AgendaReport
TO:
HonorableMayor, CityCouncil &Membersof thePublic
FROM: Nikki FortunatoBasCouncil PresidentCouncilmember, District 2DanKalbPresident ProTemporeCouncilmember, District 1 SUBJECT:
COVID-19EvictionMoratoriumPhase-Out AndAmendmentsToTheJustCauseOrdinance DATE: March29, 2023
RECOMMENDATIONCouncil President BasandPresident ProTemporeKalbRespectfullyRequest That TheCityCouncil:ApproveAnOrdinanceEstablishingATimelineForTerminationOf TheMoratoriumOnResidential Evictions, Rent Increases, AndLateFeesEnactedInResponseToTheCovid-19Pandemic(OrdinanceNos. 13589C.M.S, 13594C.M.S. And13606C.M.S.); AndAmendingTheJustCauseForEvictionOrdinanceTo: (1) PermanentlyCodifyCertainProtectionsEstablishedByTheMoratorium; (2) Prohibit EvictionsBasedOnNon-Payment Of Rent WhereTheAmount DemandedIsLessThanOneMonthOf HUDFair Market Rent; (3) RequireLandlordsToDemonstrateSubstantialDamageBeforeEvictingTenantsFor BreachOf Lease; (4) ConformOccupancyLimitationsToStateLaw; (5) Limit EvictionsOf Resident ManagersWithPre-ExistingTenancies; And(6) MakeOtherNon-SubstantiveClarifyingAmendments EXECUTIVESUMMARYIn2020, theCityof Oaklandenactedtheresidential evictionmoratoriumandrent increasemoratoriuminresponsetotheCOVID-19pandemicto, amongother things, promotehousingstability, encouragecompliancewithshelter-in-placeorders, prevent transmissionof COVID-19, account for significantfinancial lossesincurredasaresult of closuresandlost wages—particularlyamonglow-incometenantsathighriskof displacement, avoidunnecessarydisplacement andincreasedhomelessness, andotherwisepromotepublichealthandsafetyduringatimeof unprecedentedeconomichardshipanduncertainty.Oakland’sevictionmoratoriumisoneof thestrongest inthestateandhelpedtoachievethesegoalsofhousingstability, whileother measuresprovidedemergencyrental assistance, legal services, andothersupport.
CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page2 Thisproposedordinancewouldestablishatimelinefor graduallyendingthemoratorium, rather thanleavingtheexpirationdatetiedtotheendof theLocal COVID-19Emergency. Thisproposal will revoketheevictionmoratoriuminphasesinorder tohelpavoidasurgeof evictionsleadingtoanincreaseinhomelessness, andallowingpropertyownerstoproceedwithurgent evictions.
ProposedPhaseOutofMoratorium
May2, 2023(uponfinal approval byCityCouncil)● All priorprovisionsremainineffect, except:○ Evictionsfor nonpayment of rent wheretenant cannot showCOVID-19nexuswithinabilitytopay■ Appliesonlytorent coveringthemonthof May2023andlater.■ Landlordsareallowedtoserve3-daynoticestopayrent.○ Owner-moveinevictionsareallowed(landlordor their qualifiedrelativewill movein)if theyonlyownoneresidential rental unit inOakland September1, 2023: Evictionmoratoriumends, latefeemoratoriumends July1, 2024: Rent increasemoratoriumends● Existingrent increasemoratoriumisacaponall rent increasesaboveCPI (currently3%), unlessrequiredfor afair return, withnopass-throughsor banking ProposedExtensionof Rent IncreaseMoratorium
Beforetheonset of theCOVID-19Pandemic, morethanhalf of Oaklandtenantswererent burdenedand21%percent wereseverelyrent burdened. Per theBayAreaEquityAtlas, inNovember 2022, 20%of lowincomehouseholdsreport aninabilitytopayrent infull. Additionallytroubling, 14%of rentersof colorreport that theyareunabletopayrent infull. Inshort, rentscontinuetobeunaffordabletomost tenantsinOakland. Therent increasemoratoriumwill continuetoallowthecitytoevaluateif thepassthroughsandbankingincreasescontinuetobesuccessful policies.
