Merced, Cal., Code of Ordinances ch. 9.75 § 9.75.030
Prohibitions on certain residential evictions
Operative Text
A landlord shall not terminate a residential tenancy without just cause, including at-fault just cause, of any tenant who lawfully occupies the property, regardless of the length of time. A. Notwithstanding the foregoing, nothing in this section shall limit a Landlord's ability to terminate a residential tenancy for no-fault just cause, which includes any of the following reasons: 1. The owner is complying with an order issued by a government agency or court relating to habitability that necessitates vacating the residential real property or an order by a government agency or court, or a local ordinance, that necessitates vacating the property. 2. The owner or a member of their immediate family intends to occupy the property. 3. The termination is necessary in order to remove the property from the rental market, but only as authorized by Government Code Section 7060 et seq. 4. The owner intends to demolish, substantially remodel, or undertake necessary repairs to the property or unit. B. If the owner intends to demolish, substantially remodel or repair the property or unit in accordance with subsection A.4 above, the owner must comply with Sections 9.75.040 and 9.75.050 of this chapter. C. To the extent that state law is more protective of a residential tenancy than this section, those state law provisions shall apply to the residential tenancy. Nothing in this section shall be construed to supersede any applicable requirements in Civil Code Section 1946.2 pertaining to relocation assistance or rent waiver.
Merced Code of Ordinances ch. 9.75 § 9.75.030 establishes that landlords may not end a residential tenancy without a recognized 'just cause,' which applies to all tenants regardless of how long they have lived in the unit. The rule distinguishes between 'at-fault' just cause (based on tenant behavior) and 'no-fault' just cause, the latter covering situations such as owner move-in, government habitability orders, removal of the property from the rental market under state law, or plans to demolish or substantially remodel the unit. When state law offers tenants stronger protections than this local provision, state law governs, and relocation assistance or rent waiver requirements under California Civil Code Section 1946.2 are not displaced by this section.
Plain English — not legal advice.
Under Merced Code of Ordinances ch. 9.75 § 9.75.030, compliant property owners document a recognized just-cause reason before initiating any termination of a residential tenancy, whether that reason is fault-based or falls within one of the enumerated no-fault categories. Owners who intend to demolish, substantially remodel, or repair a unit must also satisfy the additional procedural requirements set out in Sections 9.75.040 and 9.75.050 of the same chapter. Because state law applies wherever it is more protective than this local ordinance, operators generally review California Civil Code Section 1946.2 alongside the local code when evaluating relocation assistance or rent waiver obligations.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Merced Code of Ordinances ch. 9.75 § 9.75.030 gives residential tenants the right not to be evicted without a valid just-cause reason, regardless of how long they have occupied the unit. Tenants who receive a termination notice may have grounds to raise the absence of a recognized just-cause basis as a defense in eviction proceedings, and where state law provides greater protections — including relocation assistance under California Civil Code Section 1946.2 — those protections remain available. Tenants seeking to understand their options can consult local tenant-rights organizations or legal aid services familiar with both Merced's local ordinance and applicable California state law.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 13, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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