California Rent Control may protect Inglewood tenants not covered by the Inglewood Rent Ordinance.  Click here to learn about the tenant rights provided by California Rent Control (AB 1482).

To learn more about the Inglewood Rent Ordinance, continue reading or contact Astanehe Law to discuss your tenant rights and options with a tenant attorney.

Inglewood Rent Control

The Inglewood Rent Ordinance’s rent control protections (“Inglewood Rent Control”) protect tenants by limiting rent increases to reasonable amounts per year.  For units covered by Inglewood Rent Control, the landlord may not increase the rent in an amount more than the greater of either, three percent in twelve months, or the percent change in the cost of living using the CPI for the Los Angeles metro area.  Inglewood Municipal Code § 8-127(a). For units in properties with four (4) or fewer rental units, the landlord may not increase the rent in an amount more than the lower of either, five percent (5%) plus the percentage change in the cost of living, or ten percent (10%). Id.  Where the landlord provides relocation assistance or alternative residential rental housing, tenants living at 435 W. Regent Street and 621 E. 99th Street are protected, too. Id.  Here, the landlord may not serve a rent increase notice in any twelve-month period increasing the rent by the lower of either five percent (5%) plus the percentage change in the cost of living or ten percent (10%).

What Rental Units Does Inglewood Rent Control Cover?

Only covered rental units are subject to Inglewood Rent Control.  Inglewood Municipal Code § 8-125.  All rental units built before on or before February 1, 1995, in the City of Inglewood are covered, except for the following:

• Transient or tourist hotels;
• Units in nonprofit hospital, religious facilities, extended facilities, licensed residential elderly facilities, or adult residential facilities;
• Dormitories owned and operated by schools and universities;
• Affordable housing units;
• Owner-occupied residences in which the owner rents or leases no more than one rental unit, single-family homes, and condominiums provided both the following are met:
  • All owners are natural persons; and,
  • The landlord provides the Inglewood tenant written notice that the rental unit is exempt using the following statement: “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).”
    • For tenancies existing before June 1, 2021, the written notice must be provided as an addendum to the rental agreement;
    • For tenancies commenced or renewed on or after June 1, 2021, the written notice must be provided in the rental agreement;
• Housing issued a certificate of occupancy for new construction within the previous fifteen (15) years or for which the certificate of occupancy was issued prior to the residential use of the rental unit.  Inglewood Municipal Code § 8-125(k).

Under Inglewood Rent Control, How Much Can A Landlord Increase the Rent?

Inglewood Rent Control limits rent increases to the greater of either three percent in twelve months or the percent change in the cost of living using the CPI for the Los Angeles metro area.  Inglewood Municipal Code § 8-127(a).

To calculate a permissible rent increase, Inglewood tenants must multiply their base rent by the allowable rent increase percentage.

How Do Inglewood Tenants Calculate Their Inglewood Rent Control Base Rent?

Although not defined in the Inglewood Rent Ordinance, base rent is the rent used to establish all future rent increases under Inglewood Rent Control.  For 2019, a tenant’s unofficial base rent is the rent in effect on December 5, 2019.  For each subsequent year, the base rent is the tenant’s initial rent with any rent increases permitted under Inglewood Rent Control.

Does Inglewood Rent Control Limit the Number of Rent Increases A Landlord May Serve Per Year?

Yes, Inglewood Rent Control limits the landlord to one rent increase per twelve months.  Inglewood Municipal Code § 8-127(h).

Can an Inglewood Landlord Ever Serve A Rent Increase Larger than Inglewood Rent Control’s Rent Limitation?

Yes, Inglewood Rent Control permits landlords to apply for two types of special increases that allow a rent increase larger than otherwise permitted under Inglewood Rent Control: 1. Below Market Rent Increases; and, 2. Capital Improvement Rent Increases.

Below Market Rent Increases

If an Inglewood tenant resides in a unit at a property with five (5) or more units and pays a rent that is less than eighty percent (80%) of fair market rents, as published by the United States Housing & Urban Development (“HUD”), for a comparable unit, the landlord may petition the City of Inglewood for a rent increase by up to five percent (5%) plus inflation. Inglewood Municipal Code § 8-128(a).  For Inglewood tenants in a unit at a property with fewer than five (5) units paying less than eight percent (80%) of fair market rents, as published by HUD, for a comparable unit, the landlord may petition the City of Inglewood for a rent increase by up to an additional two percent (2%).  Id.

