(a) 
Findings. In accordance with Civil Code Section 1946.2(g)(1)(B), the City Council finds that the provisions of this Article regulating just cause for evictions are more protective than Civil Code Section 1946.2 for the following reasons:
(1) 
The just cause for termination of a residential tenancy under this Article is consistent with Civil Code Section 1946.2; and
(2) 
This Article further limits the reasons for termination of a residential tenancy, provides for higher relocation assistance amounts, or provides additional tenant protections that are not prohibited by any other provision of law. Accordingly, the provisions of this Article regulating just cause for evictions shall be enforced in lieu of Civil Code Section 1946.2.
(b) 
Definitions. For the purposes of this Article, the following definitions shall apply:
"Buyout agreement"
means a written agreement between an owner and a tenant as provided in Section 8-123.1 by which a tenant, typically in consideration for monetary payment, agrees to vacate a rental unit.
"Close relative"
means a spouse, domestic partner, child, grandchild, parent, or grandparent of a natural person whose name is on the title of the property.
"Curable violation"
means any just cause basis for termination of a tenancy as listed in Section 8-121, Subsection (a) which is not the fault of the owner and can be cured by a tenant or the tenant's agent. Failure to pay rent in a timely manner as required by a rental housing agreement is not a "curable violation."
"Department"
means the Housing Protection Department of the City of Inglewood, or other department designated by the City Manager to administer the provisions of this Article.
"Disabled person"
means a person who is receiving benefits from a Federal, State, or local government, or from a private entity, on account of a permanent disability.
"Dwelling unit"
means a structure or the part of a structure with facilities for living, sleeping, cooking, and eating that is used as a home, residence, or sleeping place by one person who maintains a household or by two or more persons who maintain a common household.
"Housing services"
means all services provided by the owner related to the use or occupancy of a rental unit, including, but not limited to, insurance, repairs, replacement, utilities (unless separately billed to the tenant by the utility company), right to have specified number of tenants or occupants, allowing pets, communications technologies (internet, cable and satellite services), window shades and screens, maintenance, painting, heat, hot and cold water, elevator service, laundry facilities, janitorial service, refuse removal, furnishings, parking, storage, and any other benefit, privilege or facility that has been provided by the owner to the tenant with use or occupancy of a rental unit. Services to a rental unit shall include a proportionate part of services provided to common facilities of the building in which a rental unit is contained.
"Just cause"
includes the bases for termination of a tenancy in Section 8-121, Subsection (a).
"Minor"
means a person younger than eighteen years of age.
"Owner"
means any person, partnership, corporation, family trust, and any other business entity or successor thereof, with an ownership interest in a rental unit, offering for rent or lease the rental unit, and the employee, agent or representative of any such person, partnership, corporation, family trust or other business. "Owner" does not include the owner or operator of a mobile home park, or the owner of a mobile home or his or her agent.
"Program administrator"
means a person appointed by the City Council or its delegate to administer this Article.
"Rent"
means all periodic payments and all nonmonetary consideration, including, but not limited to, fair market value of goods, labor performed or services rendered by a tenant to or for the benefit of the owner under a rental housing agreement concerning the use or occupancy of a rental unit including related pass-through registration fees, pass-through capital improvement project fees, housing services and all payment and consideration demanded or paid for parking, utility charges (unless separately billed to the tenant by the utility company), allowing pets, furniture, or subletting.
"Rental housing agreement"
means an agreement, oral, written, or implied, between an owner and tenant for the use or occupancy of a rental unit and for housing services.
"Rental Housing Board" or "Board"
means the Rental Housing Board established by Inglewood Municipal Code Section 2-152.88 et seq.
"Rental unit"
means a dwelling unit, other than the exemptions set forth in Section 8-121, Subsections (b)(1) through (5), offered or available for rent in the City together with the land and appurtenant buildings thereto and all housing services, privileges and facilities provided in connection with the use or occupancy thereof.
"Residential real property"
includes any parcel of land containing one or more dwellings or units that are intended for human habitation.
"Senior"
means a person sixty-two years of age or older.
