From: Gaemus Collins
To: City Clerk Group
Subject: Tenant protections
Date: Monday, April 28, 2025 6:08:57 PM
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Hello, I saw your email about an upcoming meeting on Tenant protections. I will not be able to attend the public hearing, but I would like to submit my inputs.
I spent 20 years in Santa Barbara and Goleta as a renter, and 15 years as a landlord. For about 10 years, I was a tenant and a landlord at the same time. So I’ve experienced both sides of this relationship.
The state of California has extensive tenant protections that make it challenging to be a landlord in this state. But we don’t have much control over those here at the local level. What we do have control over is not adding additional laws on top of the existing state laws, which are already complex and challenging to follow.
So my vote on this issue would be for Goleta to avoid additional local rental laws, and simply let state law govern our rentals. This makes it easier for landlords to operate. Less legal complexity reduces landlords’ legal and management costs, which should keep rents lower in the long run.
Gaemus Collins
From: BILL WOODBRIDGE
To: City Clerk Group
Subject: limiting rent increases for seniors
Date: Monday, April 28, 2025 8:42:43 PM
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Hi StaffI request that the City consider putting a limit of 5% on the annual increases for seniors on a fixed income (Social Security) with no pension. I live at a Towbes managed property. They have been raising my rent 10% every year. I cannot afford that increase any more times. My rent ($2795) already exceeds my Social Security which is $2569. I have no pension. If the rents keep rising at these rates, I will have to move out of Goleta and probably out of the county. Even at these rates there is no equivalent place in Goleta or Santa Barbara to move to at a lower rental price. Section 8 is closed for new applicants.
Thank you,
Bill Woodbridge
56 S Patterson Ave #207 93111
April 29th, 2025
Subject: Public Comment on Tenant Protections Ordinance – May 1, 2025 Dear Committee Members,
My name is Paul Knight. I’m a third-generation Santa Barbaran, a licensed real estate broker, and owner of Mission City Property Management. I’ve worked in residential property management for over 12 years before founding my own company here in in 2023 our community. I approach housing from a people-first perspective — because despite the narrative becoming more “us vs. them” between tenants and landlords, the reality is that housing is a symbiotic relationship, and both sides matter.
I appreciate the City of Goleta’s desire to protect tenants, especially in today’s economic climate. However, I’m writing to express my concerns that the proposed ordinance revisions, layered on top of recent statewide legislation (AB 1482, SB 567, AB 12, AB 2801, and others passed in 2023–2024), represent what many local landlords are experiencing as a legislative tsunami — with new rules, added liabilities, and increased legal risk year after year.
As someone deeply embedded in both the operational and legal side of rental housing, I’d welcome the opportunity to collaborate with City staff and Council to help develop solutions that protect vulnerable renters without penalizing landlords who have done right by their tenants. Below are specific comments on several ordinance topics currently under consideration:
1. Early Tenant Alert Notice Requirement
State law already mandates a 60-day pre-notice with a valid permit for "substantial remodel" evictions (Civil Code §1946.2). Adding another 60-day “pre-notice” on all termination duplicative and burdensome.
• Why should a tenant be allowed to provide 30 days’ notice, while a landlord must give 120 days?
• If a pre-notice is missed, will a court invalidate the termination notice entirely? Does this require personal service or just mailing?
This added layer introduces legal ambiguity and risk. I respectfully request this remain aligned with state standards.
2. Tenant Anti-Harassment Provisions
California Civil Code §§ 1940.2 and 1942.5 already clearly define unlawful landlord behavior and provide legal remedies.
Rather than duplicating language, I recommend the City create accessible public resources that summarize these rights for both landlords and tenants — including how and where to file a complaint.
This promotes education without unnecessary redundancy in the municipal code.
3. Relocation Assistance
Santa Barbara County, City, and Carpinteria all have different relocation formulas — and now Goleta is looking to modify its own.
This inconsistency increases legal exposure for landlords operating across jurisdictions. I urge staff to align with an existing local model to simplify compliance and reduce confusion, especially for small-scale owners.
4. Minimum Withdrawal Period (Ellis Act-style)
I strongly urge against implementing a local “Ellis Act-like” restriction. • AB 1482 already gives tenants substantial protections. • SB 567 imposes severe penalties for violating just cause rules.
If Goleta bars future landlords from re-renting withdrawn units, it discourages rental ownership entirely. In fact, some owners I work with are choosing to sell vacant rather than risk ongoing liability. If a 5-unit property is sold and can’t be rented for 5–10 years, it guarantees a permanent loss of rental housing — not preservation.
