Utilities Charges and RUBS

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Changes to Utility Billing and RUBS for Fully-Covered CSFRA Units

Major changes are coming to how utilities can be charged to tenants living in fully-covered CSFRA units.

On December 18, 2023, the Rental Housing Committee (RHC) adopted regulations clarifying that utilities are part of rent for units fully covered by the CSFRA. The CSFRA provides rent stabilization and eviction protections for most apartment buildings in Mountain View with 3 or more units built before February 1, 1995. These units are considered fully covered.

Utilities for fully covered units are going to be subject to the rent increase limitations of the CSFRA. The use of RUBS and similar utility billing systems will be phased out through a landlord petition process for existing tenancies.

Please see CSFRA Regulations Chapter 13 for the full text.

Starting March 1, 2024:

New Tenancies

RUBS is not allowed.
Total rent must include utilities.
Rental Agreement must state the total rent amount and specify the types of utilities and housing service fees included (e.g., water, garbage, sewer, parking, pet fee).
Utility charges paid directly by tenant to utility service provider (such as PG&E) or
sub-metered utilities are exempt.

The landlord is required to provide one total monthly rent amount (one number that encompasses all fixed utility charges) in the rental agreement. The specific amount within that rent for the included services and utilities does not have to be stated, but the rental agreement must state which housing services and utilities are included in the rent amount (e.g., they must mention that rent includes the following utilities: water, garbage, trash, electricity, etc.).

Existing Tenancies

For a limited time, RUBS can continue to be charged for existing tenancies.

RUBS may continue until a Utility Adjustment Petition is filed with the City and approved in accordance with CSFRA Regulations Chapter 13.
Utility charges for vacant or newly rented units may not be allocated to existing rental units through RUBS or similar systems.
Utility charges paid directly by tenant to utility service provider (such as PG&E) or sub-metered utilities are exempt.

During the summer of 2024, a one-time Utility Adjustment Petition process will be released to allow landlords to incorporate utilities currently charged separately from rent or through RUBS into a fixed amount included in a tenant’s rent. Landlords need to complete and file a petition outlined as follows to qualify for and apply the adjustment.

How does the Utility Adjustment Petition process work?

Landlords complete and submit a property-wide petition form with calculations for each unit currently being billed through RUBS, workbook and documentation to the Rent Stabilization Division before the deadline stated below.
Landlords serve the completed petition form and workbook to affected tenants.
If the petition is accepted by staff into the review process, staff notifies the landlord and affected tenants.
Tenants have thirty (30) days to object to the calculations in the petition by filing a Tenant Response Form with the Division.
Staff reviews the petition, and any responses received, verifies calculations and issues a formal decision stating the amount of the one-time utility adjustment for each affected unit.
Upon receipt of the formal decision, landlords add the utility adjustment amount to the rent amount at the date of the next annually allowed rent increase, after the AGA increase has been calculated.
If a landlord does not file a petition within the deadlines below, the current rent is now assumed to include utilities, no separate utilities can be billed unless individually sub-metered, and tenants can file a petition for any previously incurred utility overcharges.

If a tenant has already filed a petition that includes utility charges, the utilities portion of the petition will be paused during this transition process.

When does the Petition Process Start?

Release of the Utility Adjustment Petition is expected in late summer 2024. Landlords must file their petition no later than the deadlines outlined below.

More than 20 Units: Deadline for Submission is within 6 months of the release of the Petition process
6 to 20 Units: Deadline for Submission is within 9 months of the release of the Petition process
1 to 5 Units: Deadline for Submission is within 12 months of the release of the Petition process

Questions? Contact us.

650-903-6131 | MVRent@mountainview.gov | 298 Escuela Ave., Mountain View, CA 94041

Housing Help Center

1st and 3rd Thursdays of the month! | Landlords: 1 - 3 p.m. | Tenants: 6-8 p.m.

Rent Stabilization Division Office, 298 Escuela Ave., Mountain View, CA 94041 | Walk-ins welcome
Attend virtually during clinic hours at mountainview.gov/housinghelpclinics

Information and Resources

Utility Changes and RUBS Information Sheet (English, Spanish and Mandarin - Updated 2024.03.07)

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