Capital Improvement Rent Increases

A capital improvement does not include routine maintenance or repairs.  The Inglewood Rent Ordinance defines a capital improvement as the lawful abatement of hazardous material, such as lead-based paint, mold, or asbestos, or the addition or replacement of structural, electrical, plumbing, or mechanical systems, roofing, carpeting, draperies, stuccoing, air conditioning, security gates, swimming pool, sauna, hot tub, fencing, garbage disposal, washing machine, dryer, dishwasher, children’s permanently installed play equipment, complete exterior painting, and other similar improvements, provided they have a useful life of at least five (5) years. Inglewood Municipal Code § 8-125.  Examples include a new roof, carpet, draperies, stuccoing the outside of a building, air conditioning, security gates, swimming pool sauna or hot tub, fencing, garbage disposal, washing machine, dishwasher, or other similar improvements.  Id.

Beginning on October 1, 2021, Inglewood landlords may increase an existing tenant’s rent to recover the costs associated with a capital improvement. Inglewood Municipal Code § 8-129.  To increase the rent to recover costs associated with a capital improvement, the landlord must meet the following conditions:

• The capital improvement must costs over five thousand dollars ($5,000) to a rental unit, or ten thousand dollars ($10,000) to the property where the unit is located;
• The owner files an application with the Inglewood Rental Housing Board to recover a portion of their capital improvement costs;
• The landlord serves a copy of the application on the Inglewood tenant within five (5) business days after filing with the City of Inglewood. Id.

Where the Inglewood Rental Housing Board approves the application, the Board shall decide the amount of the monthly rent increase.  Id.  However, the capital improvement rent increase shall not:

• Exceed one hundred dollars ($100) per month per rental unit;
• Be for mor than seventy-two (72) months;
• Allow the owner to recover more than fifty percent (50% of the capital improvement costs; or,
• Apply to rental units or new tenants whose initial rent was established after the owner filed the application for a capital improvement rent increase. Id.

Please note that Inglewood tenants will not be forced to pay a capital improvement rent increase for capital improvements made before December 5, 2019.

Inglewood Tenants Protected From Rent Increases Based on Separating Charges for Housing Services

Rental agreements often specify that charges for certain housing services – utilities, parking, storage, pets, etc. – are included in the rent.  Under the Inglewood Rent Ordinance, once any housing service is provided in the rental agreement and so long as that agreement continues on a month-to-month basis, a landlord may not:

• Unbundle any of the housing service during the tenancy; or,
• Increase any charge for a housing service, except for increased charges paid directly to the landlord for utilities that are:
  • Separately metered; or,
  • Pro-rated among the tenants using a ratio billing system or a similar cost allocation system. Inglewood Municipal Code § 8-127(e).

Where a landlord increases the charges of an existing housing service or utilities during a tenancy, the increased charge shall be included when calculating the rent for purposes of the Inglewood Rent Ordinance.   Inglewood Municipal Code § 8-127(e)(2).

Where an Inglewood tenant incurs a new housing service charge during the tenancy, such fees for the new housing service or utilities shall not be included when calculating the rent for purposes of the Inglewood Rent Ordinance.  Inglewood Municipal Code § 8-127(e)(3).

Can A Landlord Increase An Inglewood Tenants’ Rent When An Additional Tenant Moves Into A Rental Unit?

Yes, when an additional tenant moves into the rental unit during an existing tenancy and resides in the unit for at least thirty (30) consecutive days, the landlord may increase the rent for the unit by a maximum of ten percent (10%) of the lowest rent charged for the unit at any time during the preceding twelve (12) months. Inglewood Municipal Code § 8-127(f).  The landlord may impose this rent increase for each additional tenant that moves into the rental unit, except where:

• The landlord had actual or constructive knowledge of the additional tenant’s occupancy and does not serve a rent increase notice within sixty (60) days;
• The landlord had actual or constructive knowledge of the additional tenant’s occupancy, which occurred before May 2021, and the landlord failed to serve a rent increase within sixty (60) days of May 2021;
• The additional tenant is the first minor dependent child (or children of a multiple birth).  Inglewood Municipal Code § 8-127(f).

Can Inglewood Landlords Increase Security Deposits?

Yes, Inglewood Rent Control permits Inglewood landlords to increase a security deposit when increasing rent.  Inglewood Municipal Code § 8-130.  A security deposit increase must be included in the written notice of rent increase.  Id.  A security deposit increase cannot exceed $30 per month.  Id.

The Inglewood Rent Ordinance’s Eviction Protections

The Inglewood Rent Ordinance’s eviction protections keep Inglewood tenants housed by limiting evictions to instances where the landlord has an enumerated just cause reason to terminate a tenancy.  Inglewood landlords shall not take any action to terminate a tenancy, such as demanding a tenant vacate, threatening to evict a tenant, or filing an unlawful detainer when lacking a just cause reason to terminate the tenancy.  When terminating a tenancy, the landlord must inform the tenant, in writing, which just cause reason for eviction they are asserting. A termination of tenancy that does not comply with the Inglewood Rent Ordinance’s just cause for eviction protections is unlawful and void.

