What happens to tenants when a Manhattan Beach building converts to condos?

Manhattan Beach's code: 3 times the monthly rent. (Moving costs for tenants in good standing who move after use permit approval; lost if they gave notice to move before approval.) (§ 10.88.070); At least 4 months after tentative map approval. (Relocation help for tenants who do not buy; the subdivider lists comparable nearby rentals every quarter.) (§ 10.88.070).

Condo conversions in Manhattan Beach: the local rules

Manhattan Beach code What Manhattan Beach's code adds
Relocation help	3 times the monthly rent. Applies: Moving costs for tenants in good standing who move after use permit approval; lost if they gave notice to move before approval. § 10.88.070 · code text The subdivider shall provide moving expenses equal to three times the monthly rent to any tenant, in compliance with all the terms of the subject lease and/or financing, who relocates from the building to be converted after City approval of the use permit authorizing conversion of the units. At least 4 months after tentative map approval. Applies: Relocation help for tenants who do not buy; the subdivider lists comparable nearby rentals every quarter. § 10.88.070 · code text Relocation assistance shall be provided by the subdivider to non-purchasing tenants for a minimum period of 4 months following the tentative map approval.
Tenant approval	Tenants of 75% of the units. Applies: Tenants tell the City in writing they want conversion, 1 vote per unit; one alternative basis for accepting a preliminary application. § 10.88.040 · code text Tenants lawfully in possession of seventy-five percent (75%) of the units indicate in writing to the City their desire (one (1) vote per unit) to convert such units to condominium ownership.
Notice to tenants	At least 60 days before filing the use permit and tentative map application. Applies: Applies to the notice of intent to convert given to each tenant. § 10.88.070 · code text A notice of intent to convert shall be delivered to each tenant at least 60 days prior to filing the application for a use permit and a tentative map. At least 10 days before the hearing date. Applies: Applies to the public hearing notice mailed to tenants; it states their right to speak. § 10.88.070 · code text The Department shall use one envelope to notify the residents by mailing a copy of the public hearing notice to tenants not less than 10 days prior to the proposed hearing date on the application. Within 7 days after the Board's decision. Applies: Applies to mailing residents the Board of Zoning Adjustment's decision. § 10.88.070 · code text The second envelope shall be used by the Department to notify the residents of the results of the public hearing by mailing notification of the decision of the Board of Zoning Adjustment not more than 7 days following the Board's action. Written notice of the planned conversion before renting, starting 60 days before the application. Applies: Applies to prospective tenants. § 10.88.070 · code text Commencing 60 days prior to the submittal of the application, any prospective tenants shall be notified in writing by the subdivider of the intent to convert prior to leasing or renting any unit pursuant to Section 66452.8 of the California Government Code.
Tenants' right to buy	A non-transferable right of first refusal to buy their unit at a discount from the public price. Applies: Applies to current tenants when the application is filed; the discount depends on how long they have lived there. § 10.88.070 · code text Any present tenant of any unit at the time of an application for conversion shall be given a nontransferable right of first refusal to purchase the unit occupied at a discount of the price offered to the general public.
Vacancy-rate test	A vacancy rate of 5% or more. Applies: One of 3 grounds for accepting a preliminary application; not met if conversion would drop the rate below 5%. § 10.88.040 · code text The vacancy rate of multiple-family developments of three (3) or more rental units within the city, as determined by the Community Development Director, is equal to or more than five percent (5%), unless the conversion will result in a decrease of the vacancy rate to less than five percent (5%).

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