Mountain View's Rental Property Rules: The Rules That Matter

Every city handles rental property rules a little differently. In Mountain View, California, there are 5 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

Just Cause Eviction

Under the Community Stabilization and Fair Rent Act, Mountain View landlords cannot terminate a covered tenancy without one of nine enumerated just causes, from unpaid rent to owner move-in. Notices must specify the exact basis and be filed with the Rental Housing Committee within three days.

Key details: Governing law: Charter Article XVII, Section 1705 (CSFRA). Just causes: 9 enumerated grounds required. Owner move-in occupancy: 36 consecutive months minimum. Notice filing deadline: 3 days after serving tenant. Relocation assistance eligibility: Household income up to 120% of county AMI.

A landlord's failure to comply with Section 1705, including failing to serve required notices on the Committee, is a complete affirmative defense the tenant can raise in any unlawful detainer action the landlord files. Landlords who evict for repairs, Ellis Act withdrawal, or demolition without paying the required Relocation Assistance remain liable to the displaced tenant, who also retains a first right of return at the pre-termination rent if the unit comes back onto the market.

This is not one of those rules that cities tend to ignore. Mountain View actively enforces its just cause eviction requirements.

Repairs & Habitability

Mountain View sets local habitability standards for hotels, motels, and multi-family housing through Sec. 25.58's inspection criteria, covering structural soundness, working plumbing and heat, pest infestation, pool fencing, and fire exits. Any defect severe enough to endanger occupants' life, health, safety, or welfare must be corrected, and the building is treated as dangerous under Chapter 8.

Key details: Governing section: City Code Sec. 25.58. Applies to: Hotels, motels, multi-family housing. Minimum heat standard: 70 degrees in habitable rooms. Uncorrected defect: Treated as dangerous building, Ch. 8. Compliance proof: Certificate of code compliance, Sec. 25.60.

A rental building found with a Sec. 25.58 defect, such as no working heat, no hot water, pest infestation, missing pool fencing, or blocked exits, must be corrected once the condition endangers occupants' life, health, safety, or welfare. Uncorrected defects are processed as dangerous buildings under Chapter 8, Article V, and a property will not receive its certificate of code compliance under Sec. 25.60 until every noted violation is fixed.

Rental Registration

Every landlord of a rental unit covered by Mountain View's Community Stabilization and Fair Rent Act must pay an annual Rental Housing Fee to fund the city's Rental Housing Committee. The fee amount, set by the Committee, differs for fully covered units versus Partially Exempt units.

Key details: Governing body: Mountain View Rental Housing Committee. Who must pay: All Landlords of covered rental units. Frequency: Annual. Fee amount: Set/adjusted by the Committee, not fixed in code. Nonpayment consequence: Affirmative defense against eviction for tenant.

Failure to pay the annual Rental Housing Fee is an enumerated Landlord violation under Section 1714(d) of the Act, giving the tenant a complete affirmative defense against an unlawful detainer (eviction) action regardless of the underlying reason claimed for recovering possession. The Committee or City Attorney can also pursue civil enforcement directly against a noncompliant landlord.

Rent Increase Notice

Mountain View caps the annual general rent adjustment at between 2 and 5 percent of CPI, allows only one increase per twelve months, and requires landlords to give at least 30 days' written notice before any CSFRA rent increase takes effect.

Key details: Governing law: Charter Article XVII, Section 1707 (CSFRA). Annual adjustment range: 2% to 5% of CPI, capped. Minimum written notice: 30 days before increase. Increase frequency limit: 1 increase per 12 months. Absolute annual ceiling: 10% unless Hearing Officer approves more.

An increase that skips the 30-day written notice, exceeds the annual cap without an approved Landlord Petition, or is imposed while the landlord is out of compliance with the Article, habitability code, or a repair order is simply not effective, meaning the tenant owes only the prior lawful rent. Tenants and the Committee can challenge noncompliant increases, and a landlord who has failed to file required notices or maintain the unit forfeits the right to collect the increase.

This is not one of those rules that cities tend to ignore. Mountain View actively enforces its rent increase notice requirements.

Rent Control

The Mountain View CSFRA caps rent increases on pre-1995 multi-family units at CPI (2-5 percent). Just-cause eviction and relocation assistance apply. AB 1482 covers newer units.

Key details: Covered units: Multi-family pre-Feb 1995. Annual cap: CPI, 2-5 percent range. Just cause: 11 enumerated reasons. Relocation assistance: 3 months plus moving. Post-1995 law: AB 1482 applies.

Compared to other cities, Mountain View takes a harder line on rent control. The enforcement and penalty structure reflects that.

The Bottom Line

Mountain View is tougher than many cities when it comes to rental property rules. Out of the 5 rules covered here, 3 are rated strict. If you are a homeowner, renter, or business owner in Mountain View, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

This guide is based on Mountain View's current municipal code. Local rules can and do change, so check the individual ordinance pages for the latest details, penalties, and FAQs.