Mountain View Tenants Coalition

English below (Spread the word! Click HERE to print this as a flyer/¡Difundir la palabra! Haga clic AQUI para imprimir esto como un folleto) 

Los inquilinos tienen NUEVOS DERECHOS en Mountain View, a partir del 5 de Abril de 2017 cuando el juez William Elfving rechazó la demanda de la Asociación de Apartamentos de California contra la Medida V. Más de veintiocho mil personas están ahora protegidas contra los excesivos aumentos de renta y desalojos arbitrarios

Cómo obtener su renta retroactiva: Comenzando el primero de Mayo (o cuando tenga que hacer su próximo pago de renta) usted debe pagar lo que estaba pagando por su apartamento en Octubre de 2015 si su apartamento califica para ese tipo de pago (Vea la sección de “preguntas frecuentes” más abajo). Esa será la cantidad de renta que usted debe pagar hasta que haya otro aumento legal según la nueva ley. Si usted ha recibido un aumento desde que se movió al apartamento que ocupa después de Octubre de 2015, su renta legal es el total que usted pagó cuando se movió.

Si puede, vea en el internet: mvtenantscoalition.org una carta que usted puede enviar junto con su pago de renta de Mayo donde le explicaría al dueño de su apartamento porqué está pagando esa cantidad: haga clic aquí

Pueda que usted tenga derecho a un reembolso sobre la renta que pagó en Abril 2017, o inclusive sobre la renta que pagó de Enero a Marzo 2017. PERO esto es todavía algo que no se ha decidido legalmente. Lo más seguro que usted puede hacer es pagar la misma (cantidad que pagó en Octubre de 2015) durante los próximos meses, y espere a ver qué pasa legalmente con el asunto del “reembolso”.

Dentro de pocos meses los inquilinos podrán pedir al Comité de Rentas de Vivienda los reembolsos de renta. Habrá información legal disponible para aconsejar y orientar a los inquilinos sobre ese proceso.

El primer aumento legal bajo la Medida V (“ajuste general anual”) será anunciado para el 30 de Junio de 2017, y entrará en efecto no antes de Septiembre 1, de 2017.

PREGUNTAS FRECUENTES: ¿Cómo sé si mi apartamento es de los que cubre la “ley de control de rentas”? En la página de internet de la ciudad de Mountain View hay buena información sobre esta pregunta: goo.gl./RFwxBE

¿Qué pasa si el dueño de mi apartamento me exige pago de renta no legal?

Si el dueño de su apartamento le da “aviso de 3 días para pagar o para desalojar el apartamento” debido a que usted está pagando renta reducida bajo la Medida V, ¡consiga ayuda legal inmediatamente! Llamando al 408 280-2424. ¡No pierda tiempo! También lo que puede hacer es pagar lo que el dueño le pida inmediatamente (dentro de los siguientes 3 días) pero pida al Comité de Rentas de la Vivienda ayuda para obtener un reembolso y reducción de renta. (Guarde todos los recibos o documentos de sus pagos de renta)

¿Es aplicable el reembolso si yo firmé un nuevo contrato por renta más alta que en Octubre de 2015? Creemos que hay mucha razón para decir que sí es aplicable. Si el dueño del apartamento dice que no, busque ayuda legal: mvtenantscoalition.org/legal-resources

¿Obtendré un reembolso por la renta que pagué entre Octubre 2015 y Enero de 2017? No. La Medida V no establece que sea legal pedir un reembolso por rentas pagadas antes de que dicha Medida entrara en efecto.

¿Más preguntas? Llame a la Ciudad (650 282-2514), ehislop@housing.org o visite la página web de la Ciudad sobre la Medida V: www.mountainview.gov/rentstabilization. Watch mvtenantscoalition.org and/or facebook.comMVTenantsCoalition para información actualizada sobre talleres legales para obtener contestación a sus preguntas.

Nota: Este volante es con la intención de proveer información general sobre la Medida V. Sin embargo, debido a que las leyes y procedimientos legales están sujetos a frecuentes cambios y a diferentes interpretaciones, MVTC no puede garantizar que la información en este volante está al día, ni se hace responsable por ningún uso que se le dé. No confíe en esta información sin consultar a un abogado o alguna agencia apropiada acerca de sus derechos según su situación personal.

Renters have NEW RIGHTS in Mountain View as of April 5, 2017, when judge William Elfving denied the preliminary injunction against Measure V requested by the California Apartment Association!

The new law includes eviction protections and rent control. Rents roll back to their October 19, 2015 levels in many cases. The law applies to apartments in buildings of three units or more built before Feb. 1, 1995.

On May 1 (or whenever your next rent payment is due), Mountain View tenants who live in covered units should pay what they were paying for that unit in October 2015. That will be your rent going forward until there is a lawful increase under the new law. If you have received an increase since moving in after Oct. 15, 2015, your lawful rent is that initial amount you paid when moving in.

