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Agenda Report
December 8, 2025
TO: Honorable Mayor and City Council
FROM: Helen Morales, Director of the Rent Stabilization Department SUBJECT: RE-EVALUATION OF THE RENT STABILIZATION DEPARTMENT
ORDINANCE AS REQUIRED BY PASADENA MUNICIPAL CODE
SECTION 2.302.040
RECOMMENDATION: |
This reevaluation is required by the Pasadena Municipal Code. No revisions of the j ordinance are recommended. I
I
BACKGROUND:
Pasadena Municipal Code Section 2.302.040, states the following: "This [Rent I Stabilization Department] ordinance shall be reevaluated by the city council on or before [ December 10, 2025." The Rent Stabilization Department (Department) was established to | support the Pasadena Rental Housing Board (Board) in fulfilling its responsibilities under j Article XVIII of the City Charter - the Pasadena Fair and Equitable Housing Charter ) Amendment (Article XVIII), approved by voters in November 2022. The Department's core { functions include regulating rent increases for certain rental properties, providing eviction j protections, and implementing other duties outlined in the Article XVIII. j The Department was formally created by City Ordinance No. 7417, adopted on December j 11,2023,upon staff's recommendation as the most viable and expedient option following ! the Board's request to further integrate into the City as a department. This ordinance I added Chapter 2.302 to the Pasadena Municipal Code, officially establishing the Rent | Stabilization Department. |
The Ordinance provides that the Department shall:
A. Administer and enforce all laws, ordinances or regulations as they relate to Article XVIII of the City Charter;
B. Provide staff services to support the Board; and
C. Perform such other related duties as shall be required by law, ordinance or city manager.
This Agenda Report reflects the Rent Stabilization Department's efforts to report the progress of the Rent Stabilization Department.
MEETING OF.12/08/2025AGENDA ITEM NO..12
Rent Stabilization Department Re-Evaluation
December 8, 2025
A. Administer and enforce all laws, ordinances and regulations as they related to Article XVIII of the City Charter
Mission and Charter Purpose
Charter Purpose:
Article XVIII aims to promote neighborhood and community stability, healthy housing, and affordability for renters in Pasadena. It seeks to regulate excessive rent increases and prevent arbitrary evictions, while ensuring landlords receive a fair return on their investment and that renters, homeowners, and businesses are treated equitably.
Department Mission Statement:
"To empower tenants and landlords, ensure fair rental practices, and foster a thriving rental housing community in Pasadena through effective enforcement, education, and collaboration."
Implementation and Enforcement
The Department has actively worked to enforce the Article XVIII's provisions by:
Educating landlords and tenants on rent increase limitations to prevent excessive rent hikes;
Enforcing eviction protections through outreach and case management; Launching and maintaining the Rental Registry, a key component of the Article XVIII's implementation.
Outreach and Enforcement Division
The Outreach and Enforcement Division is responsible for both public education and enforcement of Article XVIII requirements. Through June 30, 2025, the Division has:
Participated in 43 outreach events, reaching approximately 5,549 participants; Addressed approximately 3,708 service tickets through Housing Counselors, providing direct assistance to tenants and landlords.
The following charts (referenced in the full report) provide a detailed summary of outreach activities and enforcement efforts during this reporting period.
Rent Stabilization Department Re-Evaluation
December 8, 2025
Outreach Summary
OUTREACH TOTALS
March 2024-June 2025
Attended Count
Public Event
Training
Registration Workshop
5,095
243
211
26 7
10 Grand Total5,54943
To expand its digital presence, the Department launched an Instagram account in April 2025, which quickly became a valuable tool for connecting the community, In just the first two months, the account saw:
67,592 views;
• 548 likes; and
149 shares.
Enforcement Summary
The following charts reflects the totals for all housing counselor tickets from March 2024 through June 2025.