What Are the Just Cause Reasons for Eviction Under the Inglewood Rent Ordinance?

The Inglewood Rent Ordinance lists fourteen (14) just cause reasons to terminate a tenancy.  No landlord shall terminate a tenancy without just cause if at least one tenant has continuously and lawfully occupied the property for twelve (12) or more months.  The just cause reasons for evictions are:

1. Tenant’s default in the payment of rent;
2. A breach of a material term of the lease, as set forth in California Code of Civil Procedure section 1161(3), including ignoring a valid written notice to correct a lease violation;
3. Maintaining, committing, or permitting the maintenance or commission of a nuisance, as described in California Code of Civil Procedure section 1161(4);
4. Committing waste, as described in California Code of Civil Procedure section 1161(4);
5. The tenant’s alleged criminal activity in the unit or common areas, or any criminal activity or criminal threat – defined by California Penal Code 422(a) – on or off the property direct at any property owner or their agent, such as a property manager or repairperson;
6. Assigning and subletting the unit in violation of the lease, as described in California Code of Civil Procedure section 1161(4);
7. Tenant’s failure to provide reasonable and lawful access, without good cause, to the landlord, after receiving landlord’s written notice of entry for repair work or making improvements as authorized by law, including but not limited to California Civil Code sections 1101.5 and 1954, and California Health and Safety Code sections 13113.7 and 17926.1, or for mandatory inspections, or for showing the unit to a prospective purchaser or mortgagee;
8. Using the unit for an unlawful purpose as described in California Code of Civil Procedure section 1161(4);
9. An employee, agents, or licensee’s failure to vacate after termination, where the tenancy was dependent on the employment, agency, or license, as described in California Code of Civil Procedure section 1161(1);
10. The tenant’s failure to vacate after providing the landlord 30-day written notice of their intent to terminate the tenancy and vacate the unit or accepts a landlord’s written offer to vacate the unit;
11. Valid owner move-in and relative move-in evictions;
12. Eviction for substantial repair or other reason necessitated by government or court order or local ordinance; and,
13. Valid Ellis Act Eviction, under California Government Code Chapter 12.75. Inglewood Municipal Code § 8-121.

What Rental Units Are Covered Under the Inglewood Rent Ordinance’s Eviction Protections?

All rental units are covered under the Inglewood Rent Ordinance’s just cause for eviction protections provision, except for the following:

• Units in transient and tourist hotels, as defined by California Civil Code section 1940(b) or Inglewood Municipal Code section 12-1.55;
• Units in nonprofit hospital, religious facilities, extended facilities, licensed residential elderly facilities, or adult residential facilities;
• Dormitories owned and operated by schools and universities;
• Owner-occupied residences in which the owner-occupant rents or leases no more than one dwelling unit, single-family residences provided the property is owned entirely by natural persons and the tenants have been provided written notice that the rental unit is exempt using the following statement: “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 just cause requirements of Section 8-121 of the Inglewood Municipal Code. This property meets the requirements of Section 8-121(c)(4).” For a tenancy existing before June 1, 2021, the notice required in the above paragraph must be provided as an addendum to the rental agreement.  For any tenancy commenced or renewed on or after June 1, 2021, the notice required in the above paragraph must be provided in the rental agreement; and,
• Housing built (issued a certificate of occupancy) within the last fifteen years.  Inglewood Municipal Code § 8-121.

Do Inglewood Tenants Automatically Qualify for Just Cause Protection?

Unfortunately, no. The Inglewood Rent Ordinance’s just cause for eviction protections only protect tenancies where at least one of the tenants has continuously and lawfully occupied the property for twelve (12) or more months.  Inglewood Municipal Code § 8-121.

What Documents Must A Landlord Provide to Terminate A Tenancy?

 Under state law and the Inglewood Rent Ordinance, a landlord may only terminate a tenancy by serving the tenant with written notice.  For tenants who have resided in their home for less than a year, the landlord need only provide 30 days written notice.  California Civil Code § 1946.   For tenants who have resided in their home for a year or more, the landlord must provide 60 days written notice.  Id.  However, where a tenant is at fault, for example by committing nuisance, not paying rent, or remaining in breach of the lease, the landlord need only provide a three-day notice to cure or quit.  California Code of Civil Procedure § 1161.  If, at the expiration of the three-day notice, the landlord believes the tenant has not cured the defect, the landlord may initiate an unlawful detainer or eviction action in court.

