2 We also argued for the increase to three months on the basis of internal consistency within city policies. Currently, the city’s demolition and condo conversion ordinances require three months of relocation assistance, whereas the requirement for Ellis Act, substantial remodel and owner move-in evictions is only one month. From a public policy perspective, this doesn’t make sense. When this same council member expressed skepticism about the proposed increase to three months, we then asked whether the condo conversion and demolition provisions should be reduced to one month. Of course that is not what we want, but it underscores the disjunction that currently exists among various city policies and the need to bring them into line.
Thank you for listening and for taking these thoughts into account.
Best regards,
Karyl Eldridge
Vice Chair of One San Mateo
*Wire Fraud is Real*. Before wiring any money, call the intended recipient at a number you know is valid to confirm the instructions. Additionally, please note that the sender does not have authority to bind a party to a real estate contract via written or verbal communication. 1 From:
Sent: Thursday, April 3, 2025 2:05 PM
To: City Council (San Mateo) <[email protected]>; [email protected]; City Attorney's Office <[email protected]>; Rachel Horst <[email protected]> Subject: Opposing Proposed Housing Element Policies – A Plea for Fairness Dear Honorable Members of the San Mateo City Council,
I’m writing as a longtime resident and small property owner in San Mateo to respectfully oppose the proposed expansion of tenant protection policies being presented at the upcoming study session on April 21 (I will be out of the country then, so am writing instead).
As a retired individual, the rental income from my property is not just helpful — it is essential to my livelihood.
Like many small landlords in our community, I am not a large corporation with deep pockets. I rely on this income to make ends meet, and I do my best to treat my tenants fairly and with respect.
It is disheartening to see policies continually shift in ways that assume landlords are the problem. Proposals like requiring relocation payments for tenants who have been in a unit for less than a year, or adding layers of bureaucracy like a rental registry, place significant burdens on small property owners — especially those of us who are retired and on fixed incomes.
I understand the importance of protecting tenants from displacement, but why must that responsibility fall solely on the shoulders of housing providers? The ability to provide homes for our own children, or to make necessary improvements to aging properties, should not come with financial penalties. When the laws become so heavily weighted in one direction, it discourages people like me from continuing to offer housing at all.
We are not the enemy. Most of us are responsible, compassionate landlords who value the tenants we serve. We want to be part of the solution, not treated as part of the problem.
Please consider the unintended consequences of these proposals — especially for seniors, retirees, and families trying to build a future in San Mateo. I urge you to oppose these policy expansions and take a more balanced approach that respects both tenants and housing providers alike.
Thank you for your time and consideration.
Sincerely,
Cindee Graham
Retired Millbrae Resident & San Mateo Housing Provider
1 From:
Sent: Thursday, April 3, 2025 1:37 PM
To: City Council (San Mateo) <[email protected]> Subject: Opposition to Proposed Tenant Protection Measures I am writing to express concerns regarding the proposed tenant protection measures, specifically the expansion of tenant protections, creation of a rental registry, and recommendations for policy changes on eviction and remodel-related tenant displacement. While the intent behind these measures is to ensure fairness and security for renters, there are several reasons why these proposals may not be beneficial in practice, and could have unintended consequences.
1. Expansion of Tenant Protections and Relocation Payments:
Extending AB 1482 provisions to require tenant relocation payments for no-fault evictions for tenants with less than one year of tenure raises significant concerns. While the idea is to provide more protection for tenants, this provision may discourage landlords from offering rental agreements to new tenants. Landlords could be hesitant to rent to new tenants due to the increased financial burden and potential risk associated with having to pay relocation expenses if a no-fault eviction is necessary. This could lead to fewer available rental units and a decrease in housing supply, ultimately making housing even less affordable and accessible in the city.
Additionally, the financial impact of paying relocation fees for tenants who have only been in place for a short time could disproportionately affect smaller landlords, who may struggle to bear these costs.
2. Creation of a Rental Registry:
The creation of a rental registry to monitor rents, evictions, and tenant displacement citywide, while seemingly beneficial for transparency, would likely impose significant costs on both the city and property owners. The proposed system would require substantial taxpayer funds to support staffing, the creation of new bureaucratic infrastructure, and the use of consultants. These resources could be better utilized in addressing more immediate issues such as increasing housing development or providing direct financial assistance to vulnerable populations.
2 Furthermore, the increased administrative burden on landlords—particularly small property owners—could lead to unnecessary complexity and compliance costs, which may be passed on to tenants in the form of higher rents.
