Perris Municipal Code Ch. 21.02 Just Cause Requirements

The "at fault just cause" termination of tenancy defined in Civil Code section 1946.2(b)(1)(F), relating to criminal activity and threat, is replaced and modified as follows:

Criminal activity by the tenant on the residential real property, including any common areas, or any criminal activity or criminal threat, as defined in subdivision (a) of Section 422 of the Penal Code, on or off the residential real property, that is documented by a police report and directed at any owner or agent of the owner of the residential real property.

(Ord. No. 1469, § 2, 1-13-2026)

In the case of a "no fault just cause" termination of tenancy, Civil Code 1946.2(d), relating to owner obligations to assist tenants, is replaced and modified as follows:

(d) (1)

For a tenancy for which just cause is required to terminate the tenancy under subdivision (a), if an owner of residential real property issues a termination notice based on a no-fault just cause described in paragraph (2) of subdivision (b), the owner shall, regardless of the tenant's income, at the owner's option, do one of the following:

(A) Assist the tenant to relocate by providing a direct payment to the tenant as described in paragraph (3).

(B) Waive in writing the payment of rent for the final one month of the tenancy, prior to the rent becoming due, and additionally provide the equivalent of one month rent in relocation assistance, calculated at the amount of rent in effect when the owner issued the notice to terminate the tenancy.

(2) If an owner issues a notice to terminate a tenancy for no-fault just cause, the owner shall notify the tenant in the written termination notice of the tenant's right to relocation assistance or rent waiver pursuant to this section. If the owner elects to waive the rent for the final month of the tenancy as provided in subparagraph (B) of paragraph (1), the notice shall state the amount of rent waived and that no rent is due for the final month of the tenancy.

(3) (A)

The amount of relocation assistance or rent waiver shall be equal to two months of the tenant's rent that was in effect when the owner issued the notice to terminate the tenancy. Any relocation assistance shall be provided within 15 calendar days of service of the notice.

(B) If a tenant fails to vacate after the expiration of the notice to terminate the tenancy, the actual amount of any relocation assistance or rent waiver provided pursuant to this section shall be recoverable as damages in an action to recover possession.

(C) The relocation assistance or rent waiver required by this section shall be credited against any other relocation assistance required by any other law.

(Ord. No. 1469, § 2, 1-13-2026)

Consistent with California Civil Code section 1632, referencing the lease of residential real property, any notice terminating a tenancy for just cause must also include a complete and accurate translation of that notice in the same language used in negotiating the lease terms and conditions. Failure to provide the required translation renders the termination notice legally defective and void.

(Ord. No. 1469, § 2, 1-13-2026)