What happens to tenants when a Pacifica building converts to condos?

Pacifica's code: Applications are accepted twice a year, due the last Friday of May and the last Friday of November. (Applies to condo conversions of residential buildings.) (§ 9-4.2452); 3 times the monthly rent. (Moving costs for tenants in good standing who move after use permit approval; lost if they gave notice before approval.) (§ 9-4.2455).

Condo conversions in Pacifica: the local rules

Pacifica code What Pacifica's code adds
Limits on conversions	Applications are accepted twice a year, due the last Friday of May and the last Friday of November. Applies: Applies to condo conversions of residential buildings. § 9-4.2452 · code text Applicants may submit applications for condominium conversions of residential structures to condominiums twice a year, due at the close of business on the last Friday of May and the last Friday of November.
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 before approval. § 9-4.2455 · code text The subdivider shall provide moving expenses of three (3) 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 a use permit authorizing conversion of the units. At least 4 months after tentative map approval. Applies: Relocation help for tenants who do not buy; it means updated listings of comparable nearby rentals. § 9-4.2455 · code text Relocation assistance shall be provided to non-purchasing tenants for a minimum period of four (4) months following the tentative map approval.
Tenant approval	Tenants of 75% of the units. Applies: One of 3 ways an application is accepted: tenants of 75% of units request conversion in writing, 1 vote per unit. § 9-4.2452 · code text Tenants lawfully in possession of seventy-five (75%) percent of the units indicate their desire to convert such units (one vote per unit) to condominium ownership in writing to the City.
Notice to tenants	At least 10 days before the use permit meeting; the notice includes the Commission hearing notice. Applies: Applies to the Commission hearing notice mailed to current residents. § 9-4.2455 · code text The City shall use one envelope to notify the residents by mailing a copy of the Commission public hearing notice to tenants not less than ten (10) days prior to the proposed meeting date on the use permit. Within 7 days after the Commission acts; the notice states its decision. Applies: Applies to telling current residents the hearing results. § 9-4.2455 · code text The second envelope shall be used to notify the residents of the results of the public hearing by mailing notification of the decision of the Commission not more than seven (7) days following the Commission action. Written notice of the planned conversion before leasing or renting any unit. Applies: Applies to prospective tenants after the application is filed. § 9-4.2455 · code text After the submittal of the application, any prospective tenants shall be notified in writing of the intent to convert prior to leasing or renting any unit. The notice of intent must be posted on site in at least 1 place tenants can easily see. Applies: Applies to on-site posting. § 9-4.2455 · code text The notice of intent shall be posted on site in at least one location readily visible to tenants.
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 any current tenant when the conversion application is filed. § 9-4.2455 · 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: Applies to multifamily developments of 3 or more rental units; conversion may not drop it below 5%; one of 3 ways an application is accepted. § 9-4.2452 · code text Conversions may be approved when the vacancy rate of multiple-family developments of three (3) or more rental units within the City, as determined by the Director of Community Development and Services, is equal to or more than five (5%) percent, unless the conversion will result in a decrease of the vacancy rate to less than five (5%) percent.

Condo conversions in Pacifica

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