• Click HERE to download a letter you can send along with your May rent to explain the amount to your landlord.
• You may be entitled to a refund for rent you paid for April 2017 or even for rent you paid in January through March of 2017. Whether you are entitled to a refund and, if so, for how far back, is an unresolved legal question. The safest thing to do is to pay your “rolled back” rent (the October 2015 amount) for a few months and wait for developments on this legal question.
• In a few months, once the Rental Housing Committee is up and running, tenants can file a petition and ask for a refund through that process. Legal resources will be available to advise tenants and help them with this process, and understand their maximum rights!
• Going forward, the Rental Housing Committee should announce the first lawful rent increase (“annual general adjustment) by June 30, 2017, which will take effect no earlier than September 1, 2017.

FAQs 

What if my landlord insists on unlawful rent?

If your landlord gives you a “three day notice to pay or quit” in response to your reduced rent payment, get legal advice immediately! You can call the Law Foundation of Silicon Valley for free legal assistance at (408) 280-2424. Do not delay! You can also pay the higher, unlawful amount right away (within the 3 days) and petition the rental housing committee for a refund and rent reduction later (keep records of your rent payment).

Does the rent rollback still apply if I signed a new lease for higher rent since October 2015? We think you have a strong argument that it does. If your landlord disagrees, seek legal help.

Will I get a refund for rent I paid between October 2015 and January 2017 ? No. Measure V was not intended to provide a refund on rent paid before it was intended to take effect.

How do I know if my apartment is rent-controlled? There is now a handy tool on the city website to help you figure this out: goo.gl/RFwxBE

More questions?

• Contact City Hall: (650) 282-2514, ehislop@housing.org or visit the city’s Measure V page: www.mountainview.gov/rentstablization
• Watch mvtenantscoalition.org and/or facebook.com/MVTenantsCoalition for updates and events:

Know your rights event:

Thursday, APRIL 20 ∙ 5:45-7 pm ∙ Mountain View, Community Center, 201 S. Rengstorff Avenue

Information and consultations with attorneys:

Thursday, April 27 5:45 – 8 pm ∙ Community Center, 201 S. Rengstorff Avenue Mountain View

Thursday, May 11 ∙ 5:45 – 8 pm ∙ Mountain View Senior Center, Room B ∙ 266 Escuela Avenue

Thursday, May 25 ∙ 5:45 – 8 pm ∙ Mountain View Senior Center, Room B ∙ 266 Escuela Avenue

Sponsored by:  Presented by Bay Area Legal Aid, Community Legal Services of East Palo Alto, Law Foundation of Silicon Valley, the Mountain View Tenants Coalition, and the Stanford Community Law Clinic.

DISCLAIMER
This website is intended to provide accurate, general information regarding Measure V. However, because laws and legal procedures are subject to frequent change and differing interpretations, MVTC cannot ensure the information on this page is current, nor be responsible for any use to which it is put. Do not rely on this information without consulting an attorney or the appropriate agency about your rights in your particular situation.

For now, keep paying your current rent to avoid eviction. If you get a 3-Day Notice to Pay Rent or Quit, call: 1-408-280-2424 for legal advice!  Also call if you get any 30 or 60 day termination notice from your landlord.

We will keep fighting to get the rollback to October 2015 rent level so watch for news in 2017.

If you get a rent increase, especially one that is more than 7.2% of your current rent, you should also call 1-408-280-2424, because you may want to dispute it under the Rental Housing Dispute Resolution Ordinance. You can also call the city’s Rental Housing Helpline at (650) 282-2514.

¡Nuevas Noticas Sobre La Medida V!

El desafío judicial contra a la Medida V significa que usted debe seguir pagando su renta actual. El retroceso de las rentas al nivel de octubre de 2015 está en espera.

Por ahora, siga pagando su renta actual para evitar el desalojo. Si recibe un aviso de 3 días para pagar la renta, llame al 1-408-280-2424 para asesoramiento legal. También llame si recibe un aviso de terminación de 30 o 60 días.

Seguiremos luchando para obtener el regreso al nivel de alquiler de octubre de 2015, así que ten atento a las noticias en 2017.

Si obtiene un aumento de alquiler, especialmente uno que es más del 7.2% de su renta actual, también debe llamar al 1-408-280-2424, porque es posible que puede impugnarlo bajo la Ordenanza de Resolución de Disputas de Vivienda. También puede llamar a la línea de ayuda de vivienda de la ciudad al (650) 282-2514.

With voter approval of Measure V, many households in Mountain View now qualify for a reduction in rent.

Thanks to our lawyers you can now click here or here to download and print a letter to send along with your rent on January 1, 2017. It explains to your landlord or property manager why you are paying reduced rent as specified in Measure V, which goes into effect on Dec. 23. There are two versions in the document, depending on when you moved into your apartment. Fill in and print the one that applies to your situation.

MAKE SURE YOUR APARTMENT QUALIFIES. You must live in an apartment building built before Feb. 1, 1995 with three units or more. Condos are exempt.

To find your apartment’s construction year, type your apartment building’s street address into the search bar on one of the following sites: zillow.com, redfin.com, trulia.com. The year of construction should come up. City staff are also working on a list of qualifying apartments.

How to determine your lawful rent for January 2017:

• If you moved into your apartment before Oct. 19, 2015, when you pay your January 2017 rent, you can legally pay the amount in effect in Oct. 2015.
• If you moved into your apartment after Oct. 19, 2015, you can pay the amount you were charged for rent when you first moved in.

