Discussion on Potential Landlord
and Tenant Strategies
CITY COUNCIL
April 23, 2024
COMMUNITY
DEVELOPMENT
Project Timeline
2 Apr 23, 2024
Second Step
Report on
Landlord -Tenant
Strategies
Jan 31, 2023
First Step Report
on California
Tenant Protection
Act (AB 1482)
July 1, 2023
Renter Relocation
Program goes in
effect
Aug 8, 2023
AB 1482
Study Session
Sep 12, 2023
Adoption of
Urgency
Ordinance
Jan 18, 2024
Landlord Tenant
Ad Hoc
Roundtable
Meeting
Feb 13, 2024
Report to Council
on Landlord Tenant
Ad Hoc Roundtable
Meeting Feedback
Apr 10, 2024
Affordable
Housing Sub -
Committee
Meeting
Tenant Protection Act of 2019 (AB 1482)
3 AB 1482
Statewide
Rent Cap
Just Cause
Protections
Relocation
Assistance or
Rent Waiver
Procedural Noticing
Requirement to
Tenants
Burbank follows state mandated rent cap
SB 567: Amended Tenant Protection Act of 2019
• Allows right to return:
If substantial remodeling/demolition of property is
not commenced or completed within the notified time
If the owner or relatives fail to move in within 90 days in case of no-fault just cause eviction or failure to
occupy the unit for 12 consecutive months
• Enforcement of regulations through a civil action for actual damages, reasonable attorney’s fees and costs, & injunctive relief 4
Effective as of April 1, 2024
Landlord Tenant Strategies
February 13, 2024: Council identified four different categories that broadly covered the landlord -tenant
strategies :
1. Cap on Rent Increases
2. Tenant Protection Measures including Anti-
harassment and Anti-retaliation
3. Access to Legal and Professional Resources
4. Enforcement Mechanisms
5 Category No. 1: Local Rent Caps
6 Jurisdictions Local Rent Cap
Pasadena 75% of % increase in CPI
Glendale Follows state rent cap
Bell Gardens 50% of change in CPI or 4%, whichever is lower Beverly Hills 3% of rental rate or annual % increase in CPI, whichever is greater
Claremont Follows state rent cap
Culver City Maximum 5% annual rent increase (Rent increase limited to 2% if % change in CPI is less than 2%)
Long Beach Follows state rent cap
County of Los
Angeles
(Unincorporated
Areas)
% change in CPI over previous year, maximum 8%
*With additional protection for rent increase exceeding 7% Category No. 2: Tenant Protection
7 Jurisdictions Tenant Protection
Relocation Assistance Anti-
Harassment
Anti-
Retaliation
Pasadena Two and one-half (2½) months fair
market rents as established by the U.S.
Department of HUD for a rental unit of a
similar size.
Yes Yes
Glendale Two (2) times the amount of fair market
rent as established by the U.S.
Department of HUD for a rental unit of
similar size plus $2,000.
No Yes
Bell Gardens Three (3) times the tenant’s monthly
rent in effect when termination notice
was issued.
Yes Yes
8 Jurisdictions Tenant Protection
Relocation Assistance Anti-
Harassment
Anti-
Retaliation
Beverly Hills The City determines the relocation
rate for no-fault just cause eviction as
follows:
Studio: $ 6,193.00
One Bedroom: $9,148.00
Two or more bedrooms: $12,394.00
No Yes
Claremont For no-fault just cause evictions, 3
months of the tenant’s rent that was
in effect when the owner issued the
notice to terminate the tenancy.
No No
Category No. 2: Tenant Protection
9 Jurisdictions Tenant Protection
Relocation Assistance Anti-
Harassment
Anti-
Retaliation
Culver City • For no-fault just cause eviction, three
(3) times the tenant’s current
monthly rent in effect or pay the
small area fair market rent
established by the US Dept. of HUD
for a comparable unit in the same ZIP
code plus a $1000.
• Relocation fee is reduced by 50% for
small landlords.
Yes Yes
Category No. 2: Tenant Protection
Category No. 2: Tenant Protection
10 Jurisdictions Tenant Protection
Relocation Assistance Anti-
Harassment
Anti-
Retaliation
Long Beach • In case of relocation due to
substantial remodel, $4,500 or LL can
waive 2 months’ rent in effect when
termination notice was issued,
whichever is greater.
