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Rent-Based Termination: A Guide to Relocation Assistance

Jul 3, 2023
7 min read

Updated: Nov 17

Rent increase relocation assistance applies when rent has been increased over 7%.

Understanding Relocation Assistance

When does a notice of relocation assistance need to be offered?

Request for Relocation

Banking

Relocation Assistance Calculation

Notice and Compliance

Exemptions

Relocation assistance plays a crucial role in ensuring the well-being and financial stability of tenants facing significant rent increases. Both tenants and landlords should be aware of the rights and obligations associated with relocation assistance. This guide provides valuable information and resources to help navigate the process effectively.

Understanding Relocation Assistance

Relocation assistance refers to financial support provided to tenants who are required to move out of their current rental unit due to substantial rent increases. The assistance aims to help tenants mitigate the financial burden associated with relocation, including costs related to finding a new place to live, moving expenses, and potential temporary housing arrangements.

When does a notice of relocation assistance need to be offered?

Relocation assistance becomes applicable when a tenant chooses to move out of a unit in response to a rent increase that surpasses 7% of the rent charged at any point within the previous 12 months. The relocation assistance amount is dependent on varies factors which are explained below.

Landlords increasing the rent past 7% must provide an "notice of relocation assistance" which can be downloaded here:

For landlords who have "banked" unused rent increases, the requirement for relocation assistance may not be necessary. Please continue reading for more information on banking.

Request for Relocation

Once a landlord has made an offer of relocation, tenants have 14 days from receiving the notice of a rent increase to request the assistance. If tenants are on a one year lease, they have 30 days after receiving the notice of rent increase to request the assistance.

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.

In a given year, landlords can choose increase the rent up to 7% without triggering relocation assistance. If a landlord choses to increase the rent any percentage amount below 7% the remainder of the amount is "banked" or accumulated for future use.

It's crucial to understand that the banked amount cannot exceed 21%, and landlords are limited to accumulating a bank to the preceding three years. For example, if the landlord wants to increase the rent in 2024, they cannot utilize any potentially banked amounts from before 2021. They can only use amounts from the previous three years leading up to: 2023, 2022, and 2021.

Additionally, there are restrictions on how much of the banked amount a landlord can utilize at any given time. Landlords are limited to using a maximum of 15% from the banked amount in a single rent increase. This ensures that the banked increase is gradually utilized over time, rather than implemented all at once.

**Please note, landlords are limited to the rent CAP established by AB 1482. AB 1482 imposes rent control measures on non-exempt properties, preventing them from raising rents beyond the established limits. Therefore, even if a landlord has banked amounts, they are still bound by the rent increase CAP set by AB 1482. As of August 2025, the rent increase CAP established by AB 1482 is 8%. **

Landlords cannot exceed this cap when implementing rent increases, regardless of any banked amounts they may have accumulated. For more detailed information on AB 1482 and its implications, it is recommended to refer to the resource "Understanding AB 1482."

Lastly, 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.

The following is an example of when relocation assistance IS NOT required.

EXAMPLE - No Relocation Assistance Offer Required

2021:

The landlord decides to increase the rent by 3%. Since this increase is below the 7% threshold that triggers relocation assistance, the landlord is not required to provide a "notice of relocation assistance" to the tenant. However, the landlord has the option to "bank" the remaining unused increase, which in this case is 4%.

Rent Increase: 3%

Banked Amount: 4%

2022:

The landlord plans to raise the rent again and realizes that there is 4% available in the bank. With this banked amount, the landlord can potentially increase the rent by up to 11% without triggering relocation assistance. However, it's important to consider the rent cap limit imposed by State AB 1482. In 2022, the rent cap limit is set at 10%. Therefore, the landlord can only increase the rent by a maximum of 10%.

The landlord is not required to offer "notice of relocation assistance" because they utilized the 2021 "banked" amount.

Banked Amount: 1%

The following is an example of when relocation assistance IS required.

