Glendale Tenants Entitled to Relocation Assistance for Certain Evictions
The Glendale Rent Ordinance regulates evictions, requires landlords to offer one-year leases to tenants, and provides relocation assistance for certain evictions following significant rent increases. Although the Glendale Rent Ordinance lacks rent control, Glendale tenants may be protected by California Rent Control, which limits rent increases on tenants in covered rental units. Click here to discover the tenant rights and rent limitations provided by California Rent Control (AB 1482). Continue reading this article to learn about the Glendale Rent Ordinance’s relocation assistance. To discuss your options under the Glendale Rent Ordinance, contact Astanehe Law to speak with an experienced tenant attorney.
Are Glendale Tenants Entitled to Relocation Assistance?
Yes, Glendale tenants evicted through no fault of their own are entitled to relocation assistance. Glendale Municipal Code § 9.30.035(A). Under the Glendale Rent Ordinance, no-fault evictions are demolition evictions, substantial rehabilitation/capital improvement evictions, owner move-in evictions, relative move-in evictions, resident manager move-in evictions, Ellis Act evictions, and evictions performed to comply with a government agency Order to Vacate. Glendale Municipal Code §§ 9.30.030(G), (H), (I), and (J). Additionally, Glendale tenants forced out of their homes due to significant rent increases are entitled to relocation assistance where the rent increase is above 7%. Glendale Municipal Code § 9.30.033.
Which Glendale Tenants are Exempt from Relocation Assistance for No-Fault Evictions?
The Glendale Rent Ordinance exempts certain tenancies from entitlement to no-fault eviction relocation assistance. These include:
- Properties with two or fewer units;
- Accessory dwelling units;
- Single-family homes;
- Condominiums & townhomes;
- Prior to entering into the tenancy, the landlord provided the tenant with written notice that the unit was in the process of being converted to condominiums, demolished, and that the tenancy would be terminated;
- Resident managers being evicted so that a new resident manager may move into the unit;
- Government agency’s order to vacate due to hazardous conditions caused by a natural disaster or act of God; and,
- The tenant already receives relocation assistance from a government agency due to the eviction. Glendale Municipal Code§ 9.30.035(E).
Which Glendale Tenants are Exempt from Relocation Assistance for Terminations Due to Large Rent Increases?
The Glendale Rent Ordinance exempts tenants in buildings built after February 1, 1995, from entitlement to relocation assistance following a large rent increase. Glendale Municipal Code § 9.30.035(F).
Glendale Rent Ordinance Relocation Assistance for No-Fault Evictions
For no-fault evictions, Glendale tenants are entitled to a relocation payment of two times the fair market rent as established by HUD for a comparable unit in Los Angeles County, plus an additional $1,000. Glendale Municipal Code § 9.30.035(A).
Current Fair Market Rents (FY 2020)
Glendale Rent Ordinance Relocation Assistance for Large Rent Increases
Where a Glendale tenant vacates due to substantial rent increase – 7% where the landlord is not banking or 15% for all other rent increases – the landlord shall pay the following relocation assistance:
- For 3 and 4 unit properties, three times the tenant’s rent;
- For 5+ unit properties:
- For tenantswith a household income above $95,030, three times the tenant’s rent proposed in the rent increase notice where the tenant has occupied the unit for three or fewer years;
- For tenants with a household income equal to or below $95,030, the relocation assistance amount is the product of the number of years of occupation multiplied by the rent proposed in the rent increase notice, using the following multiples:
- For tenants occupying a unit for 0-3 years, 3x;
- For tenants occupying a unit for 3.1-4 years, 4x;
- For tenants occupying a unit for 4.1-5 years, 5x; and,
- For tenants occupying a unit for more than 5.1 years, 6x.
How Must Glendale Landlords Distribute Relocation Payments?
Glendale landlords must distribute relocation payments to each tenant in a unit ion a pro-rata share. Glendale Municipal Code § 9.30.035(C).
When Must Glendale Landlords Pay Relocation Payments?
For relocation assistance paid as a result of a no-fault eviction, half of the assistance must be given to the tenant within five business days after the service of the termination of tenancy notice, and half within five business days after the tenant vacates the rental unit. Glendale Municipal Code § 9.30.035(D)(1).
For relocation assistance paid due to a tenant vacating after a large rent increase, the landlord must pay half of the relocation assistance within five business days following the tenant’s written notice of their intention to vacate, and half within five business days following the tenant leaving the rental unit. Glendale Municipal Code § 9.30.035(D)(2). If the tenant ultimately does not vacate the unit, they must return the relocation assistance. Id.
My Former Landlord May Have Violated the Glendale Rent Ordinance, Do I have a Claim?
Yes, you may have a claim for wrongful eviction, which could entitle you to money damages. Read more here or contact Astanehe Law to discuss the Glendale Rent Ordinance, owner move-in wrongful evictions, or California Rent Control (AB 1482) with an experienced tenant attorney.
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