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SEC. 151.23.  ELLIS ACT PROVISIONS - REQUIRED NOTICE.
   (Added by Ord. No. 177,901, Eff. 9/29/06.)
 
   Notwithstanding any provision of this chapter to the contrary, if a landlord desires to demolish rental units subject to the Rent Stabilization Ordinance, or otherwise withdraw the units from rental housing use, irrespective of whether such rental units are occupied or vacant, then the following provisions shall apply:  (Amended by Ord. No. 184,873, Eff. 6/4/17.)
 
   A.   Notice of Intent to Withdraw.  (Amended by Ord. No. 184,873, Eff. 6/4/17.)  The landlord shall notify the Department of an intention to withdraw a rental unit from rental housing use.  This Notice of Intent to Withdraw shall be filed with the Department whether the rental unit(s) to be withdrawn or demolished are occupied or vacant at the time of filing and shall contain the following:
 
   1.   statements, under penalty of perjury on the form and in the number prescribed by the Department, stating that the landlord intends to demolish the rental unit or to remove the rental unit from rental housing use;
 
   2.   the address or location of the rental unit;
 
   3.   the number of rental units to be demolished or removed from rental housing use;
 
   4.   the names of the tenants, if any, of each rental unit and that the landlord intends to evict such tenants in order to demolish the rental unit or to remove the rental unit from rental housing use;
 
   5.   the date on which the rental unit will be withdrawn from rental housing use; and
 
   6.   the rent applicable to that rental unit.
 
   The Department shall have the authority to promulgate forms and procedures to assist in the implementation of this subdivision.
 
   B.   Recordation of Non-Confidential Memorandum and Extension of the Date of Withdrawal from Rental Housing Use.  Irrespective of whether the rental units to be withdrawn or demolished are occupied or vacant at the time of filing the Notice of Intent to Withdraw, the landlord shall record with the County Recorder a memorandum summarizing the provisions of the Notice of Intent to Withdraw, other than provisions that are confidential pursuant to this section.  If applicable, information respecting the name or names of the tenants, the rent applicable to any rental unit, and the total number of units is confidential information and shall be treated as confidential information by the Department for purposes of the Information Practices Act of 1977, as contained in Chapter 1 (commencing with Section 1798) of Title 1.8 of Part 4 of Division 3 of the Civil Code.  (Amended by Ord. No. 184,873, Eff. 6/4/17.)
 
   The landlord shall submit a copy of the memorandum filed with the County Recorder to the Department concurrently with the Notice of Intent to Withdraw, with a certification that actions have been initiated as required by law to terminate any existing tenancies.
 
   The date on which the rental units are to be withdrawn from rental housing use shall be at least 120 days from the date of the delivery to the Department in person or by first-class mail of the Notice of Intent to Withdraw.
 
   If the tenant is at least 62 years of age or disabled (as defined in Government Code Section 12955.3) and has lived in his or her accommodations for at least one year prior to the date of delivery to the Department of the Notice of Intent to Withdraw pursuant to Subsection A. of this section, then the date of withdrawal of the accommodations of that tenant shall be extended to one year after the date of delivery of that Notice to the Department.  This extension shall take place, if and only if, the tenant gives written notice of his or her entitlement to an extension to the landlord within 60 days of the date of delivery to the Department of the Notice of Intent to Withdraw.  In that situation, the following provisions shall apply:
 
   1.   The tenancy shall be continued on the same terms and conditions as existed on the date of delivery to the Department of the Notice of Intent to Withdraw, subject to any adjustments otherwise available under the Rent Stabilization Ordinance.
 
   2.   No party shall be relieved of the duty to perform any obligation under the lease or rental agreement.
 
   3.   The landlord may elect to extend the date of withdrawal on any other rental units up to one year after the date of delivery to the Department of the Notice of Intent to Withdraw, subject to Subparagraphs 1. and 2.
 
   4.   Within 30 days of the notification by the tenant to the landlord of his or her entitlement to an extension, the landlord shall give written notice to the Department of the claim that the tenant is entitled to stay in the accommodations for one year after the date of delivery to the Department of the Notice of Intent to Withdraw.
 
   5.   Within 90 days of the date of delivery to the Department of the Notice of Intent to Withdraw, the landlord shall give written notice to the Department and the affected tenant of the landlord's election to extend the date of withdrawal and the new date of withdrawal under Subparagraph 3.
 
   C.   Notice to the Tenants of Pending Withdrawal.  Within five days of delivery to the Department of the Notice of Intent to Withdraw with the certification required under Subsection B. of this section, and a copy of the memorandum recorded by the County Recorder, the landlord shall notify, by delivery in person or by first-class mail, each affected tenant of the following:
 
   1.   That the Department has been notified pursuant to Subsection A., including the date of the delivery to the Department of the Notice of Intent to Withdraw;
 
   2.   That the Notice delivered to the Department specified the name and the amount of rent paid by the tenant as an occupant of the accommodations;
 
   3.   The amount of rent the landlord specified in the notice to the Department;
 
   4.   Notice to the tenant of his or her rights under Paragraph (3) of Subdivision (b) of Government Code Section 7060.2; and
 
   5.   Notice to the tenant stating the following:
 
   (a)   If the tenant is at least 62 years of age or disabled, and has lived in his or her accommodations for at least one year prior to the date of delivery to the Department of the Notice of Intent to Withdraw, then the tenancy shall be extended to one year after the date of delivery to the Department of the Notice of Intent to Withdraw, provided that the tenant gives written notice of his or her entitlement to the landlord within 60 days of the date of delivery to the Department of the Notice of Intent to Withdraw;
 
   (b)   The extended tenancy shall be continued on the same terms and conditions as existed on the date of delivery to the Department of the Notice of Intent to Withdraw, subject to any adjustments otherwise available under the Rent Stabilization Ordinance; and
 
   (c)   No party shall be relieved of the duty to perform any obligation under the lease or rental agreement during the extended tenancy.
 
   D.   Annual Property Status Reports.  (Added by Ord. No. 184,873, Eff. 6/4/17.)  For no less than seven (7) years following the date of delivery to the Department of the Notice of Intent to Withdraw, or until such time as the Department advises the landlord that they have complied with all reporting requirements set forth in this section, whichever occurs first, the landlord shall file with the Department an Annual Property Status Report, under penalty of perjury and on the form and in the manner prescribed by the Department, providing the following information to the extent applicable:
 
   1.   the status related to the demolition of any withdrawn rental units;
 
   2.   the status related to the development of any withdrawn rental units; and
 
   3.   confirmation that any newly constructed rental units have been registered with the Department in conformance with Section 151.05 and are being operated in compliance with the Rent Stabilization Ordinance.