ORDINANCE NO.
ORDINANCE OF THE CITY OF CHULA VISTA AMENDING
CHAPTER 9.65 OF THE CHULA VISTA MUNICIPAL CODE
TO ADD RESIDENTIAL TENANT PROTECTION
PROVISIONS
WHEREAS, th e State of Cal if ornia h as recog nized th e i m pact of ev i ctions on i n dividuals and establish ed th e State Ten an t Protection Act of 2019 (AB 1482; Ci v il Code secti on 1946.2); an d
WHEREAS, th e State Ten ant Protecti on Act au th orizes l ocal ju ri sdictions to adopt requ i rements f or ju st cau se termin ation of a resi dential ten an cy th at are m ore protective th an th e prov i sion s i n th e State Tenant Protection Act of 2019; an d
WHEREAS, on Oct ober 25, 2022 the Chula Vista City Council added Chapter 9.65, “Residential Tenant Protections”, to the Chula Vista Municipal Code with the intent to address threats to the public health, safety, and welfare of the residents of Chula Vista, to ensure that residents continue to have stable housing, and to protect residents from avoidable homelessness; and
WHEREAS, Chapter 9.65 adopted requirements for just cause termination of a residential Tenancy that are more protective than the provisions in the State Tenant Protection Act of 2019, and provides additional tenant protections that became effective on March 1, 2023 in the City of Chula Vista; and
WHEREAS, on September 30, 2023 California Senate Bill 567 (SB567), Termination of tenancy: no-fault just causes: gross rental rate increases, was adopted, amending AB1482; and
WHEREAS, SB567 amends Civil Code section 1946.2 to add additional requirements related to the termination of tenanc ies for certain no-fault bases , which exceed the current regulations contained in CVMC Chapter 9.65; and
WHEREAS, SB567 further expands penalties and local enforcement power with regard to the law’s provisions; and
WHEREAS, in order to stay consistent with new state law provisions, Chapter 9.65 must be updated prior to April 1, 2024, the effective date of SB567.
NOW THEREFORE the City Council of the City of Chula Vista does ordain as follows:
Section I. The City Council of the City of Chula Vista finds as follows:
1. The just cause for termination of a residential tenancy under this local ordinance is consistent with the State of California’s Tenant Protection Act of 2019.
Ordinance
2. This local ordinance further limits the reasons for termination of a residential tenancy, provides for higher relocation assistance amounts, and provides additional tenant protections that are not prohibited by any other provision of law.
3. This local ordinance is more protective than the provisions of the State of California’s Tenant Protection Act of 2019.
Section II. Chapter 9.65 of the Chula Vista Municipal Code is amended as follows:
Chapter 9.65
RESIDENTIAL TENANT PROTECTION ORDINANCE
Sections:
9.65.010 Title and Purpose.
9.65.020 Promulgation of Administrative Regulations.
9.65.030 Definitions.
9.65.040 Residential Tenancies Not Subject to This Chapter.
9.65.050 Harassment and Retaliation Against Tenant Prohibited.
9.65.060 Just Cause Required for Termination of Tenancy.
9.65.070 Requirements Upon Termination of Tenancy.
9.65.080 Enforcement and Remedies.
9.65.090 Sunset Clause.
9.65.010 Title and Purpose.
A. Title. Th i s ch apter sh all be kn own as th e Ch u l a Vi sta Resi dential Ten ant Protecti on Ordi n an ce an d may be ref erred to h erein as th e Resi den tial Ten an t Protecti on Ordi n an ce.
B. Pur pose. Su bject to th e prov isions of appl icable l aw, th e pu rpose of th e Resi dential Ten ant Protection Ordi n ance i s to requ ire Ju st Cau se f or termination of resi dential ten an cies con sistent wi th Ci v il Code section 1946.2, to further limit the reasons for termination of a resi dential ten an cy, to require g reater ten ant rel ocation assi stance i n specified ci rcumstances, an d to prov i de addi ti onal ten ant protecti ons. Nothing in this chapter shall be construed as to prevent the lawful eviction of a tenant by appropriate legal means.
Ordinance
9.65.020 Pr omulgation of Adm inistrative Regulations.
The City Manager is authorized to establish, consistent with the terms of this chapter, Administrative Regulations necessary to carry out the purposes of this chapter. Administrative Regulations shall be published on the City’s website, and maintained and available to the public in the Office of the City Clerk. Administrative Regulations promulgated by the City Manager shall become effective and enforceable under the terms of this chapter thirty (30) days after the date of publication on the City’s website.
9.65.030 Definitions.
Wh en u sed i n th i s ch apter, th e f oll owing words an d ph rases sh all h av e th e m eanings ascri bed to them bel ow. Words an d ph rases n ot specifically def ined bel ow sh all h av e th e m eanings ascri bed to them el sewhere i n th i s Code, or sh all oth erwise be def ined by com m on u sag e. For def initions of n ou ns, the si ngular sh all al so i n clude th e pl u ral; f or def initions of v erbs, al l v erb con jugations sh all be i n cluded. Any ref erence to State l aws, i n cluding ref erences to an y Cal ifornia statutes or reg ulations, i s deem ed to in clude an y su ccessor or am en ded v ersi on of th e ref erenced statute or reg ulations prom ulgated th ereunder con sistent wi th th e term s of th i s Ch apter.
“ Administrative Reg ulations” m ean s reg ulations th at i m plement th i s ch apter au th orized by th e City Man ag er pursu ant to secti on 9.65.020.
“ Bad Fai th” or “ i n Bad Fai th” m ean s wi th th e i n tent to v ex , an n oy , h arass, coerce, def rau d, prov oke or i n jure an oth er person . Th i s i n cludes th e i n tent of an Own er to i n duce a Ten ant to v acate a Resi dential Rental Un i t th rough u n lawful con du ct.
“ Ci ty” m ean s th e Ci ty of Ch u l a Vi sta.
“ Ci ty Attorney” m ean s th e Ci ty Attorn ey of th e Ci ty of Ch u la Vi sta, or th eir desi gnee.
“ Ci ty Man ager” m ean s th e Ci ty Man ag er of th e Ci ty of Ch u la Vi sta, or th eir desi gnee.
“ Cou nty” m ean s th e Cou n ty of San Di eg o.
" Disabled" m ean s an i n dividual wi th a di sability, as def in ed i n Cal ifornia Gov ernment Code section 12955.3.
" Elderly" m ean s an i n dividual si x ty-two (62) y ears ol d or ol der.
“ Enforcement Of fi cer” m eans th e Di rector of Dev elopment Serv ices, a Code En f orcement Man ager, any Code En f orcement Of fi cer, th e Bu ilding Of f icial, an y sworn Of fi cer of th e Pol i ce Department, th e Fire Ch i ef , th e Fi re Marsh al, or an y oth er Ci ty department h ead (to th e ex tent responsible f or en f orcing prov isions of th i s code), th ei r respective desi gnees, or an y oth er Ci ty em ployee desi gnated by th e City Man ag er to en f orce th i s ch apter.
“ Family Mem ber” m ean s th e spou se, dom estic partn er, ch il dren, g ran dchildren, paren ts or g ran dparents of Ordinance
th e resi dential u n i t Own er.
