Update to Tenant Protections
Program
Ryan Dyson
Housing Specialist II
City Council
May 5, 2026
2City of Sunnyvale – Tenant Protection Programs Update – May 2026 Event Date
AB 1482 – California’s Tenant Protection Act of 2019 Oct. 2019 Council approved Tenant Protections Programs Ordinance Right-to-Lease
Two months’ rent for no-fault, just cause eviction
Directed staff to study:
Increasing relocation assistance from 2 to 3 months of actual rent Providing further protections for vulnerable and elderly Starting just cause eviction protections on “Day 1” of a lease April 2023
Council supported increasing relocation assistance to 3 months of rent Noted low community input on the item
Directed staff to return to Council with an amended Ordinance Feb. 2025
Background
3City of Sunnyvale – Tenant Protection Programs Update – May 2026 • Not the fault of the tenants, but considered legal cause for eviction Compliance with a government order that requires vacating the unit Removal of the unit from the marketplace
Demolition or substantial remodel of the unit
Owner or family members occupy the unit
• Exemptions:
Single family, owner-occupied residences
Single family homes not owned by a trust, corporation, or LLC Duplexes in which the owner occupies one of the units Deed-restricted affordable housing
No-Fault Just Cause Evictions
4City of Sunnyvale – Tenant Protection Programs Update – May 2026 • Two surveys to inform updates to the Tenant Protections Program Landlords, property managers, and owners of multifamily rentals • 212 responses received
Renters and/or members of the public
• 278 responses received
• Robust promotion of surveys
Community Outreach
This Photo by Unknown Author is licensed under CC BY-SA-NC 5City of Sunnyvale – Tenant Protection Programs Update – May 2026 How would increasing the no-fault just cause relocation assistance from 2 months to 3 months of rent impact you?
Impact on Landlords
Survey Results
75%
56%
54%
52%
50%
45%
25%
15%
3%
0% 10% 20% 30% 40% 50% 60% 70% 80%
Unfair or undue burden for property owner
Consider increasing rents to offset expenses
Economic hardship
Restricts flexibiliy for owner move-in
Disincentive to renovate properties
Consider removing units from market
Do not plan on evicting tenants without fault
Other
No impact
6City of Sunnyvale – Tenant Protection Programs Update – May 2026 How would increasing the no-fault just cause relocation assistance from 2 months to 3 months of rent impact you?
Impact on Tenants
Survey Results (cont.)
55%
51%
48%
43%
20%
6%
5%
0% 10% 20% 30% 40% 50% 60% 70% 80%
Prevents unjust evictions
Easier to find comparable housing
Increases housing security
Concerns that landlord may raise rents
Not sure
No Impact
Other (please specify)
7City of Sunnyvale – Tenant Protection Programs Update – May 2026 Have you ever evicted a tenant or been evicted without fault? No-Fault Just Cause Evictions
Survey Results (cont.)
8%
87%
5%
11%
85%
5%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
Not sure
Landlords Tenants
8City of Sunnyvale – Tenant Protection Programs Update – May 2026 Are you familiar with the City’s
Tenant Protections Program?
Landlords
Awareness of Tenant Protections Programs
41%
7%
52%
Yes, and I
understand that it
applies to my
rental properties
Yes, but it does not
apply to my rental
properties
I am not familiar
with Sunnyvale's
Tenant Protections
Program
Are you familiar with the City’s
Tenant Protections Program?
Tenants
13%
2%
85%
Yes, and I
understand that it
applies to my rental
unit
Yes, but it does not
apply to my rental
unit
I am not familiar
with Sunnyvale's
Tenant Protections
Program
9City of Sunnyvale – Tenant Protection Programs Update – May 2026 Sunnyvale Specific Tenant Protections
Educational Outreach
• Staff will expand outreach to bridge the awareness gap in 2026 Informational mailers to landlords, property managers, etc. In-person events
Expanded resources on City’s Housing webpage
Social media campaigns
10City of Sunnyvale – Tenant Protection Programs Update – May 2026 Neighboring Jurisdictions’ Programs
Jurisdiction Relocation
Assistance
Beyond AB
1482?
Relocation Assistance Amount Additional Assistance
for
Special Circumstances
Minimum
Occupancy Period
for Tenant
Protections
Mountain View Yes 3 months of median market rate
rent
Yes, $8,000/household None
Palo Alto Yes $15,366 for 2BR(based on unit
size, w/ annual CPI)
Yes, $3,608/household 6 months
San Jose Yes $10,353 for 2BR (based on unit
size, w/ annual CPI)
Yes, $4,141 for 2BR
unit
7 days
Cupertino No, but
considering
Proposed 3 months of fair
market rent for expiring
affordable housing units
No, but will consider
ordinance
12 months
Santa Clara (city) No One month actual rent No 12 months 11City of Sunnyvale – Tenant Protection Programs Update – May 2026 Recommendation
• Alternative 1: Introduce an Ordinance to increase relocation assistance for no fault, just cause evictions to three months.
• Alternative 3: Direct staff to study additional tenant protections for “Day 1” just cause evictions, further protections for vulnerable populations, and fair market rent for relocation assistance.
Alternatives 1 and 3
Prior Hearings
Planning Commission
• Denial of Alternative 1, Approval of Alternative 3
Housing and Human Services Commission
• Approval of Alternatives 2 and 3, plus
o Direct staff to consider exemption for properties with fewer than 7 units o Define 7-unit ownership exemption