Glendale Rental Rights Program

The City of Glendale's Rental Rights Program, codified in Chapter 9.30 of the Glendale Municipal Code, primarily functions as a comprehensive Just Cause Eviction ordinance with unique provisions for relocation assistance triggered by high rent increases.

Covered Units

The Glendale Ordinance's Just Cause and Eviction Protections apply to almost all buildings with three or more units.

Key Exemptions Include:

  • Properties with two or fewer units (e.g., single-family homes or duplexes).

  • Units where the certificate of occupancy was issued after February 1, 1995, are exempt from the rent-increase-based relocation fee.

  • Rooms in hotels/lodging rented for less than 30 consecutive days.

  • Government-owned or subsidized units (like Section 8).

RENT INCREASE REGULATION

Glendale does not have a traditional rent control law that caps the maximum annual rent increase percentage. However, it regulates rent increases indirectly through relocation fees and is also subject to the state's cap (AB 1482).

Statewide Cap (AB 1482): Glendale is subject to the state cap, which limits annual increases to 5% plus the regional CPI, not to exceed 10% in total. (The effective cap for the Los Angeles region has recently been around 8.8%).

Relocation Threshold: If a landlord issues a rent increase notice that would raise the rent by 7% or more within a 12-month period, the tenant has the right to: 1. Elect to vacate the unit. 2. Receive Relocation Assistance from the landlord.

Banking Rent Increases: Landlords may "bank" (defer and accumulate) unused annual increases up to the 7% non-relocation limit for a maximum of three years (up to a 21% maximum accumulation). However, any increase utilizing the bank that exceeds 15% in a single year will also trigger the tenant's right to relocation assistance if they choose to vacate.

One-Year Lease Offer: Landlords in buildings with five or more units must offer a one-year written lease renewal when serving a notice of rent increase.

JUST CAUSE EVICTION REQUIREMENTS

A landlord must have an enumerated Just Cause reason to terminate a tenancy in a covered unit. Evictions are categorized as At-Fault (no relocation) or No-Fault (relocation required).

  1. At-Fault Reasons (No Relocation)

  • Failure to pay rent.

  • Breach of a material lease term (and failure to correct after notice).

  • Causing a nuisance or substantial damage.

  • Using the unit for an illegal purpose.

  • Unauthorized subtenancy at the end of the lease.

  • Refusal of the landlord's reasonable access to the unit.

  • Continuation of smoking in a non-smoking unit or common area.

  1. No-Fault Reasons (Relocation Required)

  • Owner/Relative Move-In: For the occupancy of the owner, owner's spouse, children, grandchildren, parents, or grandparents.

  • Resident Manager Move-In: Only allowed if no vacant unit is available.

  • Demolition or Substantial Remodel: Work must cost at least 8x the monthly rent and render the unit uninhabitable for at least 30 days.

  • Ellis Act Eviction: Permanent removal of the unit from the rental market.

  • Compliance with a government agency's Order to Vacate.

  • To comply with a governmental agreement related to tenancy qualifications.

Relocation Assistance

Relocation payments are required for No-Fault evictions and for tenants who elect to vacate due to a rent increase of 7% or more in units constructed before February 1, 1995.

  • Payment Amount: Calculated based on the number of years of tenancy and the proposed rent or Fair Market Rent (FMR), and is doubled for "qualified tenants" (e.g., low-income, elderly, or disabled).

  • Payment Timing: For a No-Fault eviction, half of the assistance must be paid within five business days of serving the notice, and the remainder is due within five business days of the tenant vacating.


Peregrine Legal Group, PC, represents tenants throughout Glendale. Contact us to schedule a consultation.


City Website: https://www.glendalerentalrights.com/ 

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.