In an email sent out today from the California Association of REALTORS® (C.A.R.) they gave some insight into the end of the moratorium. In short, it seems that even with the applicable C.A.R. forms that the end of the statewide eviction moratorium under the COVID-19 Tenant Relief Act (CTRA) is going to be complicated.
September 30, will mark the end of the CTRA which has kept many renters in their homes through the pandemic. As this act comes to an end, life will not revert back to the pre-pandemic laws. Instead, it will be replaced by the COVID-19 Rental Housing Recovery Act (CRHRA) , will take its place. Below C.A.R. has outlined out the key differences in practices and procedures from the Relief Act to the Recovery Act:
- Exemptions for SFP and new construction to the just cause eviction rules return. Beginning October 1, the standard exemptions to the just cause eviction rules return, the most significant ones being for single family properties and new construction properties built within the last 15 years.
- For rent due prior to October 1, 2021, the 15-day notice is still required (but not for rent due prior to March of 2020). To avoid confusion after October 1, if a tenant owed COVID rent from before October 1, 2021, it is highly recommended to use the appropriate forms to demand the rent now.
- Special 3-day notice beginning October 1, 2021, through March 31, 2022, and the requirement of applying for Emergency Rental Assistance. Beginning October 1, a landlord may demand the full amount of rent using a special 3-day notice to pay rent or quit for rent that became due on or after October 1. However, the new notice requires the landlord to apply for emergency rental assistance. This special 3-day notice will be required for all rent due until March 31, 2022.
- Tenancies commencing October 1, 2021, are not subject to the special 3-day notice. If the tenancy has commenced on or after October 1, 2021, then neither the special 3-day notice nor the requirement to apply for emergency rental assistance is required. Instead, on that date landlords can return to using the traditional 3-day notice to pay rent or quit.
- On November 1, 2021, the landlord may collect unpaid COVID rent due from March 2020 through September 2021. Beginning November 1, 2021, the landlord may initiate a legal action to recover the unpaid COVID rent. This includes going to small claims court to recover any amount of COVID rental debt even if it is otherwise over the small claims court limits.
The above explanation is a simplified version of a surprisingly complicated procedure. C.A.R. intends to update its landlord/tenant forms where necessary. This will include:
- The introduction of the special 3-day notice to pay rent or quit for rent demanded from October 1, 2021, through March 31, 2022
- The reintroduction of the standard 3-day notice to pay rent or quit (for tenancies commencing after October 1, 2021)
- The removal of the “Notice of Termination of Tenancy COVID Tenant Relief Act” (form NTT-CTRA)
- The return, in its pre-pandemic form, of the “Notice to Terminate Tenancy” (form NTT)
Even though C.A.R. may make forms available for landlords to use, all persons are strongly urged to work with their own landlord/tenant attorney specialist before providing these notices, especially if their ultimate aim is to evict through a court procedure.
Should you have any questions about how to garner the forms or looking for a referral to a landlord/attorney specialist please do not hesitate to reach out to me.