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10/28/2019 Exhibit A JUST CAUSE EVICTION PROTECTIONS These just cause eviction protections of the urgency ordinance shall be known as the "Just Cause Eviction Protections." (a) Notwithstanding any other law, after a tenant has continuously and lawfully occupied a residential real property for 12 months, the owner of the residential real property shall not terminate the tenancy without just cause, which shall be stated in the written notice to terminate tenancy. If any additional adult tenants are added to the lease before an existing tenant has continuously and lawfully occupied the residential real property for 24 months, then this subdivision shall only apply if either of the following are satisfied: (1) All of the tenants have continuously and lawfully occupied the residential real property for 12 months or more. (2) One or more tenants have continuously and lawfully occupied the residential real property for 24 months or more. (b) For purposes of this section, "just cause" includes either of the following: (1) At -fault just cause, which is any of the following: (A) Default in the payment of rent. (B) A breach of a material term of the lease, as described in paragraph (3) of Section 1161 of the Code of Civil Procedure, including, but not limited to, violation of a provision of the lease after being issued a written notice to correct the violation. (C) Maintaining, committing, or permitting the maintenance or commission of a nuisance as described in paragraph (4) of Section 1161 of the Code of Civil Procedure. (D)Committing waste as described in paragraph (4) of Section 1161 of the Code of Civil Procedure. (E) The tenant had a written lease that terminated on or after October 29, 2019, and after a written request or demand from the owner, the tenant has refused to execute a written extension or renewal of the lease for an Page 5 of 12 AT7Y/ORD.505/CC URGENCY ORDINANCE RENTAL ORDINANCE NO. 2468 REV: 10-28-19 VR MUFF NO. 305