Under the Inglewood Rent Ordinance, the landlord must also state the just cause reason for the termination on the termination of tenancy notice or notice to cure or quit.  Inglewood Municipal Code §§ 8-121, 8-122.  The landlord must file any termination of tenancy notice at the Inglewood Housing Protection Department within three days after serving the notice on a tenant.  Inglewood Municipal Code § 8-122.

Generally, the written termination of tenancy notice must minimally include:

• The just cause reason for the termination;
• The unit address;
• The name of all tenants;
• 3/30/60/120 day of notice period;
• For just cause terminations that the tenant can cure, the landlord must serve a notice to cure.  Inglewood Municipal Code § 8-122;
• For Ellis Act demolition evictions & temporary eviction for substantial repairs, all necessary permits;
• For owner move-in evictions, the name of the owner who will occupy the unit; and/or,
• For relative move-in evictions, the qualified relative’s name, address, and relationship to the landlord.

Further, any notice to terminate a tenancy based on owner or relative move-in evictions, government or court orders or local ordinance requirements to vacate, Ellis Act evictions, and demolition evictions, the written notice must include the relocation assistance to be paid to the Inglewood tenant, as well as all relevant facts relied upon to calculate that amount, such as whether any tenant is a senior, minor, or disabled person. Inglewood Municipal Code § 8-122.

Inglewood Rent Ordinance Notice Requirement

The Inglewood Rent Ordinance requires landlords to provide notice of the tenant’s Inglewood Rent Ordinance rights. For all tenancies subject to the Inglewood Rent Ordinance’s just cause for eviction protections, the landlord must provide the following notice in at least twelve (12) point type:

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 twelve months or more, a landlord 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.

For tenancies commenced or renewed on or after June 1, 2021, the notice may be provided as an addendum to the rental agreement, or as a separate written notice signed by the tenant. Id.  The landlord must provide a copy of the signed notice to the tenant.  Id.

For a tenancy commenced before June 1, 2021, the landlord must provide an addendum or separate notice by October 1, 2021.    Id.

Demolition & Substantially Remodel Evictions Under the Inglewood Rent Ordinance

What is a Substantial Remodeling Eviction?

 Under the Inglewood Rent Ordinance, a landlord can temporarily evict a tenant to undertake substantial remodeling work.  The Inglewood Rent Ordinance defines substantial remodeling as the replacement or modification of a structural, electrical, plumbing, or mechanical system that requires a government agency permit, or the abatement of hazardous materials, including lead-based paint, mold, or asbestos.  To effectuate a substantial remodeling eviction, the contractors must not be able to reasonably complete work, that will take at least 30 days, in a safe manner while the tenant resides in the unit.  Inglewood Municipal Code § 8-120.  Cosmetic improvements, such as painting, decorating, and minor repairs are not substantial remodeling work, and the landlord will not be able to temporarily evict the tenant.  Id.

What Are the Requirements for a Demolition or Substantial Remodel Evictions Under the Inglewood Rent Ordinance?

For demolition and substantial remodeling work evictions, landlords must obtain all necessary permits from the government before serving a notice to terminate the tenancy.  Inglewood Municipal Code § 8-120.

Owner Move-In & Relative Move-In Evictions Under the Inglewood Rent Ordinance

Under the Inglewood Rent Ordinance, landlords are permitted to terminate a tenancy to perform an owner move-in or relative move-in eviction, which requires the owner or qualified relative to reside in the unit following the termination of tenancy.  Despite being a lawful just cause for eviction, the owner, or their qualified relative, must follow strict rules following the termination of tenancy.  Their failure to comply with the Inglewood Rent Ordinance following and owner move-in or relative move-in eviction may result in the tenant possessing a wrongful eviction claim.

Owner Move-In & Relative Move-In Defined Under the Inglewood Rent Ordinance

An owner move-in eviction occurs where the landlord seeks to recover possession of the unit in good faith for their use and occupancy.  Inglewood Municipal Code § 8-120.  A relative move-in eviction occurs where the landlord seeks to recover possession of the unit in good faith for their spouse, domestic partner, children, grandchildren, parents, or grandparents’ use and occupancy.  Id.

To perform an owner move-in or relative move-in eviction for leases enter into on or after July 1, 2020, the tenant must agree, in writing, to the eviction.  Id.  Alternatively, the landlord may include a lease provision stating the landlord can unilaterally perform an owner move-in or relative move-in eviction. Id.

Under the Inglewood Rent Ordinance, a landlord may not perform an owner move-in or relative move-in eviction if the owner or qualified relative already occupies a unit at the property, or if a vacancy exists at the property, and the vacant unit is comparable to the tenant’s unit.  Id.

