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Prepared By: Melissa C. Marsh, Los Angeles Landlord-Tenant Attorney
Written: June 2022

Inglewood Permanent Rent Control Ordinance - Housing Protection Ordinance.

• What is a covered rental unit?
  
• Inglewood Requires Rental Registration and has Posting Requirements
  
• Inglewood Required Written Notice to All Tenants
  
• Inglewood Just Cause Required For Evictions
  
• Inglewood Permanent Relocation Fees
  
• Inglewood Requirements For Owner Occupancy
  
• Inglewood's Requirements for any Tenant Buyout Offer
  
• Inglewood Allowable Rent Increases
  
• Inglewood Tenant Anti-Harassment Provisions
  
• Inglewood's Temporary Relocation Fees For Uninhabitable Conditions.
  

The City of Inglewood has replaced its interim emergency rent control ordinance that was effective as of March of 2019, with a permanent rent control and just cause eviction ordinance (and expanded in 2021), called the Inglewood Housing Protection Ordinance.

Have a few additional questions? If you would like additional information and/or assistance from a Los Angeles California landlord tenant attorney, Melissa C. Marsh, please schedule a telephone consultation for as little as $199* by completing our Telephone Consultation Request Form and Melissa Marsh will call you back at the time you select. Please note that at least 30 minutes is required for Ms. Marsh to properly review your options pertaining to any landlord tenant matter due to the interplay of local, county, and state laws.

1. What is a covered rental unit?
In Inglewood, the Housing Protection Ordinance applies to all rental units offered for rent in the City of Inglewood EXCEPT:

• hotel and motel occupancy for less than 30 days;
• dormitories operated by a school or university;
• housing accommodations in a nonprofit hospital, religious facility, extended care facility, or licensed residential care facility for the elderly;
• an owner occupied single family residence with or without an accessory dwelling unit (ADU), or duplex. in which the Owner is only renting a room, or a single unit on the parcel of land AND the owner is an individual AND the owner has provided the tenant written notice that the property is exempt from the Inglewood Housing Protection Ordinance AND the owner has registered the rental with the City of Inglewood and properly claimed the exemption; and
• a residential unit built within the last 15 years (June of 2007 when this article was written), with a certificate of occupancy issued within the last 15 years AND the owner has registered the rental unit with the City of Inglewood and properly claimed the exemption.

All rental units in the City of Inglewood (including single family homes, condos, and duplexes) must still be registered with the City of Inglewood, and if an exemption applies each and all of the owner(s) must claim the exemption when applying. The Initial registration deadline was January 7, 2022. If the owner fails to register a rental unit in the City of Inglewood, the owner's rental unit will be subject to Inglewood’s Housing Protection Ordinance, not only will the owner be subject to penalties, but the rental unit (even if otherwise exempt) will be subject to Inglewood's rent limits and its eviction controls.

Please note that even if the rental unit is properly registered with exempt status, the rental unit may still be subject to California State Rent Control, especially if the owner did not properly claim the exemption from California’s Tenant Protection Act in the lease, or rental agreement, or an addendum to the rental agreement.

2. Inglewood Rental Registration and Posting Of Certificate Requirements .

Pursuant to Inglewood’s Permanent Housing Protection Ordinance, ALL Inglewood homeowners (including those living in and renting out single family residences, condos, townhomes and/or duplexes) are required to register their rental unit(s) and homes with the City of Inglewood by January 7, 2022. Inglewood Municipal Code §8-126. According to the City of Inglewood,

If your rental property is exempt [e.g. single family home or condo or owner occupied duplex], you must still register your property and/or rental unit(s) and each owner (even those with partial interests) must claim the exemption(s) with Inglewood's Housing Protection Department. And while single family homes and condos that are rented out are exempt from Inglewood's Housing Protection Ordinance, they still must be registered with the City of Inglewood's Housing Protection Department, and re-registered annually. Beginning May 1, 2022, the City of Inglewood will begin enforcement and imposing penalties.

All owners of a rental unit in the City of Inglewood must file a Registration Statement for each rental unit offered for rent (and claim the exemption if applicable), or rented for a term exceeding 30 consecutive days, with the City and if each and all of the owners fails to do so, it is Inglewood's position that the unit is then subject to the provisions of Inglewood's Housing Protection Ordinance. After a rental unit is registered for the first time, the owner must thereafter re-register (and if applicable claim the exemption again) annually on or before October 1 of each year.

Inglewood Landlords can register their Inglewood rental units online at Inglewood Online Rental Registry.

