pages
344 rows where body = "RentReviewAdvisoryCommittee" sorted by date
This data as json, CSV (advanced)
Suggested facets: page
date (date) >30 ✖
- 2017-05-01 14
- 2017-03-06 11
- 2019-01-23 11
- 2018-08-29 9
- 2019-02-04 9
- 2017-02-06 8
- 2018-09-17 8
- 2019-05-15 8
- 2019-06-03 8
- 2019-07-01 8
- 2016-09-07 7
- 2016-12-05 7
- 2017-01-24 7
- 2017-04-03 7
- 2017-09-06 7
- 2018-06-06 7
- 2018-07-23 7
- 2018-08-06 7
- 2018-08-30 7
- 2018-10-01 7
- 2018-11-07 7
- 2018-12-17 7
- 2019-03-04 7
- 2019-08-07 7
- 2018-01-10 6
- 2018-07-02 6
- 2018-08-20 6
- 2018-11-19 6
- 2019-02-25 6
- 2019-04-01 6
- …
Link | body | date ▼ | page | text | path |
---|---|---|---|---|---|
RentReviewAdvisoryCommittee/2016-05-02.pdf,1 | RentReviewAdvisoryCommittee | 2016-05-02 | 1 | Minutes of the Regular Meeting of the Rent Review Advisory Committee Monday, May 2, 2016 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:34 p.m. Present were: Acting Chair Sullivan-Sariñana; and Members Griffiths, Landess, and Schrader. Absent: None Vacancy: One RRAC staff: Jennifer Kauffman a. Election of new Chair The members concurred that it would be preferable to table the election of permanent officers until the current vacancy was filled and all members could vote. M/S (Griffiths/Landess) and unanimous to appoint Sullivan-Sariñana as Interim Chair and Schrader as Interim Vice Chair. 2. CONSENT CALENDAR a. Approval of the Minutes of the April 4, 2016 Regular Meeting Approved by unanimous consent. At this time, Angie Watson-Hajjem of ECHO Housing was invited to address the meeting to explain ECHO's fair housing and tenant/landlord services. 3. UNFINISHED BUSINESS (None) 4. NEW BUSINESS a. Cases governed by Ordinance No. 3143, which limits rent increases of 8% or more; no binding review process for a legal rent increase: i. Case 363 - 781 Central Avenue, Unit A Tenant/public speaker: Jeffrey Giordano Landlord representative/public speaker: Erik Johnson The landlord's original proposed increase was $90 (6.77%). Following general discussion, the parties agreed to a $66.50 (5.0%) increase, to be effective July 1, 2016. M/S (Schrader/Landess) and unanimous to uphold the agreement. Staff stated that confirmation letters would be sent to all parties. ii. Case 373 - 1850 Thau Way, Unit 12 Staff stated that prior to the meeting, the case had been withdrawn at the request of the tenant. The tenant was not required to disclose the terms of the settlement, as this case was not under the jurisdiction of Ordinance No. 3148. Page 1 of 3 | RentReviewAdvisoryCommittee/2016-05-02.pdf |
RentReviewAdvisoryCommittee/2016-05-02.pdf,2 | RentReviewAdvisoryCommittee | 2016-05-02 | 2 | Regular Meeting Minutes of the RRAC May 2, 2016 At this time, staff gave an overview of the process for cases under the jurisdiction of Ordinance No. 3148. b. Cases governed by Ordinance No. 3148; binding third-party decision required: i. Case 364 - 2465 Shoreline Drive, Unit 120 Staff reported that this case had been withdrawn, as the parties came to an agreement prior to the meeting. The agreed-upon increase was within the at-or-below 5% range. ii. Case 366 - 2465 Shoreline Drive, Unit 416 Staff reported that this case had been withdrawn, as the parties came to an agreement prior to the meeting. The agreed-upon increase was within the 5.1 - 10.0% range. iii. Case 370 - 1721 St. Charles Street Staff reported that this case would be rescheduled to the next regular meeting, as the paperwork was not yet complete. iv. Case 372 - 1812 Willow Street, Unit B Tenant/public speaker: Fernando Cabrera Landlord representative/public speaker: Nancy Takamura Staff recapped the highlights of the case. The landlord's original proposed increase was $305 (13.90%). The tenant stated his objections to the increase including his opinion that he was subsidizing the other tenants in the building who were relatives of the landlord. The landlord stated her opinion that the increase was justified as she did not impose any increase during the year following the agreement converting from a one-year lease to a month-to-month agreement. General discussion followed and the parties negotiated a rent increase of $205 (9.3%). Both parties verbally acknowledged the agreement and went into the adjacent office to finalize the terms. M/S (Schrader/Griffiths) and unanimous to uphold the agreement. c. Determine date and location of June RRAC Meeting (Note: Independence Plaza is not available on Monday, June 6.) M/S (Griffiths/Landess) to keep the June 6 date and change the venue to the City Council Chambers. 