Whenthepandemichit, inMarch2020therewasalreadyanactivediscussioninOaklandabout theabuseof bothpassthroughsandbankingbynewcorporateowners. Manycitiesaroundtheworld, fromSanFranciscotoCopenhagen, haverecognizedthat pass-throughsarebeingusedbylargecorporationssuchasBlackstonetoincreaserentsfor thesolepurposeof increasingstockpricerather thanincreasingthequalityof housingprovidedtotenants. Themoratoriumwill allowfor policyanalysisandreviewofOakland’sformula. Inaddition, inflationisveryhighandtherent capisanimportant wayfor theCityofOaklandtohelpstabilizethehousingmarket. Propertyownerswill continuetohavetheabilitytofilefairreturnpetitionsif theyhaveuniquesituationsthat requireincreasesabovetheCPI cap, currently3%.
CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page3 ProposedAmendmentstoJustCauseOrdinance(JCO)
HistoryOnNovember 5, 2002, OaklandvoterspassedtheJust CauseEvictionOrdinance(MeasureEE), whichwascodifiedinChapter 8.22, ArticleII of theOaklandMunicipal Code. MeasureEEestablishedvarioustenant protectionsandprocedurespertainingtoresidential evictionsinOakland. RevisionstotheJustCauseEvictionOrdinancehavebeenmadesincethen, includingMeasureJJin2016, whichextendedjustcauseprotectiontotenantsinresidential rental unitsfirst offeredfor rent betweenOctober 14, 1980, andDecember 31, 1995. AndonNovember 6, 2018, OaklandvoterspassedMeasureYtoamendtheJustCausefor EvictionOrdinance. MeasureYremovedtheexemptionfor owner-occupiedduplexesandtriplexesandgavetheCityCouncil authoritytoaddevictionprotections. OnNovember 8, 2022, voterspassedMeasureV, whichexpandedtheJust Causefor EvictionOrdinancetoapplytoall residential rentalunitsbuilt after December 31, 1995andresidential vehicular facilities, withtheexceptionof ground-upnewconstructionunitsthat havereceivedaCertificateof Occupancywithinthepast 10years. It alsoprohibited“no-fault”evictionsfromgoingintoeffect duringtheschool year, if thehouseholdincludesschool-agechildrenor educatorsemployedbytheOaklandUnifiedSchool District, andfinallyit removedfailuretosignanewleaseasagroundfor eviction. TheCityof Oaklandcontinuestofaceaseverehousingaffordabilityanddisplacement crisisthat requiresactionbyour Citygovernment.
Theincreasedhousingpressuresfor residentsacrossarangeof lower andmiddleincomelevelswarrantsexpandedrent stabilizationandtenant protectionpolicies. Displacement throughevictionshasadirectimpact onthehealth, safetyand/or welfareof Oakland’sresidentsbyuprootingchildrenfromtheirschoolsandfriends, disruptinglongstandingcommunitynetworksthat areintegral toresidents’ welfare,forcinglower incomeresidentstopayunaffordablerelocationcosts, segregatinglow-incomeresidentsintolesshealthy, lesssafe, andmoreovercrowdedhousingthat isoftenfurther removedfromvital publicservicesandleavingresidentswithunhealthylevelsof stressandanxietyastheyattempt tocopewiththethreat of homelessness. Over60percent of occupiedhousingunitsinOaklandareoccupiedbyrenters, manyof whomwouldnot beabletolocateaffordablehousingwithinOaklandif displaced(U.S.CensusBureau, ACS2016).
InMarch2023, themedianrental pricefor aone-bedroomunit inOaklandwas$2,050per month(Zumper National Rent Report: March2023). Oakland’sminimumwageis$15.97per hour andafull-timehourlyworker must earnanhourlywageof $39.03toaffordatwobedroomapartment inOakland(Out of Reach2021, National LowincomeHousingCoalition).
JCOAmendmentsTofurther protect tenantsandpromotehousingstability, thesePermanent Tenant Protectionswill beadded:● For evictionsbasedonnon-payment of rent that accruedprior toSeptember 1, 2023, tenant willhaveadefenseif therent wasunpaidduetofinancial hardshipcausedbytheCOVID-19pandemic. ThisprovisioncodifiesaprotectionenactedinMarch2020.
CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page4 ● Inorder toevict atenant for breachof lease, thelandlordmust provethat thebreachof leasecausedthelandlordsubstantial damage, thetenant actedunreasonably, andthetermof tenancyallegedlyviolatedisreasonable.● Tenant cannot beevictedfor owinglessthanone(1) monthof HUDfair market rent 1 (seetablebelow)● Resident managerscannot beevictedfor terminationof employment if theywereatenant at thepropertyprior tobecomingthemanager.● Conformoccupancylimitationstostatelaw.