“ Hou sing Serv i ce" m eans servi ces prov ided by th e Own er to th e Ten ant i n con n ection wi th th e u se and occu pan cy of a Resi dential Ren tal Un it, ei th er pu rsu ant to con tract or as requi red by l aw, i n cluding repairs, m aintenance, an d pai n ting; prov iding l i ght, h eat, h ot an d col d water; wi n dow sh ades an d screens; storage; ki tchen, bath , an d l au ndry f acilities an d pri vileges; jan itor servi ces; pest con trol; el ev ator serv ice; access to ex terior doors, en try sy stems, an d g ates; u tility ch arg es th at are pai d by th e Own er; ref use rem oval; f u rnishings; parki ng; th e ri ght to h av e a specified n u m ber of occu pants, an d an y oth er ben efit, pri vilege, or f acility con n ected wi th th e u se or occu pan cy of an y Resi dential Ren tal Un it. Hou sing Serv ices al so i n cludes th e proportionate part of servi ces prov i ded to com m on f acilities of th e bu ilding i n wh i ch th e Resi dential Ren tal Un i t i s l ocated.
“ Occu pant Own er” m ean s an y of th e f oll owing:
1. An own er wh o i s a n atu ral person th at h as at l east a 25 percen t recorded own ership i n terest i n the property .
2. An own er wh o i s a n atu ral person wh o h as an y recorded own ership i n terest i n th e property i f 100 percen t of th e recorded own ership i n terest i s di vi ded am ong own ers wh o are rel ated to each other as Fam ily Mem bers.
3. An own er wh o i s a n atu ral person wh ose recorded i n terest i n th e property i s own ed th rough a l imited l i ability com pany or partn ership.
For pu rposes of th e “ Occu pant Own er” def inition, a “ n atural person” i n cludes an y of th e f ollowing: (a) a n atu ral person wh o i s a settl or or ben eficiary of a f amily tru st; or (b) i f th e property i s own ed by a l i mited l i ability com pany or partn ership, a n atu ral person wi th a 25 percen t own ership i n terest i n th e property . A “ f amily tru st” m ean s a rev ocable l i ving tru st or i rrev ocable tru st i n wh i ch th e settl ors an d ben eficiaries of th e tru st are person s wh o are rel ated to each oth er as Fam ily Mem bers. A “beneficial owner” means a natural person or family trust for whom, directly or indirectly and through any contractual arrangement, understanding, relationship, or otherwise, and any of the following applies: (a) the natural person exercises substantial control over a partnership or limited liability company; (b) the natural person owns 25 percent or more of the equity interest of a partnership or limited li ability company; (c) the natural person receives substantial economic benefits from the assets of a partnership.
“ Own er” (i n cluding th e term “ Landlord”) m eans an y Person , acti ng as pri n cipal or th rough an ag en t, h aving th e ri ght to of f er a Resi dential Rental Un i t f or ren t. As th e con text m ay requ ire, “ Own er” sh all al so i n clude a predecessor i n i n terest to th e Own er.
“ Person” m ean s an y i n dividual, f i rm, partn ership, joi nt v en ture, associ ation, soci al cl u b, f raternal org anization, joi nt stock com pany, corporation, estate, tru st, bu sin ess tru st, receiver, tru stee, sy n di cate, or an y oth er g rou p or com bination acting as a u n it.
“ Resi dential Ren tal Com pl ex” m ean s on e or m ore bu ildings, l ocated on a si ngle l ot, con tiguous l ots, or lots separated on l y by a street or al l ey, con taining th ree or m ore Resi dential Ren tal Un i ts ren ted or own ed by Ordinance
th e sam e Own er.
“ Resi dential Ren tal Un i t” m ean s an y dwelling or u n it th at i s i n tended f or h u man h abi tation, i n cluding any dwelling or u n i t i n a m obilehome park th at i s n ot a Mobi lehome Resi dency Law (“ MRL”) Ten ancy defined by Ci vil Code secti on 798.12 (or a ten ancy g ov erned by th e MRL).
“ State” m ean s th e State of Cal if ornia.
“ Su bstantial Rem odel” m ean s i m provements to a Resi dential Ren tal Un it m eeting al l of th e f oll owing cri teria:
1. An y stru ctural, el ectrical, pl u mbing, or m ech anical sy stem i s bei ng repl aced or su bstantially m odified; an d
2. Th e cost of th e i m provements (ex cluding i n surance proceeds, l an d costs, and arch itectural/engineering f ees) i s equ al to or g reater th an $40 per squ are f oot of th e Resi dential Ren tal Un i t; an d
3. A perm it i s requ ired f rom a g ov ernmental ag en cy , or th e abatement of h az ardous m aterials, i n cluding l ead-based pai n t, m ol d, or asbestos i s requ ired i n accordan ce wi th appl i cable f ederal, State, Cou n ty, or Ci ty l aws an d can n ot be reason ably accom plished i n a saf e m an ner wi th the Ten ant i n pl ace; an d
4. It i s n ecessary f or th e Resi dential Ren tal Un i t to be v acant f or m ore th an si x ty (60) day s i n order to com plete th e i m provements.
Cosm etic i m provements al on e, i n cluding, bu t n ot l imited to, pai nting, decorating, f l ooring repl acement, cou n ter repl acement, an d m in or repai rs, or oth er work th at can be perf ormed saf ely wi thout h av ing the Resi dential Ren tal Un i t v acated, do n ot con stitute a Su bstantial Rem odel.
“ Ten ancy” m ean s th e l awful occu pation of a Resi dential Ren tal Un i t an d i n cludes a l ease or su bl ease.
“ Ten ant” m ean s a ten ant, su bten ant, l essee, su bl essee, resi dent m an ager, or an y oth er i n dividual en titled by wri tten or oral ag reement to th e u se or occu pancy of an y Resi dential Ren tal Un i t.
9.65.040 Residential Tenancies Not Subj ect to this Chapter.
Th i s ch apter sh all n ot appl y to th e f oll owing ty pes of resi dential ten ancies or ci rcumstances:
A. Si n gle-family Own er-occupied resi dences, i n cluding a m obilehome, i n wh i ch th e Own er-occupant ren ts or l eases n o m ore th an two u n its or bedrooms, i n cluding, bu t n ot l imited to, an accessory dwelling u n it or a ju ni or accessory dwelling u n i t.
B. A property con taining two separate dwelling u n i ts wi thin a si n gle structure i n wh i ch th e Owner occu pied on e of th e u n its as th e Own er’s pri ncipal pl ace of resi dence at th e beg inning of th e Ten an cy, so l on g as th e Own er con tinues i n occu pancy, an d n ei ther u n it i s an accessory dwelling u n it or a junior Ordinance
accessory dwelling u n it.
C. A Resi dential Ren tal Un i t th at i s al i enable separate f rom th e ti tle to an y oth er dwelling u n i t, provided th at both of th e f ollowing appl y:
1. Th e Own er i s n ot an y of th e f oll owing:
a. A real estate i n v estment tru st, as def ined i n secti on 856 of th e In ternal Rev enue Code.
b. A corporation.
c. A l imited l i ability com pany i n wh i ch at l east on e m em ber i s a corporation.
d. Man ag ement of a m obilehome park, as def in ed i n secti on 798.2 of th e Ci vil Code.
