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Mountain View Tenant Rights

Voter-Approved Rent Control Since 2016 — With Three Distinct Tiers of Coverage

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Renting in Mountain View

Mountain View sits at the heart of Silicon Valley, home to Google's headquarters and a rental market shaped by relentless tech-sector demand. On November 8, 2016, Mountain View voters directly approved Measure V — the Community Stabilization and Fair Rent Act (CSFRA) — making it one of the relatively small number of California rent control ordinances enacted by the public at the ballot box rather than by a city council vote. The CSFRA took effect December 23, 2016 and created a three-tier coverage structure that's more nuanced than most California rent ordinances: some units get both a rent cap and eviction protection, some get eviction protection only, and some get neither from the local law and fall back on AB 1482. The program is administered by an elected five-member Rental Housing Committee with independent rule-making authority — a structure most cities don't have.

📋 Mountain View Community Stabilization and Fair Rent Act (CSFRA / Measure V)

Enacted Approved by voters November 8, 2016; effective December 23, 2016
Annual Rent Cap 100% of the Bay Area CPI, set annually by the Rental Housing Committee as the Annual General Adjustment (AGA) — verify the current percentage before any increase
Governing Code Mountain View City Charter Article XVII (Municipal Code §1700 et seq.)

What Units Are Covered?

The CSFRA uses three tiers based on building size and age. FULL coverage (rent cap + just cause): buildings with 3 or more units, built on or before February 1, 1995. PARTIAL coverage (just cause only, no rent cap): buildings with 3 or more units, built between February 1, 1995 and December 23, 2016. NOT covered by CSFRA: single-family homes, condominiums, buildings with fewer than 3 units, buildings built after December 23, 2016, and units in the Mountain View Affordable Housing Program (which has its own separate rules). Units outside CSFRA coverage may still be protected by statewide AB 1482.

How the Rent Cap Works

For fully-covered units, rent may be raised once per 12-month period by the Annual General Adjustment, which the Rental Housing Committee sets each year based on 100% of the change in the Bay Area Consumer Price Index. Because this figure moves with inflation and is republished annually, always confirm the current percentage directly at mountainview.gov/CSFRA before serving or accepting a rent increase — recent-year figures have generally landed in the low-to-mid single digits, but the exact number changes every cycle. Landlords may petition the Committee for an above-AGA increase if they can demonstrate the adjustment is necessary for a fair rate of return. If your unit is covered by CSFRA's rent cap, the city is explicit that AB 1482's statewide cap does not apply on top of it — CSFRA governs instead.

Key Rules

  • ✓ Only one rent increase is permitted per 12-month period for fully-covered units, with 30 days' written notice
  • ✓ Any lease provision attempting to waive a tenant's rights under the CSFRA is void as against public policy (Mt. View Municipal Code §1713)
  • ✓ Partially-covered units (built 1995–2016) get just cause eviction protection even though they have no rent cap — many tenants in this category mistakenly assume they have no protections at all
  • ✓ For units outside CSFRA entirely, AB 1482's statewide 5% + CPI (max 10%) cap may still apply if the building otherwise qualifies
  • ✓ A May 2026 city webinar specifically walked residents through how CSFRA interacts with newer state laws like AB 12's security deposit cap — the city actively updates public guidance as state law changes

Common Exemptions

  • ✗ Single-family homes and condominiums
  • ✗ Buildings with fewer than 3 units
  • ✗ Buildings built after December 23, 2016
  • ✗ Units in the Mountain View Affordable Housing Program (governed by separate rules)
  • ✗ Mobile homes — covered instead by a separate Mobile Home Rent Stabilization Ordinance (MHRSO)

🛡 CSFRA Just Cause Eviction Protections

Enacted Effective December 23, 2016
Applies After Immediate for CSFRA-covered units — no waiting period required

Both fully-covered and partially-covered CSFRA units get just cause eviction protection — meaning nearly all rental units in buildings of 3 or more units built before December 23, 2016 are protected, regardless of whether their rent is also capped.