Table1: HUDFairMarket Rent, FY2023
Source: FY2023Oakland-Fremont, CAHUDMetroFMRAreaFMRsforAll BedroomSizes
BACKGROUND/ LEGISLATIVEHISTORY
● March27, 2020, theCityCouncil approvedOrdinanceNo. 13589C.M.S., whichimposedamoratoriumonmost residential evictionsandonrent increasesaboveCPI inresponsetotheCOVID-19pandemic.● March25, 2020, Gov. GavinNewsomannouncedapackageof mortgagerelief 2 , andaroundthistimeseveral utilitiesannouncedthat theywouldhalt disconnectionsfor non-payment.● May19, 2020, theCityCouncil approvedOrdinanceNo. 13594C.M.S., whichextendedtheresidential evictionmoratoriumuntil August 31, 2020.● July21, 2020, theCityCouncil approvedOrdinanceNo. 13606C.M.S., whichextendedtheresidential evictionmoratoriumuntil theendof theLocal EmergencydeclaredbyCityCouncil onMarch9, 2020. 2 https://www.gov.ca.gov/2020/03/25/governor-gavin-newsom-announces-major-financial-relief-package-90-day-mortgage-payment-relief-during-covid-19-crisis/ 1 FY2023Oakland-Fremont,CAHUDMetroFMRAreaFMRsforAllBedroomSizes- https://www.huduser.gov/portal/datasets/fmr/fmrs/FY2023_code/2023summary.odn?&year=2023&fmrtype=Final&selection_type=county&fips=0600199999 CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page5 ● February16, 2021, theCityCouncil adoptedaresolutionwhichacceptedEmergencyRentalAssistanceProgram(ERAP) fundsintheamount of $12,874,764. Thelegislationalsoensuredthetimelyspenddownof thesefundswhichincludedaplanfor deployingthefundsinamanner thatwill meet thehousingneedsof Oakland’smost vulnerablerentersefficientlyandequitably.● OaklandCityCouncil upuntil April 16, 2022hadauthorizedOrdinanceNo. 88520C.M.S.,OrdinanceNo. 88792C.M.S., andOrdinanceNo.88800C.M.SwhichallowedtheCitytoapplyfor, accept andappropriatethefollowingU.S. TreasuryandCaliforniaHousing&CommunityDevelopment StateRental Assistanceawardsfor atotal of $44, 597,327.82.○ RoundI U. S. TreasuryEmergencyRental AssistanceProgram(ERAPI) $12,874,764.00○ RoundII U. S. TreasuryERAP(ERAPII) $19,644,850.30○ CaliforniaRound2StateRental Assistance(SRA2) $12,077,713.52● CaliforniaRound1StateRental Assistance(SRA1) $13,800,000wasadministeredbytheStatefor OaklandRental Assistance
ANALYSISANDPOLICYALTERNATIVES
Current OaklandEvictionMoratorium(ineffect):Appliestoall propertiescoveredbytheOaklandJust Causefor EvictionOrdinance, MeasureEE. ● Majorexemptions:○ Thelandlordlivesintheunit withthetenant andsharesabathroomor kitchen; or○ Propertywasbuilt inthelast 10years● Current causesforeviction:○ Thetenant createdanimminent health/safetythreat at theproperty; or○ Thelandlordisremovingtheunit(s) fromtherental market for at least 10years(EllisAct)● Latefees:○ Nolatefeesfor unpaidrent maybeimposed● Current rent restrictions(rent increasemoratorium):○ For rent-controlledproperties, thelandlordcanraisetherent, but not abovethecapofCPI, currently3%○ Nopass-throughincreasesor bankingareallowed● Current enddate○ WhenCityCouncil endstheOaklandCOVID-19Stateof Emergency.
Rental Assistance&HomelessnessPrevention
TheCityhasrunandexpandeditsemergencyrental assistanceprogramsinthewakeof theCOVID-19pandemic. TheseprogramshavebeensuccessfullyadministeredandsupportedbytheCityviaOaklandHousingSecured(OHS) &KeepOaklandHoused(KOH), eachacollaborationof non-profit partners.
CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page6 Theseagencieshaveperformedextremelywell, under tremendoustimeandpublicpressuretoquicklyimplement alargeprogramsubject tonewandevolvingFederal requirements. TheCity, alongwiththeStateandtheentirecountry, hasnever seenthescaleof thistypeof program, nolessduringaglobalhealthpandemic. Oakland’sprogramshavebeenpointedtoasanexamplearoundthecountryfor theirfocusonservingextremelylow-incomeresidentsandcenteringitsworkinracial equity. Thefollowingisasummaryof programhighlightsandchallenges.
ProgramHighlights:● Development of aprioritizationtool that elevatedthosemost at riskof homelessnessandhousinginstabilitywasveryeffective. Thetool prioritizedvariousattributesassociatedwithbeingat risk,withthefollowingtoppriorities:○ Previousexperienceof homelessness○ Thirtypercent (30%) of AMI (AreaMedianIncome)○ Liveinazipcodewiththehighest ratesof COVID-19infection● Creationof anonlineapplicationanddatabasethat cangeneratedatainreal time, disaggregatingbymultipledatafields, includingrace, ethnicity, income, andzipcode.● Expediteddisbursement of fundsthroughawell-establishedandcommunity-rootednetworkofnonprofit partners.
EmergencyRental AssistanceProgram(ERAP)
● Todate, Oaklandhasreceived$58.4millionfromthestateandfederal government inERAPfunds.● Asof January12, 2023, thereis$13,641,870tobeexpendedfor ERAPwaitlist clients. Weexpecttheprocessingof theseapplicationstotakeapproximatelysevenmonthstocomplete.
CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page7 DemographicData—KeyHighlights:Source: Housing&CommunityDevelopment Department, ERAPUpdate, March27, 2023 Table2. ApplicantsServedbyRace
Table3. AverageHouseholdAMIof ApplicantsServed
CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page8 Table4. WaitlistedApplicantsbyRace
Table4. AverageHouseholdAMIof WaitlistedApplicants
CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page9 Thefollowingtableillustratestheeffectivenessof themoratorium, combinedwiththeservicesprovidedbyOHSandKOHinhousingstabilization, andtheERAP:
Table5. Total EvictionNoticesReceivedbyOaklandRent Adjustment BoardAnnuallyFiscal Year Total EvictionNoticesReceived 2018-19 6714
2019-20 4,696
2020-21 881
2021-22 807Source: Annual Report Of TheRent Adjustment ProgramforFiscal Years2020-21And2021-22 EvictionMoratoriumPhaseOutsinOtherJurisdictions
LosAngeles- MoratoriumlapsedonMarch31, 2023, addedtenant protections● Protectedagainst evictionfor No-Fault evictionsreasons, except for qualifiedOwner Move-in● Anti-harassment andretaliationprotectionsduringtheResolution’sprotectionperiods● StartingApril 1, 2023, landlordsarerequiredtoservetenantswithawritten30-DayNoticepriortofilinganevictionbasedonnonpayment of rent for rent accruedbetweenJuly1, 2022andMarch31, 2023.● For residential tenantsandmobilehomespacerenterswithunauthorizedoccupantsor petsduetoCOVID-19whobeganresidingintheunit betweenMarch1, 2020andJanuary20, 2023● Anti-harassment andretaliationprotectionsduringtheResolution’sprotectionperiods● StartingApril 1, 2023, landlordsarerequiredtoservetenantswithawritten30-DayNoticepriortofilinganevictionbasedfor thepresenceof unauthorizedoccupantsor pet Berkeley- Addedtenant protectionstobeconsidered(report andlegislationhere)● Theexistingmoratoriumwill last throughApril 30, 2023, withatransitionperiodfromMay1-August 31, 2023○ Evictionswill beallowedfor owner move-insandfor non-payment of rent wherethetenant hasnot provideddocumentationthat thelackof payment wasrelatedtoCOVID-19● September 1, 2023themoratoriumwill endcompletely, andall just causeevictionsareallowedastheywerepre-pandemic.
