notice to Quit must not only conform to all of the requirements sets forth in California Civil Code Section 1946, or California Code of Civil Procedure Sections 1161 and 1161(a), but also must:
No Fault Evictions and Relocation Assistance – Buildings built before February 1, 1995.
If a Glendale landlord seeks to remove a tenant through no fault of the tenant, Sections 9.29.010 and 9.29.070 of the Glendale Municipal Code now require the landlord of a building built before February 1, 1995 to: (1) provide the Glendale tenant with a formal Disclosure Notice in the Tenant’s primary language detailing the tenants’ rights; (2) to file a copy of a written buyout agreement with the Glendale Rent Board; and (3) to ensure that the written buy-out agreement complies with ALL of the following:
DISCLOSURE NOTICE OF RELOCATION ASSISTANCE (Glendale, CA)
NOTICE: Under Title 9, Chapter 30 of the Glendale Municipal Code, a Landlord must provide qualifying Tenants this notice of the Tenant’s eligibility for relocation assistance at the same time the Landlord provides a notice of termination of tenancy or when a Landlord provides a notice of a Rent Increase that will increase the Rent to an amount more than seven percent (7%) during a twelve (12) month period and the Tenant elects to not remain in the residential unit. Under Section 9.30.033B, Landlords are permitted to bank deferred Rent Increases, so a Rent Increase may be more than 7% during a twelve month period, but not more than 15% over a twelve month period, depending on the amount of prior deferred Rent Increases, before triggering relocation benefits. Unless part of a written lease renewal offer, Tenant shall have fourteen (14) days to elect to vacate the unit and exercise relocation benefits pursuant to section 9.30.033 and 9.30.035. Qualifying Tenants are entitled to relocation assistance as follows:
1. For rental units located on a parcel containing three or four dwelling units, the product of three (3) times the amount of the actual Rent;
2. For rental units located on a parcel containing five or greater dwelling units, the product of three (3) times the amount of the Rent after the Rent Increase set forth in the Rent Increase notice by the Landlord; or:
a. a. When the overall household income is equal to or less than the Area Median Income (AMI) for Los Angeles County is $69,300 (1 person= $54,250, 2 people 62,000) as determined by the United States Department of Housing and Urban Development, plus 30% of the AMI amount (i.e. 130% of the AMI or less), then:
iv. If the Tenant has occupied the Unit for more than three (3) years but not more than four (4) years, the product of four (4) times the amount of the Rent after the Rent Increase set forth in the Rent Increase notice by the Landlord;
v. If the Tenant has occupied the Unit for more than four (4) years but not more than five (5) years, the product of five (5) ties the amount of the Rent after the Rent Increase set forth in the Rent Increase notice by the Landlord; or
vi. If the Tenant has occupied the Unit for more than five (5) years, the product of six (6) times the amount of the Rent after the Rent Increase set forth in the Rent Increase notice by the Landlord.
Glendale Relocation Assistance Required For Rent Increases Exceeding 5%.
Pursuant to Glendale Municipal Code Section 9.30.033, if a Landlord issues a notice for a Rent Increase on a Glendale tenant that will increase the Rent by an amount that is greater than a Non-Relocation Rent Increase, then the Tenant may elect to vacate the Rental unit, and, in the case of such election, the Landlord shall (i) pay the Tenant relocation assistance in accordance with Section 9.30.035 of the Glendale Municipal Code and (ii) at the Tenant’s request, the Landlord shall waive the statutory requirement that the Tenant provide the Landlord with a 30 Day Notice of the Tenant’s intent to vacate or terminate the tenancy.
Payment of the Relocation Expenses must be made within 14 days of service of the Rent Increase notice. But the Landlord may alternatively opt to rescind the Rent increase within 14 days of issuance that exceeds a NonRelocation Rent Increase.
The Relocation Assistance amount due is Three Times the Rent after the rent increase (for parcels containing 5 or more units).But if the Tenant is low income (the overall household income is equal to or less than the Area Median Income (AMI) for Los Angeles County as determined by the United States Department of Housing and Urban Development, plus 30% of the AMI amount, then the relocation assistance is as follows:
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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.