5. PUBLIC COMMENT (none) 6. ORAL COMMUNICATIONS Staff reported that an active recruitment was underway for the neutral homeowner vacancy on the R… | RentReviewAdvisoryCommittee/2016-05-02.pdf |
RentReviewAdvisoryCommittee/2016-05-02.pdf,3 | RentReviewAdvisoryCommittee | 2016-05-02 | 3 | Regular Meeting Minutes of the RRAC May 2, 2016 8. ADJOURNMENT The meeting was unanimously adjourned at 8:18 p.m. Respectfully submitted, Jennifer Kauffman RRAC Secretary Approved by the Rent Review Advisory Committee on June 6, 2016. Page 3 of 3 | RentReviewAdvisoryCommittee/2016-05-02.pdf |
RentReviewAdvisoryCommittee/2016-06-06.pdf,1 | RentReviewAdvisoryCommittee | 2016-06-06 | 1 | Minutes of the Regular Meeting of the Rent Review Advisory Committee Monday, June 6, 2016 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:32 p.m. Present were: Acting Chair Sullivan-Sarinana; and Members Griffiths, Landess, and Schrader. Absent: None Vacancy: One RRAC staff: Jennifer Kauffman 2. CONSENT CALENDAR a. Approval of the Minutes of the May 2, 2016 Regular Meeting. Approved by unanimous consent. 3. UNFINISHED BUSINESS (None) 4. NEW BUSINESS a. RRAC Case Summary (for information only) b. Case 378 - 2445Shoreline Drive #219. This item was resolved and withdrawn prior to the meeting. c. Case 380 - 2445 Shoreline Drive #318 Tenant/public speaker: Bengt Mattson Landlord/public speaker: Spencer Tam Staff recapped the materials submitted by the landlord and the tenant that were included in the agenda packet. The tenant was disputing the $150 per month increase ($1,550 to $1,700) for the 12-month option. Based on the tenant's ten-year tenancy with regular rent increases, the tenant stated that $80 per month would be the maximum reasonable increase. The landlord stated that the complex had undergone an extensive $3 million, four-year construction effort and that $1,700 should be the lowest rent for an existing tenant. Following general discussion in the attempt to achieve a compromise, the tenant and landlord agreed upon a $100 per month increase. Motion and second (Landess/Schrader) and unanimous to support this agreement. d. Case 382 - 2119 Central Avenue Apt. B. The landlord canceled the rent increase and this item was withdrawn prior to the meeting. e. Case 383 - 1305 Webster Street #C-209. This item was resolved and withdrawn prior to the meeting. Page 1 of2 | RentReviewAdvisoryCommittee/2016-06-06.pdf |
RentReviewAdvisoryCommittee/2016-06-06.pdf,2 | RentReviewAdvisoryCommittee | 2016-06-06 | 2 | Regular Meeting Minutes of the RRAC June 6, 2016 f. Case 384 - 1254 Pearl Street. This item was resolved and withdrawn prior to the meeting. 5. PUBLIC COMMENT (none) Angie Watson-Hajjem of ECHO Housing spoke about ECHO' S fair housing and tenant/landlord mediation services. 6. ORAL COMMUNICATIONS Staff reported that at the June 7 City Council meeting, the City Council was scheduled to consider the Mayor's nominations for appointments to several boards and commissions, including the vacant homeowner seat on the Rent Review Advisory Committee. Staff will keep the RRAC informed of these developments. 7. WRITTEN COMMUNICATIONS (none) 8. ADJOURNMENT The meeting was unanimously adjourned at 7:27 p.m. Respectfully submitted, Jennifer Kauffman RRAC Secretary Approved by the Rent Review Advisory Committee on July 6, 2016. Page 2of2 | RentReviewAdvisoryCommittee/2016-06-06.pdf |