3. Recommendations Regarding Substantial Remodel Exemptions and Right to Return :
Requiring landlords to provide documentation when using the substantial remodel exemption and instituting a "Right to Return" policy for tenants displaced due to demolition or remodeling may create additional legal and logistical challenges. Landlords would face increased paperwork and bureaucracy, which may lead to delays and more complex processes for property improvements that are often necessary for maintaining the condition and safety of buildings. In some cases, these additional requirements could disincentivize investment in necessary upgrades and repairs, further exacerbating housing quality concerns. Additionally, implementing a Right to Return policy could limit landlords' ability to make timely decisions about their properties and negatively impact the efficiency of housing markets, leading to potential underutilization of spaces or even reduced housing stock if developers are discouraged from undertaking substantial remodels or new constructions due to regulatory uncertainty.
4. Strengthened Enforcement and Penalty Structure for Landlords:
While it is essential to ensure landlords follow the law, further strengthening enforcement penalty structures could disproportionately impact smaller landlords who may not have the resources to navigate complex regulations. The potential for increased penalties could create a chilling effect, where landlords become overly cautious and, as a result, reduce the number of rental units available or increase rents to cover potential penalties. Additionally, this might incentivize some landlords to exit the rental market altogether, which would reduce overall rental housing availability, further exacerbating affordability challenges.
In conclusion, while the proposed measures aim to address important issues related to tenant protections, they could inadvertently reduce the availability of rental housing, raise costs for both tenants and landlords, and create significant administrative and regulatory burdens. Instead of imposing additional restrictions and costs, we encourage the city to explore other solutions that foster collaboration between tenants, landlords, and the city to promote affordable housing, improve housing quality, and ensure fair treatment for all parties involved.
Thank you for considering these perspectives.
Karen Vega
2 Early data from 2024 suggests this trend is conƟnuing, with 1655 residenƟal unlawful detainer cases filed in the first eleven months.
Rent Delinquency:
Rent delinquency accounted for more than 85% of evicƟon cases in San Mateo County in 2023, a Stanford study found [4].
San Mateo County Context:
San Mateo County is known for having some of the highest rents in the naƟon.
CLC Students:
In 2024, CLC students under supervision represented approximately 20 tenant households in evicƟon maƩers in San Mateo County.
What is the Tenant ProtecƟon Act in San Mateo County?
The Basics:
New laws provide an Annual Rent Cap (5% + Consumer Price Index) and Just Cause ProtecƟons for residenƟal tenancies Rent Cap will take effect on 1/1/20 with a rent roll back to March 15, 2019 Just Cause ProtecƟon requires at least 12 months of tenancy These new laws do not apply to all housing.
According to a new report from Stanford Law School’s Community Law Clinic, evicƟon cases in San Mateo County – where rents are among the highest in the naƟon – have climbed past pre-pandemic levels. In 2023, a total of 1,510 evicƟon cases were filed – a 35% increase from 2019. And early data from 2024 suggest the trend is conƟnuing. The numbers echo naƟonal paƩerns, the report says.
“EvicƟons in San Mateo County, 2019-2023,” conducted on behalf of the clinic’s clients Community Legal Services in East Palo Alto (CLSEPA) and the Legal Aid Society of San Mateo County (Legal Aid SMC), analyzed evicƟon cases from the last full year before the pandemic through the first full year aŌer the expiraƟon of COVID-era evicƟon moratoria. It offers a rare and in-depth look at evicƟon paƩerns in the county where the law school’s Community Law Clinic represents low-income tenants. The top line finding: There has been an upƟck in evicƟons in San Mateo County, with the vast majority based on nonpayment of rent.
The findings reinforce the need for increased rental assistance, according to Juliet Brodie, director of the Community Law Clinic. “We call it a housing crisis, but really it’s a rent crisis,” she says. “People aren’t being evicted because they refuse to pay rent. They’re being evicted because they can’t afford to. The gap between wages and rents just keeps geƫng bigger.”
****************************************************************************************** *************************************
The soluƟon is RENTAL SUBSIDIES through the government. SecƟon 8 has been around forever; but for "low income" mainly women and children. Now, the criteria should be for individuals under the definiƟon of "low income".
In San Mateo County, Low Income is making less than $109,700 annually according to California Department of Housing and Community Development.
This is the approach that is needed. RENTAL SUBSIDIES
3 Rental subsidies would help the people more than "rent controls" on housing providers.
Typically, housing providers don't raise the rent on good tenants because they don't want to lose them; and if they don't raise rents annually, these housing providers are actually renƟng "at below market rents." (Hence, subsidizing their good tenants).
