Frequently Asked Questions

Welcome to the Frequently Asked Questions (FAQ) section of the Glendale Rental Rights Program. We understand that tenants and landlords may have inquiries regarding various aspects of the program, and we aim to provide clear and concise answers to address your concerns. The following FAQs cover a range of topics, including relocation assistance, evictions, State regulations and more.

We encourage you to explore the questions and answers provided below to gain a better understanding of your rights and responsibilities under the Rental Rights Program.

Please note that these FAQs are intended for informational purposes only and should not be considered legal advice. For specific inquiries or legal guidance, we recommend reviewing the program guidelines and consulting with a qualified professional.

What is the Glendale Rental Rights Program?

The Rental Rights Program consists of three main provisions:

a. Just Cause Eviction: This provision establishes requirements for valid reasons to terminate tenancy, preventing arbitrary evictions and protecting tenants from unfair practices.

b. Right to Lease: Landlords are required to offer a one-year lease to new tenants and when implementing rent increases, providing tenants with greater certainty and stability.

c. Renter Relocation: Landlords must offer relocation assistance to tenants if rent increases exceed 7% over the previous 12 months, mitigating the consequences of displacement.

d. Intentional Disrepair/Neglect: If your landlord intentionally allows your rental unit to fall into disrepair, resulting in unlivable conditions or exposure to harmful materials, you have the right to temporary relocation benefits.

e. Rent Reduction for Service Reduction: If a landlord significantly and for a prolonged period reduces services and amenities originally stated in the rental agreement, a tenant may be entitled to a rent reduction.

How much can a landlord increase rents?

Effective immediately until July 31st, 2024, landlords in California are permitted to raise rents by up to 8.9%, as mandated by the State's AB 1482, also known as the Tenant Protection Act of 2019.

Furthermore, both landlords and tenants in Glendale should take note of the City's 7% threshold for relocation assistance. If a rent increase exceeds 7% and the landlord does not have a previously banked rent increase, tenants have the option to decline the rent increase and request relocation assistance to move.

Are there any exemptions to the Rental Rights Program?

Yes, there are exemptions to certain provisions of the Rental Rights Program. 

Just Cause Eviction excludes the following:

• Rental units located on parcels with 2 or fewer dwelling units;

• Single Family Homes;

• Condominiums and Townhouses;

• Rooms or accommodations in hotels rented for less than 30 days;

• Other limited circumstances.

Evictions related to Major Rehabilitation:

• Rental Units located on Parcels with 4 or fewer dwelling units are exempt from having to pay relocation strictly related to Major Rehabilitation. For all other evictions, please refer to the list above.

Right to Lease excludes the following:

• Rental units located on parcels with 4 or fewer dwelling units;

• Single Family Homes;

• Condominiums and Townhouses;

• Rooms or accommodations in hotels rented for less than 30 days;

• Other limited circumstances.

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Rent Increase Relocation Assistance excludes the following: 

• Rental units located on parcels with 2 or fewer dwelling units;

• Single Family Homes;

• Condominiums and Townhouses;

• Rooms or accommodations in hotels rented for less than 30 days;

• Properties with Certificate of Occupancy effective after 1995;

• Other limited circumstances.

What is a "Qualified Tenant"?

Qualified Tenant refers to one of two type of tenants:

1. A low-income household with at least one member who is an elderly individual (70 years or older), disabled individuals, or households with school-aged children enrolled in a local public school district.
   

2. Very low-income households.

Who is considered Low-income or Very Low-income?

Low-income individuals/families are determined based on income, with those above the income limit not considered low income. The income limits, established by the Department of Housing and Urban Development (HUD) , for 2024-2025 are as follows, varying depending on the number of household members:

Persons in Family	1	2	3	4	5
Low Income	$84,850	$96,950	$109,050	$121,150	$130,850
Very-Low Income	$53,000	$60,600	$68,150	$75,750	$81,800

What benefits do "Qualified Tenants" receive?

Qualified Tenants receive two benefits:

1. In case of a no-fault eviction or when a tenant vacates due to a rent increase over 7%, the relocation benefit for a qualified tenant is double that of a regular tenant.
   

2. When a landlord is looking to evict tenants in order to move in a family member or manager, they must exhaust all other options before evicting a qualified tenant. Meaning if there are other non-qualified tenants in the building, the landlord must evict them over the qualified tenant.

For what reason can a landlord evict a tenant?