RentReviewAdvisoryCommittee/2016-07-06.pdf,1 | RentReviewAdvisoryCommittee | 2016-07-06 | 1 | Minutes of the Special Meeting of the Rent Review Advisory Committee Wednesday, July 6, 2016 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:34 p.m. Present were: Acting Chair Sullivan-Sariñana; and Members Griffiths, Friedman, and Schrader. Absent: Landess Vacancy: None RRAC staff: Jennifer Kauffman The Chair announced that any business not concluded before 9:30 p.m. was subject to being continued at a Special Meeting. The Committee discussed the order of agenda items. Griffiths made a motion to move ORAL COMMUNICATIONS to the second item on the agenda. Schrader made a second to the motion and all members were in agreement. The Committee allowed for ORAL COMMUNICATIONS at this time. The Chair invited Angie Watson-Hajjem of ECHO Housing to speak about ECHO's fair housing and tenant/landlord mediation services. 2. CONSENT CALENDAR a. Approval of the Minutes of the June 6, 2016 Regular Meeting. Approved by unanimous consent. 3. UNFINISHED BUSINESS (None) 4. NEW BUSINESS a. Case 386 - 2220 San Antonio Avenue. Tenant/public speaker: Susi Ostlund Landlord/public speaker: David Petersen Ms. Ostlund stated that she receives a fixed disability income from the U.S. government and also has a serious illness that requires frequent medical appointments. She stated that the maximum increase that she believed to be reasonable was 1.9% ($31). Mr. Petersen stated that the reason he had issued the 60.5% ($980) rent increase notice in May 2016 was at the advice of his attorney in order to maximize his negotiating position. The tenant's current rent is $1,620 and Mr. Peterson had determined that the market value of the unit was $2,600. He stated that he would accept a 15.7% ($255) increase. A rent increase had been served in October 2015; Page 1 of 4 | RentReviewAdvisoryCommittee/2016-07-06.pdf |
RentReviewAdvisoryCommittee/2016-07-06.pdf,2 | RentReviewAdvisoryCommittee | 2016-07-06 | 2 | Special Meeting Minutes of the RRAC July 6, 2016 however, it was determined to be invalid under the Moratorium then in effect (a 9.5% increase had already been issued in April 2015). Mr. Petersen provided documentation of maintenance expenses (sewer, paint, roof, gutters, and dry rot) totaling over $50,000 over the past three years. Ms. Ostlund stated that there was a difference between capital expenses and cost-of-business expenses. Parties were unable to reach agreement. The Committee discussed a recommendation for the rent increase. Motion and second (Griffiths and Sullivan- Sariñana) for a 5% ($81) increase. Friedman stated that a lower rent increase would be more reasonable considering the circumstances, however, Mr. Friedman agreed to the 5% rent increase and passed the motion. Schrader was in disagreement with the motion due to the high capital improvement costs. Staff explained that the parties had 15 days to: 1) submit written acknowledgement of an agreement; or 2) request an arbitration hearing. If no action is taken by either party, the Committee's recommendation would be binding. b. Case 387 - 2611 Central Avenue Tenant/public speaker: Allen Nakamura Landlord/public speaker: Tommy Wong Mr. Nakamura stated that he did not believe that the 10% ($140) increase was justified, as he has not seen any improvements to his unit during the three-plus years he has been living there. The Wong provided documentation of a new roof installation in December 2015 that cost $10,700, and he wanted to recoup the cost of the roof. It was also explained that this would be the first rent increase since the tenant has occupied the unit. Following discussion, Mr. Nakamura did not want to accept an increase over 5% and Mr. Wong did not want to accept an increase less than 8%. The parties could not reach agreement and the Committee made a recommendation for the rent increase. Motion and second (Friedman and Shrader) for a 6.5% ($91) increase. Motion passed unanimously. Staff re-stated the options for tenant and landlord and the… | RentReviewAdvisoryCommittee/2016-07-06.pdf |
