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Prepared By: Melissa C. Marsh, Los Angeles Landlord-Tenant Attorney
Written: June 2019

Glendale Rent Stabilization Ordinance and Relocation Assistance effective April 1, 2019

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:

1. state the reasons for the termination with specific facts to permit a determination of the date, place and circumstances concerning the reason in compliance with California Code of Civil Procedure Section 1162 , and
2. if the basis for the termination is demolition or capital improvements of the rental unit, then at the time that the Landlord serves the notice to vacate, the Landlord shall also serve the Tenant with a copy of the permit to demolish the unit or the permit for capital improvements, along with any construction estimates and the schedule for performing the work; and attached to the Notice to Vacate; and
3. the Landlord shall serve on the Tenant a written notice setting forth Tenant’s right to relocation assistance as described in subsection A of Section 9.30.035 of the Glendale Municipal Code, where the termination of tenancy is based on the grounds set forth in subsection G, H, I or J of Section 9.30.030 of the Glendale Municipal Code.

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:

1. Written in English and the primary language of the Tenant; and
2. States in a minimum of 12-point bold type above the Tenant signature line as follows: “You, (Tenant name), may cancel this Buyout Agreement any time up to 30 days after all parties have signed this Agreement without any obligation or penalty;” and
3. States that the Tenant has the right: (i). Not to enter into a Buyout Agreement; (ii) To consult an attorney and/or the Rent Board before signing the Buyout Agreement; and (iii) To cancel the Buyout Agreement at any time up to 30 days after all parties have signed it; and
4. Signed and dated by both the Landlord and Tenant; and
5. A copy of the fully executed Buyout Agreement must be given to the Tenant; and
6. Landlord shall file with the Glendale Rent Board a copy of the Disclosure Notice signed by the Tenant and a copy of the signed Buyout Agreement within 60 days of the Buyout Agreement execution.

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:

1. If the Tenant has occupied the Unit for more than three (3) years but not more than four (4) years, the relocation assistance owed is four (4) times the amount of the Rent after the Rent Increase set forth in the Rent Increase notice by the Landlord;
2. If the Tenant has occupied the Unit for more than four (4) years but not more than five (5) years, the relocation assistance owed is five (5) times the amount of the Rent after the Rent Increase set forth in the Rent Increase notice by the Landlord; or
3. If the Tenant has occupied the Unit for more than five (5) years, the relocation assistance owed is of six (6) times the amount of the Rent after the Rent Increase set forth in the Rent Increase notice by the Landlord.”

Related Articles:

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• CA Rent Control Statute - AB 1482
  
• LA City & County Evictions May 2022
  
• Evicting a Guest/Roommate
  
• California Eviction Guide.
  

© 2019 Melissa C. Marsh. All Rights Reserved.