City Council - workshop

Thank you all for participating in today's webinar. We will conduct a webinar on how to legally increase rent. This is a landlord-centered workshop. This is provided by the Rent Stabilization Division. My name is Alixu Kamacho. Today is August 11. Let me be clear, CET staff will not be able to provide legal advice, but we will be able to provide information on the items, most of the methods, CSFRA, CSFRA, and other constitutional laws. If you want to know how this webinar will work, CET staff will conduct a survey. You can use the Q&A icon to ask questions to the public. At the end of each section and at the end of the webinar, the CET staff will be asked questions. This is today's agenda. Today we will discuss the units we covered first. Next, we will look at the online notice requirements for the 2026 lease, the notices for the lease, and the notices for the lease. Finally, we will talk about some of the things we have achieved. Okay, let's start from the units we covered. Community Stabilization and Fair Rent Act is a bill approved by voters to improve the community by reducing the change in the number of residents in some housing units. It works in three ways. It improves housing, provides protection against pollution, and ensures fair profits. This is called CSFRA-CSFRA. I will use this name in the following slides. Okay, units covered. Most of the apartments built before December 23, 2016, are under the CSFRA's CSFRA limit. We have two types of protection. Units that are fully protected and partially protected. Units that are fully protected are subject to the protection of the housing system and construction. Also, properties that were built before 1995 and were not subsidized by the government. Then there are units that are lucky to be protected. They are only affected by occupational protection. Moreover, the properties that were built between 1995 and 2017 are properties that have not been subsidized by the government. Mobile Home Rent Stabilization Ordinance is also on our side. It is called MHRO MHRO. This is a law brought by the CET Council to improve the community by reducing the change in the number of residents in mobile homes. It works in three ways. It improves the local housing and others. It provides protection only for mobile home residents. It ensures fair benefits for park residents and mobile home residents. All mobile home parks in Mountain View are within this limit. Okay, before we move on to the next section, does anyone have any questions? You can type your questions in Q&A, raise your hand, or if you are calling, you can dial star 9. If there are more questions, you will have more opportunities to ask them. But if you have any questions, you can send us an email, call us, or take an appointment. We will help you directly. Okay, since we don't see any questions, let's move on to the next part. What is included in the lease? The first lease is the initial lease that is paid while staying. The lease includes parking fees, animal fees, utilities, storage, and housing benefits. Then there are the legal fees, i.e. the legal percentage, petition fees, and bank fees. Deposits are not included in this. Deposits should not be increased in the period of rent. Pet deposits and security deposits are examples of these. When they are lost, they can be used to clean, repair and repair the damaged parts. In other words, if you want to reduce anything from a natural security deposit, it will be only for these three reasons. There are utility systems for fully covered CSFR units for the rents starting on March 1, 2024. In addition, ratio utility billing systems or RUPS are not allowed. Utilities should now be included in the entire rent. In addition, it is necessary to clarify the types of utilities and housing service fees included in the entire rent rent. For example, if you are paying for water, sewage, sewage, parking, and pet fees, it should be included in the description. Furthermore, utility charges issued by tenants directly to service providers such as PG&E or Submeter Utilities have been avoided from this. Okay, Security Deposit AB-12 This came into effect on July 1, 2024. It says that the security deposit should not exceed one month's rent. This should only be up to two months' rent on two occasions. If the landlord is an individual or all parties are individual limited liability companies, and if the four additional units for rent are not in need of more than two residential properties, this will only be a problem. Okay, now let's move on to Substantial Complaints. Um. To ensure that the landowners of fully covered units are paid, the CSFRA and MTU must provide proper guidance. Um. First, they must make sure that the rent has been reduced to a reasonable minimum. This is the time for the law to come into effect. If you have any specific questions, this is the basis for each case. So you can ask us whenever you want. We can assure you that it happened. There should be no illegal rent increase. It is necessary to return the rent to the tenants who are more affected by the fraud. Assuming that the rent has been paid illegally by the tenant, you need to pay all the rent fees and land rent fees that have been paid. Also, you need to register the property. This must also include the rent fees and land fees for mobile homes once a year. In addition, the property must be maintained in accordance with all state, local health and security laws, i.e. there should be no problems in the property. Now let's talk about the income. There are annual general policies . AGE is a year-long contract for units coming under the CSS limit. This will be in effect from September 1 to August next year. AGE should never be below the lowest limit of 2%, and should not be above the highest limit of 5%. These interest rates will be determined by June 30 by the Nagam Rent Housing Committee , but this will not come into effect until September 1. This interest rate has been reduced by the Consumer Price Index . According to February figures, the Labor Statistics Report of the U.S. Department of Labor in San Francisco, Oakland, San Jose, is used for this. Therefore, the interest rate is reduced in February. Mobile homes also have a similar system. The percentage of this is different. This is coming in September. This should not be more than or less than 3%. These percentages will be determined by the Rent Stabilization Board on June 30. This percentage is based on the 60% of the Consumer Price Index number. This is also based on the figures of