RentReviewAdvisoryCommittee/2016-07-06.pdf,3 | RentReviewAdvisoryCommittee | 2016-07-06 | 3 | Special Meeting Minutes of the RRAC July 6, 2016 The Committee discussed a recommendation for the rent increase. There have been two rent increases over the six-plus years that Ms. Hamza and her husband have been living in the unit. Member Friedman stated that in view of the rent increase history with this unit, an increase of 5.8% ($75) would be appropriate. Motion and second (Griffiths and Schrader) and unanimous to recommend an increase of 5.8% ($75). Staff re-stated the options for tenant and landlord and the 15-day deadline. d. Case 389 - 2445 Shoreline Drive #126 The case was canceled, as the tenant and the landlord reached an agreement prior to the meeting for an increase in an amount greater than 10%. e. Case 390 - 2445 Shoreline Drive #104 The case was canceled, as the tenant decided to move. f. Case 395 - 2445 Shoreline Drive #323 The case was canceled, as the tenant and the landlord reached an agreement prior to the meeting for an increase in an amount between 5.1 and 10%. g. Case 404 - 1107 Broadway The case was canceled, as the tenant and the landlord reached an agreement prior to the meeting for an increase in an amount between 5.1 and 10%. h. Case 405 - 3271 Central Avenue Tenant/public speaker: Frances Hayden Landlord/public speaker: Barbara Jolliffe Ms. Hayden stated that she did not believe the 7.5% ($98) increase was justified for maintenance reasons. The Chair stated that maintenance issues were beyond the RRAC's scope and that there were other alternatives for pursuing maintenance complaints that could be discussed with staff. The tenant stated that the maximum increase that she believed to be reasonable was 4% ($64.50). Ms. Jolliffe cited costs of $31,000 last year for sewer, sidewalk and roof work plus increased costs for taxes, utilities, insurance, and maintenance labor. She also noted increased administrative costs and time demands as a result of complying with Ordinance No. 3148. (At approximately 9:30 p.m., the Committee voted to extend the meeting time to 9:45 p.m.) Following discussi… | RentReviewAdvisoryCommittee/2016-07-06.pdf |
RentReviewAdvisoryCommittee/2016-07-06.pdf,4 | RentReviewAdvisoryCommittee | 2016-07-06 | 4 | Special Meeting Minutes of the RRAC July 6, 2016 6. ORAL COMMUNICATIONS Angie Watson-Hajjem of ECHO Housing made an announcement at the beginning of the meeting. 7. WRITTEN COMMUNICATIONS (none) 8. ADJOURNMENT The meeting was unanimously adjourned at 9:42 p.m. Respectfully submitted, Jennifer Kauffman RRAC Secretary Approved by the Rent Review Advisory Committee on August 1, 2016. Page 4 of 4 | RentReviewAdvisoryCommittee/2016-07-06.pdf |
RentReviewAdvisoryCommittee/2016-08-01.pdf,1 | RentReviewAdvisoryCommittee | 2016-08-01 | 1 | Minutes of the Regular Meeting of the Rent Review Advisory Committee Wednesday, August 1, 2016 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:31 p.m. Present were: Acting Chair Sullivan-Sariñana; and Members Griffiths, Friedman, Landess, and Schrader. Absent: None Vacancy: None RRAC staff: Jonathan Standifer 2. AGENDA CHANGES (None) 3. ANNOUNCEMENTS a. The Chair invited Angie Watson-Hajjem of ECHO Housing to speak about ECHO's fair housing and tenant/landlord mediation services. 4. CONSENT CALENDAR a. Approval of the Minutes of the July 6, 2016 Meeting Approved by unanimous consent. 5. UNFINISHED BUSINESS (None) 6. NEW BUSINESS a. Case 409 - 132 Keil Bay. The case was canceled because the tenant and landlord reached an agreement prior to the RRAC meeting for an increase in an amount greater than 10%. b. Case 417 - 1219 Central Avenue #B Tenant/public speaker: Cynthia Cooper Landlord/public speaker: Karin Mesterhazy Ms. Cooper stated that an increase of 10% is excessive. She explained that since 2007 the rent has been increase by 36.3%. Ms. Cooper also explained that there are maintenance concerns in the common areas. Ms. Mesterhazy stated that the rent increase is justified due to increases in expenses including mortgage payments, property taxes, utilities, liability expenses and building management fees since she now lives out of state. Following discussion, Ms. Cooper and Ms. Mesterhazy came to an agreement of a rent increase of $61.25 (4.9%), effective August 1, 2016 and an additional deferred increase of $61.25 (4.9%) effective January 1, 2017 for a total rent of $1,349. The Committee made a recommendation to uphold the agreement. Motion and second (Friedman and Griffiths) and unanimous for the tenant and landlord agreement. Page 1 of 4 | RentReviewAdvisoryCommittee/2016-08-01.pdf |