EXAMPLE - Relocation Assistance Offer Required

2022:

The landlord decides to increase the rent by 10%. Since this increase is above the 7% threshold that triggers relocation assistance, the landlord is required to provide a "notice of relocation assistance" to the tenant. AB 1482 rent CAP is 10% so the landlord is within their limits.

The tenant has the option to as for relocation assistance or accept the rent increase. For our example the tenant decides to accept the rent increase.

Rent Increase: 10%

Banked Amount: 0%

2023:

The landlord plans to raise the rent again. The landlord does not have any "banked" increase. AB 1482 rent CAP is 8.8%. The landlord chooses to increase 8.8%.

The landlord is required to offer "notice of relocation assistance" because they increased the rent over 7% and have no "banked" amount.

It's important for both landlords and tenants to be aware of the banking provision. Landlords should carefully track and manage their banked rent increases, ensuring compliance with applicable regulations. Tenants, on the other hand, should understand the implications of banking on their eligibility for relocation assistance.

Qualified Tenant

Understanding "Qualified Tenant"

When navigating or Rental Rights Program rules, it's crucial to grasp the concept of a "Qualified Tenant." This term encompasses specific criteria that tenants must meet to be considered qualified within the context of the Rental Rights Program. Let's break down the criteria for a tenant to be categorized as a "Qualified Tenant."

A Qualified Tenant can be classified into two categories: a Low-Income Tenant who is either 70 years of age or older, disabled or handicapped, or a school-aged child; or a Very Low-Income Tenant.

A. Low-Income Tenant:

A Low-Income tenant is defined as a household whose income does not exceed the qualifying limits for lower-income families, as established and periodically updated pursuant to Section 8 of the United States Housing Act of 1937 or as defined in California Health and Safety Code Section 50079.

Additionally, the member of the tenant's household must also meet one of the following criteria:

(i) 70 Years of Age or Older; or

(ii) Disabled or Handicapped: Defined in Title 42 United States Code Section 423 or Section 50072 of the California Health and Safety Code; or

(iii) Primary Residence of a School-Aged Child: This applies when the rental unit serves as the primary residence of a school-aged child enrolled in a school within the public school district to which the rental unit is assigned. Additionally, if the notice of termination requires the rental unit to be vacated during the current school term.

B. Very Low-Income Tenant:

A very Low-Income tenant is defined as a household whose income does not exceed the qualifying limits for lower-income families, as established and periodically updated pursuant to Section 8 of the United States Housing Act of 1937 or as defined in California Health and Safety Code Section 50079.5.

Benefits for Qualified Tenants

If a tenant is classified as a qualified tenant, they are entitled to two benefits. Firstly, a landlord may not utilize owner or family move-in evictions as grounds to evict a qualified tenant, unless no other comparable unit is available. Second, any required relocation fee is doubled for qualified tenants, providing them with additional relocation during the eviction process.

Understanding these qualifications is vital for both landlords and tenants. For tenants, it determines their eligibility for certain benefits or protections outlined in the rental agreement. For landlords, it ensures compliance with legal requirements and fair treatment of tenants based on their specific circumstances.

Relocation Assistance Calculation

The formula for relocation 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.

Example:

If a landlord increases the rent over 7%, say from $2,000 to $2,200. A 10% increase. If no banking is applied, the tenant has the option to ask for relocation an move. The relocation would be calculated as 3 x $2,200. Which would make relocation $6,600.

In case of a qualified tenant, the calculation would be (3 x $2,200) x 2. Which would make the relocation amount for qualified tenant $13,200.

Notice and Compliance

Failure to provide proper notice of relocation rights will render future rent increases null and void. Landlords who choose to increase rents by more than 7% within a 12-month period must serve notice of the tenant's "notice of relocation assistance" . This notice must accompany and be delivered in the same manner as the rent increase. Landlords may use the provided sample notice in section 9.30.035 (J) of Ordinance no. 5922. Which can be found here.

If relocation assistance is requested by a tenant, landlords must provide the first half of the amount owed 5 days after the request is made and the second half no later then 5 days after the tenant has vacated the unit.

