18.34.040 Relocation assistance.

Relocation assistance, where required by the preceding subsection, shall be provided in accordance with the following provisions.

(A) Landlord's Responsibility.

(1) The landlord shall:

(a) Make available to each tenant, at no cost, a reasonably complete and current list of vacant and available rental units within a one and one-half mile radius of the building being converted, which units are comparable as to size and amenities to the unit occupied by the tenant; and

(b) Make a reasonable and good faith effort to assure that tenants without cars are driven, at no cost, and tenants with cars are assisted, in order to inspect replacement rental units; and

(c) Hire an ambulance or similar vehicle, at no cost to the tenant, and otherwise take reasonable steps to assist any disabled or handicapped tenant with relocation-related activities; and

(d)(i) Pay a relocation fee of eight thousand dollars to qualified tenants and a three thousand two hundred dollar fee to all other tenants in order to assist the tenants in meeting costs of relocation, higher rents for replacement housing, and any related expenses. For the year beginning on the effective date of the ordinance codified in this chapter and all subsequent years, the fee amounts shall be automatically increased by the cost-of-living increase determined by the United States Labor Department for the San Francisco/Oakland/Bay Area. The adjusted amount shall be rounded to the nearest fifty-dollar increment.

(ii) This payment shall be made as follows:

(A) The entire fee shall be paid to a tenant who is the only tenant in a rental unit,

(B) If a rental unit is occupied by two or more tenants, any one of whom is a qualified tenant, then each tenant of the unit shall be paid a pro rata share of the eight thousand dollar fee,

(C) If a rental unit is occupied by two or more tenants, none of whom is a qualified tenant, then each tenant of the unit shall be paid a pro rata share of the three thousand two hundred dollar fee.

(iii) In no event shall the landlord be liable to pay more than eight thousand dollars to all tenants residing in a unit in which at least one qualified tenant lives, or to pay more than three thousand two hundred dollars to all tenants residing in a unit in which no tenant is a qualified tenant. If a tenant is entitled to monetary relocation benefits pursuant to city administrative agency action or any provision of local, state or federal law, then those benefits shall operate as a credit against any fee required to be paid to the tenant under this chapter.

(2) In lieu of the assistance provided for in subsection (A)(1)(a) of this section, the landlord may elect to relocate any tenant into a comparable replacement rental unit satisfactory to the tenant and pay all actual costs of relocating the tenant up to a maximum of eight thousand dollars per household. For the year beginning on this effective date of the ordinance codified in this chapter and all subsequent years, the fee amounts shall be automatically increased by the cost-of-living increase determined by the United States Labor Department for the San Francisco/Oakland Bay Area. The adjusted amount shall be rounded to the nearest fifty-dollar increment. A tenant may not unreasonably withhold approval of a replacement rental unit offered by the landlord. For purposes of this provision only, comparability shall be determined from the following factors: size; price; location; proximity to medical and recreational facilities, parks, community centers, shops, transportation, schools, churches and synagogues; and amenities.

(3) In lieu of the assistance provided for in subsection (A)(1)(a) of this section, if the tenant chooses, instead of relocating to a rental unit, to purchase a unit or single-family home in Napa County, the tenant may instead choose to receive the amount of fifteen thousand dollars per household from the landlord towards the relocation and costs associated with the purchase of the new unit or single-family home. For the year beginning on this effective date of said ordinance and all subsequent years, the fee amounts shall be automatically increased by the cost-of-living increase determined by the United States Labor Department for the San Francisco/Oakland Bay Area. The adjusted amount shall be rounded to the nearest fifty-dollar increment.

(4) In lieu of the assistance provided for in subsections (A)(1)(a) and (A)(3) of this section, all tenants shall have the exclusive right to purchase a converted unit for an amount which is ten percent below the market rate listing price for such unit. The exclusive right to purchase must be exercised within thirty days of the recordation of any final map establishing a community apartment project, condominium or stock cooperative.

(B) When Assistance Shall Be Provided.

(1) List of Available Rental Units. The landlord shall perform the acts described in subsection (A)(1)(a) of this section for the period beginning on or before the service of the one hundred eighty days' notice of intention to convert, until the date of termination set forth in the notice of termination.

(2) Transportation. The landlord shall perform the acts described in subsections (A)(1)(b) and (c) of this section for the period beginning on or before the service of the one hundred eighty days' notice of intention to convert described in Government Code Section 66427.1(c), until the date of termination set forth in the notice of termination.

(3) Monetary Assistance. The landlord shall perform the acts described in subsection (A)(1)(4) within fifteen days of service of the notice of termination.

(4) Replacement Housing. In lieu of the acts described in subsection (A)(1) of this section, the landlord may perform the acts described in subsection (A)(2) of this section within thirty days of service of the one hundred eighty days' notice of intention to convert described in Government Code Section 66427.1(c).