All Inglewood Landlords must also post in a conspicuous place (lobby, common mailboxes, or near the public entrance to the property), AND give to each tenant a copy of, the Inglewood Housing Registration Certificate declaring that the rental unit is either subject to or exempt from Inglewood's Housing Protection Ordinance (HPO). The certificate must be written in both English and Spanish, and in any other language(s) required by the Department.

3. Inglewood Required Notice to All Prospective Tenants.

Pursuant to the Inglewood Housing Protection Ordinance, every owner of a residential rental property in the City of Inglewood must provide each tenant with: (a) written Notice that the rental property is either: subject to or exempt from Inglewood's Housing Protection Ordinance AND (b) a copy of the registration certificate declaring that the rental unit is either subject to or exempt from Inglewood’s Housing Protection Ordinance.

If the rental property is subject to Inglewood's Housing Protection Ordinance, the Owner must provide the following written Notices in 12-point type as either an addendum to the lease or rental agreement, or as a written notice signed by the Tenant:

"California and local laws limit the amount your rent can be increased. See California Civil Code section 1947.12 and Chapter 8, Article 10 of the Inglewood Municipal Code for more information. The Inglewood Municipal Code also provides that after an existing Tenant has continuously and lawfully occupied certain residential real property for 12 months or more, an Owner must provide a statement of just cause in any notice to terminate a tenancy. See Chapter 8, Article 9 of the Inglewood Municipal Code for more information."

If the rental unit is NOT subject to the Inglewood Housing Protection Ordinance, the owner must provide the following written Notices in 12-point type in the actual lease or rental agreement, or for a tenancy that existed before June 1, 2021 as an addendum to the lease or rental agreement:

"This property is not subject to the rent limits imposed by Section 8- 127 of the Inglewood Municipal Code and is not subject to the rent regulations of Chapter 8, Article 10 of the Inglewood Municipal Code. This property meets the requirements of Section 8-125(k)(6)."

4. Inglewood Just Cause Required for Evictions.

If you need or want to terminate a tenancy in the city of Inglewood, you must have "Just Cause" if any tenant in the rental unit has occupied it for 12 or more months. Inglewood's Tenant Housing Protections provide (14) grounds under which a landlord may terminate a tenancy in the City of Inglewood, including:

1. Failure to Pay Rent. Tenant failed to pay Rent, was served with a written Three Day Notice to Pay Rent or Quit in compliance with California Code of Civil Procedure Section 1161(2) and failed to remit payment (Please note that the Los Angeles County Covid Moratorium must also be complied with and may further restrict a landlord from evicting a lower income tenant for non payment of rent in calendar year 2022;
2. Breach of a Material Lease Term. Tenant violated a Material Rental Agreement Term, was served with a Three (3) Day Notice to Cure or Quit in compliance with Cal. Code of Civil Procedure Section 1161 and Cal. Civil Code Section 1946.2(c), and failed to cure the violation;
3. Waste Tenant has committed waste in or to the rental unit as set forth in California Code of Civil Procedure Section 1161(4);
4. Nuisance. Tenant has used the rental to create, permit or maintain a nuisance as set forth in Cal. Code of Civil Procedure § 1161(4);
5. Illegal Activity. Tenant is engaging in illegal activity in the rental unit, or on the landlord’s property, or Tenant is engaging in criminal activity or threat as defined by Cal Penal Code Section 422(a) directed at the Owner, or any of the Owner's agents. has used the rental to create a nuisance as set forth in Cal. Code of Civil Procedure § 1161(4);
6. Unlawful Purpose. A Tenant’s use of the Rental Unit for an unlawful purpose as described in Code of Civil Procedure section 1161(4);
7. Subletting. Tenant is subletting the rental unit, or assigned or sublet tenant's right to occupy the rental unit in violation of the lease;
8. Denial of Entry. Tenant has refused the landlord (or his agents) reasonable access to the rental unit for needed repairs or improvements as authorized by Cal Civil Code 1954 or Health and Safety Code sections 13113.7 and 17926.1, for the purpose of showing the rental housing to any prospective purchaser, or for mandatory inspections, after proper service of a 24 Hour Notice of Entry; and
9. Tenant Gave the Landlord Notice. A Tenant failed to vacate the rental unit after: (a) giving the Owner a written notice as provided in Civil Code § 1946 of the Tenant’s intent to vacate; OR (b) the tenant offered to surrender the rental unit and that offer was accepted in writing by the Owner.



