pages: CityCouncil/2016-01-05.pdf, 15
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CityCouncil | 2016-01-05 | 15 | rent control; Alameda's older housing stock costs more to maintain; she appreciates landlords who have maintained properties under market rents; the CPI should be based on the Bay Area CPI and not on the United States CPI; Alameda should review the City of Gardena's arbitration process for guidance; data is not good because tenants are afraid to go to RRAC in fear of retaliation; changing the burden to landlord for an increase of 8% or more is appropriate; she is not married to 8% because it is not a cap; she does not support registration to get data; if the trigger is reduced to 5% or CPI plus 2%, the data could be compiled when a landlord comes to RRAC to request a rent increase more than 5% or whatever number is agreed upon. Councilmember Ezzy Ashcraft stated RRAC decisions are non-binding and there is nothing to prevent landlords from still raising rents. Mayor Spencer stated if the parties do not agree, the next step is binding arbitration with a hearing officer; Alameda could look at what the City of Gardena does for arbitration. The Assistant City Attorney stated an ordinance would be drafted in such a way that if housing provider did not agree with RRAC, the owner must file a petition to have the matter heard by a hearing officer; a rent increase would be null and void if the landlord does not file the petition. Mayor Spencer inquired what if the tenant does not agree, to which the Assistant City Attorney responded the tenant would be required to file a petition to have the matter heard by a hearing officer, otherwise the RRAC's decision would be upheld and binding. Councilmember Ezzy Ashcraft stated she favors registering landlords; registration is one way to collect data and the program fee will help with arbitration costs. Mayor Spencer stated that she does not want to charge landlords an extra $200 a year for a program that could be done for free; data could be collected if landlords are required to request a rent increase beyond the trigger amount agreed upon; the concern is excessive rent increases; binding arbitration gives the RRAC teeth, along with built-in penalties which ensures cooperation from outlying landlords; she supports doing annual reviews; and the sunset provision in 2019 is not an issue. In response to Mayor Spencer's inquiry, the City Attorney stated the Council could modify the ordinance at any time; the sunset provision in 2019 is just a trigger. Councilmember Ezzy Ashcraft stated a registration process and a fee is necessary to collect data; the program will cost money to administer; cumulative rents are more complex to administer; she does not favor exemptions based on property owner size or age of units; there should not be two classes: those who are protected and those who are not. In response to Councilmember Oddie's inquiry regarding the differences between Option 2 and Mayor Spencer's proposal, the Assistant City Attorney stated units exempt Regular Meeting Alameda City Council 15 January 5, 2016 | CityCouncil/2016-01-05.pdf |