"Tenancy"
means the lawful occupation of a rental unit and includes a lease or sublease.
"Tenant"
means a person entitled, by written or oral agreement with the owner, or by sufferance, to the use or occupancy of a rental unit.
(Ord. 21-09 5-10-21)
An owner of a rental unit shall not terminate a tenancy without just cause if at least one existing tenant has continuously and lawfully occupied the rental unit for twelve months or more.
(a) 
For purposes of this Section, "just cause" is limited to the following reasons:
(1) 
Default in the payment of rent by a tenant.
(2) 
A tenant's breach of a material term of the lease, as described in Code of Civil Procedure Section 1161(3), including, but not limited to, violation of a provision of the lease after being issued a written notice to correct the violation.
(3) 
A tenant maintaining, committing, or permitting the maintenance or commission of a nuisance described in Code of Civil Procedure Section 1161(4).
(4) 
A tenant committing waste as described in Code of Civil Procedure Section 1161(4).
(5) 
Criminal activity by a tenant in the rental unit (including any common areas) or any criminal activity or criminal threat (as defined in Penal Code Section 422(a)) on or off the property by a tenant directed at any owner of the rental unit or his or her agent.
(6) 
A tenant's assignment or subletting of the rental unit in violation of the tenant's lease, as described in Code of Civil Procedure Section 1161(4).
(7) 
A tenant's refusal, after written notice, to grant the landlord reasonable access to the rental unit for the purposes of making necessary repairs or improvements as authorized by the laws of the United States, the State of California or any subdivision thereof, and the City of Inglewood, including, but not limited to, Civil Code Sections 1101.5 and 1954, and Health and Safety Code Sections 13113.7 and 17926.1, or for any mandatory inspections as authorized by State or local law, or for the purpose of showing the rental housing to any prospective purchaser or mortgagee.
(8) 
A tenant's use of the rental unit for an unlawful purpose as described in Code of Civil Procedure Section 1161(4).
(9) 
The employee, agent, or licensee's failure to vacate the rental unit after their termination as an employee, agent, or licensee and the tenancy was dependent on employment, agency, or license as described in Code of Civil Procedure Section 1161(1).
(10) 
A tenant's failure to timely deliver possession of the rental unit after:
(A) 
Providing the owner written notice as provided in Civil Code Section 1946 of the tenant's intention to terminate a lease; or
(B) 
Making a written offer to surrender, that is accepted in writing by the owner, but the time specified in that written notice as described in Code of Civil Procedure Section 1161(5) has expired.
(11) 
Intent to occupy the rental unit by the owner or a close relative.
(A) 
This provision shall not provide just cause for termination of a tenancy under any of the following circumstances:
(i) 
The owner or close relative who intends to occupy the rental unit already occupies a rental unit on the same residential real property or, if a vacancy exists on such property, the vacant rental unit is comparable; i.e., the square footage of the two units varies by no more than fifteen percent and the vacant rental unit contains the same number of bedrooms as the rental unit for which termination is sought.
(ii) 
The tenant has resided in the rental unit for at least five years and is a senior or a disabled person.
(iii) 
The tenant is certified as being terminally ill by the tenant's treating physician.
Notwithstanding the above, an owner may terminate a lease with a tenant who qualifies for the exemptions listed in Subsection (ii) or (iii) if the owner or close relative who will occupy the unit is a senior or a disabled person or is certified as being terminally ill by a treating physician.
(B) 
An owner may not evict a tenant under this provision if there is a comparable rental unit occupied by a tenant who moved into the property more recently than the tenant from whom the landlord seeks to recover possession.
(C) 
The owner or close relative must intend in good faith to move into the rental unit within sixty days after the tenant vacates the rental unit and occupy the rental unit for at least twenty-four consecutive months. The Rental Housing Board may adopt regulations governing the determination of good faith.
(D) 
If the owner or close relative fails to occupy the rental unit within sixty days after the tenant vacates, the owner shall offer the rental unit to the tenant who vacated it at the same rent in effect when the tenant vacated and pay said tenant all reasonable expenses incurred in moving to and from the rental unit.