2. Th e Ten ants h av e been provi ded wri tten n oti ce th at th e Resi dential Ren tal Un it i s ex em pt f rom this secti on u sing th e f ollowing statement:
“ This property i s n ot su bject to th e ren t l imits i m posed by secti on 1947.12 of th e Ci vil Code an d is n ot su bject to Ju st Cau se requ irements of secti on 1946.2 of th e Ci vil Code an d Ch apter 9.65 of the Ch u la Vi sta Mu ni cipal Code. Th is property m eets th e requ irements of secti ons 1947.12(d)(5) and 1946.2(e)(8) of th e Ci v il Code an d secti on 9.65.040(C) of th e Ch u la Vi sta Mu n icipal Code, and th e Own er i s n ot an y of th e f oll owing: (1) a real estate i n v estment tru st, as def in ed i n Secti on 856 of th e In tern al Rev enue Code; (2) a corporation; or (3) a l imited l i ability com pany i n wh i ch at l east on e m em ber i s a corporation.”
For a Ten an cy ex i sting bef ore March 1, 2023, th e n oti ce requ ired abov e m ay , bu t i s n ot required to, be provi ded i n th e ren tal ag reem ent. For a Ten an cy com m enced or ren ewed on or af ter March 1, 2023, th e n oti ce requ ired abov e sh all be provi ded i n th e ren tal ag reem ent. Addi tion of a prov ision con taining th e n otice requ ired abov e to an y n ew or ren ewed ren tal ag reem ent or f i x ed-term l ease con stitutes a si milar prov ision f or th e pu rposes of secti on 9.65.060(B)(5).
D. A h om eowner i n a m obilehome, as def ined i n Ci v il Code section 798.9 or a ten ancy as def ined i n Civil Code section 798.12. Th i s ch apter sh all al so n ot appl y to a n on-owner Ten ant of a m obilehome. In stead, a n on-owner Ten ant of a m obilehome sh all retain th e ri gh ts stated i n th e State Ten ant Protection Act.
E. Tran sient an d tou ri st h otel occu pancy as def ined i n Ci v il Code secti on 1940(b).
F. An y resi dential occu pancy by reason of con cession, permit, ri g ht of access, l i cense or oth er ag reement f or a peri od f or 30 con secutive cal endar day s or l ess, cou n ting porti ons of cal endar day s as f u ll days, i n cluding Sh ort-Term Ren tal occu pan cies as def in ed i n Ch u la Vi sta Mu n icipal Code Ch apter 5.68.
G. Hou sing accomm odations i n a n on profit h ospital, rel igious f acility, ex tended care f acility, l i censed resi dential care f acility f or th e el derly as def ined i n Heal th an d Saf ety Code section 1569.2, or an adult resi dential f acility as def ined i n Ch apter 6 of Di vision 6 of Ti tl e 22 of th e Man u al of Pol i cies an d Procedures pu blished by th e State Departm ent of Soci al Serv ices.
Ordinance
H. Resi dential Property or Dormitories own ed by th e Ci ty , an i n stitution of h i gh er edu cation, or a ki n dergarten an d g rades 1 to 12, i n clusive.
I. Hou sing accomm odations i n wh i ch th e ten ant sh ares a bath room or ki tchen f acilities wi th th e Owner wh o m aintains th eir pri ncipal resi dence at th e Resi dential Ren tal Un it.
J. Hou sing restri cted by deed, reg ulatory restriction con tained i n an ag reem ent wi th a g ov ernment ag ency, or oth er recorded docu ment as af f ordable h ou sing f or i n dividuals an d f amilies of v ery l ow, l ow, or m oderate i n come as def ined i n Heal th an d Saf ety Code secti on 50093, or su bject to an ag reem ent th at provides h ou sing su bsidies f or af f ordable h ou sing f or i n dividuals an d f amilies of v ery l ow, l ow, or m oderate i ncome as def ined i n Heal th an d Saf ety Code section 50093 or com parable f ederal statu tes. Th i s ex clusion sh all not appl y to a Ten ant wi th a Secti on 8 Hou sing Ch oi ce Vou ch er an d su ch Ten an cies sh all be g ov erned by this ch apter.
9.65.050 Har assm ent and Retaliation Against Tenant Pr ohibited.
A. No Own er or su ch Own er's ag en t, con tractor, su bcontractor, or em pl oyee, al on e or i n con cert with an oth er, sh all do an y of th e f ollowing i n Bad Fai th to a Ten ant or wi th respect to a Resi dential Ren tal Unit, as appl icable:
1. In terrupt, terminate, or f ail to prov ide Hou sing Serv i ces requ ired by con tract or by l aw, i n cluding f ederal, State, Cou n ty , or Ci ty l aws;
2. Fai l to perf orm repai rs an d m aintenance requ ired by con tract or by l aw, i n cluding f ederal, State, Cou n ty , or Ci ty l aws;
3. Fai l to ex ercise com mercially reasonable ef f orts an d di ligence to com m ence an d com pl ete repairs or m aintenance;
4. Abu se th e Own er's ri ght of l awful access i n to a Resi dential Ren tal Un i t. Th i s i n cludes en tri es for “ i nspections” th at are n ot rel ated to n ecessary repai rs or servi ces; en tries ex cessive i n n u mber; en tri es th at i m properly targ et certain Ten ants or are u sed to col l ect ev i dence ag ainst th e occupant or oth erwise bey on d th e scope of an oth erwise l awful en try;
5. Abu se th e Ten ant wi th words wh i ch are of f ensive an d i n h erently l i kely to prov oke an i m mediate v i ol ent reacti on;
6. In fluence or attem pt to i n fluence a Ten ant to v acate a ren tal h ou sing u n it th rough f rau d, i n timidation or coerci on;
7. Th reaten th e Ten ant, by word or g esture, wi th ph y sical h arm;
8. Vi olate an y l aw th at prohi bits di scrimination based on race, g en der, sex u al pref erence, sexual ori entation, eth ni c backg round, n ationality, rel igion, ag e, paren thood, m arriage, preg n ancy, di sability, AIDS, occu pancy by a m i nor ch il d, or an y oth er protected cl assification; Ordinance
9. Take acti on to terminate an y Ten ancy i n cluding serv ice of n oti ce to qu i t or oth er ev iction n oti ce or bri ng an y acti on to recov er possession of a Resi dential Ren tal Un i t based u pon f acts th at th e Owner h as n o reason able cau se to bel i eve to be tru e or u pon a l eg al th eory th at i s u n ten able u n der th e f acts kn own to th e Own er. No Own er sh all be l i able u n der th i s secti on f or bri nging an acti on to recover possession u n l ess or u n til th e Ten ant h as obtai ned a f av orable termination of th at acti on . This su bsection sh all n ot appl y to an y attorn ey wh o i n g ood f ai th i n itiates l eg al proceedings ag ain st a Ten ant on beh alf of an Own er to recov er possessi on of a Resi dential Ren tal Un i t;
10. In terfere wi th a Ten ant's ri g ht to qu i et u se an d en joyment of a Resi dential Ren tal Un i t as th at right i s def ined by State l aw;
11. Ref use to accept or ackn owledge recei pt of a Ten ant's l awful ren t pay m ent, ex cluding ci rcumstances wh ere an u n lawful detainer or oth er ci vil acti on i s pen ding th at cou l d be i m pacted by acceptance of ren t;
12. In terfere wi th a Ten ant's ri g ht to pri vacy. Th i s i n cludes en tering or ph otog raphing porti ons of a Resi dential Ren tal Un i t th at are bey on d th e scope of a l awful en try or i n spection.
B. No Own er sh all retaliate ag ain st a Ten ant becau se of th e Ten ant's ex erci se of ri ghts u n der th i s ch apter.