February. Well, the CESC AGI of 2026 is 2.5%. Therefore, it does not mean that you have to increase it in September itself. If you increase the interest rate from September 1, 2026 to August 31, 2027, then only 2.5% is allowed for that year. Another important thing is that the rent should be increased only once every 12 months. The M.H.R.I.S. annual program for mobile homes in 2026, A.G.A. from 1 September 2026 to 31 August 2027, is 1.5% of the possible rent increase. I remind you once again, only once in every 12 months, you should allow rent to increase. Let's see what bank rent increases and bank trend increases are. A.G.A. Bank rent increases are agricultural programs that have not been implemented in the past three years. Bank rent increases can be increased by up to 10% with the help of bank rent increases. A bank rent increase cannot be transferred from one job to another job. Therefore, if you have any income increase that you have not received in the past, you can do it through bank rent increases. The demand for upper adjustment is the demand for landowners to increase their rents compared to the current AGI in rental management units. There are two types of demands that landowners can submit. One of them is the demand for net operating income, MNOI. This ensures the legitimate income of a rental property. If the property is not operating at a profitable rate in the previous year, this can be filed. There are specified capital improvement requirements that can be submitted to the major contractors who continue to improve the duration of a unit covered. For example, if you are planning to change the roofing, you can submit a specified capital improvement requirement. We are happy to talk to you in more detail about each request. For more details, you can contact our division. We can discuss the things we have discussed together. There is a system called Tenant Hardship to solve the problems of tenants. If a tenant receives more rent increases than the annual AGI due to a bank rent increase or a land loan request, a Hardship request can be submitted to the tenant. Only those who earn more than AGI in that year can apply for hardship. So, think about when you can claim hardship. Applicants can file applications again for those who earn more than AGI in that year. Banker and increase notice or upper adjustment notice can be filed. i.e. if the rent is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or if the rent of a legal bank is more than AGI, or It depends on their income, but to prove that the burden of the rent is very heavy in the family income, they will have to pay 100% of their income in interest or 50% of their income in rent. If there are people under 18 years of age or older than 62 years of age in their unit, or if there are people with diabetes or diabetes, they can go up to a rate of 120% increase or up to 50% increase in income. If there is an opportunity to avoid it, there are no income restrictions. Below the screen, you can see the state area median of 2026. You can see the numbers of people in the family on the top. For example, if there is a 7-year-old child in a family of 4 members, they have to look at 120 AMI. So, it will be 246 for 4 people. This is how they calculate the income to check if they are eligible. Okay, now let's move on to Utility Harjee. There are utility changes for the units coming under the CSFRA. The RUPS Act does not apply to the rental contracts that started after March 1, 2024. Therefore, those who changed after March 1 must include utility costs in the entire rental. The cost of the rent should be made clear by the amount of utilities, water, sewage, sewage, parking, and livestock fees. Utilities will be included in all things after March 1, but before that, the city will get permission to file a utility adjustment petition and get approval as per Regulation Chapter 13. Reps for utility facilities in units or units that have been taken for a new lease should not be transferred to lease units that are available through the same rules. Reps for utility facilities that are closed to leaseholders or utilities that have been submetred to service providers such as PG&E are not included in this. I know that I have given you a lot of information. Do you have any questions? You can type in Q&A. You can raise your hand or type in star 9. As I said earlier, you can call us anytime you want. Email us. We will help you. Okay. There are no questions. Let's take a look at what we need to inform you about. To inform you about the income tax, we need to give you an important information sheet for the new students and the income tax. This form is available on our website. Or you can send us an email. We will send it to you. They should be informed at least 30 days in advance that the rent is going to increase due to the increase in rents. Then, only once in 12 months will the rent increase be allowed. When informing about the increase in rents due to the increase in the bank, a notice should be issued for 30 days. In addition, the notice issued to the tenant should be submitted within 7 days. You can also do this online through the portal. Finally, it is very important to understand that there are some things that must be included in the notice regarding the payment. We have a template for you to use. However, if you want to use something else, you can prepare it yourself. Just make sure that the necessary details have been included in the notice. Because it will be impossible to pay rent without the necessary details. Our forms are available online. In addition, there are more details and details there. You can go to the website mountainview.gov slash rent stabilization. When you stand in front of the screen, click on Landlords, Landlords, and then click on the necessary forms and announcements for landlords. You can see this on the screen. If you click on the required information sheet, you will get information about what to give to the tenants, new singers, rental fees, and prices. If you click there, you will get our new rental fee information sheet. Make sure that you are using the latest one. This is the latest one in April 2026. So make sure that you are using a new one. You can send us an email, we will send it, but it is available on our website. Okay, then there is an attachment template related to our running fees. This can also be seen on our website. This is what it looks like. In it, there is a AGA AGA notice in 2026. There is a 26% interest rate in it. It will be very useful if you start using it. Because