The right to withdraw units should end with the ownership that invoked it, not carry over to new buyers.
5. Exemption for Properties with Four Units or Fewer
I appreciate this being considered. That said, many small landlords are unaware of the state-mandated exemption notification requirements. If the City includes this exemption, I recommend also providing a model disclosure notice and educational outreach to help owners comply and avoid accidental violations.
6. Housing Program Info in Notices of Termination
I agree landlords should be informed about available housing resources. But requiring this info in a legal notice adds liability and creates another technicality that can be used to challenge valid terminations.
Instead, the City should publicly promote these services — online, in mailers, or with outreach — so landlords can refer tenants without facing additional legal hurdles.
7. Prohibition on Naming Children in Eviction Notices
California law already governs this process under CCP §§1166 and 415.46. • All known occupants must be named to ensure legal service. • AB 2819 (2016) protects minors by sealing eviction records from public view.
This proposed provision could directly conflict with state procedure, leading to confusion or unenforceable notices. I do not support its inclusion.
I appreciate your time and efforts in considering these revisions. I hope the City can continue to balance tenant protections with fair and workable policy for the rental owners who continue to provide safe, stable housing in our community — not despite the regulations, but in spite of them.
I’m more than happy to be a resource to staff or Council as this process moves forward.
Sincerely,
Paul Knight
Owner | Broker
7 W Figueroa St, Suite 318
Santa Barbara, CA 93101
DRE# 02234256
missioncitypm.com
From: Esther Ruth
To: City Clerk Group
Subject: More rules and regulations
Date: Wednesday, April 30, 2025 4:19:54 PM
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Unfortunately, the city appears to be taking control of an individual’s rental business. I am a landlady and have always been fair and kept low rent so now I’m penalized as I can only raise my rent a small percentage while others who have higher rents can raise it more.
A tenant needs to do more than just pay rent. How about being cooperative and a nice individual? Some tenants are wonderful and I’ve been more than fortunate to have my share of those. Unfortunately, a bad one can be a nightmare!
This will all back fire and there will be fewer rentals available. I know of several landlords who have decided to take their rentals off the market permanently and others who have decided to sell as it’s not worth all the regulations.
This translates into fewer and fewer places to rent.
I’m sure there are bad landlords but they shouldn’t ruin it for all. Let’s stop penalizing those landlords that have been fair!!
Esther
From: C Johns
To: City Clerk Group
Subject: Input on City’s Tenant Protections Ordinance for May 1, 2025 Meeting Date: Wednesday, April 30, 2025 5:56:27 PM
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City of Goleta's Ordinance Review Standing Committee,
We have been Goleta city residents since inception and inherited a property from the death of a parent in the city a few years back.
We completely agree that regulations to protect tenants are very important as many can not afford to buy a home. We saw the terrible stories of the mass evictions done in the Isla Vista area for remodeling to only increase rental income. So, we are in favor of large property owners(owning 4 or more units) being controlled by these ordinances and maybe even stricter rules for them to curtail their abuse of their renters as they are making mass profits off of UCSB students and others just to live in the area.
In your potential amendment changes, it mentioned that you are considering to apply these strict ordinances to owners of 4 or less units as well. We feel this will be detrimental to owners like ourselves who have just 1 unit. We are renting our inherited property at a reasonable rate and hope that it will help us in our retirement as supplemental income as we cannot count on Social Security. We also want to hold onto this property as it could be a good downsizing location for us as we age. If all these ordinances applied to us, we would be punished to downsize as we would have to end a person's lease on our unit to move to it. Additionally, we could be harmed if for some reason we did not want to renew someone's lease, we would be responsible for the relocation assistance and penalties.
So, in summary, we hope you will consider not affecting owners of smaller amounts of rental properties.
We think people who have 2 or less rental properties should not be treated the same as big property managers that are a business for profit. The city should be encouraging people like us as small business owners as we care about the area and are just trying to have a positive retirement.