⚠ At-Fault Just Causes

  • • Nonpayment of rent
  • • Breach of a material lease term after notice and opportunity to cure
  • • Nuisance or illegal activity on the premises
  • • Failure to give the landlord access for repairs, improvements, or showings to prospective purchasers
  • • Unauthorized subletting in violation of the lease

📋 No-Fault Just Causes

  • • Owner or qualifying relative move-in
  • • Withdrawal from the rental market (Ellis Act)
  • • Substantial rehabilitation or capital improvements requiring the unit to be vacant, as approved by the Rental Housing Committee
  • • Temporary eviction to complete necessary and substantial repairs
  • • Demolition of the unit, after the landlord has obtained all necessary permits

💰 Required Relocation Assistance

  • $ A separate Tenant Relocation Assistance Ordinance requires payment to eligible tenants displaced by no-fault terminations, including owner move-in and Ellis Act withdrawals
  • $ Specific relocation amounts are set and periodically updated by the Rental Housing Committee — always verify the current figures directly with the city or a tenant attorney rather than relying on a prior year's numbers

⭐ Mountain View-Specific Protections You Won't Find Everywhere

One of the Few Rent Laws California Voters Passed Directly

Unlike most California rent ordinances, which city councils adopt directly, Mountain View's CSFRA was placed on the ballot as Measure V and approved by voters themselves in November 2016. That direct democratic mandate has made the ordinance more durable against the kind of city-council reversals or referendum challenges that have derailed rent control efforts in other cities.

Three-Tier Coverage Is Easy to Misunderstand

Many Mountain View tenants assume that if their rent isn't capped, they have no protections at all. That's not true. Buildings built between 1995 and 2016 get just cause eviction protection under CSFRA even though they get no rent cap. If you live in a newer-but-not-brand-new building, don't assume you can be evicted without cause just because your rent isn't capped — check your specific coverage tier.

An Elected Rental Housing Committee, Not City Staff

Most California rent programs are administered by city department staff. Mountain View's CSFRA instead created an elected five-member Rental Housing Committee with independent rule-making authority — meaning the people setting the annual rent adjustment and interpreting the ordinance answer directly to voters, not to the city manager's office.

A Statutory Right to Add Family Members to Your Household

The CSFRA gives tenants an explicit right to add a child, parent, grandchild, grandparent, sibling, or spouse/domestic partner of an existing occupant to their unit, as long as total occupancy stays within California Health and Safety Code limits. This is spelled out directly in the ordinance rather than left to lease negotiation, and can be a meaningful protection for tenants whose family circumstances change during a tenancy.

CSFRA Takes Precedence Over AB 1482 — Not the Other Way Around

The city is explicit on this point: if your unit is covered by CSFRA's rent cap, AB 1482's statewide cap does not apply on top of it. For units CSFRA doesn't reach at all — single-family homes, condos, and newer construction — AB 1482 serves as the backstop instead. Knowing which law actually governs your unit determines which notice periods, cap percentages, and relocation rules apply.

🏛 Mountain View Rental Housing Committee

Hours: Mon–Fri 8am–5pm; Rental Housing Committee holds regular public meetings

What the Rent Board Can Help You With (Free):

✓ Determining whether your unit is fully covered, partially covered, or falls back to AB 1482
✓ Current Annual General Adjustment (AGA) percentage verification
✓ Just cause eviction notice compliance review
✓ Relocation assistance amount verification for no-fault terminations
✓ Petition filing for landlord fair-return increases or tenant habitability complaints
✓ Retaliation and harassment complaint intake
✓ Bilingual community education, including regular public webinars on CSFRA and related state law changes
Mountain View Rent Stabilization — verify your unit's coverage tier
Look Up Your Unit →