(E) 
If the owner or close relative has not moved into the rental unit within sixty days and the previous tenant declines the offer to move back into the rental unit, any new tenant moving into the vacant rental unit will have the base rent set at the price the previous tenant paid prior to vacating the rental unit.
(F) 
An owner may terminate a tenancy of a tenant from a rental unit located on residential real property for the use and occupancy of the owner or close relative for only one rental unit located on a residential real property. An owner who has terminated a tenancy for a rental unit for owner or close relative occupancy may not terminate a tenancy for a tenant who subsequently reoccupies a rental unit or relocates to a comparable rental unit on the same residential real property for a period of four years commencing from the date of the first notice to vacate.
(12) 
The owner complying with any of the following:
(A) 
An order issued by a government agency or court relating to habitability that necessitates vacating the rental unit;
(B) 
An order issued by a government agency or court to vacate the rental unit; or
(C) 
A local ordinance that necessitates vacating the rental unit.
(13) 
Withdrawal of the rental unit from the rental market in accordance with the Ellis Act (California Government Code Chapter 12.75).
(14) 
Intent to Demolish the Rental Unit. An owner must have applied for and received all necessary permits from all applicable government agencies for all work to be performed on the rental unit and subsequent Board approval before serving the tenant with a notice of termination based on this Section.
(b) 
Exemptions. This Article shall not apply to rental units, residential real properties or circumstances found by the Board to be exempt under one or more of the following exemptions:
(1) 
Transient and tourist hotel occupancy as defined in Civil Code Section 1940(b) or Inglewood Municipal Code Section 12-1.55.
(2) 
Housing accommodations in a nonprofit hospital, religious facility, extended care facility, licensed residential care facility for the elderly, as defined in Health and Safety Code Section 1569.2, or an adult residential facility, as defined in Chapter 6 of Division 6 of Title 22 of the Manual of Policies and Procedures published by the State Department of Social Services.
(3) 
Dormitories owned and operated by a school (K-12) or an institution of higher education.
(4) 
Owner-occupied residences in which the owner-occupant rents or leases no more than one dwelling unit (including, but not limited to, an accessory dwelling unit or a junior accessory dwelling unit), single-family residences, or dwelling units that are alienable separate from the title to any other dwelling unit, provided that both of the following apply:
(A) 
All owners are natural persons; and
(B) 
The tenants have been provided written notice that the rental unit is exempt from this Article using the following statement:
"This property is not subject to the rent limits imposed by Section 8-127 of the Inglewood Municipal Code and is not subject to the just cause requirements of Section 8-121 of the Inglewood Municipal Code. This property meets the requirements of Section 8-121(c)(4)."
For a tenancy existing before June 1, 2021, the notice required in the above paragraph must be provided as an addendum to the rental agreement. For any tenancy commenced or renewed on or after June 1, 2021, the notice required in the above paragraph must be provided in the rental agreement.
(5) 
Housing that has been issued a certificate of occupancy for new construction within the previous fifteen years or for which the certificate of occupancy was issued prior to residential use of the dwelling unit.
(Ord. 21-09 5-10-21)
(a) 
Notice to Cure. Before an owner of a rental unit issues a notice to terminate a tenancy for just cause that is a curable violation, the owner shall first give notice of the violation to the tenant with an opportunity to cure the violation pursuant to Code of Civil Procedure Section 1161(3). If the violation is not cured within the time period set forth in the notice, a three-day notice to quit without an opportunity to cure may thereafter be served to terminate the tenancy.
(b) 
Notification or Addendum to Lease. An owner of a rental unit subject to this Article shall provide notice to the tenant as follows:
(1) 
For any tenancy commenced or renewed on or after June 1, 2021, as an addendum to the lease or rental agreement, or as a written notice signed by the tenant, with a copy provided to the tenant.
(2) 
For a tenancy existing prior to June 1, 2021, by written notice to the tenant no later than October 1, 2021, or as an addendum to the lease or rental agreement.