Categories
Housing Counselor Tickets
March 2024 - June 2025
Other 4.7%
Landlords
39.5%
•Tenants
• Landlord
• Other
Tenants
55.8%
Total Tickets - 3,708
Rent Increase
Just Cause Eviction
General Question about Rent Stabilization
Illegal Eviction
Relocation Assistance
Repairs/Habitability
Rental Registration
Other
Security Deposit
Rent Rollback
Petition for Rent Adjustments
Buyout/Cash for Keys
Harassment
Local Eaton Fire Ordinance
Sale of Property
Rent Registry Petitions
Total
938
518
444
373
355
240
201
135
120
109
81 77
64 26
23 4
25%
14%
12%
10%
10%
6%
5%
4%
3%
3%
2%
2%
2%
1%
1%
0%
Total3,708
Rent Stabilization Department Re-Evaluation
December 8, 2025
450
400
350
300
250
200
150
100
50 0
Housing Counselor Tickets
392
312326
234
256
274
298 296
224
138 132
I
103
I
91 109
Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul 2024 2025
In addition to the foregoing enforcement work, the Department collaborates with Loyola Center for Conflict Resolution to assist both landlords and tenants with resolving their matters. Loyola Center for Conflict Resolution has worked on 25 cases through this reporting period with much success.
The Pasadena Rental Housing Board regulations provide that any notice of termination of tenancy issued pursuant to Article XVIII shall be filed with the Board within three (3) days of the service to tenant. The following eviction database report chart reflects the notices received through June 30, 2025.
Rent Stabilization Department Re-Evaluation
December 8, 2025
Pages
Eviction Database Report
2022
Dec
2022 Total
2023
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
2023 Total
2024
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
2024 Total
2025
Jan
Feb
Mar
Apr
May
Jun
2025 Total
30/60/90+
day
3-Day Notice Termination
to Cure or Notice (No Notice to
Vacate Fault) Cease
1 1
3 3
12 1
5 2
9 1
7 3
4 2
7 55 4
18 10
11 5
17 8
4 15
50 45
49 49
281
55 41
46 38
49 43
272
1 1
2 4
1 1
4 14
1 5
3 8
6 23
Unlawful
Notice of Detainer -
Intent to Summons
Terminate for and
No Fault Complaint
Unlawful
Detainer -
Judgement
1 1
5 2
8 8
23 1
2 1
4 1
1 5
2 7
2 2
2 2
8 2
2 Total
1 1
3 3
13 5
3 10
7 3
6 7
60 18
10 11
6 17
9 4
22 56
55 58
53 319
55 45
51 45
65 55
316
Total6094128882696
The following chart reflects eviction database notices by Council District through June 2025.
Rent Stabilization Department Re-Evaluation
December 8, 2025
Eviction Database Notices to June 2025 By District
District 1 District 2 District 3 District 4 District 5 District 6 District 7 Total 2023
2024
2025
7 25
40 9
40 25
10 40
39 6
11 21
9 60
52 5
79 91
14 64
50 60
319
318
Total72748938121175128697
B. Provide Support to the Board
The Board was appointed on April 19, 2023 (Tenant Members) and April 24, 2023 (At-Large Members). The Board held its first meeting on May 24, 2023. The Board requested the assistance of the City with creation of a City department, which was established on December 11, 2023.
The Department assisted the Board in the administration of its Board meetings commencing in January 2024, through its interim Director Phillip Leclair. The Department assisted the Board with 23 Board meetings and the adoption of 24 Board resolutions in 2024, and 25 meetings and 23 Board resolutions in 2025.
The Department assisted the Board in requesting that the City Council issue rental protections during the Eaton Fire and establish the Ellis Act protections required by the Charter.
C. Perform such other related duties as shall be required by law, ordnance or city manager
Rental Registry Division
The Department implemented the rental registry on behalf of the Board and opened its first registration cycle on September 23, 2024. The Second Registration Cycle was opened on September 1, 2025. The following table reflects the Rental Property Portfolio by property type.