I also am opposed to Rental Registries and a new "dept" for Rental regulaƟon because we don't have money for this, and it would be a futher burden to my high Sewer and Property Taxes. Also, the City will have to pay reƟrement benefits to this new department's hires for years into the future. We need to reign in spending, please. We need to finish paying for things in progress (like our billion dollar infrastructure bill) first.
Have a great day and thank you for reading!
Doris Nishimoto, D.D.S.
UC Berkeley Neurobiology and Bacteriology (1974); UCSF School of DenƟstry (1978) Double Major
2 With powerful support from both the community and the region, there is no better time than now for San Mateo to pass the strongest tenant protections it can.
Thank you for your consideration,
Amanda
--
Amanda Chang (all pronouns)
Program Manager of Equitable Development
Urban Habitat
2000 Franklin Street
Oakland, CA 94612
(510) 839-9510 (x303)
http://urbanhabitat.org/
Read our new report, The Failure of For-Profit Affordable Housing — and How Tenants Are Organizing for Change and check out The People's Glossary in English, Spanish, and Vietnamese.
2 relocation compensation for "No Fault" cases would be highly unjust, and this type of rule is not even existing in Europe and in France.
For these reasons, I strongly urge you not to increase the compensation fee to one year for tenants who are "Not at Fault." The existing provisions should suffice, and imposing such a burden would be especially detrimental for those of us who are already financially struggling.
I am completely opposed
to this proposal.
Thank you for your attention.
2 City of San Mateo Housing's proposals. From what has been shared so far, we respectfully disagree with the proposed approach and will voice concerns if given the opportunity. Have a wonderful afternoon.
Sincerely,
Rachel Salomon
--
Rachel Salomon
2 Nancy Schneider
2 What the city of San Mateo should be focusing it's housing efforts on is how to increase the number of rental units and not enacting costly policies against landlords. The outcome of this will be increased rents and reduced supply.
Regards,
Natalie Thanash
2 Peninsula AnƟ-Racism CoaliƟon (PARC), a research- and data-driven advocacy group needs your help gathering more data by asking you and your network to respond to its survey of residents of San Mateo County's diverse communiƟes regarding your familiarity with mobile mental health crisis response services. This short survey would take about 1 minute of your Ɵme to complete as you click this URL:
hƩps://forms.gle/Tf47seWEiGaHzA2i8
PARC will share the results with our San Mateo County governing leaders and Behavioral Health Services for their edificaƟon, and support of mental health services. And thank you. Much appreciated.
2 MidPen was founded in 1970 when David Packard, Bill HewleƩ, and a small group of community and business leaders came together to address the racial discriminaƟon and inequitable access to housing in the Bay Area and establish a self-supporƟng organizaƟon with a clear social mission. Driven by the belief that there had to be a beƩer way to build affordable housing, MidPen ushered in a new paradigm: beauƟfully designed and well- managed housing built near good schools, jobs and transit. The kinds of communiƟes that make residents and neighbors proud and revitalize ciƟes and neighborhoods.
As a 15 year Alumni volunteer of the Monterey Bay Aquarium (3600 volunteer Hours), I saw what good things
philanthrophy can do. The Packard Family made this $50 million giŌ 40 years ago. A few years later, they then made an addiƟonal $50 million giŌ to add a second building to the aquarium. Total square footage = 322,000 sq. Ō.
Headed by Julie Packard, the Monterey Bay Aquarium has become the leader in conservaƟon and the number one aquarium in the United States.
This aquarium is the "driving force" behind many policies in CA from prohibiƟng the harvesƟng of shark fins for Chinese "shark fin soup" (then, throwing the carcasses back into the ocean) to eliminaƟng plasƟc polluƟon sources such as plasƟc straws and plasƟc bags. PlasƟcs in the environment never "break down"; they break apart into smaller pieces called microplasƟcs which takes decades to finally degrade, if at all.
The aquarium sets policy based upon "scienƟfic study" of researchers and scienƟfic data from their research arm, MBARI )Monterey Bay Aquarium Research InsƟtute, funded by the Packards.
David Packard's vision for equitable housing, too, was years ahead of his Ɵme. He was a true visionary ahead of his Ɵme with the financial means to make things happen.
We are dependent upon the generosity of these billionaire philantrophists in our society who are soluƟon driven rather than policy dependent.