Exemptions

While the Relocation Assistance ordinance applies to most rental units, there are exemptions to be aware of, including:

Rental units located on parcels with two 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.

The information provided on this website is not intended to be legal advice. It is recommended to consult an attorney and conduct thorough research before taking any action related to tenancy matters.

Right to Lease: What you Need to Know

Jul 3, 2023
5 min read

Updated: Nov 17

Guide to Lease Offers and Renewals, Navigating the Process for Landlords and Tenants

Understanding the Right to Lease

What Does the Right to Lease Entail?

Prospective Tenants

Current Tenants

Fixed-term Lease

Month-to-month

Noticing requirements

Consideration for Rent Increase over 7%

Exemptions

This guide aims to provide landlords and tenants on lease offers and renewals, helping both parties understand their rights and responsibilities. Whether you're a landlord seeking to offer leases or a tenant considering lease offers or renewals, this comprehensive overview will assist you in navigating the process effectively and fostering a mutually beneficial rental relationship.

In Glendale, California, the Right to Lease policy is in place to safeguard tenant rights and provide stability in rental agreements. This policy requires landlords to extend an offer of a one-year lease to their tenants.

Understanding the Right to Lease

The Right to Lease provisions in Glendale were established to address the concerns of tenants facing uncertain housing conditions and frequent lease renewals. By requiring landlords to offer a one-year lease, the City aims to provide renters with the security of longer-term tenancy, offering a sense of stability and peace of mind.

What Does the Right to Lease Entail?

Landlords have the obligation to offer a lease with a minimum term of one year to two categories of tenants: prospective tenants and current tenants facing rent increases.

prospective tenants

When it comes to prospective tenants seeking to lease a unit for the first time, landlords are required to offer them the option of a one-year lease term. However, tenants have the flexibility to choose whether they prefer a month-to-month arrangement or wish to negotiate a different lease term that better suits their needs.

Current Tenants

Current tenants are categorized into two groups: Fixed-term Lease tenants and Month-to-month tenants. Each category has its own specific requirements and timing considerations that both landlords and tenants should be aware of.

Fixed-term Lease

Fixed-term Lease refers to a leasing arrangement where the tenant and landlord have agreed upon a specific duration for the lease, typically for a predetermined period such as one year. During this time, both parties are bound by the terms and conditions outlined in the lease agreement.

Renewal Option: Prior to the expiration of the initial one-year lease, landlords are required to offer tenants the opportunity to renew the lease for another year. This offer should be extended at least 60 days before the lease's expiration date. Tenants then have 30 days to consider the renewal offer and make an informed decision.

Once an offer is made, tenants have the choice to accept or reject it based on their specific needs and circumstances.

Accepting the Offer: If tenants accept the offer, they enter into a one-year lease agreement with the landlord.

Rejection and Subsequent Offers: If a tenant does not respond within the 30 days after notice of renewal, the offer is deemed rejected. In the event that a tenant rejects the initial offer or renewal offer, the tenant continues the tenancy on the month-to-month bases or another agreed upon term.

Future Offers: The requirement to offer a future written lease renewal will be in effect for one full year after the anniversary of the rent increase date. After that, the landlord won't need to offer a one-year lease again unless the tenant asks for one.

Month-to-month

Month-to-month tenancy refers to a leasing arrangement where the tenant and landlord do not have a predetermined end date for the lease. Instead, the tenancy continues on a monthly basis until either party provides proper notice to terminate the agreement. Month-to-month tenancy offers flexibility for both tenants and landlords, as it allows for greater freedom to adjust rental terms or end the tenancy with appropriate notice.

Renewal Option: For tenants who are on a month-to-month and who have previously rejected an offer of a one year lease, a landlord is required to offer a minimum of 30 days notice. Tenants then have 14 days to consider the renewal offer and make an informed decision.

Accepting the Offer: Once an offer is made, tenants have the choice to accept or reject it based on their specific needs and circumstances. If tenants accept the offer, they enter into a one-year lease agreement with the landlord.

