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including lead-based paint, mold, or asbestos, in accordance with applicable federal, state, and local laws, that cannot be reasonably accomplished in a safe manner with the tenant in place and that requires the tenant to vacate the residential real property for at least 30 days.Cosmetic improvements alone,including painting,decorating,and minor repairs,or other work that can be performed safely without having the residential real property vacated,do not qualify as substantial rehabilitation. (c)Before an owner of residential real property issues a notice to terminate a tenancy for just cause that is a curable lease violation,the owner shall first give notice of the violation to the tenant with an opportunity to cure the violation pursuant to paragraph(3) of Section 1161 of the Code of Civil Procedure.If the violation is not cured within the time period set forth in the notice,a three-day notice to quit without an opportunity to cure may thereafter be served to terminate the tenancy. (d)(1)For a tenancy for which Just cause is required to terminate the tenancy under subdivision(a),if an owner of residential real property issues a termination notice based on a no-fault just cause described in paragraph(2) of subdivision(b), the owner shall,regardless of the tenant's income,at the owner's option,do one of the following: A)Assist the tenant to relocate by providing a direct payment to the tenant as described in paragraph(3). (B)Waive in writing the payment of rent for the final month of the tenancy,prior to the rent becoming due. (2)If an owner issues a notice to terminate a tenancy for no-fault just cause,the owner shall notify the tenant of the tenant's right to relocation assistance or rent waiver pursuant to this section. If the owner elects to waive the rent for the final month of the tenancy as provided in subparagraph(B)of paragraph(1),the notice shall state the amount of rent waived and that no rent is due for the final month of the tenancy. (3)(A)The amount of relocation assistance or rent waiver shall be equal to one month of the tenant's rent that was in effect when the owner issued the notice to terminate the tenancy.Any relocation assistance shall be provided within 15 calendar days of service of the notice, (B)If a tenant fails to vacate after the expiration of the notice to terminate the tenancy,the actual amount of any relocation assistance or rent waiver provided pursuant to this subdivision shall be recoverable as damages in an action to recover possession. (C)The relocation assistance or rent waiver required by this subdivision shall be credited against any other relocation assistance required by any other law. (4)An owner's failure to strictly comply with this subdivision shall render the notice of termination void. (e)This section shall not apply to the following types of residential real properties or residential circumstances: (1)Transient and tourist hotel occupancy as defined in subdivision(b)of Section 1940. (2)Housing accommodations in a nonprofit hospital,religious facility,extended care facility,licensed residential care facility for the elderly, as defined in Section 1569.2 of the Health and Safety Code,or an adult residential facility,as defined in Chapter 6 of Division 6 of Title 22 of the Manual of Policies and Procedures published by the State Department of Social Services. (3)Dormitories owned and operated by an institution of higher education or a kindergarten and grades 1 to 12,inclusive,school. (4) Housing accommodations in which the tenant shares bathroom or kitchen facilities with the owner who maintains their principal residence at the residential real property. (5)Single-family owner-occupied residences,including a residence in which the owner-occupant rents or leases no more than two units or bedrooms,including,but not limited to,an accessory dwelling unit or a junior accessory dwelling unit. (6)A duplex in which the owner occupied one of the units as the owner's principal place of residence at the beginning of the tenancy,so long as the owner continues in occupancy. (7)Housing that has been issued a certificate of occupancy within the previous 15 years. (8)Residential real property that is alienable separate from the title to any other dwelling unit,provided that both of the following apply: (A)The owner is not any of the following: (i)A real estate investment trust,as defined in Section 856 of the Internal Revenue Code. (ii)A corporation. (iii)A limited liability company in which at least one member is a corporation. (B)(i)The tenants have been provided written notice that the residential property is exempt from this section using the following statement: "This property is not subject to the rent limits imposed by Section 1947.12 of the Civil Code and is not subject to the just cause requirements of Section 1946.2 of the Civil Code.This property meets the requirements of Sections 1947.12(d)(5)and 1946.2(e)(8)of the Civil Code and the owner is not any of the following:(1)a real estate investment trust,as defined by Section 856 of the Internal Revenue Code;(2)a corporation; or(3)a limited liability company in which at least one member is a corporation." 7