In Glendale, landlords may initiate eviction proceedings based on 12 distinct reasons, categorized as either At-Fault or No-Fault. At-Fault pertains to situations where a tenant's actions, such as non-payment of rent, lead to the eviction. No-Fault Evictions, on the other hand, involve situations beyond the tenant's control, prompting eviction for reasons not attributable to their actions.

At-Fault Evictions:

1. Non-Payment of Rent: Landlords can evict tenants who fail to pay rent.
   

2. Violation of Lease Terms: Tenants can be evicted for violating lease obligations after receiving written notice from the landlord.
   

3. Nuisance and Damage: Eviction is possible if tenants create nuisances, cause damage to the property, or interfere with other residents' enjoyment.
   

4. Illegal Activities: Tenants engaging in illegal activities on the premises or within a 1,000-foot radius may be evicted.
   

5. Unauthorized Subtenants: Landlords can evict tenants who have unauthorized subtenants.
   

6. Refusal of Access: Eviction is permitted if tenants deny landlords reasonable access for repairs, improvements, or showing the unit to prospective buyers.
   

7. Smoking Violation: Tenants who continue smoking in prohibited areas after warnings may face eviction.
   

No-Fault Evictions:

1.       Demolition or Remodeling: Landlords can evict tenants to demolish or substantially remodel the building, meeting certain cost and duration criteria.

2.       Landlord or Relative Occupancy: Landlords can recover possession for occupancy by themselves, their relatives, or resident managers under specific conditions.

3.       Compliance with Government Orders: Landlords can evict to comply with government orders related to building code violations or other legal requirements.

4.       Contractual Agreement Compliance: Eviction is permitted if tenants no longer meet the qualifications agreed upon with a governmental entity.

5.       Permanent Removal from Rental Housing Use: Landlords may evict to permanently remove the rental unit from rental housing use pursuant to state law.

What is Banking?

Banking, in this context, refers to the practice where landlords choose not to implement the full allowable rent increase within a given year. Instead, they retain the unused portion and apply it towards future rent increases. This banking provision allows landlords to defer or accumulate unused rent increases for future use.

Landlords are limited to accumulating a bank to the preceding three years and may not accumulate a bank of more then 21%. For example when a landlord wants to increase the rent above 7% and the only bank they can consider would should be within the 3 years of the effective rent increase.

Additionally, any unused bank will transfer from one owner to the next. This means that when ownership changes, any unused banked amount will be passed on to the new owner.

What is the relocation formula for an increase over 7%?

If a landlord raises the rent by more than 7% without any banked increases, and a tenant chooses to relocate and receive relocation assistance, the formula for calculating the assistance is as follows:

Relocation Calculation = 3 x Proposed Rent

Proposed rent is equivalent to the rent increase proposed by the landlord.

For a qualified tenant that formula is double (3 x Proposed Rent) x 2.

What is the relocation formula for a No-Fault Eviction?

In cases for No-Fault evictions, landlords in Glendale are required to provide monetary relocation assistance to affected tenants.

The formula to calculate the relocation fee is as follows:

3 x the greater of the amount of the current rent or Fair Market Rent (FMR) for a rental unit of similar size + $2,000

The 2023-2024 Fair Market Rents for different bedroom sizes are as follows:

Bedroom Size	0	1	2	3	4
Fair Market Rent	$1,777	$2,006	$2,544	$3,263	$3,600

Any required relocation fee is doubled for qualified tenants. So the formula would be 2 x (3 x the greater of the amount of the current rent or Fair Market Rent (FMR) for a rental unit of similar size + $2,000)

Does AB 1482 apply in Glendale?

Glendale, being part of California, follows the guidelines set forth by AB 1482. The rent cap provisions apply to properties that are not otherwise exempt under the law.

Effective August 2023, the rent cap in Glendale will be 8.8%.

AB 1482 and Glendale's Rental Rights Program work in tandem to establish robust tenant protections. Landlords must be mindful of both sets of regulations when considering rent increases. In cases where a rent increase exceeds 7%, it triggers relocation fees as per the Rental Rights Program. However, it is essential to note that no rent increase can surpass the statewide cap, which currently stands at 8.8% effective from August 2023. Even if landlords have banked or accumulated unused rent increases, they are still bound by the 8.8% limit and cannot exceed it.

What are the current Fair Market Rents?

The 2024-2025 Fair Market Rents for different bedroom sizes are as follows: