Source: https://www.jdsupra.com/legalnews/a-landlord-s-guide-to-california-s-new-58564/
Timestamp: 2020-04-01 01:57:45
Document Index: 562656102

Matched Legal Cases: ['§ 1947', '§ 1946', '§ 1946', '§ 1161', '§ 1946', '§ 1946', '§ 1946', '§ 1946', '§ 1947']

A Landlord’s Guide to California’s New Statewide Rent Control Laws | Snell & Wilmer - JDSupra
Vacant Units and Removing Tenants: If a rental unit is vacant, a landlord is permitted to reset the gross rental rate for the unoccupied unit to market rental rates. (Civ. Code § 1947.12(b)). The statute, however, prevents a landlord from terminating the tenancy of a tenant that has continuously occupied a rental unit for at least 12 months, unless the landlord has “just cause” for removing the tenant. (Civ. Code § 1946.2(a)). The statute establishes two different “just cause” standards.
At-Fault Just Cause: A landlord is permitted to terminate a tenancy for “at-fault just cause,” which includes, among other reasons, the tenant’s (a) failure to pay rent, (b) criminal activity or use of the rental unit for an unlawful purpose, (c) breach of a material term in the lease, or (d) refusal to execute a written renewal or extension of the lease after a landlord’s written request. (Civ. Code § 1946.2(b)(1)). If a lease violation is curable (i.e., late payment of rent), a landlord must give a tenant the reasonable opportunity to cure as mandated by § 1161 of the California Code of Civil Procedure. (Civ. Code. § 1946.2(c)).
No-Fault Just Cause: A landlord may also terminate a tenancy for “no-fault just cause,” which includes, among other reasons, (a) if the landlord or a member of the landlord’s family wants to occupy the unit, (b) if the landlord wants to demolish or substantially remodel the property, or (c) if the landlord must comply with a local ordinance or order issued by a governmental agency. (Civ. Code. § 1946.2(b)(2)(A)-(D)). If a landlord wants to terminate a tenancy for “no-fault just cause,” it must compensate the tenant with relocation assistance equivalent to one month’s rent. (Civ. Code. § 1946.2(d)(2)-(3)).
Notice to Tenants of California’s Rent Control Laws Required: A landlord is required to give a tenant notice of certain rights under the rent control laws by providing the tenant with the required statutory language. (Civ. Code. § 1946.2(f)) For leases entered into on or after July 1, 2020, the statutory language must be included as an addendum to the lease or as a separate written notice signed by the tenant. (Id.) For leases existing prior to July 1, 2020, the notice must be provided to the tenant no later than August 1, 2020, or an addendum to the lease can be added by said date. (Id.)
Expiration of California’s Rent Control Laws: The rent control laws will expire on January 1, 2030, unless the legislature extends or reenacts them. (Civ. Code §§ 1947.12(j), 1946.2(j)).
California’s Rent Control Laws Does Not Preempt Local Rent Control Ordinances: California’s new rent control laws do not preempt existing municipal rent control ordinances that are stricter (as long as they comply with Costa-Hawkins, which prohibits local governments from establishing rent control on apartment units built after the earlier of (a) February 1, 1995, or (b) the date established by a municipality’s local rent control ordinance to exempt newly constructed properties). As such, landlords must ensure they cross-reference any local ordinances (such as rent control laws in the City of Los Angeles and the City of San Francisco) against the larger framework of California’s new statewide rent control laws.