(3) 
The notification or lease provision shall be in no less than 12-point type, be subject to Civil Code Section 1632, and include the following:
"California and local laws limit the amount your rent can be increased. See California Civil Code Section 1947.12 and Chapter 8, Article 10 of the Inglewood Municipal Code for more information. The Inglewood Municipal Code also provides that after an existing Tenant has continuously and lawfully occupied certain residential real property for 12 months or more, an owner must provide a statement of just cause in any notice to terminate a tenancy. See Chapter 8, Article 9 of the Inglewood Municipal Code for more information."
(c) 
Termination Notice. Prior to terminating a tenancy, the owner must provide notice to all tenants of the termination.
(1) 
A notice to terminate a tenancy for just cause must include each just cause basis for termination.
(2) 
Any notice to terminate a tenancy for owner or close relative occupancy shall contain the name, address, relationship of the new occupant to the owner, and any other pertinent information required by the program administrator.
(3) 
Any notice to terminate a tenancy based on any grounds authorized by Section 8-121, Subsections (a)(11) through (a)(14) shall include the amount of relocation assistance to be paid as well as all relevant facts relied upon to calculate relocation assistance, including, but not limited to, whether any occupant of the rental unit is a minor or disabled person or senior.
(4) 
An owner shall file with the Housing Protection Department a copy of any notice to cure and any notice terminating a tenancy within three days after serving the notice on the tenant.
(5) 
Strict Compliance Required. An owner's failure to strictly comply with this Section shall render the notice of termination void.
(Ord. 21-09 5-10-21)
(a) 
Temporary Relocation Assistance. If a tenant has vacated a rental unit in compliance with a governmental agency's order to vacate, or due to health or safety conditions, and regardless of whether the owner has served a notice to temporarily terminate a tenancy, the owner shall pay temporary relocation assistance to the displaced tenant household.
(1) 
The temporary relocation assistance shall be set by resolution of the Board. The amount may be based upon reasonable per diem rates, which may include safe and sanitary hotel, motel, or short-term rental accommodations; meal allowance if the temporary accommodations lack cooking facilities; laundry allowance if the rental property included laundry facilities and the temporary accommodations lack laundry facilities; and pet accommodations if the rental property allowed pets and the temporary accommodation does not accept pets, and costs associated with moving and storage.
(2) 
The temporary relocation assistance payment will be distributed on a pro-rata basis to the eligible tenant household.
(3) 
Nothing provided herein prohibits an owner and a tenant from agreeing to a temporary relocation assistance amount different than as provided in the Board resolution adopting temporary relocation assistance payment amounts, provided the owner informs the tenant in writing of the amount of the assistance to which the tenant is entitled to receive under this provision, and the owner and tenant submit to the program administrator written proof of the alternative relocation payment within three business days of executing the agreement.
(b) 
Permanent Relocation Assistance. An owner of a rental unit shall provide permanent relocation assistance to displaced tenants if the owner issues a termination notice based on any grounds authorized by Section 8-121, Subsections (a)(11) through (a)(14). The amount of proposed relocation assistance, including the breakdown and calculation of the total, shall be included in the termination notice.
(c) 
Permanent relocation assistance shall be calculated as follows:
(1) 
Base Relocation Assistance. The owner shall provide a base relocation assistance amount equal to three times the monthly rent in effect when the owner issued the notice to terminate the tenancy. For purposes of this calculation with respect to government-subsidized housing, only the portion of rent paid by the tenant(s) will be used. If one or more minor(s) reside in the rental unit, the base relocation assistance shall be increased by $2,000.
(2) 
Additional Relocation Assistance. In addition to the base relocation assistance, the owner shall pay an additional relocation assistance for any tenant whose status makes them eligible for such assistance as follows:
Status
Additional relocation assistance
Adult residing between 2 to 4 years prior to notice
$2,000
Adult residing between 5 to 10 years prior to notice
$3,000
Adult residing 11 or more years prior to notice
$5,000
Disabled person or senior
$7,500
The owner shall pay only the highest additional relocation assistance for which any one tenant of that rental unit qualifies.