A cou rt m ay con si der th e protections af f orded by th i s ch apter i n ev aluating a cl aim of retaliation.
C. Th i s section sh all n ot appl y to Mobi lehome Resi dency Law (“ MRL”) Ten an cies u n der Ci vil Code secti on 798.12 or m obilehome Ten an ts becau se th e prov isions of section 1940.2 of th e Ci v il Code and Di vision 2, Part 2, Ch apter 2.5 of th e Ci v il Code appl y to su ch Ten an cies.
9.65.060 Just Cause Requir ed for Ter m ination of Tenancy.
A. Pr ohibition. No Own er of a Resi dential Ren tal Un i t sh all terminate a Ten ancy wi th out Ju st Cau se. A Ju st Cau se basi s f or Termination of Ten ancy i n cludes both “ At Fau l t Ju st Cau se” an d “ No-Fault Just Cau se” ci rcumstances as described bel ow.
B. At Fault Just Cause. At Fau l t Ju st Cau se m ean s an y of th e f oll owing:
1. Def ault i n pay m ent of ren t.
2. A breach of m aterial term of th e l ease, as described i n parag raph (3) of secti on 1161 of th e Code of Ci v il Procedure, i n cluding, bu t n ot l i mited to, v i ol ation of a prov ision of th e l ease af ter bei n g i ssued a wri tten n oti ce to correct th e v i ol ation.
3. Mai ntaining, com mitting, or perm itting th e m aintenance or com mission of a n u isance as described i n parag raph (4) of secti on 1161 of th e Code of Ci vil Procedure.
4. Com mitting waste as descri bed i n parag raph (4) of secti on 1161 of th e Code of Ci v il Procedu re.
5. Th e Ten ant h ad a wri tten l ease th at terminated on or af ter th e ef f ective date of th i s ch apter, and Ordinance
af ter a wri tten requ est or dem an d f rom th e Own er, th e Ten ant h as ref u sed to ex ecu te a written ex tension or ren ewal of th e l ease f or an addi tional term of si milar du ration wi th si milar provi sions, prov ided th at th ose term s do n ot v i olate th i s secti on or an y oth er provi sion of l aw. Addi tion of a prov ision al l owing th e Own er to terminate th e Ten an cy to al l ow f or occu pancy by th e Own er or Own er’s Fam ily Mem ber as described i n secti on 9.65.060(C)(1), bel ow, sh all con stitute a “ similar prov ision” f or th e pu rposes of th i s su bsection.
6. Cri minal acti vity by th e Ten ant at th e Resi dential Ren tal Un i t, i n cluding an y com m on areas, or any cri minal acti vity or cri minal th reat, as def ined i n su bdivision (a) of Secti on 422 of th e Pen al Code, on or of f th e property wh ere th e Resi dential Ren tal Un it i s l ocated, th at i s di rected at an y Owner, an y ag en t of th e Own er, or an y oth er Ten ant of th e Resi dential Ren tal Un it or of th e property where th e Resi dential Ren tal Un i t i s l ocated.
7. Assigning or su bl etting th e prem ises i n v i ol ation of th e Ten ant’s l ease, as descri bed i n paragraph (4) of secti on 1161 of th e Code of Ci v il Procedu re.
8. Th e Ten ant’s ref u sal to al l ow th e Own er to en ter th e Resi dential Ren tal Un i t as au th orized by secti ons 1101.5 an d 1954 of th e Code of Ci v il Procedu re, an d secti ons 13113.7 an d 17926.1 of the Heal th an d Saf ety Code.
9. Usi ng th e premises f or an u n l awful pu rpose as descri bed i n parag raph (4) of secti on 1161 of the Code of Ci v il Procedu re. A Ten ant sh all n ot be con si dered to h av e u sed th e prem ises f or an u n l awful pu rpose sol ely on th e basi s of th e f act th at th e Own er’s Resi dential Ren tal Un i t is u n permitted, i llegal, or oth erwise u n authorized u n der appl icable l aws.
10. Th e em ployee, ag en t, or l i censee’s f ailure to v acate af ter th eir termination as an em ployee, agent, or a l i censee as described i n parag raph (1) of secti on 1161 of th e Code of Ci vil Procedure.
11. Wh en th e Ten ant f ails to del iver possession of th e Resi dential Ren tal Un it af ter prov iding the Own er wri tten n oti ce as prov i de i n secti on 1946 of th e Ci vil Code of th e Ten ant’s i n tention to terminate th e h i ring of th e real property or m akes a wri tten of f er to su rren der th at i s accepted in wri ting by th e Own er bu t f ails to del iver possession at th e ti m e specified i n th at wri tten n oti ce as descri bed i n parag raph (5) of secti on 1161 of th e Code of Ci vil Procedure.
C. No-Fault Just Cause. No-Fau lt Ju st Cau se m ean s an y of th e f ollowing:
1. Intent to Occupy by Occupant Ow ner or Fam ily Mem ber . Th e Ten an cy i s terminated on the basi s th at th e Occu pant Own er or an Occu pant Own er’s Fam ily Mem ber wi ll occu py the Resi dential Ren tal Un i t wi thin 90 day s af ter th e Ten ant v acates an d wi ll con tinuously occu py the Resi dential Ren tal Un i t f or a m inimum of 12 con tinuous m on ths th ereafter as th eir primary resi dence. For l eases en tered i n to on or af ter Ju l y 1, 2020, In tent to Occu py by Occu pant Own er or Fam ily Mem ber sh all on ly be a No-Fau l t Ju st Cau se basi s f or termination i f th e Ten ant ag rees, in wri ting, to th e termination, or i f a provi sion of th e l ease al l ows th e own er to terminate th e l ease if an Occu pant Own er or an Occu pant Own er’s Fam ily Mem ber u n ilaterally deci des to occu py the resi dential real property .
Ordinance
2. Com pliance w ith Gover nment or Court Or der. Th e Ten ancy i s terminated on th e basi s of the Own er’s com pliance wi th an y of th e f oll owing:
a. An order i ssu ed by a g ov ernment ag en cy or cou rt rel ating to h abitability th at n ecessitates v acating th e Resi dential Ren tal Un i t; or
b. An order i ssu ed by a g ov ernment ag en cy or cou rt to v acate th e Resi dential Ren tal Un i t; or c. A l ocal ordin ance th at n ecessitates v acating th e Resi dential Ren tal Un i t.
If i t i s determined by an y g ov ernment ag en cy or cou rt th at th e Ten ant i s at f ault f or th e con dition or con ditions tri ggering th e order or n eed to v acate u n der th i s su bsection, th e Ten ant sh all n ot be en titled to rel ocation assi stance as set f orth i n th i s Ch apter.
3. W ithdrawal Fr om the Rental Mar ket. Th e Ten an cy i s terminated on th e basi s of th e Owner’s deci sion to wi th draw th e Resi dential Ren tal Un i t f rom th e ren tal m arket.
4. Substantial Rem odel or Com plete Dem olition. Th e Ten an cy i s terminated becau se of the Own er’s deci sion to Su bstantially Rem odel or com pl etely dem olish a Resi dential Ren tal Un i t. The Own er m ay n ot requ ire th e Ten ant to v acate th e Resi dential Ren tal Un i t on an y day s wh ere a Ten ant cou l d con tinue l i ving i n th e Resi dential Ren tal Un it wi thout v i ol ating h eal th, saf ety , and h abi tability codes an d l aw.