SanJose- Moratoriumendedwhenthestate’sdid. Hasadded$2.3millioninfundsfromMeasureE(affordablehousingproposition) towardstenant protectionandassistanceprograms CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page10 SanDiego- Moratoriumwill lapse60daysafter theendof thelocal stateof emergency. TenantprotectionordinancetobereleasedinApril (fact sheet here)● Relocationassistance● Protectionsagainst usingsubstantial remodelsfor nofault terminations● Morenoticeonsubstantial renovations● Thecityisrequiredtoprovideeducationandresourcesfor tenantsonmovein, moreoptionsfortenantsfor temporaryrelocation● Additional legal resourcesfor tenants Sunnyvale- Will consider aTenant ProtectionandRight toLeaseOrdinancecomingApril 10, 2023● Offer at least one-year leasetotenants● Providerelocationhelptotenantswhoareevictedfor anofault Just Cause SanLeandro● Extendedtheir evictionmoratoriumuntil February28, 2024 StudiesShowMoratoriumsAreEffective. Additional ProtectionsForTenantsAreNecessary.
TheCOVID-19pandemicleft manyOaklandresidentsinfinancial uncertainty. Withmanyresidentsoutof ajobbecauseof thepandemic, actionwasneededtoensurethat anunprecedentedamount of peopledidnot facehomelessness. Theevictionmoratoriumsenactedonthefederal, stateandlocal levelshelpedresidentsstayhousedduringthistimeandavoidawaveof massevictionsduetotheCOVID-19pandemic.
AstudybyPrinceton’sEvictionLabfoundthat thetwoyearsafter theevictionmoratoriumswereenactedsawthelargest drop, nationally, inevictionfilingsonrecord. Inparticular, minoritycommunitiessawsignificant increasesinevictionsavoided. In2021, majorityAfrican-Americanneighborhoodsmadeup27.9%of all evictionsavoidedwhileonlymakingup11.6%of theneighborhoodsinthedatapool. Latinoneighborhoodsalsosawadisproportionatelyhighpercentageof evictionsavoidedduringthistime. 3 Acombinationof evictionmoratoriumsandemergencyrental assistanceprogramswerecritical inavoidingevictionfor renterswhowereleft vulnerableduetotheCOVID-19pandemic. 3 https://evictionlab.org/us-eviction-filing-patterns-2021/ CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page11 Table6. MinneapolisEvictionsThroughout thePandemic
Source: EvictionLab: https://evictionlab.org/us-eviction-filing-patterns-2021/ TheabovegraphfromtheEvictionLabshowstheevictionsinMinneapolisthroughout thepandemic. 4 Minneapolishasaverysimilar populationsizeof 425,336comparedto433,823inOakland. Additionally,Minneapolishadsimilar (strong) evictionprotectionspre-pandemic, similar pre-2020evictionfilingrates,andbothhadlong-running, strongevictionprotectionsinresponsetoCOVID. Whilethereisnoguaranteethat OaklandCitywill followthesametrends, Minneapolisservesasaclosecomparisonfor predictingwhat apost evictionmoratoriumOaklandcanlooklike.
InMinneapolis, October 2021wasthedrawdownof most tenant protections, except non-payment of rentwithapendingCOVID-19ERAapplication. 5 June1, 2022sawthat last protectiongoaway. Thiscoincidedwithamonthalmost 200%abovepre-pandemicnorms, witheveryfollowingmonthsignificantlyabovepre-pandemiclevelsof evictionsaswell. 5 https://nlihc.org/resource/minnesotas-eviction-moratorium-ramp 4 https://evictionlab.org/eviction-tracking/minneapolis-saint-paul-mn/ CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page12 Table7. PortlandEvictionsThroughout thePandemic
Source: PortlandStateUniversity. AnalysisbyTheEvictionResearchNetwork, 2022 6 TheabovegraphshowstheStateof Oregon’sevictioncasesfromJanuary2020toSeptember 2022.Oregon’sstatewidemoratoriumexpiredJune30, 2021. However, SB278allowedprotectionsfor thosewhoappliedfor rental assistance. Accordingtothebill, applicationsfor rental assistanceafter thedateofJuly2022wouldnot beaccepted. Thefollowingtwomonthssawevictionsexceedthehistorical averagefor thefirst timeasprotectionslapsed. Oregon’sphaseout of theevictionmoratoriumover ayear periodallowedit toavoidthe“evictiontsunami”that hasbeenpredictedinthewakeof theCDC’snationalevictionmoratoriumbeingstruckdown.