(d) 
The tenants shall provide proof of eligibility for the highest applicable additional relocation assistance status to the owner within ten days of receiving the notice. Either party may file an application with the program administrator to resolve any dispute over the appropriate amount of the base relocation assistance or the additional relocation assistance.
(e) 
Disputes. An owner or tenant may petition the program administrator for a determination of the correct amount of relocation assistance required under this Article at any time prior to the deadline for payment of relocation assistance. Disputes shall be resolved according to the procedures in Article 10, Section 8-135.
(f) 
Payment of Relocation Assistance.
(1) 
Distribution of Payment. If more than one adult tenant resides in the rental unit, division or distribution of the relocation assistance, including any monies for a minor, shall be determined by the tenants and communicated to the owner in writing, signed by all tenants on the lease, within ten calendar days of receiving notice of the relocation assistance amount. If tenants do not provide instructions, the owner may issue payment to all adult lessees on a joint check.
(2) 
Direct Payment. Any relocation assistance shall be provided within fifteen calendar days of service of the notice to terminate the tenancy or within fifteen days of a Hearing Officer's decision resolving any dispute over the relocation assistance amount, whichever occurs later. If a tenant fails to vacate after the expiration of the notice to terminate the tenancy, the actual amount of any relocation assistance provided pursuant to this Article shall be recoverable as damages in an action to recover possession.
(3) 
Escrow Deposit. An owner may place relocation assistance required by this Article in an escrow account.
(A) 
The deposit must occur prior to service of a notice to terminate tenancy. All costs of an escrow opened pursuant to the provisions of this Section shall be borne by the owner. Escrow instructions shall be approved by the Department.
(B) 
The escrow instructions shall provide that monies deposited in the escrow account shall only be distributed to a displaced tenant in accordance with the instructions of the owner and that no monies deposited in escrow may be returned to the owner without the written approval of the Department.
(g) 
Strict Compliance Required. An owner's failure to strictly comply with this Section shall render the notice of termination void.
(h) 
If it is determined by any government agency, a Hearing Officer, the Rental Housing Board, or any court of competent jurisdiction that the tenant is at fault for the condition or conditions triggering an order or need to vacate a rental unit, as set forth in Section 8-121(a)(12), the tenant shall not be entitled to relocation assistance.
(Ord. 21-09 5-10-21)
(a) 
A buyout agreement may not pay to a tenant less than the tenant would be entitled to in relocation assistance under Section 8-123.
(b) 
Before making an offer to a tenant of a buyout agreement, an owner must give a tenant a written disclosure document, in a form set forth in an adopted regulation, setting forth the tenant's rights concerning the buyout agreement including the following:
(1) 
The right not to enter into the buyout agreement;
(2) 
The right to consult an attorney and the right to revise the buyout agreement before signing the buyout agreement;
(3) 
The right to consult the program administrator regarding the buyout agreement; and
(4) 
The right to rescind the buyout agreement any time up to thirty calendar days after the tenant has signed the buyout agreement.
(c) 
A buyout agreement that does not satisfy all the requirements of this Article and implementing regulations is not effective and the tenant may rescind the buyout agreement at any time, even after thirty calendar days from the date the tenant signed the buyout agreement. In order to rescind a buyout agreement, the tenant must hand deliver, email or place in the U.S. mail a statement to the owner that the tenant has rescinded the buyout agreement.
(d) 
The owner shall provide the tenant a copy of the buyout agreement when all the parties have signed and shall file the signed buyout agreement with the program administrator within three calendar days after all parties have signed.
(e) 
If a tenant rescinds a buyout agreement, the tenant must file a copy of the statement to rescind provided to the owner, with the Housing Protection Department within three calendar days.
(Ord. 21-09 5-10-21)
Any violation of this Article is a misdemeanor. The City, at its sole discretion, may choose to enforce the provisions of this Article through its administrative citations procedure set forth in Chapter 11, Article 11.4 of the Municipal Code, and may pursue any other civil or criminal enforcement action. The City's decision to pursue or not pursue enforcement of any kind shall not affect a tenant's right to pursue civil remedies under this Article or any other applicable law.
(Ord. 21-09 5-10-21)