In a previous post, I discussed Glendale’s Just Cause Eviction Ordinance. In this post, I will be discussing a smaller piece of Glendale’s Just Cause Eviction Ordinance: relocation assistance. Under the Glendale Just Cause Eviction Ordinance, relocation is required under the following circumstances:
- When the unit is permanently removed from the rental housing market or requires eviction for demolition;
- When the unit requires an eviction for major rehabilitation;
- When the landlord evicts a tenant for occupancy by the landlord, the landlord’s spouse, grandparents, brother, sister, father-in-law, mother-in-law, son-in-law, daughter-in-law, children, or parents, a resident manager or a tenant who requires case management or counseling as part of the tenancy;
- When the landlord evicts pursuant to a government entity’s Order to Vacate; or
- When the landlord evicts due to a condominium conversion or commercial use of the property.
There are several exemptions to Glendale’s Just Cause Eviction Ordinance, including:
- When the tenant received actual written notice prior to entering into a written or oral agreement that an application to subdivide the property or convert the building to a condominium was on file with or had been approved by the City of Glendale;
- When evicting a resident manager to replace him or her with an other resident manager;
- When evicting a tenant pursuant to a Order to Vacate due to a hazardous condition caused by a natural disaster or act of God.
- The tenant receives relocation assistance from another source equal to or greater than the amount required under Glendale’s Ordinance.
A landlord must make the payment to the named tenant, but if there is more than one named tenant, each tenant receives a pro-rata share. Payment must be made within 15 days of service of the Notice causing termination of the tenancy or it may be put into an scrow account to be disbursed upon move-out.
The amount required is two times the amount of the current fair market rent established by HUD plus $1,000. For 2014, the HUD amounts are $896 for an efficiency; $1,083 for a 1 bedroom; $1,398 for a two bedroom; $1,890 for a three bedroom, and $2,106 for a four bedroom.