FAQs 

What if my landlord insists on unlawful rent? If your landlord gives you a “three day notice to pay or quit” in response to your reduced January rent payment, you have options:

• Pay the higher, unlawful amount right away (within the 3 days). Keep payment records so you can petition the rental housing committee for a refund and rent reduction.
• Do nothing. Your landlord may serve you with eviction (“unlawful detainer”) court papers. If you receive those papers, you can defend yourself, but you have only five days to submit papers to the court. Call one of the phone numbers below for legal help right away:

 Law Foundation of Silicon Valley: 408-280-2424, Bay Area Legal Aid: 408-850-7066, Asian Law Alliance: 408-287-9710, Project Sentinel: 650-282-2514 

Does the rent rollback still apply if I signed a new lease for higher rent since October 2015? We think you have a strong argument that it does. If your landlord disagrees, seek legal help.

Will I get a refund for rent I paid between October 2015 and January 2017 ? No. Measure V was not intended to provide a refund on rent paid before it took effect.

More questions? Contact City Hall: (650) 903-6379 or neighborhoods@mountainview.gov. Or watch mountainview.gov and mvtenantscoalition.org for updates and more info. 

Disclaimer: MVTC intends to provide accurate information about what Measure V means for tenants in Mountain View. However, because Measure V is brand new, and all laws can be subject to different interpretations, MVTC cannot be responsible for any use to which the information on this website is put. Do not rely on this information without consulting an attorney or the appropriate agency about your rights in your particular situation.

Thanks to a large community organizing effort, a historic victory has been won for Mountain View! Measure V goes into effect on December 23, 2016, and will limit rent increases on pre-1995 apartments and protect against no cause evictions. To prevent evictions before then, the City Council has approved an emergency ordinance to make Measure V’s “Just Cause for Eviction” protections effective immediately.

Know your rights!

Evictions: Your landlord now needs to state one of the 9 “just causes” listed in Measure V in any termination notice or notice to vacate (if you live in an apartment building with three units or more). Only condos, duplexes, single family homes and post 2016 apartments are exempt from this. If you received a notice to vacate (60-day or 30-day) — even if it was before Nov. 15 — you should contact one of the legal resources listed below as soon as possible for help. If you have been served “unlawful detainer” court papers, don’t wait!

 Law Foundation of Silicon Valley: 408-280-2424, Bay Area Legal Aid: 408-850-7066, Asian Law Alliance: 408-287-9710, Project Sentinel: 650-282-2514 

Rent Rollback: Many households will qualify for a rent reduction when Measure V takes effect on Dec. 23. You must live in an apartment building built before Feb. 1, 1995 with three units or more. If you moved into your apartment before Oct. 19, 2015, when you pay your January 2017 rent, you can legally pay the amount in effect in Oct. 2015. If you moved into your apartment after Oct. 19, 2015, you can pay the amount you were charged for rent when you first moved in. 

New! Click here to download and print a letter you can send to your landlord along with your January 2017 rent explaining the rent rollback. 

FAQs 

What if my landlord insists on unlawful rent? If your landlord gives you a “three day notice to pay or quit” in response to your reduced January rent payment, you have options:

• Pay the higher, unlawful amount right away (within the 3 days). Keep payment records so you can petition the rental housing committee for a refund and rent reduction.
• Do nothing. Your landlord may serve you with eviction (“unlawful detainer”) court papers. If you receive those papers, you can defend yourself, but you have only five days to submit papers to the court. Call one of the phone numbers above for legal help right away.

Does the rent rollback still apply if I signed a new lease for higher rent since October 2015? We think you have a strong argument that it does. If your landlord disagrees, seek legal help.

Will I get a refund for rent I paid between October 2015 and January 2017 ? No. Measure V was not intended to provide a refund on rent paid before it took effect.

How do I figure out when my apartment was built? Type your apartment building’s street address into the search bar on one of the following sites: zillow.com, redfin.com, trulia.com. The year of construction should come up. A list of qualifying apartments is in the works.

More questions? Contact City Hall: (650) 903-6379 or neighborhoods@mountainview.gov. Or watch mountainview.gov and mvtenantscoalition.org for updates and more info.

Disclaimer: MVTC intends to provide accurate information about what Measure V means for tenants in Mountain View. However, because Measure V is brand new, and all laws can be subject to different interpretations, MVTC cannot be responsible for any use to which the information on this website is put. Do not rely on this information without consulting an attorney or the appropriate agency about your rights in your particular situation.

Help us get the word out! Click here to print this as a flyer.

Yesonvmv.org is now up! Check out the official page of Mountain View’s YES on Measure V campaign.

Chris, a paramedic, and Angelica, a student, have three daughters and a supportive community in Mountain View. Measure V provides stable and predictable housing costs for families like theirs.

ARGUMENT IN FAVOR OF MEASURE V

Vote YES on Measure V to protect Mountain View from the biggest threat facing our community: skyrocketing rents. Hard working families are losing their homes. Valued teachers, nurses, and tech employees are leaving Mountain View as rents become unaffordable.