Thank you for your consideration,
Carrie and Darren Johns
6840 Buttonwood Ln
Goleta, CA 93117
----- Forwarded Message -----
From: City of Goleta <[email protected]>
To: "[email protected]" <[email protected]> Sent: Monday, April 28, 2025 at 04:58:52 PM PDT
Subject: Public Input Requested on City’s Tenant Protections Ordinance City of Goleta City News
Public Input Requested on City’s
Tenant Protections Ordinance
Proposed Revisions to be Discussed at May 1 Meeting
The Ordinance Review Standing Committee of the City of Goleta will discuss various topics related to the Tenant Protections Ordinance, codified in Goleta Municipal Code Chapter
8.19. The Committee will provide direction to staff regarding potential future ordinance amendments for consideration by the Goleta City Council. Topic areas will include:
Relocation Assistance
Anti-Harassment Provisions
Noticing for Terminations of Tenancy
City staff will present a selection of topics for discussion to the Ordinance Review Standing Committee THIS Thursday, May 1st at 11:00 a.m. This meeting will provide an opportunity for the public to hear about tenant protections in the City and provide public comment. An agenda, including information on how to participate, is available here.
The public is also encouraged to submit written public comments on this item before the meeting. To do so, please email [email protected].
Tenant Protections Ordinance at Standing Committee_250501 View Agenda
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City of Goleta · 130 Cremona Drive, Suite B · Goleta, CA 93117 Public Comments May 1, 2025 11am Ed Belcher, Tenant in Goleta Thank you for undertaking this very important task! I plan to attend the meeting.
With respect to the topics for discussion, I agree with staff recommendations for all the topics with these few comments:
Relocation Assistance
I agree with permanent relocations and temporary relocations which are for repair and renovation. I would include per diem for temporary relocations in hotels less than 30 days and rent for an apartment for more than 30 days. These payments provide additional incentive to get the job done expeditiously.
Exemption For Properties with Four Units or Fewer
I support not exempting smaller apartments from tenant protections.
Prohibition On Naming Children in Eviction Notices
I support not naming children unless doing so violates State Law Items you may want to consider:
1) Add the option of a Buyout Agreement with a protocol that ensures that the tenant is getting a fair deal when the Landlord wants a No-fault tenant to leave. 2) Keep the City Attorney and Manager involved in enforcing the code as stated in
8.19.070 and 8.19.080. It is better for the landlord and tenant to avoid court as the first step. Mediation is good for areas not covered by the code. 3) Develop a Rent Program Website that describes the Tenant Protection Code in lay language, and provides clear steps for contacting the Rent Program of a possible violation.
4) Start researching how to get a registry to better enforce the rent code and fund the rent program expenses.
Examples
(1) City Websites with Tenant Protections. The cities listed have populations near or below Goleta, CA Pop. 32.7k
Bell Gardens, CA Pop. 39k
Rent Stabilization | Bell Gardens, CA (website, registry, capital improvement costs, …) Chapter 5.63 TENANT EVICTION PROTECTIONS
5.63.050 Buyout Agreement
5.63.100 Remedies
Beverly Hills, CA Pop. 33k
Resources for Tenants & Landlords | Beverly Hills, CA
CHAPTER 6 RENT STABILIZATION, PART II
Tenant Eviction Protections | Beverly Hills, CA
Cudahy, CA Pop. 23k
Rent Stabilization and Tenant Protections | Cudahy, CA
CMC-Chapter-514-Just-Cause-Tenant-Protections
5.14.070 Relocation assistance (permanent and temporary)
5.14.080 Buyout Agreement
East Palo Alto Pop. 30k
Guide to Rent Control | City of East Palo Alto
Menu on left has TPC
Lark Spur, CA Pop. 13k
Ch. 6.20 Rent Stabilization | Larkspur Municipal Code
Ch. 6.30 Just Cause Eviction and Tenant Protection | Larkspur Municipal Code
6.30.120 Violations
West Hollywood, Ca Pop. 36k
Renting in West Hollywood | City of West Hollywood
For Tenants | City of West Hollywood
Tenant’s Guide
Voluntary Buyout Agreement Requirements | City of West Hollywood City of West Hollywood, CA PERMISSIBLE REASONS FOR PERMANENTLY OR
TEMPORARILY TERMINATING OR REFUSING TO RENEW TENANCY
17.52.020 Relocation Fees
(2) Alameda Pop. 78.3k is larger than Goleta but smaller than Santa Barbara.
This is Alameda’s Rent Program Website:
Home – City of Alameda Rent Program
Alameda Tenants Protection Code found in Policies, Codified Rent Ordinances ARTICLE XV. - RENT CONTROL, LIMITATIONS ON EVICTIONS AND RELOCATION PAYMENTS TO CERTAIN DISPLACED TENANTS ORDINANCE | Code of Ordinances | Alameda, CA | Municode Library
Relocation Payments
6-58.85 - Relocation Payments. | Code of Ordinances | Alameda, CA | Municode Library Buyout Agreement
6-58.115 - Buyout Agreements. | Code of Ordinances | Alameda, CA | Municode Library Enforcement in Alameda
6-58.140 - Penalties and Remedies for Violations. | Code of Ordinances | Alameda, CA | Municode Library
Alameda enforcement of their Rent Program: When landlords and tenants are unable to resolve issues on their own, they can consult their handbook or the Rent Program website to get the phone number, email address, or physical address for a walk-in. The program offers a paid staff, versed in the law, unbiased, and able to make binding decisions:
Program Assistants field incoming inquiries (call, emails, walk-ins) and direct to specialists.