Rent Stabilization Department Re-Evaluation
December 8, 2025
Annual Report: Rental PropertyData flange: SeptemAertf, 2024 -;une 39,2025 /Portfolio
Total Properties
Total Rentai Units
Units Occupied
Vacant AvaHable for Rent
f
97%
Ocpl<d
24.754
23,845
800
Inventory
MultifamllyBuKdlng
Condominium
Single Family Residence
Afforiable Housing
SFR - Individuals Room Rented
Total
22.127
1.244
1.158
138
73 24,745
3,193
1.244
1.158
46 30
5,642,{
/'
Rental Units by Bedroom Size
10.MS 12.000
3.723
2.036 ^B ^B 2,027
10.000
.000
6.0QO
4,000
2-000
Studio1
249
4 42
5+
Median Rent by Bedroom Size
ss.ooo
3A-000
$3.000
S2.000
S ^000
s-
M.750
t3.925
$3.250
$2.458
$1.675 ^°
Studio123^
Ocwtter OS. 3!02S
The following chart reflects the Property and Unit types by Council District, Median Rents, along with the same data by Council District as well as a breakout of the same data by Council District.
Annihal Report: ffentaf Properties toy O/strrcr
Portfolio
L'SSff Unrta
l>a Ra^:Sc^mbetl1.M!l.t^.luncW2025
Ordinance Coverage
506
1,095
726
567
581 B
727
7 Tout
1,183
5.642
Vacancy Rate
•%
800
Vacant AvaiLebta
•for Rant Units
1,343
a.2et
4,973
2,0^9
4,127
d.139
4,S50
24,745
6000
5000
4000
3000
2000
1000
0 District 1
JCE 347
•RS&JCE 994
Dat net 2District 3
B931.677
2.3673.2S2
District 4
901
1.136
DlsninB Dlstrict6
728 2.199
3.360 1.908
Median Rents'•\
• District T - l.M%
•District 2 - s.50%
• District 3 - 27.50°*
• District4 . iii.MS
•Djstri<:t5 - i2.aa%
•District 6 . iB.gsa
•District? . ie.,3%
S1,S1.65052.011S2.706S3.082S4,750
S1.150S4.418 2S1-500S1.7ABS2.2A5S3.090
$2.082S2,63<S3.550sa.esoS2.571 3si.saa
S5.000 4S1.4S6$1.928S2.375S3.S60S4.500
$1.705S2.730S3.700S4.350 S1,32552.117
$5.750S6.475 S2.488$2.59553,159S3.S35 6
S4.G20S4.160 7S1.S11y.S2,500S3.33S
I
-: ,iess.
Rent Stabilization Department Re-Evaluation
December 8, 2025
Page8
The following chart reflects the rental registration fees collected for both Cycle 1 and Cycle 2 registrations. The Department has collected registration fees in the approximate amount of $5,051,267 for Cycle 1 and $5,345,480 for Cycle 2, for a total of $10,396,747.
Rental Registration FeesDate Range: September 23,2024 - November 13, 2025 $3,500,000.00
$3,000,000.00
$2,500,000.00
$2,000,000.00
$1,500,000.00
$1,000,000.00
$500,000.00
$-
Key Performance Metrics
Monthly Registrations & Late Fees Paid !
$3,027,598.00
$1,65!$2,032,659.57 812.
y>/</>'y^ -''<-''"' "'^
i
Yearly Registration & Late Fees
$5,400,000 $5,345,480
$5,300,000
$5,200,000
$5,100,000 $5,051,267|
$5,000,000
$4,900,000
Total Fees Paid
• Cycle 1 • Cycle 2
Registration Cycle 2
'Registration Cycle 1•Registration Cycle 2
Total Registration Fees Paid
$5,341,553
Total Late Fees Paid
$3,927
Total Unpaid Fees
$231,098
Total Unpaid Late Fees
$34,664.70
The following chart reflects the compliance rates for Cycle 1 and Cycle 2, representing 89% and 84% respectively.
