UPDATE: There have been significant changes to Glendale rental laws since we first published this blog. Check back soon for our complete updated guide to Glendale rental laws. The new laws go into effect March 7, 2024. In the meantime, you can read more about the laws HERE.
Glendale Rental Rights Program
The Glendale Rental Rights Program took effect March 14, 2019, and the program is made up of three different components:
- Just Cause Eviction Ordinance
- Relocation Assistance Program
- Right to Lease Program.
If you have questions about whether your property is included in this law or exempt from each component of the Glendale Rental Rights Program, we can help you.
We invest in ongoing legal education to ensure our team knows and understands the local laws and all of their updates and interpretations. We can help.
Glendale Right to Lease Ordinance
Glendale’s Right to Lease Ordinance requires that rental property owners, of parcels with (5) five or more units, in Glendale offer their residents a one-year lease in writing. Ninety days prior to the end of an existing lease term, landlords must give tenants the option to renew for an additional year, where the rental rates and any increases are set in the agreement. If a tenant rejects their landlord’s lease offer, landlords are required to present another one year lease offer at the time of a rent increase after a year has passed since the previous lease offer.
This was enacted as an attempt on the city’s part to provide stability and minimize the effects of displacement caused by significant or excessive rent increases.
As the owner, you can determine the amount of rent and the increase that you will impose as long as that increase is in compliance with the statewide rent control laws.
Owners can get into trouble for failure to offer a lease for another year and for not adhering to the required notice periods. Talk to us at RentalHouse Management to ensure you don’t make an expensive mistake.
Just Cause Eviction
There are twelve (12) legal reasons in Glendale’s Just Cause Eviction Ordinance that a landlord can legally evict a tenant. The Ordinance applies to parcels containing three (3) or more rental units excluding Government Subsidized (Section 8) units and few other specific circumstances are exempt. Some of these legal reasons for evicting a tenant relate to an action on the tenant’s part and some of the reasons are “no fault” reasons – meaning the tenant has not done anything wrong that warrants an eviction and the landlord wishes to regain possession of their rental unit.
Some of the most common reasons for evictions are:
- Failure to pay rent
- Lease violations
- Criminal activity in the home
- Excessive damage to the property
- Failure to permit a landlord to enter with cause
Additionally, landlords must pay to tenants relocation assistance if the landlord evicts the tenants for any of the following reasons:
1) When the unit is permanently removed from the rental housing market or requires eviction for demolition.
2) When the unit requires eviction for major rehabilitation.
3) When the landlord evicts for occupancy of her/himself, spouse, grandparents, brother, sister, father-in-law, mother-in-law, son-in-law, daughter-in-law, children, or parents, a resident manager, or a tenant who requires case management or counseling as part of the tenancy.
4) When the landlord evicts to comply with a governmental agency’s Order to Vacate.
5) When they are evicted due to condominium conversion or for commercial use of the property.
Terminating a tenancy is no longer as easy as canceling a lease. There’s a process that needs to be followed – even if your tenant has not paid rent. When you’re looking for someone to help you stay compliant with the ever-changing laws, our experts at RentalHouse Property Management can be an invaluable resource.
Glendale’s Relocation Assistance Program applies to parcels containing (3) three or more rental units developed before February 2, 1995, excluding Government Subsidized (Section 8) units and few other less common circumstances. Relocation assistance is money the landlord must pay to their tenants. Relocation assistance must be provided to your tenants in two (2) situations:
1) If you evict your tenants for any of the five (5) reasons stated in the previous section of this article or
2) If your tenants decide to vacate your rental property in response to an increase in rent that is more than seven percent (7%) over a twelve (12) month period. However, this seven percent (7%) threshold may be increased, up to the state-level rent increase limit, by adding deferred (or “banked”) rent increases from the previous three (3) years to seven percent (7%). You accumulate banked rent increases when you increase the rent less than seven percent (7%). To determine the banked amount for each of the previous three (3) years, subtract each year’s actual rent increase percentage from seven percent (7%).
For evictions for the above five (5) reasons, landlords must pay two (2) times “Fair Market Rents” plus $1000. Fair Market Rents are not the actual rent your tenants pay. Fair Market Rents are determined by the US Department of Housing and Urban Development (HUD) and they change every year. Click HERE for the most recent Fair Market Rents.
If tenants decide to vacate your rental property in response to an increase in rent that is more than seven percent (7%) over a twelve (12) month period, then the relocation assistance that needs to be paid depends on the number of units on the parcel. The relocation assistance ranges from three (3) times current rent all the way up to six (6) times proposed rent.
For 3-unit and 4-unit properties, a landlord must pay to the tenant a dollar amount equal to three (3) times the current rent. Current rent means the rent amount before the proposed rent increase.
For properties with five (5) or more units, the dollar amount a landlord must pay to their tenant depends on the tenant’s income, the rent amount after the proposed rent increase, and the number of years the tenant has occupied the unit. First look up the “Area Median Income” for Los Angeles County HERE. Next, multiply the Area Median Income by 1.3. If your tenants earn more than this dollar amount, then you must pay them three (3) times the proposed rent. If your tenants earn less than this dollar amount, then you must pay them the following relocation assistance based on how long they have lived in the unit:
- Less than three (3) years, you must pay them three (3) times the proposed rent amount.
- Three (3) to four (4) years, you must pay them four (4) times the proposed rent amount.
- Four (4) to five (5) years, you must pay them five (5) times the proposed rent amount.
- Five (5) or more years, you must pay them six (6) times the proposed rent amount.
After a landlord serves a rent increase notice, tenants have fourteen (14) days to request relocation assistance for 3-unit and 4-unit properties. Tenants have sixty (60) days to request relocation assistance for properties with five (5) or more units. Contact our office for assistance on how to properly serve a rent increase notice.
Lastly, for rent increases over 7% and for evictions for the above five (5) reasons, you must provide to your tenants THIS notice of tenants’ entitlement to relocation assistance.
We understand following all these rules can be daunting for self-managing landlords. We know how to make the financial relocation assistance process as stress-free as possible. When you need to relocate your tenant, RentalHouse Property Management is your best solution to facilitate the process.
The information on this webpage is not meant to be legal advice and is intended for educational purposes only. The laws change frequently and this webpage may not be updated to reflect current rules. Do not rely on the information on this webpage when making legal decisions. Consult with legal counsel regarding your particular case before taking any action.
Exemptions: Do These Laws Apply to your Glendale Rental Home?
Single Family Homes, Duplexes, Townhomes, Condos, and Accessory Dwelling Units (ADU) are exempt from the three (3) components of Glendale’s Rental Rights Program – Just Cause Eviction, Relocation Assistance, and Right to Lease.
Why Work With RentalHouse Property Management?
Owning rental property in Glendale requires adhering to all city, county, and state laws, which sometimes contradict and supersede each other. When you work with our experienced team, you can count on:
- Immediate evaluations to determine compliance and/or exemptions.
- Up-to-date expertise on all state, local, and federal rental housing laws.
- Documented leasing and screening processes.
- Compliant lease agreements.