Specialists handle tenant/landlord general complaints, concerns, Termination of Tenancy, and Temporary/Permanent Relocations, and more.
City Attorney Investigator performs onsite investigations concerning habitability, tenant displacement, and serves citations to violators of the rent ordinance.
Hearing Officers (lawyers) are contracted by the program as needed to hear and decide appeals of program determinations. If not satisfied, landlords and tenants can further appeal to the Superior Court.
City Attorney’s Mediation Program provides landlords and tenants a neutral space to resolve certain conflicts that may fall outside the rental ordinance. All mediation services are free and confidential:
City Attorney's Mediation Program – City of Alameda Rent Program From: David Cutaia
To: David Cutaia
Subject: FW: Goleta"s proposed rental regulations
Date: Thursday, May 8, 2025 3:06:37 PM
From: Becky Davis <[email protected]>
Date: May 8, 2025 at 12:52:40 PM PDT
To: Paula Perotte <[email protected]>, Stuart Kasdin <[email protected]>, Luz Reyes-Martin <lreyes[email protected]>, James Kyriaco <[email protected]>, Jennifer Smith
<[email protected]>
Subject: Goleta's proposed rental regulations
CAUTION: This email originated from outside of the organization.
Do not click links or open attachments unless you recognize the sender and know the content is safe.
May 8, 2025
Dear Goleta Mayor and Council Members,
My husband and I have been residents of Goleta for over 50 years. While we are now homeowners, as well as landlords, I was a renter for 15 or so of those 50 years. I am writing to you about the potential rules you are considering regarding tenant/ landlord relations and regulations.
Due to a variety of circumstances, including Goleta's zoning, we moved our small business out of state 10 years ago, and operate it from spring through fall from that other state. We ran various small businesses in Goleta prior to that for 30-40 of those 50 years (including before Goleta became a city).
Because we own a 4 bedroom home in Goleta, and still have a mortgage, property taxes, and maintenance responsibilities, we rent either our entire home when we are absent, or two of the rooms in our home long term. (One bedroom was converted to an office.)
First, it is quite important that you exempt smaller local landlords from onerous regulations. It is better for the house, for our finances, and for the current tight housing market in SB/G if we rent rooms to young adults starting their careers. If you impose a lot of unneeded regulations on us, it may not make sense for us to continue to rent rooms in our home.
Second, I would hope that you would define smaller landlords as those owning 3 or fewer local single family homes, 3 or fewer local duplexes, a 10-12 unit local apartment building, or any combination of the above. I have a small handful of friends who were smart enough to buy local real estate when it was more affordable, who own just a few rentals, and who still live locally.
They are part of our community, and they manage, maintain, and price their rentals fairly because this is their home town, and these investments are their retirement income.
It is the large, non-local, institutional investors in rental real estate that need regulating (if anyone does), not the local, small landlords. Given the steep rents, the lack of prompt and proper maintenance, and the blatantly one-sided nature of the
institutional rental contracts, I understand your desire to impose some rental regulations on them. Just don't over-regulate to the point that you impact the good, local landlords too.
The locals (with very few exceptions) are invested in helping local employees, in maintaining their rental properties, in having their homes treated well and in treating their tenants well in return. My siblings, who have rented the same locally owned half of a Goleta duplex for 35 years, are paying about half the going rate, because they maintain the property, always pay on time, and are essentially partners with the owner in maintaining a nice home and neighborhood.
Renting one's own home, or a second local investment property is work-intensive enough that adding additional regulations on top of it is often punative. Local government needs to focus on maintaining infrastructure and public safety, not regulating every problem or concern that arises. By over-regulating in areas that are not your bailiwick, you contribute to annoyance at
government overreach, and resultant unfortunate, and frequently unforeseen, election results. Please exercise more restraint in regulating too much, and causing unintended, unwanted results.
Thank you for your consideration.
Sincerely,
Becky Davis
7865 Rio Vista Drive, Goleta, CA 93117-1020; 805-968-4600; [email protected]