Glendale Landlord-Tenant Rules

Rent stabilization: Glendale has no rent control, but it penalizes large increases. If a landlord raises rent by more than 7% over the rent in effect at any time in the prior 12 months (a 'non-relocation rent increase' is 7% or less), the tenant may choose, within 14 days of the notice, to move out and receive relocation assistance of three times the new monthly rent. Landlords may bank unused increases from up to three prior years (simple, not compounded, with a 21% maximum), but any increase over 15% in 12 months always triggers the relocation option. Landlords must offer a written lease of at least one year to prospective tenants and to current tenants with their first rent increase notice. A notice of rent increase over 7% must include the City's required notice of possible relocation eligibility. This rent-increase relocation rule does not apply to units that received a certificate of occupancy after February 1, 1995.; Just-cause eviction: In covered units, a landlord may evict only on a listed ground: nonpayment; an uncured lease violation after written notice; nuisance or damage; illegal use; an unapproved subtenant in possession at lease end; refusing reasonable access; demolition or substantial remodel (the work must cost at least eight times the monthly rent or HUD Fair Market Rent per unit and leave the unit uninhabitable for at least 45 days, with permits served with the notice); owner, relative or resident-manager move-in (the new occupant must move in within two months and stay at least one year); Ellis Act withdrawal; a government order to vacate; loss of qualification under a government contract; or continued smoking in a non-smoking unit or area after a warning. Before or with any termination notice, the landlord must serve a written notice stating the reasons with specific facts. A landlord who acts in bad faith on a move-in eviction is liable for three times actual damages, exemplary damages and attorney's fees. Failure to comply with Chapter 9.30 is a defense to an eviction. Tenants may also seek an injunction, and the prevailing party in a wrongful-eviction or relocation case recovers attorney's fees.; Relocation assistance: For evictions based on demolition or substantial remodel (on parcels of five or more units), owner, relative or resident-manager move-in, Ellis Act withdrawal, or a government order to vacate, the landlord must pay three times the greater of the current monthly rent or the HUD Fair Market Rent for a similar unit in Los Angeles County, plus $2,000. For a tenant who moves out after a rent increase over 7%, the fee is three times the new monthly rent. All amounts are doubled for a 'qualified tenant'. That means a very low-income household, or a low-income household with a member who is 70 or older, is disabled, or has a school-aged child in the local district when the notice requires moving during the school term. For no-fault evictions, half is due within 5 days of service of the termination notice and half within 5 days after the tenant moves out. Past-due rent from the prior 12 months and damage beyond the deposit may be deducted. Written notice of the right to relocation must be given with the termination notice.; Lockouts/harassment: Glendale prohibits retaliation. A landlord may not threaten or bring an eviction, reduce services, or raise rent to retaliate against a tenant for exercising rights under Chapter 9.30 or under state or federal law. If the tenant exercised such rights within 180 days before the landlord's act, the court presumes it was retaliatory. Retaliation is an infraction: up to $250 for a first violation and $500 for a second within one year. A third violation in one year is a misdemeanor. The City may also enforce Chapter 9.30 through administrative citations and fines.