Page 43 - AAGLA 2020-11
P. 43

 Local Advocacy
Continued from page 41
•
o The renter vacates the unit due to owner harassment
o The “no fault” tenancy termination is for owner/owner’s relative move in and the owner/owner’s relative moves out prior to residing in the unit as a primary residence for three years.
Exemptions. Limited exemptions including dwelling units that have a certificate of occupancy or equivalent permit for residential occupancy issued after February 1, 1995, single family residences, condominiums, and townhouses. If California Proposition 21 is voter approved, units occupied for longer than 15 years and corporate-owned single-family homes would no longer be exempt.
Rent Adjustment Application Process. An application process is provided for owners to request a rent adjustment.
Capital Improvement Pass-Throughs. 50% pass-through for eligible capital improvements, amortized over the useful life of the improvement, not to exceed 3% of the rent in place at the time the pass-through application is filed with the Housing Division. The ordinance also provides the scope of an eligible capital improvement.
Rental Registry. Requires all rental units to be registered with the City, annually, upon a new tenancy, and based on changes to housing services.
Other. The Ordinance also provides for an appeals process, civil and criminal penalties, and civil remedies.
Permanent “Just Cause” Termination Requirements
circumstances that are not due to the renter’s actions such as compliance with government orders or recovery of the unit for the owner or owner’s relative to move-in. In the case of owner/owner relative move-in the ordinance establishes that the owner or owner’s relative reside in the unit continuously for a period of three years. The ordinance also delineates the circumstances in which an owner is not permitted to recover possession of a unit, such as from longer term renters, residing in the unit for at least 10 years, with a household member who is 62 years old or disabled, terminally ill renters, low income renters and renters with school age children during the period of the school year.
• One-Year Vesting Period. Just Cause rules will not apply until 12 months after the commencement of the tenancy.
• Relocation Assistance. Relocation assistance is based on three times the greater of the renter’s current monthly rent in effect or the Small Area Fair Market Rent established by the U.S Department of Housing and Urban Development for a comparable unit in the same zip code plus $1,000.00. The relocation assistance provisions allow for limited exemptions, limited deductions and a 50% reduction in the fee to small landlords, as defined in the ordinance, under certain circumstances.
• Renter Assistance During Temporary Untenantable Conditions. Sets forth the owner’s obligations resulting from untenantable conditions inclusive of temporary rental assistance and related reasonable accommodations.
• The Ordinance also includes provisions governing renter buyout agreements, retaliatory evictions, harassment, an appeals process, civil and criminal penalties, and civil remedies.
CULVER CITY BALLOT MEASURE B ON NOVEMBER 2020 BALLOT
Protect Culver City formed by local residents and business owners advanced a ballot initiative on the
  • •
•
•
      The “Just Cause” Termination ordinance includes, but is not limited to, the following provisions:
•
“Just Cause” Rules. Sets forth the permissible “for cause” and “no fault” termination grounds. “For cause” grounds include failure to pay rent, the renter’s use of the unit for an illegal purpose or to create a nuisance. “No Fault” grounds are
 APARTMENT AGE • NOVEMBER 2020 43










































































   41   42   43   44   45