• In case of other no-fault just cause
eviction, one month’s rent in effect
when notice of termination was
issued.
Yes No
Category No. 2: Tenant Protection
11 Jurisdictions Tenant Protection
Relocation Assistance Anti-
Harassment
Anti-
Retaliation
County of Los
Angeles
(Unincorporated
Areas)
For all no-fault just cause eviction
relocation assistance is determined
by the County based on factors such
as countywide median rent based on
the rental unit size, moving &
packing cost, application fees, taxes,
rental unit size, utilities, & storage
cost.
Yes Yes
Category No. 3: Access to Resources/Legal
Professional
12 Jurisdictions Access to Resources Access to Legal Professional Pasadena
(Litigation still
pending)
• Notices on tenant rights • Rental Housing Board (RHB) • Hearing Officer appointed
by RHB (City in the process of
hiring a hearing officer)
Glendale • The City’s website provides
overview of the City’s Rental
Rights Program
• The City’s website provides
referral for third party
community-based
organizations
• None
Category No. 3: Access to Resources/Legal Professional
13 Jurisdictions Access to Resources Access to Legal Professional Bell Gardens • Notices on tenant rights
• The City’s website provides
a video/presentation on
the local rent stabilization
ordinance.
• Aggrieved landlords and
tenants have access to hearing
officer designated by the City
Manager.
Beverly Hills • The City’s website has rent
stabilization guide as well
as video.
• Rent Stabilization Commission
• The City Manager appoints a
Hearing Officer for mediation
of landlord-tenant disputes.
Claremont • The City’s website provides
referral for third party
community-based
organizations
• None
Note: These three cities hire contract City Attorneys
Category No. 3: Access to Resources/Legal
Professional
14 Jurisdictions Access to Resources Access to Legal
Professional
Culver City • The City’s webpage has a video
summarizing local rent control
and tenant protection
ordinance.
• Landlord-tenant
mediation board
• Hearing before a hearing
officer
Long Beach • Notices on tenant rights
• The City’s webpage provides
information on resources like
multi-service center & Long
Beach resource line, & Legal Aid
Foundation.
• The City partners with
Stay Housed LA & Fair
Housing Foundation to
provide support and
resources to tenants.
Category No. 3: Access to Resources/Legal
Professional
15 Jurisdictions Access to Resources Access to Legal Professional County of Los
Angeles
(Unincorporated
Areas)
• Notices on tenant rights
• The County’s website
provides referral for third
party community-based
organizations including
Stay Housed LA –
Eviction Defense
Program.
• Landlord-tenant mediation
panel
• Rental Oversight
Commission appointed by
Board of Supervisors
• Hearing before a hearing
officer
(Currently inactive)
Category No. 4: Enforcement Mechanism
16 Jurisdictions Administrative Civil Remedies
Pasadena • Administrative
Petition with
the Rental
Board
• Violation of local regulations
considered misdemeanor
• Violation is a complete affirmative
defense in an unlawful detainer action
• Injunctive & other civil relief to enforce
local regulations
Glendale • Administrative
citations and
fines
• Violation of local regulations shall
constitute a defense in any legal action
brought by landlord
• A tenant may seek injunctive relief
• Landlords can seek money damages
for a tenant’s failure to reimburse
relocation assistance
Category No. 4: Enforcement Mechanism
17 Jurisdiction Administrative Relief
Bell Gardens • Administrative petition for rent adjustment • Administrative fine
Civil Remedies
• Tenants can bring civil action for civil penalties, injunctive, declaratory, and other equitable relief
• Violation of local regulations considered misdemeanor • A tenant may assert as an affirmative defense a landlord’s failure to comply with local regulations
• Unlawful rent increase shall be an affirmative defense in any action brought to recover possession of a rental unit • Retaliation claims may only be brought in a court and may not be addressed administratively
Category No. 4: Enforcement Mechanism
18 Jurisdictions Administrative Relief
Beverly Hills • Administrative penalties for violation of local regulations Civil Remedies