What Must an Inglewood Landlord Include on an Owner Move-In or Relative Move-In Eviction Notice?

As stated above, a landlord must serve a written notice terminating the tenancy, that asserts the owner move-in or relative move-in as the just cause reason for the termination of tenancy.  For relative move-in evictions, the termination of tenancy notice must include the name, address, and relationship to the landlord of the qualified relative who will occupy the unit.  Inglewood Municipal Code § 8-120.

Although having no legal obligation, many landlords include half of the permanent relocation payment when serving an owner move-in eviction notice.

Following an Owner Move-In or Relative Move-In Eviction, How Long Can the Owner or Qualified Relative Wait Before Actually Moving In?

Following an owner move-in or relative move-in eviction, the owner or qualified relative must intend in good faith to move into the unit within sixty days following the tenant moving out.  Inglewood Municipal Code § 8-120.

Following an Owner Move-In or Relative Move-In Eviction, How Long Must the Owner or Qualified Relative Reside in the Unit?

Following an owner move-in or relative move-in eviction, the owner or qualified relative must intend in good faith to reside in the unit for at least two years.  Inglewood Municipal Code § 8-120.

What Must the Landlord Do if the Landlord or Qualified Relative No Longer Intend to Move into a Vacant Unit?

If the landlord or qualified relative specified on the owner move-in/relative move-in termination of tenancy notice fail to occupy the vacant unit within sixty days after the tenant vacates, the landlord must:

1. Offer the unit back to the tenant who vacated it at the same rent; and,
2. Pay to the tenant all reasonable moving expenses moving to and from the unit.  Inglewood Municipal Code § 8-120.

If the owner or enumerated relative has not moved into the unit within sixty-days, and the previous tenant declines an offer to return, any new tenant will have their base rent set at the price the previous tenant paid prior to vacating.  Id.

Which Inglewood Tenants are Protected from an Owner Move-In or Relative Move-In Eviction?

Under the Inglewood Rent Ordinance, a landlord may not perform an owner move-in or relative move-in eviction on the following tenants:

• Tenant is at least sixty-two years of old and has resided in the unit for at least five years;
• Tenant is disabled and has resided in the unit for at least five years; or,
• Tenant is certified as being terminally ill by their treating physician. Inglewood Municipal Code § 8-120.

For purposes of becoming a protected tenant, disabled means a person who is receiving benefits from a federal, state, or local government, or from a private entity due to permanent disability that prevents them from performing regularly, full-time work.  Id.

A landlord or qualified relative who also qualifies as protected under the aforementioned criteria may evict a protected tenant.  Id.

How Many Units at a Property Can Be Subject to an Owner Move-In or Relative Move-In Eviction?

A landlord may only evict a tenant from one unit at a property via an owner move-in or relative move-in eviction unit.  Inglewood Municipal Code § 8-120.  A tenant evicted via such an eviction that reoccupies the unit or relocates to another unit may not again be evicted pursuant to an owner move-in or relative move-in for four years after the date of the first termination of tenancy notice. Id.

The Inglewood Tenant Anti-Harassment Ordinance

The City of Inglewood Tenant Anti-Harassment Ordinance protects all Inglewood tenant from harassment perpetrated by unscrupulous landlords, property managers, or other representatives in bad faith.  By protecting all tenancies in Inglewood, and empowering tenants with a private right of action, the Inglewood Tenant Anti-Harassment Ordinance is a powerful law protecting tenants throughout the City of Inglewood.

Is My Rental Unit Covered Under the Inglewood Tenant Anti-Harassment Ordinance?

The Inglewood Tenant Anti-Harassment Ordinance covers nearly every Inglewood tenant.   Inglewood Municipal Code §§ 8-125, 8-133.

Does the Inglewood Tenant Anti-Harassment Ordinance Protect Subtenants?

Yes, the Inglewood Tenant Anti-Harassment Ordinance protects subtenants. Inglewood Municipal Code § 8-125(m).  The Inglewood Tenant Anti-Harassment Ordinance protects any tenant entitled, “to the use or occupancy of a rental unit,” which includes subtenants.  Id.

What Types of Harassment Does the Inglewood Tenant Anti-Harassment Ordinance Prohibit?