it makes it clear how much interest rate each year. It will help the bankers to understand what the bank has done. If they are getting a bank loan, as you can see on the right side of the screen, there are the necessary details for the bank loan. Therefore, it is not a problem if you decide to use something else. Just pay attention to the necessary information given here in red. Okay, anyone has any questions? Raise your hand, dial star 9, or type in the Q&A section. Okay, there are no questions. Now I will move on to online registration. As many of you may know, property registration is mandatory. The last date for registration and eviction requests is January 31st every year. It is mandatory every year. If you are a resident of a home or if you are a member of a family, if you are a resident of a home or if you are a member of a family, you must submit those details. If you need more help for this, contact us. We can help you. Registration updates should be done within 30 days. For example, if a new tenant comes, if one person changes and another person comes to stay, or if a unit is missing even if no one comes, let us know. We can update it or you can do it through the portal. Also, if you are ending your rent, you can share it with us or upload it to the portal. Even if there is a change in the employment status or management contract, it should be announced. Then, the notices to be filed will vary depending on what kind of notice it is. Banked mortgage payment notices should be uploaded within 7 days. Notices ending the mortgage should be uploaded within 3 days. Follow-up of the notice ending the mortgage should be uploaded within 7 days. The buyout of the mortgage should be submitted within 15 days. Okay, before we move on to the next slide, we have a question. The question is, can I use the money I made from the three Udhamasthans if I haven't used it before? No, you can't use it from the three Udhamasthans. You have to be a current tenant for using that rental income. Also, you should not have used it before. So, I think this is somewhere in our slides. Here, it says that bank loans cannot be transferred from one tenant to another. So, if you are selling things, if you have a 3-year rental income that you cannot pay, that 3 years will not be there. That rental income cannot be paid to a new tenant. It will be a illegal rental income. Okay. Okay. Then our portal registration is here. You can register items and units online. You can register more than one item in an account. You can update the details to be related to you. You can also request the amount of rent and rent fees in the portal. In addition, you can submit the necessary notices online. You don't have to send them to us by mail. You can upload them. In that, you can enter the details of the notice, the notice follow-up, the bank loan notice, and the buyout form of the lender. If you go to the addresses in your portal and click on the i icon with the three dots there, you can do that. You have to click on it to upload the bank loan and other notices. If you want to update it, if it is hidden, you can click on it and make changes. But if you are not sure how to do it, contact us. We are always ready to help you learn it. You can also file bank receipts. If you submit your bank receipts, you will see this. You can give your contact details and the details of the tenant. You can also give the percentage and when the rent increase will come into effect. You have to upload a document. Continue to submit below. Give it and ensure the bank increase within 7 days. It will be done through our website. Okay. Does anyone have any questions? You can type them in Q&A, raise your hand, or dial the star 9. I don't see any questions. Okay. I will now talk to you about the results you have obtained. They are on our side. So, we have our website. We have a lot of information on our website. It is very helpful. You will get answers to many of your questions through our website. We have our regular questions and facts. We have our rules. You can go to mountainview.gov slash rentstabilization website and find information about rents. It is very helpful. However, if you need a personal contact, we have the Landlord Housing Help Center. All of this operation takes place from 1 pm to 3 pm, 298 Escuela Avenue. If you can't come directly, you can participate virtually via Zoom. You can register at mountainview.gov slash housinghelpcenter. If you register at Housing Help Clinics, they will send you a link to the Zoom meeting via email. This will help you to understand how the property protection laws in Mountain View affect landfills. So please come to our Housing Help Center. If you are not available at that time, we will have office time from 10 am to 12 pm on all Wednesdays. The link for that is different. For that, register at mountainview.gov.spofus4us and click on the link. If you can't make it at that time, you can use our email address, mv2hotline, mv2hotline, mv2.mountainview.gov, 65-9-36136. You can call us or send us an email. We will try to reply within 48 hours. We operate on Esquela Avenue 298. If you are not able to come at the appropriate time, there are people who can help you there and people who can speak to you in Spanish if you need help. Yes. We will continue our webinars and clinics so that you can get a clear understanding of your rights and protection. Our next webinar will take place at 2 pm on September 10. The focus will be on how to follow the rules related to hiring workers in Mountain View. It will be virtual through Zoom. Then another session will take place at 6 am on September 15. In this video, we will talk about the protection against the countermeasures of our new measures. You can register through the link mountainview.gov slash ispwebinars in our webinars. This is the legal assistance provided to women with disabilities. The Lawyer Referral Service of Santa Clara County Bar Association can be found on the screen with its phone number and website. We also have the Santa Clara County Superior Court Self-Help Center. Its phone number and website are also displayed on the screen. You can contact us anytime you want. We will send you these details and links through email. Okay. I know that I have given a lot of details. Does anyone have any questions? If you don't have any questions now, you can ask via email. Thank you all for participating. If you have any questions, please contact us. We are always happy to help you. We will be able to make appropriate changes in the process.