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Prepared By: Melissa C. Marsh, Los Angeles Landlord-Tenant Attorney
Written: September 2009 - Last Updated: July 2019  

Los Angeles Rent Stabilization Tenant Relocation Assistance Last Updated: July 2019

Every week I receive questions about relocation assistance from California tenants in the greater Los Angeles area who have been served with a notice to vacate inquiring about whether or not they are entitled to relocation assistance. This article explains: (1) who is entitled to relocation assistance; (2) what amount a landlord must pay in relocation assistance; and (3) when the relocation assistance must be paid.

If you have additional questions regarding relocation assistance for tenants in Los Angeles, West Hollywood, Beverly Hills, Santa Monica, Pasadena or Glendale or would like the assistance of a Los Angeles county landlord tenant attorney, please schedule a low cost SAME DAY telephone consultation (as little as $125) by completing our Telephone Consultation Request Form and Melissa Marsh will call you back at the time you select.

Landlords with multi-family residential properties, or single family residences operating as a "boarding house," located in Los Angeles County that were originally built on or before October 1, 1978, are required to provide monetary relocation assistance when evicting tenants from units covered by the Los Angeles Rent Stabilization Ordinance (RSO) if:

1. The eviction is due to condominium conversion, or for commercial use of the property (LAMC 151.09.A.10) -- Landlords must file a Landlord Declaration of Intent to Evict prior to giving notice to tenants;
   
   
2. The landlord evicts for his or her personal occupancy, a resident manager, or that of the landlord's spouse, parents, or children (LAMC 151.09.A.8) - Landlords must file a Landlord Declaration of Intent to Evict prior to giving notice to tenants (see, Evictions For Occupancy By Landlord, Landlord's Immediate Family, or Resident Manager);
   
   
3. The rental unit requires permanent eviction for Primary Renovation in accordance with a Tenant Habitability Plan accepted by the Los Angeles Housing Department. (LAMC 151.09.A.9); (Ordinance No. 176,544, effective 5/2/05.);
   
   
4. The rental unit is permanently removed from the rental housing market, or requires eviction for demolition (LAMC 151.09.A.10). A County Recorded Memorandum must be filed together with the Landlord Declaration of Intent to Evict AND tenants must receive a 120-day written notice. (See further instructions in Ordinance 173,868, effective 5/16/2001.);
   
   
5. The landlord evicts to comply with a governmental agency's Order to Vacate (LAMC 151.09.A.11). Landlords must file a Landlord Declaration of Intent to Evict prior to giving notice to tenants.;
   
   
6. The Secretary of Housing and Urban Development is both the owner and plaintiff and seeks to recover possession in order to vacate the property prior to sale (LAMC 151.09.A.12): OR
   
   
7. The landlord is evicting a resident manager receiving free or reduced rent with no other compensation to replace him/her with another resident manager. (See RAC Regulations 920.00, Managers as Tenants.)

In addition, California Health & Safety Code Section 50651 and Ordinance 174,477 (effective 3/21/2002) provide for tenant relocation fees when a local enforcement agency orders the unit vacated due to an immediate threat to the tenants’ health and safety and the owner fails or refuses to pay the relocation fee to displaced tenants. The fees may be paid by the enforcement agency issuing the order and shall be recovered from the owner at the rate of 1˝ times the original relocation fee paid.

And lets not forget those illegal garage conversions in Los Angeles. Los Angeles landlords are required to provide the mandated relocation assistance and to file a Declaration of Intent to Evict with the Los Angeles Housing Department BEFORE serving the tenant with a notice to vacate pursuant to a government order to comply.

If you have determined that you are entitled to relocation assistance, or must pay relocation assistance, the next question is what amount of relocation assistance is the landlord required to pay?

If a tenant is residing on a "Mom and Pop" Property (4 or less units owned by a person who has 4 or less residential units in Los Angeles and a single family residence on a separate lot), AND the landlord seeks to have an eligible relative move into the rental unit, then the landlord is required to pay $8,200 for "Eligible" Tenants and $16,500 for "Qualified" Tenants.

If the tenant is residing on a property with more than 4 units, OR if the landlord owns more than four units in Los Angeles County (e.g. 2 separate 4 unit buildings), the required relocation assistance depends on: (a) how long the tenant has resided on the property, (b) whether the tenant is "qualified," and (c) whether the tenant's income is below 80% of the average medium income.

A "qualified" tenant is any tenant who is: (1) 62 years of age or older; or (2) disabled as defined under California Health and Safety Code Section 50072; or (3) residing with one or more minor dependent children. All other tenants are "Eligible."

Los Angeles Rent Controlled Relocation Assistance
Effective July 1, 2019 - June 30, 2020

Type of Tenant Eligible or Qualified	Resided in the Rental Less Than 3 Years	Resided in the Rental 3 Years or More	Income Below 80% AMI ($54,250 for 1 tenant; and $62,600 for 2 tenants)
Eligible	$8,500	$11,150	$11,150
Qualified	$17,950	$21,200	$21,200

Los Angeles Rent Controlled Relocation Assistance Payable By Mom & Pop Landlords
Effective July 1, 2019 - June 30, 2020

Eligible Tenant	Qualified Tenant
$8,200	$16,500

Another frequently asked question is how much is owed if there are multiple tenants in a rental unit. When there is only one tenant, the entire relocation assistance fee is to be paid in full to the only tenant in the rental unit. If there are multiple tenants in a rental unit (e.g. roommates), then each tenant is entitled to a pro-rata share of the relocation assistance fee.

If you own a multi unit building built after October of 1978 but before 2005, or live in a building built after 1978 but before 2005, then a landlord seeking to evict a tenant without "Just Cause" (e.g. without a 3 Day Notice to Cure or Quit), may be required to pay relocation assistance under the newly enacted California Tenant Protections and Relief Act.

If you have additional questions, or would like the assistance of a Los Angeles county landlord tenant attorney, please schedule a telephone consultation for as little as $125 by completing our Telephone Consultation Request Form and Melissa Marsh will call you back at the time you select.

© 2009 - 2019 Melissa C. Marsh. All Rights Reserved.