D. Notice to Tenant of Tenant Pr otection Pr ovisions Requir ed. An Own er of a Resi dential Rental Un i t su bject to th i s ch apter sh all prov ide wri tten n otice i n n o l ess th an 12-poi nt ty pe to th e Ten ant as f ollows:
“California law limits the amount your rent can be increased. See Civil Code section 1947.12 for more information. Local law also provides an Owner must provide a statement of cause in any notice to terminate a Tenancy. In some circumstances, Tenants who are elderly (62 years or older) or disabled may be entitled to additional Tenant protections. See Chula Vista Municipal Code chapter 9.65 for more information.”
For a Ten an cy i n a Resi dential Ren tal Un it su bject to th i s Ch apter ex i sting bef ore th e ef f ective date of this Ch apter, th e n oti ce requi red abov e sh all be prov ided to th e Ten ant di rectly or as an adden dum to th e l ease or ren tal ag reement n o l ater th an March 1, 2023. For a Ten an cy i n a Resi dential Ren tal Un i t su bject to this Ch apter com m enced or ren ewed on or af ter March 1, 2023, th e n otice requ ired abov e sh all be i n cluded as an adden dum to th e l ease or ren tal ag reement, or as a wri tten n oti ce si gn ed by th e Ten an t, wi th a copy prov ided to th e Ten ant.
Th e prov ision of th i s n oti ce sh all be su bject to Ci v il Code secti on 1632.
E. Repor ting Requir em ents. Own ers an d Ten ants sh all provi de Ci ty wi th i nf ormation reg arding termination of Ten an cies at su ch ti m e(s) an d wi th su ch details as sh all be requ ired by Ci ty i n th e attendant Adm inistrative Reg ulations.
9.65.070 Requir em ents Upon Ter m ination of a Tenancy.
A. Requir em ents Upon Ter m ination of a Tenancy for At Fault Just Cause. Bef ore an Own er of a Ordinance
Resi dential Ren tal Un i t i ssues a n oti ce to terminate a Ten ancy f or At Fau l t Ju st Cau se th at i s a cu rable l ease v i ol ation, th e Own er sh all f i rst g i v e wri tten n otice of th e v i olation to th e Ten ant i n cluding a description of th e v i olation (or v i olations) an d an opportunity to cu re th e v i olation pu rsu ant to parag raph (3) of section 1161 of th e Code of Ci vil Procedure. If th e v i olation i s n ot cu red wi thin th e ti m e peri od set f orth i n the n oti ce, a th ree-day n oti ce to qu i t wi thout an opportunity to cu re m ay th ereafter be serv ed to terminate the Ten ancy.
B. Requir em ents Upon Ter m ination of a Tenancy for No-Fault Just Cause. Upon termination of a Ten ancy f or No-Fau lt Ju st Cau se, an Own er of a Resi dential Ren tal Un i t sh all provi de n otice an d rel ocation assi stance as f oll ows:
1. Tenancy in Unit in a Residential Rental Com plex. Wh en an Own er terminates a Ten ancy of a Resi dential Ren tal Un i t i n a Resi dential Ren tal Com pl ex f or No-Fau l t Ju st Cau se, th e Own er shall prov ide n oti ce an d rel ocation assi stance to th e Ten ant as f ollows:
a. Notice to Tenant Requir ed. Th e Own er sh all g i v e wri tten n oti ce to th e Ten ant at l east 30 or 60 day s pri or to th e proposed date of termination as requ ired by Ci vil Code secti on 1946.1, in n o l ess th an 12-poi nt f on t of :
i. Notice of Basis for No-Fault Just Cause Ter m ination. Th e Own er’s deci sion to terminate th e Ten an cy an d a description of th e basi s f or sai d termination.
ii. Notice of Right to Relocation Assistance. Th e Ten an t’s ri gh t to rel ocation assi stance or ren t wai v er pu rsu ant to th i s secti on. If th e Own er el ects to wai ve th e Ten ant’s ren t, the n oti ce sh all state th e am ount of ren t wai v ed an d th at n o ren t i s du e f or th e final corresponding m on ths of th e Ten ancy. An y rel ocation assi stance pay m ent sh all be prov ided by th e Own er to th e Ten ant wi thin f i fteen (15) cal en dar day s of servi ce of the noti ce; an d
iii. Notice of Right to Receive Futur e Offer . Th e Ten ant’s ri ght to receive an of f er to renew th e Ten ancy i n th e ev en t th at th e Resi dential Ren tal Un i t i s of f ered ag ain f or ren t or l ease f or resi dential pu rposes wi thin two (2) y ears of th e date th e Resi dential Ren tal Un it was wi thdrawn f rom th e ren tal m arket, an d th at to ex ercise su ch ri gh t, th e Ten ant: (a) must n otify th e Own er i n wri ting wi thin th i rty (30) day s of th e termination n oti ce of su ch desire to con si der an of f er to ren ew th e Ten an cy i n the ev en t th at th e Resi dential Ren tal Un it is of f ered ag ain f or ren t or l ease f or resi dential pu rposes; (b) f u rnish th e Own er wi th an address or em ail address to wh i ch th at of f er i s to be di rected; (c) an d adv i se th e Own er at an y ti m e of a ch an ge of address to wh i ch an of f er i s to be di rected.
iv. Notice of Intended Occupant. If th e Ten an cy i s bei ng terminated on th e basi s of an Occu pant Own er or Occu pant Own er’s Fam ily Mem ber m ov e i n u n der section
9.65.060(C)(1), above, the written notice must identify the name or n am es an d rel ationship to th e Occu pant Own er of th e i n tended occu pan t. Th e wri tten n oti ce sh all addi tionally i n clude n otification th at th e Ten ant m ay requ est proof th at th e i n ten ded occu pant i s an Occu pant Own er or rel ated to th e Occu pant Own er. Th e proof sh all be prov i ded upon requ est an d m ay i n clude an operating ag reem ent an d oth er n on-pu blic docu ments.
Ordinance
v. Notice of Substantial Rem odel or Dem olition. If th e Ten ancy i s bei ng terminated on the basi s of a Su bstantial Rem odel or Com pl ete Dem olition u n der 9.65.060(C)(4), abov e, the f ollowing statem ent m u st be i n cluded i n th e wri tten n oti ce:
“If the substantial remodel of your unit or demolition of the property as described in this notice of termination is not commenced or completed, the owner must offer you the opportunity to re- rent your unit with a rental agreement containing the same terms as your most recent rental agreement with the owner at the rental rate that was in effect at the time you vacated. You must notify the owner within thirty (30) days of receipt of the offer to re-rent of your acceptance or rejection of the offer, and, if accepted, you must reoccupy the unit within thirty (30) days of notifying the owner of your acceptance of the offer.”
Th e wri tten n oti ce sh all addi tionally con tain a descri ption of th e Su bstantial Rem odel to be com pleted, th e approximate ex pected du rati on of th e Su bstantial Rem odel, or i f th e property is to be com pl etely dem olished, th e ex pected date by wh i ch th e property wi ll be dem olished, tog eth er wi th on e of th e f oll owing:
(a) A copy of th e permit or perm its requi red to u n dertake th e Su bstantial Rem odel or dem olition; or
(b) If th e Su bstantial Rem odel i s du e to abatem ent of h az ardous m aterials an d does not requ ire an y permi t, a copy of th e si gn ed con tract wi th th e con tractor h i red by th e owner to com plete th e Su bstantial Rem odel, th at reason ably details th e work th at wi ll be u n dertaken to abate th e h az ardous m aterials.