🆓 Free Legal Aid in Mountain View

Law Foundation of Silicon Valley Free civil legal aid, eviction defense, CSFRA guidance
Mountain View Rental Housing Committee Free counseling on CSFRA coverage and petitions
Bay Area Legal Aid — San Jose Free legal services for low-income Santa Clara County tenants
Tobener Ravenscroft LLP Tenant rights law firm serving Mountain View renters

✊ Tenant Organizations in Mountain View

Mountain View Tenants Coalition Local tenant organizing that led the original campaign for Measure V
Visit →
SV@Home Silicon Valley affordable housing policy and rent stabilization advocacy
Visit →
Tenants Together Statewide tenant rights hotline and education
Visit →

🏛 Eviction Court in Mountain View

Santa Clara County Superior Court — Downtown Courthouse

📍 191 N First St, San Jose, CA 95113

Mountain View unlawful detainer cases are filed at the Downtown Superior Courthouse. Self-help center available. 10 business days to respond after service (AB 2347, 2025). Given the three-tier CSFRA coverage structure, confirm with the Rental Housing Committee or a tenant attorney which tier — full, partial, or AB 1482 only — applies to your specific unit before responding to any notice.

⚠ Critical Deadline: You have 10 business days to file a written response after being served with a summons (AB 2347, effective January 2025). Missing this = automatic judgment against you.
Court Website →

