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East Palo Alto · Renting & eviction

Notices in East Palo Alto

City rule: an owner withdrawing units under the Ellis Act must notify the city and the tenants at least 120 days ahead.

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Key points

  • Ellis Act notice: City rule: an owner withdrawing units under the Ellis Act must notify the city and the tenants at least 120 days ahead.

Each rule below links to the section of the East Palo Alto Municipal Code it was read from, with the code text one click away (checked October 2026). General information, not legal advice.

What East Palo Alto's code says

East Palo Alto code What East Palo Alto's code adds
Filing a copy with the city
  • Yes, a copy of the owner's notice of intent to withdraw.
    Applies: The written notice to each tenant that the owner intends to withdraw the unit.
    § 14.08.050 · code text
    A copy of this notice shall be filed with the city or its designated agency.
  • Yes, the owner must notify the city of the plan to withdraw the units.
    Applies: At least 120 days before the withdrawal date.
    § 14.08.050 · code text
    Not less than one hundred twenty (120) days prior to the date upon which the accommodations are to be withdrawn, the owner shall notify the city or its designated agency of the intention to withdraw those accommodations from rent or lease.
  • Yes, a copy of the tenant notice with proof it was served on each tenant.
    Applies: The notice to each displaced tenant when the city is notified.
    § 14.08.050 · code text
    A copy of the notice shall be filed with the city or its designated agency with proof of service upon each tenant.
What a notice must say
  • In English, Spanish and any other language needed so tenants clearly understand their rights.
    Applies: Notices about withdrawing rental units.
    § 14.08.050 · code text
    Notices shall be provided in English and Spanish and any other language necessary to communicate with tenants in order to clearly inform them of their rights as required by this chapter.
  • Statement that the accommodation is withdrawn; all accommodations on the parcel are being withdrawn; withdrawal date; fees have been paid; relocation payment entitlement and amount; additional qualified-tenant relocation payments; owner's offer to rent or lease available residential units; rights to regain possession and damages
    Applies: Written notice to each tenant of the owner's intent to withdraw the accommodation
    § 14.08.050 · code text
    The notice shall contain a statement that the accommodation is withdrawn, that all of the accommodations on the parcel are being withdrawn, the date upon which the accommodation is to be withdrawn, that the owner has paid all fees due the city or its designated agency pursuant to Section 14.08.090, and a statement that all tenants are entitled to a relocation payment and the amount thereof pursuant to Section 14.08.060.
  • Forms the tenant can use to say if they qualify for extra relocation help as a qualified tenant.
    Applies: The written notice to each tenant that the owner intends to withdraw the unit.
    § 14.08.050 · code text
    The notice shall be accompanied by easy to complete forms, postage prepaid, addressed to the owner and the city or its designated agency by which the tenant can represent whether he or she qualifies for additional relocation assistance as a "qualified tenant."
  • The number of units, their address, tenant names, and the rent for each unit.
    Applies: The owner's notice to the city about plans to withdraw units.
    § 14.08.050 · code text
    The notice shall be on a form approved by the city or its designated agency, and shall contain statements, under penalty of perjury, providing information on the number of accommodations, the address or location of those accommodations, the name(s) of the tenant(s) of the accommodations and the rent applicable to each residential unit.
  • Notice that the city or its designated agency was notified; tenant name and current rent; specified rent including discounts or separate fees; rights to regain possession and damages
    Applies: Notice to a displaced tenant when notice is given to the city or its designated agency
    § 14.08.050 · code text
    The notice shall also contain a statement of the tenant's rights to regain possession and to damages, in the event the accommodation is again offered for rent or lease, as set forth in Section 14.08.040.
Notice to end a tenancy
  • one hundred twenty (120) days
    Applies: owner withdrawing the units from rent or lease (Ellis Act); served with the notice of intent to withdraw; a tenant who is sixty-two (62) or older, disabled, a non-minor dependent or terminally ill and has lived there at least one (1) year can have the withdrawal date extended to one (1) year after the owner's notice to the city, by giving the owner written notice within sixty (60) days of that notice
    § 14.08.050 · code text
    A notice of termination of tenancy having an effective date no earlier than one hundred twenty (120) days after the date of service shall also be served on each tenant at the same time the notice stating the intent to withdraw the premises from rent or lease is served on the tenant.

The California rule underneath

Where East Palo Alto's rule above does not cover a situation, state law still applies.

CA state law The statewide rule underneath
Notice of a rent increase
At least 30 days' notice for an increase of 10% or less; at least 90 days for an increase of more than 10%
Applies: The 10% is measured against the rent charged at any time in the 12 months before the increase, counting all increases in that period together.
Civ. Code § 827(b)(2), (b)(3)(A)
Notice to end a month-to-month tenancy (landlord)
60 days' notice; 30 days if the tenant has lived there less than one year
Applies: Where the unit is covered by just cause (Civ. Code § 1946.2) or a local ordinance, the notice must also state a qualifying cause.
Civ. Code § 1946.1(b), (c)
Notice to end a month-to-month tenancy (tenant)
At least as long as the rental period (one month for a month-to-month tenancy)
Civ. Code § 1946.1(b)
30-day notice when the unit is sold to an owner-occupant
30 days' notice when a separately sellable unit is in escrow to a natural person who will live there for at least a year
Applies: Notice within 120 days of opening escrow, given once, and all § 1946.1(d) conditions met.
Civ. Code § 1946.1(d)
Notice to pay rent or quit
3 days, not counting Saturdays, Sundays and judicial holidays, stating the amount due and how to pay
Applies: May be served any time within one year after the rent became due.
Code Civ. Proc. § 1161(2)
Notice to cure a lease violation or quit
3 days, not counting Saturdays, Sundays and judicial holidays, to perform the broken lease term or leave
Code Civ. Proc. § 1161(3)
No fee for serving notices
A landlord may not charge the tenant a fee for serving or posting a notice
Civ. Code § 1946.1(i)

Who this affects

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Frequently asked questions

How much notice does an East Palo Alto landlord have to give?

City rule: an owner withdrawing units under the Ellis Act must notify the city and the tenants at least 120 days ahead.

General information, not legal advice.

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