No Fault Just Cause Requiring Payment of Relocation Fees.

10. Government Order to Comply. The Landlord seeks in good faith to recover possession of the rental to comply with a government agency's order to vacate or a court order that requires the tenant to vacate to make habitability repairs;
11. Demolish the Rental. The Landlord seeks in good faith to recover possession to immediately demolish the rental unit and has already obtained all required permits and subsequent Board approval before serving the Tenant with a Notice of Termination of Tenancy;
12. Ellis Act Removal. The Landlord seeks in good faith to withdraw the Rental Unit from the rental market in accordance with the Ellis Act; and
13. Owner Occupancy. Landlord seeks in good faith to recover possession of the rental for use as a primary residence for at least the following two (2) years by the Landlord or the Landlord's spouse, registered domestic partner, children, grandchildren, parents, or grandparents, but certain conditions must be met (discussed below).

CAUTION: If the owner serves a Three Day Notice to Cure or Quit (for something other than nonpayment of rent and the tenant fails to cure the violation, the owner must serve an additional Three Day Notice to Quit BEFORE starting an eviction. In addition, the owner must serve a copy of any notice to terminate a tenancy with the Inglewood Housing Protection Department within three days of serving the notice on the Tenant. In addition, in any eviction proceeding, the Owner must both allege and prove that the Owner has a valid and current Inglewood Business Tax Certificate and is in full compliance with the Inglewood Housing Protection Ordinance. An Owner's failure to comply with any requirement is a complete affirmative defense to an unlawful detainer (eviction) proceeding.

If the Notice to Terminate Tenancy is based on Numbers 10, 11, 12, or 13 above (a no fault termination), the Notice of Termination of Tenancy must also include the reason for the termination, the amount of Relocation Assistance to be paid, and how that amount was calculated. There is a caveat if the termination of tenancy is due to government order to comply and the uninhabitable conditions leading to the order were caused by the Tenant. If it is determined by any government agency, a Hearing Officer, the Rental Housing Board, or any court that the Tenant is at fault for the condition(s) triggering an order or need to vacate the rental unit, the Owner is NOT required to pay any relocation assistance.

CAUTION: Strict compliance is required and any errors will render the Notice to Terminate the Tenancy void.

Have a few additional questions? If you would like additional information and/or assistance from a Los Angeles California landlord tenant attorney, Melissa C. Marsh, please schedule a telephone consultation for as little as $199* by completing our Telephone Consultation Request Form and Melissa Marsh will call you back at the time you select. Please note that at least 30 minutes is required for Ms. Marsh to properly review your options pertaining to any landlord tenant matter due to the interplay of local, county, and state laws.

5. Inglewood Permanent Relocation Fees Required For No Fault Termination of Tenancy
If a Notice of Termination is based on a No Fault Termination ground (numbers 10-13 above) the Landlord is required to pay the tenant(s) relocation assistance and Inglewood's is more complicated than most cities. Instead of providing a flat figure like most other eviction controlled cities, Inglewood requires the Owner to pay a Base Relocation Assistance fee of three times the monthly Rent paid by the tenant plus $2,000 if a minor occupies the unit plus the greater of one of the following (as applicable):

• $2,000 if any of the tenants has lived in the rental unit for 2-4 years
• $3,000 if any of the tenants has lived in the rental unit for 5-10 years
• $5,000 if any of the tenants has lived in the rental unit for 11+ years
• $7,500 if any of the tenants in the rental unit is a senior (62 or older) or disabled

If there is more than one tenant occupying the rental unit, Inglewood requires the Tenants within 10 days to sign a joint statement instructing the landlord how the Relocation Assistance should be divided between them, and if the tenants do not provide the owner with instructions, then Owner may issue a single check made payable to all of the adult tenants that signed the lease.

The Relocation Assistance must be paid to the tenants within 15 days of the date the Landlord served the tenants’ with the Notice to Terminate Tenancy. If a Tenant fails to vacate after the expiration of the notice to terminate the tenancy, the owner may recover the actual amount of any Relocation Assistance paid as damages in an action to recover possession.

6. Inglewood’s Requirements For Owner Occupancy

If a landlord in Inglewood wants to Owner Occupy a rental unit, they will have some hurdles to overcome. First, the owner must in good faith seek to occupy the rental unit for owner or qualified family member occupancy as their primary personal residence for at least two (2) years. If they can meet the requirements and exclusions below, the owner (or qualified family member) must move into the unit within 60 days of the tenant vacating the rental unit. If the owner or qualified member fails to move into the unit within 60 days there are some harsh penalties.