Th e wri tten n oti ce sh all addi tionally i n di cate th at i f th e Ten ant i s i n terested i n reoccu pying the Resi dential Ren tal Un i t f ollowing th e Su bstantial Rem odel, th e Ten ant sh all i n form th e Owner of th e Ten ant’s i n terest i n reoccu pying th e Resi dential Ren tal Un i t f oll owing th e Su bstantial Rem odel an d prov ide to th e Own er th e Ten ant’s address, tel eph one n u m ber, an d em ail address.
b. Notice to City Requir ed. Th e Own er sh all prov ide wri tten n otice to th e Ci ty of th e No-Fault Ju st Cau se Termination of Ten an cy n o l ater th an th ree bu sin ess day s af ter th e date th e Owner prov ides th e requi red n otice to th e Ten ant. Su ch n otice to Ci ty sh all be prov i ded on a form approv ed by Ci ty f or su ch pu rpose an d i n th e m an ner specified i n th e atten dant Adm inistrative Reg ulations. Th e Ci ty sh all ackn owledge recei pt of th e Own er’s n otice to Ci ty wi thin three bu siness day s of Ci ty ’s recei pt of su ch n oti ce.
c. Relocation Assistance Requir ed. Th e Own er sh all, reg ardless of th e Ten ant’s i n come or l en gth of Ten an cy, at th e Own er’s opti on, do on e of th e f ollowing to assi st th e Ten ant to rel ocate:
i. Prov i de a di rect pay m ent to th e Ten ant i n an am ount equal to th e g reater of : two (2) m onths of th e U.S. Department of Hou sing an d Urban Dev elopment’s Sm all Area Fai r Market Ren ts Am ount f or th e z i p code i n wh i ch th e Resi dential Ren tal Un i t i s l ocated wh en the Own er i ssu ed th e n oti ce to terminate th e Ten ancy, or two (2) m on ths of actu al th en i n effect Ordinance
con tract ren t u n der Ten ant’s l ease. If th e Ten ant i s El derly or Di sabled, th en th e direct pay m ent sh all be i n an am oun t equ al to th e g reater of : th ree (3) m on ths of th e U.S.
Department of Hou sing an d Urban Dev el opment’s Sm all Area Fai r Market Ren ts Amount f or th e z i p code i n wh i ch th e Resi dential Ren tal Un i t i s l ocated wh en th e Own er i ssued the n oti ce to terminate th e Ten ancy, or th ree (3) m on ths of actu al con tract ren t; or
ii. Wai v e i n wri ting an d n ot col l ect th e paym ent by Ten an t of th en du e or f u ture ren t oth erwise du e u n der th e l ease i n an am ount equ ivalent to th e di rect pay m ent descri bed i n (i ), abov e.
2. Tenancy in Unit Not in a Residential Rental Com plex. Wh en an Own er terminates a Tenancy of a Resi dential Ren tal Un i t th at i s n ot i n a Resi dential Ren tal Com pl ex f or No-Fau l t Ju st Cause, th e Own er sh all prov i de n otice an d rel ocation assi stance to th e Ten ant as f oll ows:
a. Notice to Tenant Requir ed. Th e Own er sh all g i v e wri tten n oti ce to th e Ten ant at l east 30 or 60 day s pri or to th e proposed date of termination as requ ired by Ci vil Code secti on 1946.1, in n o l ess th an 12-poi nt f on t of :
i. Notice of Basis for No-Fault Just Cause Ter m ination. Th e Own er’s deci sion to terminate th e Ten an cy an d a description of th e basi s f or sai d termination.
ii. Notice of Right to Relocation Assistance. Th e Ten an t’s ri gh t to rel ocation assi stance or ren t wai v er pu rsu ant to th i s secti on. If th e Own er el ects to wai ve th e Ten ant’s ren t, the n oti ce sh all state th e am ount of ren t wai v ed an d th at n o ren t i s du e f or th e final corresponding m on ths of th e Ten ancy. An y rel ocation assi stance pay m ent sh all be prov ided by th e Own er to th e Ten ant wi thin f i fteen (15) cal en dar day s of servi ce of the n oti ce; an d
iii. Notice of Intended Occupant. If th e Ten an cy i s bei ng terminated on th e basi s of an Occu pant Own er or Occu pant Own er’s Fam ily Mem ber m ov e i n u n der section
9.65.060(C)(1), above, the written notice must identify the name or nam es an d rel ationship to th e Occu pant Own er of th e i n tended occu pan t. Th e wri tten n oti ce sh all addi tionally i n clude n otification th at th e Ten ant m ay requ est proof th at th e i n ten ded occu pant i s an Occu pant Own er or rel ated to th e Occu pant Own er. Th e proof shall be prov i ded upon requ est an d m ay i n clude an operating ag reem ent an d oth er n on-pu blic docu ments.
iv. Notice of Substantial Rem odel or Dem olition. If th e Ten ancy i s bei ng terminated on the basi s of a Su bstantial Rem odel or Com pl ete Dem olition u n der 9.65.060(C)(4), abov e, the f ollowing statem ent m u st be i n cluded i n th e wri tten n oti ce:
“If the substantial remodel of your unit or demolition of the property as described in this notice of termination is not commenced or completed, the owner must offer you the opportunity to re-rent your unit with a rental agreement containing the same terms as your most recent rental agreement with the owner at the rental rate that was in effect at the time you vacated. You must notify the owner within thirty (30) days of receipt of the offer to re- rent of your acceptance or rejection of the offer, and, if accepted, you must reoccupy the unit within thirty (30) days of notifying the owner of your acceptance of the offer.” Ordinance
Th e wri tten n oti ce sh all addi ti onally con tain a descri ption of th e Su bstantial Rem odel to be com pleted, th e approximate ex pected du ration of th e Su bstantial Rem odel, or i f the property i s to be com pl etely dem olished, th e ex pected date by wh i ch th e property wi ll be dem olished, tog ether wi th on e of th e f ollowing:
(a) A copy of th e permit or perm its requi red to u n dertake th e Su bstantial Rem odel or dem olition; or
(b) If th e Su bstantial Rem odel i s du e to abatem ent of h az ardous m aterials an d does not requ ire an y permi t, a copy of th e si gn ed con tract wi th th e con tractor h i red by th e owner to com plete th e Su bstantial Rem odel, th at reason ably details th e work th at wi ll be u n dertaken to abate th e h az ardous m aterials.