Rejection and Subsequent Offers: In the event that a tenant rejects the initial offer or renewal offer, the tenant continues the tenancy on the month-to-month bases or another agreed upon term. If a tenant does not respond within the 14 days after notice of renewal, the offer is deemed rejected.

Landlords must provide tenants with notice of their relocation rights. Complying with this requirement is essential, as failure to provide proper notice renders any future rent increases null and void.

Noticing requirements

When it comes to the Right to Lease provision, noticing requirements play a crucial role in ensuring that tenants are properly informed and have the opportunity to exercise their rights.

To ensure that tenants are properly offered the option for a one-year lease, landlords must adhere to certain requirements and provide a written offer:

The offer should be included in the same notice as a rent increase;
It must be clearly stated that an offer for one year lease is being made;
The offer itself must be presented in writing and should contain all the necessary details, including the monthly rent rate that will be charged for the entire duration of the lease.

This ensures transparency and clarity for both landlords and tenants, allowing them to make informed decisions regarding the lease term and associated costs.

Consideration for Rent Increase over 7%

It is important to note that all rent increases have the potential to trigger the requirement for relocation assistance offers if they exceed the 7% threshold.

If the proposed rent increase exceeds 7% within a twelve-month period, tenants have the option to explore relocation assistance, safeguarding their financial stability. Unless a landlord is utilizing any unused banked amount, they must also provide an offer for relocation assistance if the property is not exempt from such requirements.

For more information on Relocation Assistance for rent increases over 7%, please read Rent-Based Termination: A Guide to Relocation Assistance.

Exemptions

While the Right to Lease provisions of the ordinance applies to most rental units, there are exemptions to be aware of, including:

Rental units located on parcels with four or fewer dwelling units.
Single Family Homes
Condominiums and Townhouses
Rooms or accommodations in hotels rented for less than 30 days.
Other limited circumstances.

Just Cause Eviction: A Guide for Renters and Landlords

Jun 30, 2023
9 min read

Updated: Nov 26

The Twelve Legal Reasons for Evictions

At-Fault Evictions

No-Fault Evictions

Noticing requirements

Demolition or Major Rehabilitation

Relocation Fee

Exemptions

For both tenants and landlords, it's important to be aware of your rights and responsibilities when it comes to eviction. Just Cause Eviction ordinances play a vital role in tenant protection by establishing guidelines for terminating tenancy and preventing retaliatory actions against tenants who exercise their rights. These ordinances establish requirements for termination of tenancy, ensuring that landlords have a valid reason for eviction and prohibiting retaliation against tenants who exercise their designated rights.

The implementation of Just Cause Eviction ordinances in Glendale stems from a collective effort to protect tenants from arbitrary evictions and ensure a fair and stable rental market. The ordinances was first introduced in 2001 as a response to concerns over increasing rent prices, inadequate tenant protections, and the need to strike a balance between the rights of both landlords and tenants.

In this guide, we will delve deeper into Just Cause Eviction in Glendale, specifically focusing on reasons a landlord can evict, the relocation assistance provided to tenants and the exemptions to these ordinances.

the Twelve Legal Reasons for Evictions

The Just Cause for Eviction ordinance provides clear guidelines for landlords in initiating eviction proceedings. It distinguishes between No-Fault and At-Fault evictions, ensuring that tenants are protected and eviction is justified based on specific circumstances.

At-Fault Evictions: At-Fault evictions occur when tenants are responsible for breaching the terms of their lease or engaging in behavior that violates rental agreements. The following situations may lead to eviction:

1. Non-Payment of Rent: If tenants fail to pay rent as agreed upon, landlords may initiate eviction proceedings.

2. Lease Violation: If tenants violate the terms of their lease or rental agreement and fail to rectify the issue after receiving lawful notice.

3. Nuisance: Tenants who create a nuisance, or disrupt the comfort and safety of other residents may face eviction.

4. Illegal Activities: If tenants engage in illegal activities within a 1,000 foot radius of the property or permits such activities on the premises.

5. Unauthorized Sub-tenancy: If the tenant allows a subtenant who has not been approved by the landlord to reside in the rental unit.

