Bell Gardens Rent Control and Eviction Protections
If you rent a property in Bell Gardens, the Rent Stabilization and Tenant Eviction Protections Ordinance No. 925 (RSTEP), effective October 12, 2022, provides critical legal shields against excessive rent increases and unfair evictions.
BELL GARDENS RENT CAP RULES (RENT STABILIZATION)
The Bell Gardens RSTEP Ordinance limits how much your rent can be raised annually if your unit is covered.
How is the Annual Rent Increase Determined?
Landlords are restricted to increasing the rent by the lesser of two numbers:
4% (A hard cap).
50% of the annual change in the Consumer Price Index (CPI) for the Los Angeles area.
Is My Unit Covered by Rent Control?
The City’s rent stabilization rules (the caps on annual increases) cover most residential rental units. To legally impose any rent increase, your landlord must first comply with the City’s registration requirements.
Required Rent Registry and Fees
The City requires all rental units, including mobile home park spaces, to be registered annually by September 30th.
No Registration, No Increase: A landlord is prohibited from imposing any rent increase unless they have registered the unit and paid the required annual fee.
Tenant Fee Pass-Through: The annual registration fee is $156.00 per unit. A landlord may pass 50% of this fee ($78) through to the tenant. This must be paid in equal monthly installments of $6.50 and must be listed as a separate line item on your bill.
Can a Landlord Ask for More Than the Cap?
Yes, under specific circumstances, landlords can petition the City for a higher increase:
Fair Return Petition: If a landlord believes they are not receiving a Fair Return (a reasonable profit) on the property, they can petition the City for a greater increase.
Below Fair Market Increase: If your current rent is less than 80% of the Fair Market Rent (FMR), the owner may apply to increase the rent by more than the annual limit, up to an additional 3%.
Capital Improvement Pass-Through: Landlords may pass through 50% of the cost of approved capital improvements (major repairs or upgrades that benefit the tenants) to existing tenants.
JUST CAUSE EVICTION PROTECTIONS
The RSTEP Ordinance ensures that landlords cannot terminate your tenancy without a “Just Cause”—one of the specific, legally defined reasons outlined in the law.
Which Tenants are Protected from Eviction?
All rental units in Bell Gardens have Just Cause eviction protection. This is very broad coverage that includes illegal units and Accessory Dwelling Units (ADUs).
The protection begins after a tenant has continuously occupied the unit for 12 months or more.
The Two Types of Just Cause
A. "For-Fault" Evictions (Based on Tenant Actions)
These are reasons based on a tenant's violation of the lease or law. They include:
Failure to pay rent.
Continued material violation of a lease term (after a 10-day notice to cure/cease).
Committing waste or a nuisance, or using the unit for an illegal purpose.
Refusing to sign a new lease with substantially similar terms (after 60 days' notice).
Refusing to allow the landlord lawful access to the unit.
B. "No-Fault" Evictions (Triggers Relocation Payments)
These are reasons related to the landlord's intent to remove the unit from the market or for personal use. These actions obligate the landlord to pay statutory relocation fees:
Owner Move-In (OMI): The landlord or their close family member intends to move into the unit.
Demolition: The landlord intends to demolish the unit in good faith.
Ellis Act: The landlord intends to remove all rental units on the parcel from the rental market permanently.
Government Order: The unit must be vacated due to a court order or government requirement.
Special Rules for Owner Move-In (OMI) Evictions
The RSTEP Ordinance imposes strict requirements on OMI evictions:
The landlord must provide the tenant with 60 days' written notice.
The owner or relative must move into the unit as their principal residence within 90 days and continuously occupy the unit for three years.
If the owner/relative does not stay for the full three years, the displaced tenant has the right to move back into the unit at the same rent they were paying.
A landlord cannot terminate a tenancy for OMI if the tenant has resided in the unit for five years or more AND is 62 or older, disabled, terminally ill, or low-income (as defined by Section 8).
Relocation Assistance & Buyout Protections
Permanent Relocation Payments (For No-Fault Evictions)
Tenants displaced by a No-Fault eviction (OMI, Demolition, Ellis Act, or Government Order) are entitled to financial assistance:
Base Payment: Three times the tenant's monthly rent.
Enhanced Payment: An additional month's rent is required if the household includes a person who is:
A long-term tenant (5+ years of residency).
A senior (62+ years old).
Disabled.
Under the age of 18.
Low-income.
Payment Timeline: Half of the total relocation amount is due within 15 days of the eviction notice, and the remainder is due no later than five business days after the tenant has moved out.
Temporary Relocation (For Repairs)
If you are temporarily displaced because your unit becomes uninhabitable due to necessary repairs (e.g., lead or mold abatement), your landlord must pay:
Short-Term (Under 30 Days): A per-diem payment equal to the Federal General Services Administration (GSA) per-diem rate.
Long-Term (Over 30 Days): The landlord must provide comparable temporary housing that is safe, sanitary, and reasonably close to your unit.
Tenant Buyout Protections
If your landlord offers you money to move out (a buyout), the law provides specific protections:
Mandatory Disclosure: Before negotiations, the landlord must provide a written notice informing you that you do not have to accept the offer, you have the right to a lawyer, and you have the right to cancel the agreement later.
45-Day Review: The landlord must wait 45 days before the agreement can be signed.
30-Day Right to Cancel: After the agreement is signed, you have 30 days to cancel the contract by sending written notice to the landlord.
Peregrine Legal Group, PC, represents tenants throughout Bell Gardens. Contact us to schedule a consultation.
City Website: https://www.bellgardens.org/government/city-departments/community-development/faqs
Disclaimer: This information is for general knowledge only and is not legal advice. For specific legal issues, you should consult with a qualified attorney or contact the Pasadena Rent Stabilization Department.