Common Questions for Mountain View Renters

It depends on your unit. Under AB 1482 (the Tenant Protection Act), most California landlords can only raise rent once per year, by a maximum of 5% plus local CPI — and never more than 10% total. For the current cycle (August 1, 2025 through July 31, 2026), the effective cap in most Bay Area counties is around 6.3%, and in Los Angeles County around 6.9%. A 20% increase almost certainly violates this cap for covered units. AB 1482 applies to most multi-family buildings older than 15 years, but does NOT cover single-family homes or condos where the owner has given proper written notice, or buildings built in the last 15 years. Check your unit at tenantprotections.org. If you are covered, send a written dispute to your landlord immediately — paying the increase without objecting can be treated as acceptance. Many cities (LA, SF, Oakland, Santa Monica) have even stricter local rent caps.
No — a 3-day notice is NOT a court order and you do not have to leave. It is the first step in a legal process. If you pay the full amount owed within the 3-day period, the eviction stops entirely. If you do not pay, your landlord must then file an Unlawful Detainer (UD) lawsuit in court. After you are served with the court summons, you now have 10 business days to file a written response (AB 2347 extended this from 5 days starting January 1, 2025). Only a judge can order you to leave — not your landlord. Do not ignore the summons or you will get a default judgment automatically.
Under California Civil Code §1950.5, landlords can only deduct for cleaning that brings the unit back to the condition it was in when you moved in — not to make it cleaner. They cannot charge for professional cleaning if you left it reasonably clean. Under AB 2801 (effective 2025), landlords must now take photos before and after any cleaning or repairs, and must provide itemized receipts for work over $125. If they failed to follow these requirements, they forfeit their right to deductions entirely. Send a written demand letter disputing the specific deductions. If unresolved, file in small claims court — you can recover the deposit plus up to 2x the amount as a bad faith penalty, plus court costs.
No. California Civil Code §1954 requires landlords to give at least 24 hours written notice before entering for non-emergency purposes, and entry must be during normal business hours (8am–6pm, or agreed hours). Verbal notice is not sufficient — it must be in writing (a text message counts). The only exception is a genuine emergency (fire, flood, gas leak). Repeated unauthorized entries constitute landlord harassment under Civil Code §1940.2. Send your landlord a written letter citing §1954 and demanding they stop. If it continues, document every incident with dates and times, and consult a tenant attorney — you may be entitled to damages.
You have options, but stopping rent cold is risky without legal guidance. Visible mold that poses a health risk is a substandard condition under California Health & Safety Code §17920.3 and your landlord must remediate it. Your safest options are: (1) File a code enforcement complaint with your city or county — this triggers a formal inspection and puts your landlord on legal notice; (2) Repair and deduct — hire a licensed contractor and deduct costs from rent (up to one month's rent, twice per year); (3) Rent withholding into a separate trust account for severe conditions — but consult an attorney first; (4) Sue for damages including rent reduction during the uninhabitable period. Always document with dated photos and send repair requests by certified mail.
Only under very specific conditions. Under AB 1482, "substantial remodel" is a valid no-fault just cause, BUT the landlord must: (1) give you 60 days written notice (if you have lived there 1+ year); (2) pay you relocation assistance equal to one month's rent; (3) the renovation must require permits and be so substantial that you cannot safely occupy the unit during work. Cosmetic upgrades do not qualify. After the work is complete, you typically have the right to return at your original rent. "Ellis Act" evictions (taking the building off the rental market entirely) have even stricter rules. If your landlord claims renovation but the work is minor, this may be a pretextual eviction — contact a tenant attorney immediately.
Lack of heat is a serious habitability violation — California law requires landlords to maintain heating that can reach at least 70°F in living areas. Before withholding rent, take these steps in order: (1) Send a written repair request by text or email AND certified mail; (2) Give your landlord a "reasonable time" to fix it — for heating in cold weather, 24-72 hours is reasonable; (3) File a code enforcement complaint if they don't respond; (4) Use the repair-and-deduct remedy — buy space heaters or hire a contractor, deduct from rent (up to one month's rent). Outright rent withholding should be done carefully, with money held in a separate account, and ideally with an attorney's guidance. Never withhold silently — always notify your landlord in writing.
No. Landlords cannot unilaterally add new fees during an existing lease period without your written consent. Any fee not specified in your signed lease agreement is unenforceable. Common illegal fees include: convenience fees for online payment, administrative fees, move-in/move-out fees beyond the security deposit limit, and excessive late fees (California generally limits late fees to 5-6% of rent). Respond in writing stating that you do not accept the new fee and that it is not part of your lease agreement. If your landlord threatens eviction over the fee, do not pay it without legal advice — an eviction based on a disputed illegal fee is itself potentially illegal.
If you have lived in the unit for less than one year, your landlord must give 30 days written notice. If you have lived there for one year or more, they must give 60 days written notice. However — if your unit is covered by AB 1482 (most multi-family buildings over 15 years old), your landlord also needs a valid "just cause" to end your tenancy after 12 months of residency. You cannot be evicted without cause just because you are month-to-month in a covered unit. Many cities (LA, SF, Oakland, Berkeley, Santa Monica) have even stronger protections. Check your local ordinance.
