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1 Housing
Protections
Overview & Work
Plan
City Council
July 17, 2023
Housing Services Division
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2 OVERVIEW
• Background
• Existing Tenant Protections
• San Leandro Rental Housing Inventory
• Other Types of Tenant Protections
• Next Steps
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3 Background
• 2023 City Council Priority (Housing & Homelessness)
• 2023-2031 Housing Element Update/Affirmatively
Furthering Fair Housing
• Eviction Moratorium Sunsets on July 31, 2023
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4 Existing Tenant Protections: State of CA AB 1482 (Tenant Protection Act of 2019) 4 • Caps allowable rent increase in a 12-month period: 5% + CPI (10% max.) • Does not apply in cities with rent control ordinances • Applies in San Leandro
• Sunsets on Jan 1, 2030
• Exemptions:
• Housing built in last 15 years, including ADUs
• Owner occupied duplexes
• Single family homes & other units that can be separately sold, & not owned by a corporation, real estate trust or LLC
• Deed-restricted affordable housing
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5 Existing City Housing Protection Programs
• Tenant/Landlord Counseling & Tenant Legal Assistance
• Fair Housing Services
• Rent Review Board
• Tenant Relocation Ordinance
• Inclusionary Zoning/Housing Ordinance
• Mobile Home Parks
• Mobile Home Space Rent Stabilization Ordinance
• Mobile Home Park Overlay Zoning
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6 Existing Tenant Protections: Alameda County (by City) 6 AH= Anti-Harassment
JC= Just Cause for Evictions
RR= Rent Registry
Rent Rev= Rent Review
TRO= Tenant Relocation Asst.
City Population Rent Other Tenant
(2020 Census) Stabilization Protections
Alameda 78,280 Y (effective 2019) Y
(RR, JC, TRO)
Albany 20,271 N Y
(RR, Rent Rev)
Berkeley 124,321 Y Y
(RR, JC, TRO)
Dublin 72,589 N N
Emeryville 12,905 N Y
(RR, JC)
Fremont 230,504 N Y
(Rent Rev)
Hayward 162,954 Y (effective 1983) Y
(RR, JC, TRO, AH)
Livermore 87,955 N N
Newark 47,529 N N
Oakland 440,646 Y (effective 1980) Y
(RR, JC, AH)
Piedmont 11,270 N N
Pleasanton 79,871 N N
San Leandro 91,008 N Y
(TRO, Rent Review)
Union City 70,143 N Y
(RR, JC, Rent Rev)
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7 Alameda, Hayward & Oakland Examples
7 City
# units subject
to
Rent Control /
Stabilization
# Staff
Annual
Operating
Budget
Rent Cap Annual Fee
Amount Enforcement Mechanism
Alameda 14,196 6 FTE, 3 PTE $1.9M
Lower of:
70% change in CPI
(min 1%- max 5%)
$109-162/unit
1. Rent Registration
OR
2. Hearings:
-rent increases
-reduction in services
Hayward 21,313 3.5 FTE $1M 5% $32-66/unit 1. Parties required to attempt resolution
2. City refers to Arbitration.
Oakland 94,000 26 FTE $9.35M
Lower of:
60% change in CPI
OR
3%
$101/unit
1. Rent Registration
2. Rent Adjust Program (Hearing by
Board)
3. Eviction Portal Required Notice
Uploads
-Ellis Act Evictions (monitored)
-Owner Move-In Evictions (monitored)
-All Eviction Notices (required, not
monitored)
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8 San Leandro Rental Housing Inventory
8 Approx 31,800 Total Owner & Renter-occupied Housing Units Citywide Housing Type Estimated
Total Rental Units
Multi-Family Housing (9+ Units) 3,525
MF Housing (9+ Units) – City/State Deed Restricted 1,843 2-8 Unit Housing Units 1,939
Mobile Home Spaces 855
Single Family/Condos/Townhomes (exempt per Costa- Hawkins) 7,767 Total Rental Units City-Wide 15,929
(1,843)
(7,767)
Total Rental Units Subject to a City Rent
Stabilization Ordinance
6,319
Sources: County Assessor Parcel Data & City IT GeoSL
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9 Costa-Hawkins Rental Housing Act (1995)
9 • State Law that limits cities’ ability to regulate rents on units built after 1995 • Units built after February 1, 1995
• Current City rental housing developments pipeline exempted • Cities with existing rent control in 1995 subject to different rules • Units that can be separately sold (SFRs, condos, townhomes) • Prohibits vacancy control
• Does not pre-empt other types of tenant protections subject to Costa Hawkins • Just Cause for Eviction
• Rent Registry
• Rent Review
• Tenant Relocation
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10 Other Types of Housing Protections: Just Cause
10 • San Leandro does not currently have a Just Cause Ordinance • Prohibits a landlord from evicting a tenant without “just cause”, such as:
• Unpaid rent, violating material lease term, unpermitted sublease, criminal activity
• Landlord can evict a tenant (with compensation) for “no fault cause”, such as:
• Family member to occupy unit, substantial remodel, removing unit from market • Exemptions: SFRs, shared housing, non-profit-owned housing • Exemptions:
• Owner-occupied SFRs and Duplexes
• Housing built within last 15 years, including ADUs
• Units that can be separately sold and not owned by a corporation, real estate trust or LLC
• Deed-restricted affordable housing
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11 Other Types of Housing Protections: Rent Registry
11 • San Leandro does not currently have a Rent Registry Ordinance • Property owner/manager required to register all rental units operated within a jurisdiction • Registry information may include:
• Contact information for owner/manager
• Rental rate
• Unit type
• Parcel number
• Program fee
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12 Other Types of Housing Protections: Tenant Anti-Harassment 12 • San Leandro does not currently have a Tenant Anti-Harassment Ordinance • Regulations prohibit property owners/managers from harassing tenants through certain actions that threaten, intimidate or involve fraud intended to force tenants to vacate their unit
• Examples of harassing actions include:
• Withhold necessary repairs
• Threaten physical harm
• Interfere with a tenant’s right to privacy & quiet use/enjoyment of the unit • Refuse tenant’s lawful rent payment
• Remove a housing service to cause tenant to vacate the unit Click to edit Master title style
13 Proposed Next Steps
(excludes implementation/administration set-up as staff is researching) 13 Date Activity/Event
July 17, 2023 City Council - Tenant Protection Overview/Timeline Summer/Fall 2023 Public Outreach (stakeholder/community meetings) Winter 2023 Rules Committee – Policy components
Spring 2024 City Council Work Session – Policy components update Spring 2024 City Council - Ordinance (1st Reading)
Summer 2024 City Council - Adopt Ordinance (2nd Reading) Click to edit Master title style
14 14
1. Should Staff move forward with evaluation of Housing Protections proposed this evening?
• If so, which ones?
2. Which stakeholders should Staff outreach to and engage with before Winter Rules Committee meeting?
Questions & Considerations