• Unlawful rent increase shall be a defense in any action brought to recover possession of a rental unit
• Any landlord action brought in retaliation shall be
grounds for denial of the request for possession of a
rental unit
• Civil remedies to tenants to defend against any wrongful action filed in court by the landlord
Category No. 4: Enforcement Mechanism
19 Jurisdiction Administrative Civil Remedies
Claremont • None • Violation of local regulations shall be an affirmative defense to an unlawful
detainer action
Culver City • Rent
Adjustment
Application
with the
Housing
Division
• Administrative
Citation
Process
• The City Attorney is authorized to bring a
civil action for civil penalties, injunction,
declaratory and other equitable relief
• Aggrieved tenants can institute a civil
suit
• Violation of local regulations considered
misdemeanor
• Retaliation claims may be raised as a
defense in an unlawful detainer action or
in other appropriate judicial proceedings
Category No. 4: Enforcement Mechanism
20 Jurisdictions Administrative Civil Remedies
Long Beach • None • A tenant can seek civil action for
injunctive relief, direct money damages,
& civil penalty
County of
Los Angeles
(Unincorporated
Areas)
• DCBA can
issue notice
of violation
and
administrativ
e fines
• Any violation shall constitute an
affirmative defense for a tenant in any
civil unlawful detainer action
• A tenant can institute civil action for
civil penalty, injunctive relief, direct
money damages, & any other relief that
a court deems appropriate
• Violators shall be guilty of a
misdemeanor
Rough Estimate of Implementing Landlord-Tenant Regulations 21 Jurisdictions Rough Estimate
Pasadena (57% - 60%) Annual estimated cost of $5,453,460 Glendale (67.6%) Annual estimated cost of $400,000
Bell Gardens (77.8%) Annual estimated cost of $1,020,968 Beverly Hills (59%) Annual estimated cost of $1,700,000 Claremont (35.5%) One time cost of $24,500 (Approx.)
Culver City (48%) Annual estimated cost of $1,300,000
Long Beach (61%) Annual estimated cost of $95,223 &
salaries for additional employees
County of Los Angeles (54.2%) Annual estimated cost of $5,700,000 *Renter Occupied Households (2015 -2019 ACS)
Landlord-Tenant Regulations in Burbank
22 Regulations Current Regulations in Burbank
Rent Cap • 5% plus the % change in CPI, or 10%, whichever is lower Tenant
Protection
• Burbank is subject to state mandated relocation
assistance or rent waive equal to one month of the
tenant’s rent for no-fault just cause eviction
• Ordinance no. 23-3,999 requires the owners to provide relocation assistance equal to the amount of three
month’s rent if termination of tenancy is based on
substantial remodel just cause eviction
Landlord-Tenant Regulations in Burbank
23 Regulations Current Regulations in Burbank
Access to
Resources
• Landlord Tenant Commission
• Burbank contracts with the Housing Rights Center
Enforcement
Mechanism
• Violation of tenant protection provision pursuant to
Ordinance no. 23-3,999 shall render notice of termination of tenancy void and shall be an affirmative defense to an unlawful detainer action
• Burbank is subject to remedies provided by the state law allowing tenants to institute a civil action, seek injunctive relief, and seek damages in case of landlord’s failure to comply with state regulations
Proposed Housing Enforcement Program in Burbank
FY 24/25 Budget Discussion Paper will propose a Housing Enforcement Program with the following elements :
1. New Staff – Five new positions between CAO and CDD
2. Functions - Provide tenant resources and referrals
1. Coordinate Social Services
2. Receive Housing Complaints
3. Investigate Complaints and Habitability Concerns
4. Review and Initiate Civil Enforcement Actions
3. Pilot program for access to legal and professional
resources
4. Cost - $650,000 recurring and $100,000 one-time 24
• Receive a Budget Discussion Paper on the Proposed
Housing Enforcement Program & the Pilot Legal
Resource Services Program during the Budget Study
Session on May 7, 2024;
• Provide direction on any further information or data
to obtain and present to the Council for consideration; and
• Staff will follow up with a proposed community
outreach process.
Next Steps
25 Discussion on Potential Landlord
and Tenant Strategies
CITY COUNCIL
April 23, 2024
COMMUNITY
DEVELOPMENT