Mr. Packard's "Enlightened Beginning (MIDPEN HOUSING) to a new industry" is the soluƟon to the rental crisis and not addiƟonal policies focusing on more "rent control." Doris Nishimoto, D.D.S.
2 Mr. Dahl responded that there are approximately 20,000 rental units in the City but he has no records of how many owners of rental units or property managers there are.
How many owners/managers is the City ready to inconvenience and tax with a new ordinance requiring registration and fees, and how much is the City ready to increase taxes to pay for new staffing to administer and enforce new regulations? Will the citizen/taxpayers be best served by a new ordinance that may possibly prevent fewer than 1.04 tenants from being evicted each year? Timothy S. O’Hara
Realtor ® Property Manager and Attorney
P.S. I am not a resident of the city and do not manage any properties in the city. For many years I have handled hundreds of evictions in the County of San Mateo.
2 maintain the fabric of the community, keep San Mateo students in their schools, and prevent needless housing instability and the poverty risk outcomes that are associated with it.
In Community,
Jess Hudson
(
She/Her/Hers
)
Manager, Public Policy
United Way Bay Area | uwba.org
415.808.4304
550 Kearny Street |
Suite 510 | San Francisco, CA 94108
Give. Advocate. Volunteer.
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HERE
2 heat their residences, warm their water, and prepare their meals. Finally, and very significantly, our insurance costs are skyrocketing and the coverage provided is shrinking. This translates into us needing to spend much more money on premiums and incur higher expenses that were previously covered by our insurers.
Tenant protections are burdensome and add to the expense of providing housing. Expanding the tenant protections provided by State law will only amplify the challenges faced by housing providers and will not increase the supply of much needed low-income housing.
Most housing providers will agree that the high cost of housing is indeed a vexing problem that needs to be resolved. To place the financial burden of resolving this problem on one set of constituents is both unfair and unwise.
Instead, we ask that you stop this assault on those of us who provide housing and instead work with all the stakeholders in the housing community to craft a solution that takes into account the needs of all.
Brian and Ann Ponty
San Mateo Housing Providers
2 Secure and stable housing is critical for the well-being of individuals and families, and it’s critical for a thriving community as well. Out of our shared concern for the well-being of our beloved San Mateo community and all who dwell in it, we urge you to support the proposals delineated by the “Our Home San Mateo” coalition.
Together in service to our community,
Rev. Dr. Penny Nixon, PSC Co-Director
Rev. Dr. Marlyn Bussey, PSC Co-Director
Rev. Dr. Tovis Page, PSC Program Director
Rabbi Rebecca Hecht, PSC Planning Committee Member
2 activities, especially in the middle of the school year, is unnecessary. If the no fault eviction could wait until the end of the year, children will be better protected.
3. Provide the right to return after substantial remodel. Current law allows a landlord to evict a tenant for “substantial remodel” of a property, but no right to return, even at a higher rent. We support policy changes that create a right to return at a reasonable rent.
4. Increase relocation payments to the tenant, after just cause eviction for substantial remodel. The City already requires three months’ relocation assistance for condo conversions and demolitions. Please create consistency, which has the added benefit of providing the displaced tenant an adequate compensation for moving, which is most often very expensive.
5. Create a rental registry to generate data and track compliance. A rental registry is a valuable asset for the Community, Staff and the Council. More than 30 years ago, a group in San Mateo County developed a means of measuring how cities in the County are doing in many areas – RHNA numbers, energy usage, climate action plans, and transportation. Taking data to the Cities, those of us involved in the benchmarking process were able to show successes, and where cities could put more emphasis. A rental registry is a vital addition to the
successful implementation of Tenant Protections. While AB 1482 created a set of renter protections, there currently is no way to track whether those renter protections are being met.
Please direct staff at your April 21 Study Session to prepare for consideration a strong Tenant Protection Ordinance that includes the five points above.
Thank you
Robert Whitehair, Co Leader
Michelle Hudson, Co Leader
San Mateo Climate Action Team
2 3. Providing the right to return after a substantial remodel, with a cap on the allowable rent increase
4. Increasing relocation assistance for No Fault evictions associated with substantial remodel, owner move-
in and Ellis Act withdrawals to three months, in line with the city’s demolition and condo conversion policies
5. Creating a rental data registry
The objective of AFFH is to help reverse the discriminatory impacts of past housing practices and to foster the creation of inclusive communities. These are goals we believe the council would readily sign onto. In the interest of furthering them, One San Mateo encourages the council to act with an appropriate sense of urgency to move the above policies into law.
