A. If a notice of termination is based on the no fault termination grounds set forth in § 15.09.320 of this subchapter, then the landlord shall pay a relocation fee in the amount of three times the greater of tenant's current monthly rent in effect or the small area fair market rent established by the U.S. Department of Housing and Urban Development for a comparable unit in the same ZIP code, plus $1,000. The relocation fee established by this § 15.09.325 shall be reduced by 50% for a small landlord, only in the case where the no fault termination is based on grounds set forth in § 15.09.320.B.1.
B. The relocation fee shall be paid to the tenant or tenants as follows:
1. The entire relocation fee shall be paid to a tenant who is the only tenant in a rental unit; or
2. If a rental unit is occupied by two or more tenants, then each tenant of the rental unit shall be paid a pro-rata share of the relocation fee.
3. Landlord may deduct from the relocation fee payable any and all past due rent owed by tenant during the 12 months prior to termination of tenancy and may deduct from the relocation fee any amounts paid by the landlord for any extraordinary wear and tear or damage cause by the tenant, cleaning, or other purposes served by a security deposit as provided in the rental agreement, to the extent the security deposit is insufficient to provide the amounts due for such costs. The past due rent deductible under this § 15.09.325.B.3 excludes any rent that lawfully accrued during the city's Residential Tenant Eviction Moratorium Period (March 16, 2020 through September 30, 2020) established by the 22nd Supplement to Public Order issued by the Director of Emergency Services on August 4, 2020 and confirmed by the City Council on August 10, 2020 by Resolution No. 2020-R080.
4. After taking into account any adjustments in the amount of the relocation assistance set forth in § 15.09.325.B.3, the landlord shall pay one-half of the relocation assistance no later than five business days following service of the notice of termination and one-half of the relocation assistance no later than five business days after the tenant has vacated the rental unit.
C. This § 15.09.325 shall not apply in any of the following circumstances:
1. Tenant received written notice, prior to entering into a rental agreement, that an application to subdivide the property for condominium, stock cooperative or community apartment purposes was on file with the city or had already been approved, whichever the case may be, and that the existing building would be demolished or relocated in connection with the proposed new subdivision, and the notice of termination is based on the grounds set forth in § 15.09.320.A.
2. Tenant received written notice, prior to entering into a rental agreement, that an application to convert the building to a condominium, stock cooperative or community apartment project was on file with the city or had already been approved, whichever the case may be, and the notice of termination is based on the grounds set forth in § 15.09.320.A.
3. The landlord seeks in good faith to recover possession of the rental unit in order to comply with a governmental agency's or court's order to vacate the rental unit or the building housing the rental unit due to conditions caused by a natural disaster or act of God.
E. The requirements set forth in this § 15.09.325 are applicable to all rental units, regardless of whether the rental unit was created, leased, subleased or occupied in violation of any provision of law.
F. Nothing in this § 15.09.325 relieves a landlord from the obligation to provide relocation assistance pursuant to any other provision of local, State or federal law. If a tenant is entitled to monetary relocation benefits from the landlord pursuant to any other provision, of local, State or federal law or if the tenant receives monetary relocation benefits from a government agency, then such monetary benefits shall operate as a credit against monetary benefits required to be paid to the tenant under this § 15.09.325.
G. When relocation assistance is required by this § 15.09.325, the landlord must provide written notice to the tenant of the tenant's entitlement to relocation assistance at the same time the landlord serves a notice of termination. Such notice shall be in at least 12-point type and shall be substantially consistent with the following: "Pursuant to the requirements of the Culver City Municipal Code, you may be entitled to relocation assistance. Qualifying tenants are entitled to relocation assistance in the amount of three (3) times Tenant's current monthly Rent in effect, plus one thousand dollars ($1,000.00). The amount of relocation assistance provided to you may be less if your Landlord qualifies as a Small Landlord. See Culver City Municipal Code Section 15.09.325 for more information."
(Ord. No. 2020-015 § 2)