Accordingtoresearch, themoratoriumsandassistanceprogramsdidtheir jobinprotectingrentersaffectedbytheCOVID-19pandemic. AsOaklandlookstotransitionout of our moratorium, Stanford’sChangingCitiesResearchlabrecommendssix(6) policiesthat Oakland, andour government partners,canenact tomoveforwardinorder topromotehousingsecurityandreduceracial disparity. 7 1. Increasefinancial assistancefor renters’ economicneedsinadditiontorent2. Designatargetedoutreachandinformation-sharingcampaigntoimproveknowledgeof localprograms, tenant rights, andlandlordresponsibilities3. Connect householdswithother formsof government or nonprofit administeredaidthat improvehousingstability, suchasfoodassistanceandemployment training4. Createastreamlined, one-stophousingresourcewhererenterscanaccessaccurateinformationandfindaffordablehousing5. Tacklerenter-bornecosts, likecredit checkfeesandsecuritydeposits, tohelpresidentsmoveintostablehousingfaster 7 https://ccrl.stanford.edu/publications/the-state-of-housing-insecurity-in-oakland 6 https://evictionresearch.net/oregon/
CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page13
6. Support renter-centeredfinancial literacyeducationfor credit buildingamonglow-incomeandundocumentedresidents.
FISCALIMPACTTheCityneedstopreparefor theendof theevictionmoratorium. Thoughwedon’t knowthetrueimpactonlow-incomehouseholds, wecanassumeandhaveseendata, suchastheCaliforniaDivide 8 , thatpredictsawaveof evictionsandtheneedfor financial support andservicestoprevent homelessness. OurHousingandCommunityDevelopment Department’s“Prevention”workexistsalongahomelessnessriskcontinuumtoprevent homelessness.
Table8. HousingandCommunityDevelopment Department’sHomelessnessRiskContinuumToPrevent Homelessness FundingforEvictionProtection&HomelessPreventionProgramsOaklandhasinvestedapproximately$58.4millioninemergencyrental assistancetodate. At thistime, wehaveverylittlefundingbudgetedfor evictionprotection($1milliontoOaklandHousingSecure) andhomelessnesspreventionpilot programs($2.3million). Theremaining$13millioninERAPdollarshavealreadybeencommitted. Additional fundstosupport thisworkwouldallowustoincreasetheimpact ofOaklandHousingSecureandscaleuptheHomelessnessPreventionPilot. Theseneedsshouldbeconsideredinour advocacywithother government andprivatepartnersandinour Citybudget process. 8 https://calmatters.org/projects/late-on-rent-how-california-renters-are-bracing-for-an-eviction-tsunami/ CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page14 StaffingCapacityTheendof theevictionmoratoriumwill likelyleadtoanincreasedneedfor CityRent AdjustmentProgram(RAP) services, astenantsandlandlordswill needgreater educationandsupport, andtheremaybemorerental petitionhearings.
HCDstaff provides“prevention”servicesprimarilythroughRAPstaff. Theseservicesinclude:● Collectingandprocessingevictionnotices● HousingCounseling● EducationWorkshops● Rent PetitionHearings● Implementationof theRental Registry Staffingisaprimaryconcernasour Rent Adjustment Programisoperatingat a25%vacancyrate. Thisisachallengetoimplementingboththepubliclaunchof HCD’sRent Registry, plannedforMay1, 2023andtheneedfor morehousingcounselorsandstaff toconduct thenecessaryoutreachandeducationabouttheendof theevictionmoratoriumandtheJust Causeamendments.
Withour proposedMay2, 2023start of thephasingtoendtheevictionmoratoriumandimplementadditional Just Causeamendments, RAPstaff will beconductingrent registryoutreachandeducationatthesametimethat theywill needtobeconductingoutreachandeducationontheJust Causeamendmentsandevictionmoratoriumchanges.Theseeffortswouldinclude:● Proactiveoutreachandeducationviamailingsandmore;● Updatingtenant/landlordworkshopmaterialstoincludetheseamendments; and● Respondingtopublicinquiriesviaphoneandemail about theamendments.
Weanticipateaneedfor additional staff toassist withadministrativeandpetitionprocessingdutiesfor theRent Registry.
Werequest that theAdministrationprioritizethefillingof HCDbudgetedvacanciesincludingtheRAPAssistant Manager, 2ProgramAnalystsIIs, 1Admin. Analyst I, andanAdmin. Assistant. Wealsorequest prioritizationor thehiringof aMonitoringSupervisoryandProgramAnalyst II for theCommunityDevelopment andEngagement unit (CDE). All of thesepositionsaresupportedbyrestrictedfunds, not theGeneral PurposeFund.