Th e wri tten n otice sh all addi tionally i n di cate th at i f th e Ten ant i s i n terested i n reoccu pying th e Resi dential Rental Un i t f ollowing th e Su bstantial Rem odel, th e Ten ant sh all i n form the Own er of th e Ten ant’s i n terest i n reoccu pying th e Resi dential Ren tal Un i t f ollowing the Su bstantial Rem odel an d prov ide to th e Own er th e Ten ant’s address, tel ephone n u mber, an d em ail address.
b. Notice to City Requir ed. Th e Own er sh all prov ide wri tten n otice to th e Ci ty of th e No-Fault Ju st Cau se Termination of Ten ancy n o l ater th an th ree bu siness (3) day s af ter th e date the Own er prov ides th e requ ired n oti ce to th e Ten ant. Su ch n otice to Ci ty sh all be prov ided on a f orm approv ed by Ci ty f or su ch pu rpose an d i n th e m ann er specified i n th e attendant Adm inistrative Reg ulations. Th e Ci ty sh all ackn owledge recei pt of th e Own er’s n oti ce to City wi thin th ree (3) bu sin ess day s of Ci ty’s recei pt of su ch n otice.
c. Relocation Assistance Requir ed. Th e Own er sh all, reg ardless of th e Ten ant’s i n come or l en gth of Ten an cy, at th e Own er’s opti on, do on e of th e f ollowing to assi st th e Ten ant to rel ocate:
i. Prov i de a di rect pay m ent to th e Ten ant i n an am ou nt equ al to on e (1) m on th of actu al then i n ef f ect con tract ren t u n der Ten ant’s l ease; or
ii. Wai v e i n wri ting an d n ot col l ect th e pay m ent by Ten an t of th en du e or f u ture ren t oth erwise du e u n der th e l ease i n an am ount equ ivalent to th e di rect pay m ent descri bed in (i ), abov e.
C. Additional Requir em ents Upon Ter m ination of a Tenancy for No-Fault Just Cause. Upon termination of a Ten ancy f or No-Fau l t Ju st Cau se, th e f oll owing addi ti onal prov i sions sh all al so appl y:
1. Wh en m ore th an on e Ten ant occu pi es a ren tal u n it an d th e Own er opts to prov i de di rect payment of rel ocation assi stance to th e Ten ants, th e Own er m ay m ake a si ngle di rect pay m ent to al l Tenants n am ed on th e ren tal ag reem ent.
2. Th e rel ocation assi stance or ren t wai ver requ ired by th i s secti on sh all be i n addi tion to th e retu rn of an y deposi t or secu rity am ou nts owed to th e Ten ant.
Ordinance
3. An y rel ocation assi stance or ren t wai ver to wh i ch a Ten ant m ay be en titled to u n der th i s section sh all be i n addi tion to an d sh all n ot be credi ted ag ainst an y oth er rel ocation assi stance requ ired by an y oth er l aw.
4. If th e Ten ant f ails to v acate af ter th e ex piration of th e n oti ce to terminate th e Ten an cy, th e actual am ount of an y rel ocation assi stance or ren t wai v er prov ided pu rsuant to th i s secti on m ay be recov erable by Own er as dam ag es i n an acti on to recov er possessi on.
5. If th e Ten ancy i s bei ng terminated on th e basi s of an Occu pant Own er or Occu pan t Own er’s Family Mem ber m ov e i n u n der section 9.65.060(C)(1) an d th e i n tended occu pant f ails to m ov e i n to the Resi dential Ren tal Un it wi thin 90 day s af ter th e Ten ant v acates, or f ails to occu py th e Resi dential Ren tal Un i t as th ei r pri m ary resi dence f or at l east 12 con secutive m on ths, th e Own er sh all of f er the u n it to th e Ten ant wh o v acated i t at th e sam e ren t an d l ease term s i n ef f ect at th e ti m e th e Tenant v acated an d sh all rei mburse th e Ten ant f or reasonable m oving ex pen ses i n curred i n ex cess of any rel ocation assi stance th at was pai d to th e Ten ant i n con n ection wi th th e wri tten n oti ce. If the i n tended occu pant m ov es i n to th e u n i t wi thin 90 day s af ter th e ten an t v acates, bu t di es before h av ing occu pied th e u n i t as a pri mary resi dence f or 12 m on ths, th i s wi ll n ot be con sidered a f ailure to com ply wi th th i s section or a m aterial v i ol ation of th i s secti on by th e Own er.
a. For a n ew ten an cy com menced du ring th e ti m e peri ods descri bed i n 9.65.070(C)(5), th e unit sh all be of f ered an d ren ted or l eased at th e l awful ren t i n ef f ect at th e ti m e an y n otice of termination of ten ancy i s serv ed.
6. If a Resi dential Ren tal Un i t i n a Resi dential Ren tal Com plex i s of f ered f or ren t or l ease for resi dential pu rposes wi thin two (2) y ears of th e date th e Ten an cy was terminated, th e Own er shall f i rst of f er th e u n i t f or ren t or l ease to th e Ten ant di spl aced f rom th at u n it by th e No-Fau l t Ju st Cause termination i f the Ten ant: (a) adv ised th e Own er i n wri ting wi thin th i rty (30) day s of th e termination n oti ce of th e Ten ant’s desi re to con sider an of f er to ren ew th e Ten an cy; an d (b) f u rnished th e Owner wi th an address or em ail address to wh i ch th at of f er i s to be di rected. Th e Own er sh all h av e the ri ght to screen th e Ten ant u sing i n dustry accepted m eth ods an d sh all com municate su ch m i nimum screening cri teria i n th e of f er for th e n ew Ten an cy, su bject to th e term s of an y attendant Adm inistrative Reg ulations.
7. Wi th reg ard to termination of a Ten an cy of a Resi dential Ren tal Un i t i n a Resi dential Rental Com pl ex on th e basi s of a wi thdrawal of th e u n it f rom th e ren tal m arket, as described i n section
9.65.060(C)(3), should the property that had been taken off the market be placed on th e rental m arket ag ain wi thin two (2) y ears of th e termination of th e Ten an cy, th en th e Own er sh all be l iable to Ten ant f or th e g reater of : (i ) si x (6) m on th’s ren t to th e l ast ten ant of th e Resi dential Ren tal Unit at th e ren tal rate i n pl ace at th e ti m e th e ren tal u n it i s re-ren ted as set f orth U.S. Department of Hou sing an d Urban Dev el opment’s Sm all Area Fai r Market Ren ts Am ount f or th e z i p code in wh i ch th e Resi dential Ren tal Un i t i s l ocated; or (i i) si x (6) m on ths of actu al th en i n ef f ect con tract ren t u n der th e Ten ant’s l ease at ti m e of termination. Th is secti on does n ot appl y i f th e property is ren ted to Own er’s Fam ily Mem ber, con v erted to an oth er n on-rental u se, or sol d or oth erwise tran sferred to a bon a f i de th ird-party du ring th e two (2) y ear peri od.
Ordinance
8. Am ong oth er rem edies appl icable to Own er’s f ailure to com ply wi th th e term s of th i s ch apter, an Own er’s f ailure to stri ctly com ply wi th th i s section sh all ren der th e n oti ce of termination v oi d.
9.65.080 Enforcem ent and Rem edies.
A. Guiding Pr inciples. Th e Ci ty seeks to prom ote g ood rel ations between Own ers an d Ten ants, an d in f u rtherance of su ch g oal , prov ides th e f ollowing g u i ding pri n ciples:
1. Own ers an d Ten ants sh oul d treat each oth er wi th respect, l i sten to each oth er, an d m ake g ood faith ef f orts to i n formally resolv e i ssu es. If Own ers an d Ten an ts can n ot i nf ormally resolv e i ssues, al ternative di spute resolution an d m ediation prog rams sh oul d be v ol untarily u tilized.
2. If di sputes are n ot abl e to be settl ed despi te th e u se of di spute resolution or m ediation prog rams, the pri mary en f orcement m echanism i s oth erwise ex pected to be th e Pri v ate Rem edies set f orth in secti on 9.65.080(D) bel ow.
