Expand Tenant Protections:
Proposed Rental Review Program
City Council Meeting
September 8, 2026
Implementation of the Tenant Support
& Assistance Package
MOBILE HOME GRANT ASSISTANCE PROGRAM (ADOPTED DEC 2025)
RENTAL HOUSING COUNSELING AND MEDIATION THROUGH ECHO
HOUSING (EARLY 2026)
NEW RENTAL REGULATIONS - JUST CAUSE FOR EVICTION PROTECTIONS & ANTI HARASSMENT ORDINANCES (ADOPTED APRIL 2026)
RENTAL REVIEW PROGRAM – PROPOSED FOR JANUARY 1, 2027
Program Purpose
PROVIDE A TRANSPARENT PUBLIC
PROCESS FOR REVIEWING
SIGNIFICANT RENT INCREASES
SAFEGUARD TENANTS FROM
EXCESSIVE RENT BURDENS
PROMOTE HOUSING STABILITY
Ordinance
Goals
Modeled after other cities: Albany, Fremont,
Alameda, Union City, and San Leandro
programs
Incorporates best practices: clear thresholds,
accessible hearings
Encourages positive dialog, mediation and
partnership
Balances tenant protections with housing
provider rights
Rent Review Coverage: What’s Included vs. Exempt
Covered under Rent Review Ordinance
• Rental or leased units: duplexes, triplexes,
fourplexes, and multifamily buildings
• Rented condominiums
• Accessory Dwelling Units (ADUs) when
rented
• Mobile homes and mobile home space
rentals
• Single-family homes owned by a real estate
investment trust, corporation, or a limited
liability company
Exempt from Rent Review Ordinance
• Single-family homes (exemptions apply)
• Units with recorded
affordability/regulatory agreements
(LIHTC, HUD, etc.)
• Government-owned or operated
residential units
• Temporary institutional housing (nonprofit
hospitals, religious/charitable purposes)
Note: Rent Review process is triggered for rent increases >7% in 12 months; outcomes are advisory; AB 1482 still applies where relevant. The more protective law governs.
Rent Review Intake Process
Triggered when rent
increase exceeds
7% within a 12-
month period*
Tenant may request
a review and
hearing before a
neutral board
Opportunity for
both parties to
present
documentation &
testimony
*For applicable units that are not covered by Statewide Rent Control Rent Review Intake Process
Intake
Request
received &
eligibility check
Conciliation
Staff-facilitated
communication
Mediation
Neutral
third-party
dialogue
Public Hearing
Scheduled only if
no voluntary
agreement
Voluntary agreement can resolve the matter at any step.
If Intake → Conciliation → Mediation do not result in
agreement, a public hearing may be set.
Public Hearing Process
TENANT FILES HEARING REQUEST
WITHIN 30 DAYS OF NOTICE OF
RENT INCREASE OVER 7%
CITY SCHEDULES A PUBLIC
HEARING WITH THE RENT REVIEW
BOARD
BOARD ISSUES ADVISORY
RECOMMENDATION AFTER
REVIEW
Board Composition & Outcome
Neutral Board made up of a
balance Tenants, Homeowners
and a Homeowner that doesn’t
own rental property all appointed
by the City Council
Hearing Outcomes
Failure to participate in good faith by tenant
or housing provider shall either validate or
invalidate the rental increase notice.
Benefits to the Community
TENANTS
PROTECTION FROM
SIGNIFICANT RENT HIKES
HOUSING PROVIDERS
TRANSPARENT
GUIDELINES AND FAIR
IMPARTIAL PROCESS
CITY
PROMOTES HOUSING
STABILITY AND REDUCES
DISPLACEMENT RISK
PUBLIC
SUPPORTS INVESTMENTS
TO EXISTING AND NEW
HOUSING STOCK AND
STATE CA RHNA
COMPLIANCE
Interaction with California Tenant Protection Act
(AB 1482)
AB 1482 sets
statewide caps
and just-cause
rules for some
rental units
01 Local program
adds
protections not
covered by
State Law
02 Local program
adds review for
increases >7%
without
imposing caps
03 Works
alongside state
law to enhance
transparency
and fairness
04 Council Priority Work Plan – Major Policy Goal
Consistent with City Council Work Plan
MAJOR POLICY AREA:
EXPAND HOUSING OPTIONS
Policy #310:
RENTAL PROTECTIONS: EXPLORE POLICY FEASIBILITY TO ENHANCE TENANT PROTECTIONS PROVIDED BY THE CITY TO INCLUDE:
c. Proceed with development of a new Rent Review Program for tenants and housing providers with stakeholder input via new Ordinance for program implementation by January 1, 2027.
Comparison with Voter-Initiated Rent Control
on November 3, 2026 Ballot
Program provides
review process, not
price fixed hard rent
caps
City Council can
modify program as
needed
Appointed citizen
board ensures
balanced
representation
Significant cost and
resource savings for
City to administer
program
Staff Recommendation
1). Conduct a Public Hearing, waive first reading, and
introduce Ordinance. Second reading to occur
September 21, 2026
2). Adoption of an Ordinance amending the San Pablo
Municipal Code and introducing Chapter 9.60 Rent
Review.