Sincerely,
Karyl Eldridge
Vice Chair of One San Mateo
*Wire Fraud is Real*. Before wiring any money, call the intended recipient at a number you know is valid to confirm the instructions. Additionally, please note that the sender does not have authority to bind a party to a real estate contract via written or verbal communication.
2 3. Right to return after a substantial remodel
4. Increased relocation assistance
5. Creation of a rental data registry
Thank you for your consideration,
Emily
April 16, 2025
Mayor Rob Newsom Jr.
Deputy Mayor Adam Loraine
Council Member Lisa Diaz Nash
Council Member Danielle Cwirko-Godycki
Council Member Nicole Fernandez
Dear Honorable San Mateo City Council Members:
On April 21, the City Council will consider options for fulfilling its commitment to expand renter protections. I am writing on behalf of Public Advocates to urge the City Council to adopt policies that will have a meaningful impact on the housing security of renters in San Mateo.
Specifically, Public Advocates supports the policy proposals that have been set forth by the “Our Home San Mateo” coalition. These changes are focused on preventing evictions and helping to keep San Mateo renters in their homes.
Public Advocates is a nonprofit law firm and advocacy organization that challenges the systemic causes of poverty and racial discrimination by strengthening community voices in public policy and achieving tangible legal victories advancing education, housing, transportation equity, and climate justice. Our organization has deep expertise in renter protections and other local anti- displacement policies.
The City of San Mateo is known to have some of the highest housing costs—both home prices and rents—in the entire nation. Furthermore, the city’s Housing Element says that rents increased 75% in a period of 10 years. In the face of increasing rents and stagnating wages, many San Mateo renters live paycheck to paycheck, struggling to keep food on the table, pay their utility bills, clothe their children, and make the rent. They live at great risk of displacement.
Eviction is so much more than a forced move. It can be a life-changing event that seriously harms families, undermining their economic security and housing stability for years to come.
Data shows that eviction negatively impacts health outcomes, and eviction can be especially traumatizing for children. Often when families are forced to move, children abruptly lose their connections to neighborhoods and must switch schools, disrupting learning.
In the interest of shielding families from the negative effects of eviction, Public Advocates encourages the City Council to adopt the “Our Home San Mateo” policy proposals, as follows:
1. Just cause for eviction from Day One
2. Prohibition of no-fault evictions during the school year
3. Right to return after a substantial remodel
4. Increased relocation assistance
5. Creation of a rental data registry
The above measures are concrete ways the City Council can take action to protect families from eviction, displacement, and homelessness and to increase housing stability. Public Advocates encourages the City Council to move with urgency to enact these policies.
We have expertise in state and local landlord-tenant law and have drafted just cause for eviction ordinances for jurisdictions across the Bay Area. Please contact me with any questions about how these policies work in practice or why they are so urgently needed – Public Advocates would be happy to provide technical assistance on these policy proposals or answer any legal questions.
Thank you.
Sincerely,
Suzanne Dershowitz
Senior Staff Attorney
Public Advocates
2 4. Increased relocation assistance
5. Creation of a rental data registry to provide data to the City to continue to improve stability in the rental housing market
The above measures are concrete ways the council can act to protect families from the trauma of evictions and increase the stability of their lives. CLSEPA encourages the council to move with an appropriate sense of urgency to move them into law.
Best regards,
Keith Ogden
--
KEITH OGDEN, ESQ. | MANAGING ATTORNEY, HOUSING PROGRAM
pronouns: he / him / his / (Why Pronouns Matter)
Community Legal Services in East Palo Alto
www.clsepa.org
2 Instead, we ask that you stop this assault on those of us who provide housing and instead work with all the stakeholders in the housing community to craft a solution that takes into account the needs of all.
Sincerely,
Steven Runchey, Housing Provider
From:
To: City Attorney"s Office; Rachel Horst; [email protected]; City Council (San Mateo) Subject: In support of Our Home San Mateo Tenant policy proposals Date: Thursday, April 17, 2025 2:22:06 PM
I encourage the council to adopt the five policies proposed by Our Home San Mateo. These are concrete ways you can act to protect families from the trauma of eviction and increase the stability of their lives.
The time is now to protect residents of San Mateo in their first year of rental and provide a clearinghouse on information of properties.
There are lots of ways where landlords can review
and vent tenants if needed.
Ler's do the right thing to move forward and protect tenants. thank you
Nancy Lacsamana