6. Denial of Access: When tenants deny a landlord reasonable access to the rental unit for necessary repairs, inspections, or showing the unit to potential buyers or mortgagees.

7. Smoking in Prohibited Areas: If the tenants smoke in the rental unit or in common areas where smoking is prohibited.

No-Fault Evictions: No-Fault evictions occur when it is not the tenant's fault and they have not triggered any adverse events. Landlords may initiate eviction proceedings based on the following reasons:

1. Demolition or Major Rehabilitation: If the landlord intends to demolish the rental unit or perform significant rehabilitation that renders the unit uninhabitable for more than 45 days, eviction may be initiated.

Requirements for Demolition or Major Rehab Evictions - Learn More

In cases where eviction is necessary due to Demolition or Major Rehabilitation of the rental unit, landlords are required to comply with additional guidelines and provide specific documentation along with the notice of evictions. It is important to note the following requirements:

Cost of Work: The total cost of the demolition or major rehabilitation work must amount to at least 8 times the greater of the amount of the monthly rent or the Fair Market Rent (FMR) multiplied by the number of units undergoing such work.
Substantial Remodel: The rehab must be considered "substantial," meaning replacement or substantial modification of any structural, electrical, plumbing, or mechanical systems, or the abatement of hazardous materials, including lead-based paint, mold, or asbestos. Cosmetic improvements alone, including flooring, countertop replacement, painting, decorating, and minor repairs, or other work that can be performed safely without having the unit vacated, do not qualify as a substantial remodel.
Uninhabitable Period: The planned construction or renovation work should render the unit uninhabitable for a minimum period of 45 days.
Submission of Permits: Landlords undertaking demolition or major rehabilitation must serve the necessary permits to the tenants affected by the eviction. These permits may include the permit to demolish the unit or the permit for capital improvements.
Construction Estimates and Schedule: Along with the permits, landlords should also supply construction estimates and a clear schedule outlining the timeline for performing the work.

2. Owner/Family or Resident Manager Occupancy: Landlords have the right to recover possession for themselves, their immediate family members, or resident managers. A landlord may not utilize this reason as grounds to evict a qualified tenant, unless no other comparable unit is available.

Requirements for Owner/Family or Resident Manager Occupancy - Learn More

Here's a breakdown of the landlord's rights and procedures for recovering possession:

1. Resident Manager Occupancy:

Landlords may seek possession of a rental unit to accommodate a resident manager, provided there is no alternative vacant unit available for this purpose. However, if a building already has an existing resident manager, the landlord can only evict them to replace them with a new manager.

2. Landlord or Eligible Relative Occupancy:

Landlords have the right to recover possession for personal use or for the use of specific family members, including spouses, grandparents, siblings, in-laws, and children. However, this right can only be exercised once for each eligible individual in each rental complex owned by the landlord.

3. Tenant Requirements:

In certain cases, landlords may need to recover possession to accommodate tenants who require occupancy agreements along with intake, case management, or counseling as part of their tenancy.

Residency Requirements for Replacement Occupant:

The intended occupant must occupy the unit within two months after the existing tenant vacates. The intended occupant must use the unit as their primary residence for a minimum of one year. Failure to fulfill these requirements may be considered evidence of bad faith in recovering possession.

3. Permanent Removal from the Housing Market: In cases where the rental unit is permanently removed from the housing market, eviction may be initiated. This could happen due to reasons such as the conversion of the property for non-residential use or other circumstances that result in the unit no longer being available for rent.

4. Compliance with Governmental Orders: If a governmental agency issues an order to vacate the premises, the landlord may evict tenants to comply with such an order.

5. Contractual Agreements with Governmental Entity: Landlords may seek to recover possession of the rental unit if tenants fail to comply with contractual agreements relating to tenant qualifications. These agreements include specific requirements or conditions that tenants are expected to meet throughout the tenancy, with governmental entities where the tenant is no longer qualified.

Even with the specified grounds for eviction, landlords must follow specific procedures and provide proper documentation to initiate the eviction process. The next sections covers the necessary requirements.