Rent Stabilization Department Re-Evaluation
December 8, 2025
Page9
Rental RegistrationsDate Range; SeptemberO), 2024-November 13, 2025 Key Performance Metrics
3000
2500
2000
1500
1000
500
0 Monthly Registrations
2,5982520
1890
,/\</y/// ^ ^ ^ '<1^
Registration Cycle 1 • Registration Cycle 2
Substantial Compliance
Substantial Compliance
i. Noncompliance
Cycle 1 Cycle 2
•^
89%84%
Registration Cycle 2
Total Registrations
5,865
^
vBsy
Total Registered Units
24,134
Monthly Registrations
Average
1,946
Hearings Division
The Hearings Division commenced receiving petitions on February 6, 2025. The following charts reflect the types of petitions received and their disposition.
Annual Report: Petitions & Hearings
Petitions
Total Petitions Recelvsd
Landlord-lnltlated
Tenant-lnitiaied
67% 1
Tenant initiated ^t
67 23
44 50
40 30
20 10
0 23
44 Petition Types
Landlord-lnitjatedTerit Initiated
•Petition forRentWithhholding-8
•DA-UnlawfulRent-17
• DA- Failure to Maintain Habitable Premises -12
DA - Decrease in Housing Services or Maintenance - 7
•Objections to Denied Exemption- 23
Reacted - IneUgibl.e
Prehesring Conference Date Set - In Person
SettlementConfgrence Date Set-tn Person
Dismissed without PrejudiM
Denied witiiout Prejudtee
Rejected - Deficient
casestatus .=<r
HearingDate Set - In Person
Hearing Date Set - Remote
Settled
Settlement Conference Date Set
Withdra\Nn
Consolidated
:EaiaSiEKi.B;
aasssisss£-,:
;»E8iiiai5iU;
1 2
2 10
2 2
4 12
Landlord Initialed Tenant Initiated
1iElSM
^tE-^.s:;^
.SiSSSaaiS i
2r::'?;e'sea»sa
I
M
::isa
\
Hearings
^9Bii"'.
Total: 38
• Settlement Conference
• Preheating Conference
Hearings
Rent Stabilization Department Re-Evaluation
December 8, 2025
The data presented reflects the success of an exceptionally effective model for implementing Article XVIII—made possible through strong support from the City and close collaboration with multiple departments. The Department has not only met but exceeded community expectations, despite limited staffing. Key achievements include launching the City's first-ever Rental Registry, enforcing rent increase and eviction protections, and educating landlords about their responsibilities under the newly adopted Article XVIII.
These accomplishments would not have been possible without the dedication and hard work of Department staff. Their efforts have resulted in a registration compliance rate that far surpasses that of comparable jurisdictions—an extraordinary feat, especially in the program's inaugural year. The first registration cycle required an all-hands-on-deck approach, and throughout both the first and second cycles, landlords consistently praised staff for their professionalism and support. Many even expressed their appreciation by bringing baked goods to the Department's first annual open house.
On a broader scale, the Department has played a critical role in helping residents remain housed—particularly during emergencies like the Eaton Fire—and in providing stability for families facing financial hardship. Staff have facilitated rent rollbacks and reimbursements, protected tenants unaware of their rights, and worked closely with community-based organizations to deliver outreach and education. Housing counselors have brokered daily resolutions, often avoiding court proceedings through the Department's hearing process, which includes settlement conferences when needed. In partnership with the Loyola Center for Conflict Resolution, the Department has served as a vital intermediary between residents and the courts, helping to ease the burden on an already overloaded unlawful detainer (UD) docket and saving both landlords and tenants time and money.
Rent Stabilization Department Re-Evaluation
December 8, 2025
FISCAL IMPACT:
There is no fiscal impact as this report is for information only.
Approved by:
Respectfully submitted,
-^
HELEN MORALES
Executive Director, Rent Stabilization
Department
^^^J) ^As—
^RQUEZ
City Manager