3. Th e Ci ty sh all h av e th e sol e an d u n f ettered di scretion to determine i f an d wh en Ci ty wi ll en g age in Ci ty en f orcement of th i s ch apter. Own ers an d Ten ants are h i ghly en cou raged to i n dependently resolv e di sputes as set f orth i n parag raphs 1 an d 2 abov e.
B. Gener al Pr ovisions.
1. Th e en f orcement m ech anisms an d rem edies specified i n th i s secti on are cu m ulative an d i n addition to an y oth er en f orcement m echanisms an d rem edies av ailable u n der f ederal, State, Cou n ty , and Ci ty l aw f or v i olation of th i s ch apter or Code.
2. It sh all be u n lawful f or an y Person to v i ol ate an y prov ision or f ail to com ply wi th th e requ irements of th i s ch apter. Each day th at a v i olation con tinues i s deem ed to be a n ew an d separate of f ense.
3. An y wai ver of th e ri ghts u n der th i s ch apter sh all be v oi d as con trary to pu blic pol icy.
C. City Attorney Enfor cement.
1. Alter native Rem edies. Th e Ci ty Attorney m ay requ ire Own er an d Ten ant to participate in edu cation prog rams rel ated to Own er-Tenant i ssues, m edi ation, or an al ternative di spute resolution prog ram.
2. Adm inistrative Citations and Penalties. Th e Ci ty Attorney or an En f orcement Of f icer m ay issue adm inistrative ci tations or ci vil pen alties i n accordance wi th Ch apter 1.41 of th i s Code f or v i olation of an y of th e prov i sions of th i s ch apter. Notwi thstan ding th e f oregoing, ci vil pen al ties f or v i olations of secti on 9.65.050 m ay be assessed at a rate n ot to ex ceed $5,000 per v i olation per day . Wh en a v i ol ation occu rs, i t i s n ot requ ired th at a warning or n oti ce to cu re m u st f i rst be g i ven bef ore an adm inistrative ci tation or ci v il pen alty m ay be i ssu ed.
3. Civil Action. Th e Ci ty , or th e Ci ty Attorney on beh alf of th e Peopl e of th e State of Cal ifornia, may seek i n junctive rel ief to en join v i ol ations of , or to com pel com pliance wi th, th i s ch apter or seek any Ordinance
oth er rel i ef or rem edy av ailable at l aw or equ ity, i n cluding th e i m position of m on etary civil pen alties. Ci vil pen alties f or v i ol ations of th i s ch apter m ay be assessed at a rate n ot to ex ceed $5,000 per v i olation per day . Th e Ci ty m ay al so pu rsu e damag es as set f orth i n secti on 9.65.070(C)(7).
4. Cr iminal Violation. An Own er wh o i n terferes or f acilitates i n terference wi th a Ten ant’s peaceful en joyment, u se, possession or occu pan cy of a Resi dential Ren tal Un it by (a) th reat, f raud, i n timidation, coerci on, or du ress, (b) m aintenance or tol eration of a pu bli c n u i sance, (c) cu tting off h eat, l i ght, water, f u el , Wi-Fi, or f ree com munication by an y on e by m ail, em ail, tel eph one/cell ph on e, or oth erwise, or (d) restricting trade (i n cluding th e u se of del ivery servi ces f or g oods or f ood) or tradespersons f rom or to an y su ch Tenant, sh all be g u ilty of a m i sdemeanor pu n ishable by a f i ne of n ot m ore th an $1,000 or i m prisonment f or a peri od of n ot m ore th an si x m on ths, or by both a f i ne an d i m prisonment. At th e sol e di scretion of th e Ci ty Attorn ey, su ch v i ol ation m ay , in th e al ternative, be ci ted an d prosecuted as an i n fraction.
5. Subpoena Authority. Th e Ci ty Attorn ey sh all h av e th e power to i ssu e su bpoenas f or the atten dance of wi tnesses, to com pel th ei r atten dance an d testimony, to adm inister oath s and af firmations, to take ev i dence, an d to i ssu e su bpoen as f or th e produ ction of an y papers, books, accou nts, records, docu m ents or oth er i tems th at m ay be rel evant to th e Ci ty Attorney’s i n v estigation, en f orcement acti on , or prosecution. Th e Ci ty Attorn ey m ay ex ercise su ch powers pri or to or f ollowing th e com m encement of an y ci vil, cri minal, or adm inistrative acti on to th e f u llest ex tent al l owed by l aw.
D. Pr ivate Rem edies.
1. Civil Action. An ag g rieved Ten ant m ay i n stitute a ci vil acti on f or i n junctive reli ef, actu al money dam ages, an d an y oth er rel ief al l owed by l aw, i n cluding th e assessment of ci vil pen alties i n the am ount of n o l ess th an $2,000 an d n o m ore th an $5,000 per v i olation per day . If th e ag g rieved Ten ant i s El derly or Di sabled, addi tional ci vil pen al ties of u p to $5,000 per v i olation per day may be assessed at th e di scretion of th e cou rt. A Ten ant m ay al so pu rsue dam ag es as set f orth i n section
9.65.070(C)(7).
a. An Own er wh o attempts to recov er possessi on of a Resi dential Ren tal Un it i n m aterial v i olation of th i s ch apter sh all be l i able to th e Ten ant i n a ci v il acti on f or actu al dam ages. Upon a sh owing th at th e Own er h as acted wi llfully or wi th oppression, f rau d, or m alice, an Own er sh all be l iable to th e Ten ant i n a ci vil acti on f or u p to th ree ti mes th e actu al dam ag es. An award m ay al so be en tered f or pu nitive dam ages f or th e ben efit of th e Ten ant ag ain st th e Own er.
2. Affirmative Defense. A v i olation of th i s ch apter m ay be asserted as an af firmative def en se i n an u n l awful detainer or oth er ci vil acti on.
3. Attorney’s Fees. Th e cou rt m ay award reason able attorney’s f ees an d costs to a party wh o prevails i n an y acti on described i n parag raphs 1 an d 2 abov e.
9.65.090 Sunset Clause.
Th i s ch apter sh all rem ain i n ef f ect u n til Jan u ary 1, 2030, an d as of th at date i s repealed u n l ess oth erwise Ordinance
ex ten ded by th e Ci ty Cou n cil.
Section III. Severability
If any portion of this Ordinance, or its application to any person or circumstance, is for any reason held to be invalid, unenforceable or unconstitutional, by a court of competent jurisdictio n, that portion shall be deemed severable, and such invalidity, unenforceability or unconstitutionality shall not affect the validity or enforceability of the remaining portions of the Ordinance, or its application to any other person or circumstance. The City Council of the City of Chula Vista hereby declares that it would have adopted each section, sentence, clause or phrase of this Ordinance, irrespective of the fact that any one or more other sections, sentences, clauses or phrases of the Ordinance be declared invalid, unenforceable or unconstitutional.
Section IV. Construction
The City Council of the City of Chula Vista intends this Ordinance to supplement, not to duplicate or contradict, applicable state and federal law and this Ordinance shall be construed in light of that intent.
Section V. Effective Date
The Amendments to this Ordinance shall take effect and be in force beginning April 1, 2024.
Section VI. Publication
The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same to be published or posted according to law.
Presented by Approved as to form by
_____________________________________ ____________________________________ Stacey Kurz Jill D.S. Maland
Director of Housing and Homeless Services Lounsbery Ferguson Altona & Peak Acting City Attorney