CAUTION. As the law stands at this time, if two people are buying a duplex, the owners may only seek owner or family occupancy on one of the two units.

Pursuant to the Inglewood Permanent Housing Protection Ordinance, the Owner may NOT occupy a rental unit if: (a) the Owner or family member who intends to occupy the Rental Unit already occupies a Rental Unit on the same residential parcel of land or, if there is another vacant unit that is similar in square footage (with 15%) with the same number of bedrooms.

In addition, if an occupant in the rental unit the owner or family member seeks to occupy is either: (a) terminally ill, or (b) a senior (62 or older) or disabled person who has resided in the unit for 5 or more years, the Owner/family member will only be permitted to occupy the rental unit if there is no other similar unit on the parcel of land and the owner / family member is also a senior, disabled, or is certified as being terminally ill by a treating physician.

7. Inglewood's Cash For Keys ( Tenant Buyout) Agreement ) Requirements

In Inglewood a Buyout Agreement (a.k.a.cash for keys ) is defined as a written agreement between an Owner and a Tenant by which a Tenant, typically in consideration for monetary payment, agrees to vacate a Rental Unit. A landlord is prohibited from offering or discussing a potential cash for keys agreement, or tenant buyout offer, without first having the Tenant sign a written disclosure document stating that the Tenant: (1) has the right to refuse a buyout agreement; (2) has the right to consult an attorney and the right to revise any proposed buyout agreement before accepting and/or signing a buyout agreement; (3) has the right to consult the Inglewood Program Administrator regarding any buyout agreement; and (4) has the right to cancel any buyout agreement within 30 days of the tenant signing the buyout agreement simply by hand delivering, emailing or mailing the owner a simple signed statement that the tenant has canceled the buyout agreement.

The Owner must immediately provide the Tenant with a copy of any signed Buyout Agreement when all the parties have signed and must provide the Inglewood Program Administrator a copy of the signed buyout agreement within Three (3) days.

If a tenant decides to cancel a buyout agreement, the tenant not only send written notice to the Owner of their cancellation, but must also file a copy of their statement to cancel the buyout agreement with the Inglewood Housing Protection Department within three calendar days.

Have a few additional questions? If you would like additional information and/or assistance from a Los Angeles California landlord tenant attorney, Melissa C. Marsh, please schedule a telephone consultation for as little as $199* by completing our Telephone Consultation Request Form and Melissa Marsh will call you back at the time you select. Please note that at least 30 minutes is required for Ms. Marsh to properly review your options pertaining to any landlord tenant matter due to the interplay of local, county, and state laws.

8. Inglewood Allowable Rent Increase and Pass Through Fees.
Allowable Pass Through Fees
After timely payment of registration fees, the Owner may pass through fifty percent (50%) of the fee to Tenants of the applicable unit at a maximum monthly pro rata of 1/12 of the fee per Rental Unit. If an Owner fails to pay the fee on or before the date the fee is due, it cannot be passed through to the tenants.

Allowable Rent Increase on a parcel with 5 or More Rental Units.
An Owner of any parcel that contains 5 or more rental units is prohibited from increasing the rent more than once in any 12-month period and the allowable rent increase is the greater of 3% of the base rent (not including any pass through fees or other permitted increases), or the percentage change in the cost of living.

Allowable Rent Increase on a parcel with 4 or Less Rental Units.
An Owner of any parcel that contains 4 or less rental units is prohibited from increasing the rent more than once in any 12-month period and the allowable rent increase is the lesser of 10%, or 5% plus the percentage change in the cost of living. The percentage rent increase must only be on the base rent, and not any pass-through registration fees or increases authorized under the Housing Protection Ordinance.

Housing Services Cannot Be Unbundled or Used to Increase the maximum allowable rent as set forth above.
If a lease agreement includes utilities, parking, storage, pets or any other charge or fee associated with the tenancy as part of the Rent, the Owner is prohibited from: (a) unbundling those items; (b) later charging separately for any services or utilities included in the rent; or (c) separately increasing the charges for those items. If a tenant requests additional services (additional parking spot, additional pet, storage space, etc..) such additional fees shall not be included in calculating the rent.

Additional Occupant.
If an additional occupant stays in the rental unit (excluding the first minor child), the owner may increase the base rent by 10% plus the allowable annual rent increase as long as the Owner did not have actual or constructive knowledge of the additional occupant for more than 60 days.