Under the Inglewood Tenant Anti-Harassment Ordinance, the following actions constitute unlawful landlord harassment, which Inglewood landlords must refrain from perpetrating on Inglewood tenants:

1. Interrupting, terminating, or failing to provide housing services required by the lease or by law;
2. Failing to perform repairs and maintenance required by the lease or by law;
3. Failing to exercise due diligence in completing repairs and maintenance undertaken;
4. Abusing the landlord’s right of access under California Civil Code section 1954, including entries for “inspections” not related to necessary repairs or services, excessive number of entries, entries that improperly target certain tenants or are used to collect evidence against the occupant, or otherwise not lawful;
5. Abusing the tenant with offensive words inherently likely to provoke an immediate violent reaction;
6. Influencing or attempting to influence a tenant to vacate their home through fraud, intimidation, or coercion;
7. Threatening the tenant, by word or gesture, with physical harm;
8. Violating any law prohibiting discrimination based on race, gender, sexual preference, sexual orientation, ethnic background, nationality, religion, age, parenthood, marriage, pregnancy, disability, AIDS, occupancy by a minor child, or any other legally protected class;
9. Taking action to terminate any tenancy including service of any notice to quit or other eviction notice or bringing any action to recover possession of the home based upon facts which the landlord has no reasonable cause to believe to be true or upon a legal theory which is untenable based on the landlord’s knowledge, provided the Inglewood tenant obtains a favorable termination of the eviction action. Please note that this section of the Inglewood Tenant Anti-Harassment Ordinance does not apply to an attorney representing a landlord in an eviction action where the attorney acts in good faith;
10. Interfering with the Inglewood tenant’s right to quiet use and enjoyment of their home under California law;
11. Refusing to acknowledge receipt of the Inglewood tenant’s lawful rent payment; and,
12. Interfering with a tenant’s right to privacy, including, entering or photographing portions of a rental housing unit that are beyond the scope of a lawful entry or inspection. Inglewood Municipal Code § 8-133.

How Can a Landlord Abuse the Right to Access a Inglewood Rental Unit?

As stated above, a landlord’s abusing their right to access a rental unit, as permitted under California Civil Code section 1954, is a form of harassment protected by the Inglewood Tenant Anti-Harassment Ordinance. Inglewood Municipal Code § 8-133.  Examples of prohibited landlord entry and related harassing conduct include, but are not limited to:

• Landlord entry for pretextual inspections not truly related to necessary repairs or services of the Inglewood tenant’s home;
• Instances where the Inglewood tenant is forced to contend with an excessive number of notices to enter;
• Circumstances where the landlord serves notices to enter only certain units at the Inglewood property. For example, a landlord serving a notice to enter pertaining to a smoke alarm inspection of only a single tenant’s home in a multi-unit building likely suggests bad faith and violates the Inglewood Tenant Anti-Harassment Ordinance;
• Landlord entry weaponized to collect evidence against a Inglewood tenant for bad faith use, including supporting a subsequent eviction lawsuit;
• Landlord entry that interferes with the Inglewood tenant’s right to privacy, including photographing portions of the unit without reason; or,
• Landlord entry beyond the scope of an otherwise lawful entry. For example, a landlord entering a Inglewood tenant’s rental unit to repair a broken stove in the kitchen has no right to enter the tenant’s bedroom during the visit.  A landlord that attempts to enter the bedroom violates the Inglewood Tenant Anti-Harassment Ordinance.

How May Inglewood Tenants Curtail Landlord Violations of the Inglewood Tenant Anti-Harassment Ordinance?

Inglewood tenants have numerous options at their disposal when faced with persistent landlord harassment.  These range from simply demanding that the landlord cease the harassing conduct to taking the drastic act of filing a lawsuit against a serial harasser.  Regardless of the method utilized, Inglewood tenants equipped with sufficient evidence will likely prevail against their landlord’s harassment.

First, the Inglewood tenant can demand the landlord stop the unlawful harassing conduct, preferably in writing.  Inglewood tenants electing to send a physical letter should consider sending the mail with tracking and also retain a copy of the letter.  If the landlord does not cease harassing the Inglewood tenant after receipt of the letter, the Inglewood tenant should consider another option.

The Inglewood tenant may also maintain a detailed log recounting every instance of landlord harassment.  Although no set template exists, Inglewood tenants can, in addition to a concise description of the harassment, include the date, time, and location of the harassment.  It is also helpful to include the name of all witnesses present that observed each instance of the landlord’s harassment.

Thirdly, Inglewood tenants may also file a complaint with the City of Inglewood.  When filing a complaint to the City of Inglewood, the City requests copies of any supporting documentation.  The City of Inglewood initiate in investigation into the matter.  Complaints may be filed via email by clicking here or calling the Inglewood City Attorney’s Office at (310) 412-5372.  Please be advised that the City of Inglewood City Attorney’s does not represent tenants.  Instead, the City Attorney acts as a neutral enforcer of the law that may investigate complaints involving the Inglewood Tenant Anti-Harassment Ordinance.