Noticing requirements

Regardless of the grounds for eviction, landlords must adhere to specific procedures and fulfill documentation requirements when initiating the eviction process.

The notice requirements vary depending on whether the eviction is categorized as At-Fault or No-Fault:

At-Fault Evictions: If the eviction is due to a tenant's violation or breach of lease terms, it is considered an At-Fault eviction. In such cases, landlords can serve a 3-day notice to the tenant, clearly stating the reason for eviction. This notice provides a concise explanation of the specific violation that led to the eviction proceedings.

No-Fault Evictions: When the eviction is classified as No-Fault, it means that it is not attributed to any wrongdoing by the tenant. Instead, it may be due to reasons such as the landlord's intent to recover the property for personal use or a decision to permanently remove the rental unit from the housing market. In No-Fault evictions, landlords must provide tenants with a notice period of either 30 days or 60 days, depending on the length of their tenancy:

a) If the tenant has lived in the unit for less than a year, the landlord must give a 30-day notice.

b) For tenants who have resided in the unit for over a year, a 60-day notice is required.

For more information on noticing periods and the type of notice to use, please visit:

California Court Self Help Guide - Types of Notices

Qualified Tenant

Understanding "Qualified Tenant"

A. Low-Income Tenant:

Additionally, the member of the tenant's household must also meet one of the following criteria:

(i) 70 Years of Age or Older; or

(ii) Disabled or Handicapped: Defined in Title 42 United States Code Section 423 or Section 50072 of the California Health and Safety Code; or

B. Very Low-Income Tenant:

Benefits for Qualified Tenants

Relocation FEE

This relocation fee applies specifically the Just Cause Eviction.

In cases for No-Fault evictions, landlords in Glendale are required to provide monetary relocation assistance to affected tenants. Relocation fees are an essential provision aimed at supporting tenants during a challenging transition period and ensuring they can find suitable alternative housing. Relocation fees provide tenants with a monetary resource to help cover the costs associated with moving to a new home. Moving expenses, security deposits, and rental application fees can quickly accumulate, placing a significant financial burden on tenants. By providing relocation fees, landlords ease this financial strain, giving tenants the means to secure a new residence.

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 2025-2026 Fair Market Rents for different bedroom sizes are as follows:

Bedroom Size	0	1	2	3	4
Fair Market Rent	$1,863	$2,085	$2,601	$3,298	$3,672

Examples:

A. In this option, the tenants rent is above the FMR.

If a landlord wants to vacate a tenant who resided in 2 bedroom for a no fault eviction, and the rent is $2,800, then the calculation would be:

(3 x $2,800) + $2,000

And the relocation amount would equal: $10,400

In cases where the tenant is a qualified tenant, the relocation amount would be doubled the amount above, so it would be equal to: $20,800

B. In this option, the tenants rent is below the FMR.

If a landlord wants to vacate a tenant who resided in 2 bedroom for a no fault eviction, and the rent is $2,300, then the calculation would be:

(3 x $2,601) + $2,000

And the relocation amount would equal: $9,803

In cases where the tenant is a qualified tenant, the relocation amount would be doubled the amount above, so it would be equal to: $19,606

Landlords must provide the first half of the relocation fee 5 days following notice of eviction and the remainder no later then 5 days after the tenant vacates.

Important: In addition to general exemptions that apply to all evictions, Demolition or Major Rehabilitation evictions have an additional exemption:

Properties containing four or fewer units on a parcel are exempt from providing relocation fees.

Exemptions

While the Just Cause for Eviction ordinance applies to most rental units, there are exemptions to be aware of, including:

Rental units located on parcels with two or fewer dwelling units.
Single Family Homes
Condominiums and Townhouses
Rooms or accommodations in hotels rented for less than 30 days.
Other limited circumstances.

In addition to general exemptions that apply to all evictions, Demolition or Major Rehabilitation evictions have an additional exemption:

Properties containing four or fewer units on a parcel are exempt from providing relocation fees.