Below Market Rents For Parcels with 5 or More Rental Units .
If an Owner of any residential real property containing five or more dwelling units has an existing rental unit that is less than 80% of Fair Market Rents for a comparable unit, the Owner may submit a request with the Inglewood Program Administrator to increase the rent by up to 5% plus the percentage change in cost of living.

Below Market Rents For Parcels with 4 or Less Rental Units .
If an Owner of any residential real property containing four or fewer dwelling units charges an existing Tenant Rent for a Rental Unit that is less than 80% of Fair Market Rents for a comparable unit, the Owner may submit a request with the Inglewood Program Administrator to increase the rent by increase the Rent by up to an additional two percent (2%).

Capital Improvement Rent Increase.
If the Owner makes a capital improvement to the property in which the rental unit is located, the Owner may apply to the Rental Housing Board to pass through up to $100 per month for 72 months (6 years), 50% of the cost of the capital improvement. This rental increase shall not be allowed or assessed on any rental units where the initial rent was set after the owner filed the application for a Capital Improvement Rent increase.

Security Deposit Increase .
At the same time the Owner serves a notice of rent increase, the owner may also increase the tenant's security deposit by up to $30 per month until the security deposit equals the maximum amount authorized by State law, or the lease.

9. Inglewood's Tenant Anti-Harassment Provisions

Inglewood has 12 items of what it considers to be Tenant Harassment. In fact, the ″nice″ landlord who merely wants to accommodate their tenant could easily be trapped into violating Inglewood’s Tenant Anti-Harassment protections.

Inglewood defines “tenant harassment” to include the following if performed in “bad faith:”

1. Purposely interrupting, or terminating, or failing to provide a Housing Service required by the Rental Agreement or State law;
2. Failing to perform repairs and maintenance required by the State, County of Los Angeles, or local housing health or safety laws;
3. Purposely failing to "exercise due diligence" in completing repairs once undertaken;
4. Abusing the Landlord's right of reasonable access to the rental unit including, unnecessary entries for inspections not related to a repair, excessive in number, or performed merely to collect evidence against a tenant;
5. Using offensive words that are likely to provoke a violent reaction when speaking with a tenant;
6. Attempting to influence a Tenant to vacate through fraud, intimidation or coercion;
7. Threatening an occupant, by word or gesture, with physical harm;
8. Knowingly and intentionally violate ANY LAW which prohibits discrimination against the Tenant;
9. Attempting to terminate a tenancy, including serving any Notice of Termination or serving an eviction summons and complaint based upon facts which the Landlord has no reasonable cause to believe to be true;
10. Violating a Tenant's right to quiet enjoyment of the rental unit;
11. Refusing to acknowledge receipt of a Tenant's Rent payment; or
12. Interfering with a Tenant's right to privacy, including, but not limited to, entering or photographing portions of a Rental Unit that are beyond the scope of a lawful entry or inspection.

10. Inglewood Required Temporary Relocation Assistance Fees For Uninhabitable Conditions NOT caused by the Tenant.

Under Inglewood’s Housing Protection Ordinance, a landlord is required to pay a tenant Temporary Relocation Assistance Fees if tenant vacates an Inglewood rental unit either because of: (a) a governmental agency's order to vacate, or because of (b) substandard health or safety conditions. The landlord is required to pay Temporary Relocation Assistance Fees even if the Owner did not serve a notice to temporarily terminate a tenancy.

The amount the landlord is required to pay is either: (a) the amount set by the Rental Housing Board based on reasonable daily rates for a hotel, motel, or short term rental housing plus a daily meal allowance if the temporary rental lacks a kitchen, plus a daily laundry allowance if the temporary rental lacks laundry, plus a daily amount for pet accommodations if the temporary rental does not permit pets, OR (b) an amount agreed upon between the owner and the tenant IF the Owner provides written notice to the tenant of the amount of the assistance to which the Tenant is entitled to receive under this provision and the Owner and Tenant submit their agreement to the Program Administrator within 3 days.

Have a few additional questions? If you would like additional information and/or assistance from a Los Angeles California landlord tenant attorney, Melissa C. Marsh, please schedule a telephone consultation for as little as $199* by completing our Telephone Consultation Request Form and Melissa Marsh will call you back at the time you select. Please note that at least 30 minutes is required for Ms. Marsh to properly review your options pertaining to any landlord tenant matter due to the interplay of local, county, and state laws.

Related Articles:

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

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