Under the Inglewood Tenant Anti-Harassment Ordinance, Inglewood Tenants Can Sue Harassing Landlords for Money Damages

Inglewood tenants facing pervasive landlord harassment substantially interfering with or disturbing their tenancy have the right to bring a landlord harassment claim in court.  The Inglewood Tenant Anti-Harassment Ordinance contains a private right of action empowering Inglewood tenants facing landlord harassment to file a lawsuit in the California Superior Court. Inglewood Municipal Code § 8-132.  Under the Inglewood Tenant Anti-Harassment Ordinance, a prevailing tenant facing landlord harassment may recover actual and punitive damages, and attorney fees.  Id.  Additionally, Where the landlord acts willfully or with oppression, fraud, or malice, the tenant obtains treble damages.  Id.

Inglewood Rental Unit Registration Requirement

The Inglewood Rent Ordinance protects Inglewood tenants by requiring landlords to register each rental unit offered for rent for more than thirty (30) consecutive days within the City of Inglewood.  Inglewood Municipal Code § 8-126.  Upon the landlord successfully registering the rental unit, the City of Inglewood will issue a registration certificate for the rental unit.  Id.  The initial registration date for landlords to register rental units was January 7, 2022.  Id.  This required landlords to register all rental tenant-occupied rental units on or before January 7, 2022.  Additionally, landlords must file a registration statement for each rental unit annually on or before October 1^st of each year.  Id.  Landlords must serve the tenant a copy of the rental unit’s valid registration certificate annually.  Id.

What Restrictions Cover An Inglewood Tenant Where the Landlord Fails to Register the Rental Unit?

Unregistered units may not be offered or advertised for rent.  Id.  Further, landlords may not increase rent or demand and collect rent from Inglewood tenants residing in unregistered units.  Id. Additionally, the landlords failure to register a rental unit with the City of Inglewood is a defense to an eviction action.  Id. 

Can Landlords Pass-Through Part of the Inglewood Rental Unit Registration Fee onto Inglewood Tenants?

When registering a rental unit, the landlord may be required to pay a registration fee.  Inglewood Municipal Code § 8-126.  Under the Inglewood Rent Ordinance, the landlord may pass fifty percent (50%) of the registration fee to the Inglewood tenant.  Id.  The pass-through must be equally spread across twelve (12) months.  Id.  Where the landlord fails to pay the fee timely, they may not pass-through fifty percent (50%) of the fee onto the Inglewood tenant.  Id.

Must Landlords Post a copy of the Inglewood Rental Unit Registration Certificate at the Rental Property?

Yes, where a landlord is required to submit a registration statement for the rental property, they must post a copy of the registration certificate in a conspicuous location, including:

• In the lobby;
• Near a mailbox used by all residents; or,
• In or near a public entrance to the property. Inglewood Municipal Code § 8-126(j).

The Inglewood Tenant Buyout Ordinance

The Inglewood Rent Ordinance, codified at Inglewood Municipal Code Chapter 8, Articles 9 & 10, has four principal components, rent control, eviction control, an anti-harassment provision, and a buyout ordinance.  Where an Inglewood tenant’s landlord attempts to negotiate a buyout agreement – a private agreement where the tenant voluntarily agrees to vacate their home in exchange for a monetary payment – the Inglewood Buyout Ordinance provides protections covering most Inglewood tenants as they negotiate and facilitate a buyout.

What is a Buyout Agreement?

A buyout agreement is not an eviction or a termination of tenancy.  Rather, a buyout agreement is a contract.  In exchange for a tenant voluntarily agreeing to vacate their home, the landlord agrees to pay a monetary payment.  Buyouts are always optional and, to the extent not prohibited by law, the terms are negotiable.  This means the vacate date, payment, and other terms of the agreement are completely negotiable.  Inglewood tenants are free to refuse to enter into buyout negotiations, negotiate the agreement themselves, or retain an attorney to try and reach a deal.  Although buyout agreements are negotiable contracts, the Inglewood Buyout Ordinance protects Inglewood tenants by regulating certain aspects of the buyout negotiation and agreement process.

The Inglewood Buyout Ordinance’s Tenant Protections

The Inglewood Buyout Agreement Ordinance has four key provisions.  Where the buyout agreement fails to comply with the Inglewood Buyout Agreement Ordinance is not effective and the Inglewood tenant may rescind the agreement at any time.  To be effective, the Buyout Agreement must meet the following requirements:

• A buyout agreement may not pay out less than the Inglewood tenant is entitled to recover in relocation assistance under the Inglewood Rent Ordinance;
• Before engaging in buyout negotiations the landlord must serve a written buyout disclosure document, published by the City of Inglewood, on the Inglewood tenant;
• The landlord must provide a copy of the fully executed buyout agreement to the Inglewood tenant; and,
• The landlord must file a copy of the fully executed buyout agreement with the Inglewood Rental Housing Board within three (3) calendar days of execution. Inglewood Municipal Code 8-123.1.

