Eviction and just cause in Mountain View: the local rules

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

What Mountain View's code says

Mountain View code What Mountain View's code adds
When protection starts	Any tenancy; no minimum length of tenancy is stated. § 1705 · code text No Landlord shall take action to terminate any tenancy, including but not limited to making a demand for possession of a Rental Unit, threatening to terminate a tenancy orally or in writing, serving any notice to quit or other eviction notice, or bringing any action to recover possession, or be granted recovery of possession of a Rental Unit unless at least one of the following conditions exists:
Allowed at-fault reasons	Not paying rent within 3 days of written notice. Applies: The amount demanded cannot exceed the rent the landlord is legally entitled to. § 1705 · code text (1) Failure to Pay Rent. The Tenant has failed, after three days' written notice as provided by law, to pay the amount stated in the notice, so long as the amount stated does not exceed the Rent to which the Landlord is legally entitled under the Rental Housing Agreement, this Article, state, and any other local law. Continuing to substantially violate a material lease term after a written notice to cease. Applies: Term must be reasonable, legal, and accepted in writing; for terms added later, tenant must first be told in writing it is optional. § 1705 · code text The Tenant has continued, after the Landlord has served the Tenant with Written Notice to Cease, to substantially violate any of the material terms of the Rental Housing Agreement, except the obligation to surrender possession on proper notice as required by law, and provided that such terms are reasonable and legal and have been accepted in writing by the Tenant; Committing or expressly permitting a nuisance in the unit. Applies: The tenant keeps doing so after the landlord serves a written notice to cease. § 1705 · code text The Tenant has continued, after the Landlord has served the Tenant with a Written Notice to Cease, to commit or expressly permit a nuisance in the Rental Unit. Criminal activity or disorderly conduct. Applies: Continuing after a written notice to cease to destroy the peace, quiet, comfort or safety of the landlord or other tenants, including crimes. § 1705 · code text Such disorderly conduct includes violations of state and federal criminal law that destroy the peace, quiet, comfort, or safety of the Landlord or other tenants at the Property. Refusing to give reasonable access to the unit. Applies: The tenant keeps refusing without good cause after a written notice to cease, where state or local law requires access. § 1705 · code text The Tenant has continued to refuse, after the Landlord has served the Tenant with a Written Notice to Cease and without good cause, to grant the Landlord reasonable access to the Rental Unit as required by state or local law.
Allowed no-fault reasons	Necessary, substantial repairs that require the tenant to move out temporarily. Applies: Repairs needed for health and safety codes must make the unit uninhabitable for at least 30 days; permits and written notice required. § 1705 · code text The repairs necessitate that the Tenant vacate the Rental Unit because the work will render the rental unit uninhabitable for a period of not less than thirty (30) days; Owner move-in Applies: In good faith, for use as a primary residence by the landlord or the landlord's spouse, domestic partner, children, parents or grandparents; landlord must be a natural person with at least 50% recorded ownership; not allowed if that person already occupies a unit on the property or a unit there is vacant; not allowed against a tenant of at least five years who is 62 or older or disabled, or a terminally ill tenant, unless the incoming person also qualifies and no other unit is available § 1705 · code text The Landlord seeks, after providing written notice to the Tenant pursuant to state law, to recover possession of the Rental Unit in good faith for use and occupancy as a Primary Residence by the Landlord, or the Landlord's spouse, domestic partner, children, parents or grandparents.

The California rule underneath

Where Mountain View's rule above does not cover a situation, state law still applies. For the statewide rule on its own, see Just-cause eviction in California.

CA state law The statewide rule underneath
Just cause required	After 12 months of lawful occupancy, the owner may terminate only for a just cause stated in the notice Applies: Covered units only (§ 1946.2(e) exempts, among others, housing built in the last 15 years and single-family homes or condos not owned by a corporation or REIT when the tenant got the required notice). If new adult tenants joined before anyone reached 24 months, all tenants need 12 months or one needs 24. Civ. Code § 1946.2(a)
Chance to cure first	For a curable lease violation, the owner must first serve a notice to cure before a 3-day notice to quit Civ. Code § 1946.2(c)
Just cause — new construction exemption	Housing with a certificate of occupancy issued within the previous 15 years is exempt (rolling) Applies: Mobilehomes excepted. Civ. Code § 1946.2(e)(7)
Just cause law sunset	§ 1946.2 is repealed on January 1, 2030 unless extended Civ. Code § 1946.2(n)

Who this affects

TenantsLandlordsProperty managers

Frequently asked questions

Does a landlord in Mountain View need a reason to evict?

City rule: any tenancy needs a listed just cause to evict, such as unpaid rent within 3 days of written notice.

Eviction and just cause in Mountain View

Key points

What Mountain View's code says

The California rule underneath

Who this affects

Frequently asked questions

Ask about a specific Mountain View property

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