No — it has been illegal in California since 2020. SB 329 expanded the state's Fair Employment and Housing Act (FEHA) to prohibit landlords from refusing to rent based on "source of income," which explicitly includes Section 8 / Housing Choice Vouchers, VASH vouchers, and other government rental assistance. Advertising "No Section 8" is also illegal. If a landlord refuses your voucher, you can: (1) File a complaint with the California Civil Rights Department (CRD) at calcivilrights.ca.gov — free, within 2 years; (2) File a complaint with HUD; (3) Sue civilly for damages, injunctive relief, and attorney fees. You can also file with your local fair housing agency.
Owner move-in (OMI) evictions are a valid no-fault just cause under AB 1482, but they come with strict requirements. The landlord or a qualifying family member must actually intend to live there as their primary residence, must move in within 90 days of your departure, and must live there for at least 12 consecutive months. You must receive 60 days written notice (if 1+ year tenancy) and relocation assistance of one month's rent. If the landlord does NOT move in, or moves out within 12 months, you may have a right to return at your original rent AND damages. OMI fraud — evicting a tenant pretextually — is illegal and increasingly prosecuted, especially in cities like San Francisco and Los Angeles.
As of January 1, 2025 (AB 2347), you now have 10 business days from the date you were served the Unlawful Detainer summons to file a written response with the court — extended from the previous 5-day deadline. This is one of the most critical deadlines in California tenant law. Missing it means automatic judgment against you and the sheriff can remove you without a trial. You do not need a lawyer to file a response, but getting one dramatically improves your outcome. File your response (Form UD-105) at the courthouse that issued the summons. Many courthouses have self-help centers, and many counties have free legal aid for eviction defense.
This is illegal landlord harassment and potentially extortion. Under California Civil Code §1940.35, it is unlawful for a landlord to threaten to report a tenant's immigration status to coerce them into vacating, paying money, or waiving any legal rights. Violators face actual damages, punitive damages, a civil penalty of up to $2,000 per violation, and attorney fees. Your immigration status does NOT affect your California tenant rights — you have full protections regardless of documentation status. Document the threat (text, email, or write down what was said with the date). Then contact a tenant attorney or legal aid organization immediately. This is a strong case.
California has a strong "duty to mitigate" rule — your landlord is legally required to make reasonable efforts to re-rent the unit after you leave. If they find a new tenant immediately, you owe nothing for the remaining term. You only owe rent for the period the unit is actually vacant while the landlord is actively trying to re-rent it. You do NOT automatically owe 4 months of rent. To protect yourself: give written notice as early as possible, offer to cooperate with showings, keep records of your departure date and the unit's condition, and follow up to confirm re-rental. Breaking a lease for specific reasons (domestic violence, uninhabitable conditions, active military duty) carries additional legal protections under California law.
Your landlord is in violation of California law. Under Civil Code §1950.5, landlords must return your security deposit — along with a written itemized statement of any deductions and copies of receipts — within 21 calendar days of you vacating. Missing this deadline means they forfeit their right to make ANY deductions and owe you the full deposit back. Under AB 2801 (2025), they must also provide photos of any claimed damage. Send a written demand letter immediately via certified mail stating the deadline has passed, demanding full return, and citing Civil Code §1950.5. If they still do not respond, file in small claims court — the limit is $12,500 and you can claim the full deposit plus up to 2x the withheld amount as a bad faith penalty.
No. Beginning January 1, 2026, California law requires landlords to include all mandatory fees in the advertised rent price upfront. Any optional services or add-on charges must be clearly disclosed before you sign — no surprise "junk fees" after the fact. This applies to fees for trash, parking, amenities, administrative costs, or any other recurring charge. If your landlord is adding fees that were not disclosed at lease signing, those fees are not enforceable. Send a written objection immediately citing the 2026 fee disclosure requirement. If your landlord threatens eviction over an undisclosed fee, contact a tenant attorney — an eviction based on an illegal fee is itself likely unlawful.
Yes — as of 2026, California law now requires landlords to provide a working stove and refrigerator in most rental homes as part of the implied warranty of habitability. This is a new standard that went into effect in 2026, making appliance provision a legal baseline rather than a lease negotiation point. If your landlord fails to provide or maintain a working stove or refrigerator, you can: (1) send a written repair/replacement request; (2) file a code enforcement complaint with your city or county; (3) use the repair-and-deduct remedy (up to one month's rent) if they fail to act within a reasonable time. Note that some shared or exempt housing types may be excluded — contact your local legal aid organization for guidance on your specific situation.
No. Under AB 1414, which took effect in 2025, California landlords are prohibited from requiring tenants to use a particular internet service provider. If your landlord is bundling a mandatory internet subscription into your rent or lease, you have the right to opt out. If they violate this provision, you can deduct the cost of your own internet subscription directly from your rent payment. This law was passed specifically in response to bulk billing arrangements where landlords received kickbacks from ISPs while forcing tenants into overpriced plans with no choice. Send your landlord written notice citing AB 1414 and your intent to deduct if they continue charging for a mandatory ISP subscription.