The Inglewood Buyout Ordinance Buyout Disclosure Document

The City of Inglewood’s buyout disclosure document must contain the following information:

• The Inglewood tenant has the right not to enter into the buyout agreement;
• The Inglewood tenant has the right to consult an attorney;
• The Inglewood tenant has the right to revise the proposed buyout agreement before signing the buyout agreement;
• The Inglewood tenant has the right to consult the City of Inglewood about the proposed buyout agreement; and,
• The Inglewood tenant has the right to rescind the buyout agreement at any time up to thirty (30) calendar days after the Inglewood tenant signs the buyout agreement. Id.

Inglewood Tenants May Rescind a Buyout Agreement for Landlord’s Failure to Comply With the Inglewood Buyout Ordinance

Where the buyout agreement fails to comply with the Inglewood Buyout Ordinance entirely the agreement is not effective, and the Inglewood tenant may rescind the buyout agreement at any time. Id.  To rescind the buyout agreement, the Inglewood tenant must hand deliver, email, or mail via U.S. Mail a statement to the owner that the Inglewood tenant has rescinded the buyout agreement.  Id.  If the Inglewood tenant exercises their right to rescind the buyout agreement, the Inglewood tenant must file a copy of the statement to rescind provided to the owner with the City of Inglewood within three (3) calendar days.  Id.

Relocation Assistance for No-Fault Evictions Under the Inglewood Rent Ordinance

Under the Inglewood Rent Ordinance, landlords must provide relocation assistance for no-fault evictions, including owner move-in evictions, relative move-in evictions, Ellis Act evictions, demolition evictions, and substantial remodeling work evictions.  Inglewood Municipal Code § 8-123.  The landlord shall provide a base relocation payment equal to three times the monthly rent in effect when the owner issues the termination of tenancy notice.  Id. Where a minor resides in the unit, the landlord must pay an additional $2,000.  Id.

Enhanced Relocation Assistance

The landlord must pay enhanced relocation assistance if any one tenant’s status makes them eligible for such assistance, as follows:

Under the Inglewood Rent Ordinance, a disabled person is anyone receiving benefits from a federal, state, or local government, or from a private entity due to permanent disability that prevents them from performing regularly, full-time work.  Id. A minor is a person younger than eighteen years of age.  Id.  A senior is sixty-years of age or older.  Id.

The existing tenants shall only recover one additional enhanced relocation fee for the highest amount the household qualifies for.  Id.

Although the Inglewood Rent Ordinance requires tenants to provide proof of their eligibility for enhanced relocation assistance, it does not specify how.  Id.  Tenants are advised to do so in writing via certified mail, email, or text message.

Where a landlord improperly denies enhanced relocation assistance, a tenant may file a dispute with the Inglewood Rental Housing Board.  Id.

Inglewood landlords must provide all of the relocation assistance to the tenants within fifteen calendar days of service of the notice of termination of tenancy, or within fifteen days of the Inglewood Rental Housing Board decision resolving any dispute over the relocation assistance amount.  Id.

The City of Inglewood offers a Relocation Assistance Form to assist with calculating relation benefits under the Inglewood Rent Ordinance.

Does the Inglewood Rent Ordinance Bar Retaliation?

Yes, the Inglewood Rent Ordinance prohibits retaliation against any tenant who has previously reported a landlord’s violation or exercised any right guaranteed by the Inglewood Rent Ordinance, including the right to make complains, demand mediation, or participate in litigation.   Inglewood Municipal Code § 8-133.

What Damages May Inglewood Tenants Recover for Landlord Violations of the Inglewood Rent Ordinance?

The Inglewood Rent Ordinance contains a private right of action for landlord violations.  Inglewood Municipal Code § 8-132.

Any landlord who violates Inglewood Rent Ordinance or Inglewood Rent Control shall be liable to the tenant for all actual and punitive damages.  Id.  Additionally, the landlord be liable for the tenant’s reasonable attorney fees.  Id.  Where the landlord acts willfully or with oppression, fraud, or malice, the tenant obtains treble damages.  Id.

To discuss the Inglewood Rent Ordinance, Inglewood Ellis Act Evictions, Inglewood Owner Move-In Evictions, Inglewood wrongful evictions, Inglewood Rent Control, or California Rent Control (AB 1482) with a tenant attorney, contact Astanehe Law.

Last updated: July 23, 2022

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