Advocacyat theCounty&TheStateThestate’srental assistancefundshavebeencritical toour workandweplantocontinueour effortstoadvocatetotheStatefor additional fundstosupport our HomelessnessPrevention&Rental Assistancework.
CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page15 AlamedaCountyhaspreviouslyfundedAlamedaCountyHousingSecure. Thisfundingisnecessarytomeet thelegal serviceneedsfor low-incomehouseholdsacrosstheCounty. Wemust advocatefor thecontinuationof thosefundstoserveOaklandresidents.
PUBLICOUTREACH/ INTERESTCouncil President BasandPresident ProTemporeKalbhaveheldmeetingswithconstituents, smallpropertyowners, propertyowner associations, andtenant rightsorganizations. Theseorganizationsinclude: Allianceof Californiansfor CommunityEmpowerment, BridgeRealtors, CausaJusta:: JustCause, CentroLegal, East BayCommunityLawCenter, East BayRental HousingAssociation, JobsandHousingCoalition, andOaklandTenantsUnion. Their Council officeswill beholdingacommunitymeetinginApril todiscussthelegislation.
COORDINATIONCouncil President BasandPresident ProTemporeKalbhaveworkedwiththeOfficeof theCityAttorneyandDepartment of HousingandCommunityDevelopment anditsRent Adjustment Programonthisreport andlegislation.
SUSTAINABLEOPPORTUNITIES
Economic: Thislegislationwill protect Oakland’slow-incomerenterstoimprovetheir housingstabilityandavoiddisplacement thereforecreatingeconomicstability. Thelegislationwill alsoallowforadditional timetosupport Oakland’sRent Adjustment Programinfulfillment of theoutstandingrentalassistanceapplications.
Environmental: Therearenodirect environmental impactsassociatedwiththeCityCouncil actionrequestedinthisagendareport, however thislegislationcanresult inincreasedenvironmentalsustainabilityfor Oaklandersimpactedbyclimatechangeasoftenthecommunitiesmost impactedbyracial andeconomicinequitiesarethosethat benefit themost fromremaininghousedandincommunity.
Race&Equity: Thislegislationcanresult inincreasingracial equityfor Oaklandersasdemographicdataindicatesthat theCOVID-19healthpandemicdisproportionatelyimpactsOakland’slower-incomeresidentsandinparticular theAfricanAmericanandLatinxcommunities. Theassociateddual crisesofhomelessnessandhousinginstabilityalsodisproportionatelyimpact thesesamecommunities.\ ACTIONREQUESTEDOFTHECITYCOUNCILCouncil President BasRespectfullyRequestsThat TheCityCouncil: ApproveAnOrdinanceEstablishingATimelineForTerminationOf TheMoratoriumOnResidential Evictions, RentIncreases, AndLateFeesEnactedInResponseToTheCovid-19Pandemic(OrdinanceNos. 13589C.M.S, 13594C.M.S.sAnd13606C.M.S.); AndAmendingTheJust CauseForEvictionOrdinanceTo: (1) PermanentlyCodifyCertainProtectionsEstablishedByTheMoratorium; (2) ProhibitEvictionsBasedOnNon-Payment Of Rent WhereTheAmount DemandedIsLessThanOneMonthOf HudFairMarket Rent; (3) RequireLandlordsToDemonstrateSubstantial Damage CEDCommitteeApril 11, 2023
Council PresidentBas,PresidentProTemporeKalbSubject:EvictionAndRentIncreaseMoratoriumPhase-OutOrdinanceDate: March29,2023 Page16 BeforeEvictingTenantsForBreachOf Lease; (4) ConformOccupancyLimitationsToStateLaw;(5) Limit EvictionsOf Resident ManagersWithPre-ExistingTenancies; And(6) MakeOtherNon-SubstantiveClarifyingAmendments For questionsregardingthisreport, pleasecontact CinthyaMunoz-Ramos, Chief of Staff toCouncilPresident Nikki FortunatoBas, District 2at [email protected].
Respectfullysubmitted,
Nikki FortunatoBas DanKalbCouncil President, District 2 President ProTempore, District 1 Preparedby:CinthyaMunoz-Ramos, Chief of StaffCouncil District 2 Matt Malsin, PolicyAid&Constituent ServicesCouncil District 1 Attachment:● Legislation
CEDCommitteeApril 11, 2023