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A. Prohibition. No Owner of a Residential Rental Unit shall terminate a Tenancy without Just Cause. A Just Cause basis for Termination of Tenancy includes both “At-Fault Just Cause” and “No-Fault Just Cause” circumstances as described below.

B. At-Fault Just Cause. At-Fault Just Cause means any of the following:

1. Default in payment of rent.

2. A breach of material term of the lease, as described in Section 1161(3) of the Code of Civil Procedure, including, but not limited to, violation of a provision of the lease after being issued a written notice to correct the violation.

3. Maintaining, committing, or permitting the maintenance or commission of a nuisance as described in Section 1161(4) of the Code of Civil Procedure.

4. Committing waste as described in Section 1161(4) of the Code of Civil Procedure.

5. The Tenant had a written lease that terminated on or after the effective date of this chapter, and after a written request or demand from the Owner, the Tenant has refused to execute a written extension or renewal of the lease for an additional term of similar duration with similar provisions; provided, that those terms do not violate this section or any other provision of law. Addition of a provision allowing the Owner to terminate the Tenancy to allow for occupancy by the Owner or Owner’s Family Member as described in subsection (C)(1) of this section, shall constitute a “similar provision” for the purposes of this subsection.

6. Criminal activity by the Tenant at the Residential Rental Unit, including any common areas, or any criminal activity or criminal threat, as defined in subdivision of Section 422(a) of the Penal Code, on or off the property where the Residential Rental Unit is located, that is directed at any Owner, any agent of the Owner, or any other Tenant of the Residential Rental Unit or of the property where the Residential Rental Unit is located.

7. Assigning or subletting the premises in violation of the Tenant’s lease, as described in Section 1161(4) of the Code of Civil Procedure.

8. The Tenant’s refusal to allow the Owner to enter the Residential Rental Unit as authorized by Sections 1101.5 and 1954 of the Code of Civil Procedure, and Sections 13113.7 and 17926.1 of the Health and Safety Code.

9. Using the premises for an unlawful purpose as described in Section 1161(4) of the Code of Civil Procedure. A Tenant shall not be considered to have used the premises for an unlawful purpose solely on the basis of the fact that the Owner’s Residential Rental Unit is unpermitted, illegal, or otherwise unauthorized under applicable laws.

10. The employee, agent, or licensee’s failure to vacate after their termination as an employee, agent, or a licensee as described in Section 1161(1) of the Code of Civil Procedure.

11. When the Tenant fails to deliver possession of the Residential Rental Unit after providing the Owner written notice as provided in Section 1946 of the Civil Code of the Tenant’s intention to terminate the hiring of the real property or makes a written offer to surrender that is accepted in writing by the Owner but fails to deliver possession at the time specified in that written notice as described in Section 1161(5) of the Code of Civil Procedure.

C. No-Fault Just Cause. No-Fault Just Cause means any of the following:

1. Intent to Occupy by Owner or Family Member. The Tenancy is terminated on the basis that the Owner or Owner’s Family Member intends to occupy the Residential Rental Unit. For leases entered into on or after July 1, 2020, Intent to Occupy by Owner or Family Member shall only be a No-Fault Just Cause basis for termination if the Tenant agrees, in writing, to the termination, or if a provision of the lease allows the owner to terminate the lease if the Owner or Family Member unilaterally decides to occupy the residential real property.

2. Compliance With Government or Court Order. The Tenancy is terminated on the basis of the Owner’s compliance with any of the following:

a. An order issued by a government agency or court relating to habitability that necessitates vacating the Residential Rental Unit; or

b. An order issued by a government agency or court to vacate the Residential Rental Unit; or

c. A local ordinance that necessitates vacating the Residential Rental Unit.

If it is determined by any government agency or court that the Tenant is at fault for the condition or conditions triggering the order or need to vacate under this subsection, the Tenant shall not be entitled to relocation assistance as set forth in this chapter.

3. Withdrawal from the Rental Market. The Tenancy is terminated on the basis of the Owner’s decision to withdraw the Residential Rental Unit from the rental market.

4. Substantial Remodel or Complete Demolition. The Tenancy is terminated because of the Owner’s decision to Substantially Remodel or completely demolish a Residential Rental Unit.

D. Notice to Tenant of Tenant Protection Provisions Required. An Owner of a Residential Rental Unit subject to this chapter shall provide written notice in no less than 12-point type to the Tenant as follows:

“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 Tenancy in a Residential Rental Unit subject to this chapter existing before the effective date of this chapter, the notice required above shall be provided to the Tenant directly or as an addendum to the lease or rental agreement no later than March 1, 2023. For a Tenancy in a Residential Rental Unit subject to this chapter commenced or renewed on or after March 1, 2023, the notice required above shall be included 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.

The provision of this notice shall be subject to Civil Code Section 1632.

E. Reporting Requirements. Owners and Tenants shall provide City with information regarding termination of Tenancies at such time(s) and with such details as shall be required by City in the attendant Administrative Regulations. (Ord. 3527 § 2, 2022).