RentReviewAdvisoryCommittee/2016-08-01.pdf,2 | RentReviewAdvisoryCommittee | 2016-08-01 | 2 | Regular Meeting Minutes of the RRAC August 1, 2016 c. Case 421 - 2445 Shoreline Drive #206 The case was canceled because the tenant and landlord reached an agreement prior to the RRAC meeting for an increase in an amount between 0-5%. d. Case 425 - 564 Central Avenue #117 Tenant/public speaker: None Landlord/public speaker: Joe Vargo The tenant did not attend the meeting. Hence, no action was taken and the rent increase remains effective as stated in the rent increase notice. Mr. Vargo provided comment, expressing concern about the length of the text that is required to be included in rent increase notices. e. Review and approve proposed amendments to the Rent Review Advisory Committee's Rules and Procedures The Secretary summarized comments from the Members in response to the proposed amendments: 1) Item B.3., Maintenance of Membership. Clarify who has authority to remove a member. 2) Item C.1.2., Officers. Require all members to be present for the vote for Chair and Vice Chair. Revisit the wording for the election date. 3) Item D., Duties. Add wording stating that the Committee will render a decision regarding rent increases. Ms. Young stated that the City Attorney's Office was in agreement with the wording stated. 4) Item E.1., Regular Meetings. Change the meeting time to 6:30 p.m. It was noted that there have not been any complaints since the Committee started meeting at 6:30 p.m. Ms. Young stated that a Reasonable Accommodation request could always be made. 5) Item E.2., Special Meetings. When a Regular Meeting is rescheduled due to a holiday, the special meeting should be noticed the same as a regular meeting. 6) Item E.4., Adjournment. Change the official adjournment time to 9:30 p.m., with the understanding that the Committee can vote to extend the meeting time. 7) Item F., Agenda. Public Hearing: Additional wording to be added stating that the Chair shall be responsible for the agenda in consultation with the Secretary. Ms. Young stated that the City Attorney's Office was in agreement with the addition. … | RentReviewAdvisoryCommittee/2016-08-01.pdf |
RentReviewAdvisoryCommittee/2016-08-01.pdf,3 | RentReviewAdvisoryCommittee | 2016-08-01 | 3 | Regular Meeting Minutes of the RRAC August 1, 2016 was some dispute among the Members whether or not public comment should be heard before or after the case summary is read. The Chair stated that he was concerned about disrupting the mediation process. Ms. Young stated that she would discuss this with the City Attorney's Office. There was general discussion regarding applying Rosenberg's Rules of Order to RRAC meetings. Clarification was given that the City Attorney's Office has stated that even though the City Council has not formally adopted Rosenberg's Rules, it can be used as a guideline; however, the City's Sunshine Ordinance is where the Committee should look for procedures. 8) Item H.2, Rules of Order. Prior to each deliberation, the Secretary will read aloud a prepared statement clarifying the deliberation process. Member Schrader noted some editing corrections that needed to be made. The Committee Members concurred that this item should be continued to a meeting at which staff can present an updated draft. f. Committee will consider and vote on Chair and Vice Chair to replace Interim Chair and Interim Vice Chair. At the Committee meeting on May 2, 2016, Committee Members requested that a new vote for Chair and Vice Chair be held when there were no longer any vacancies on the Committee. All Committee positions are now filled. Member Griffiths nominated and the Committee Members unanimously voted for Sullivan-Sariñana as Chair. Member Griffiths nominated and the Committee Members unanimously voted for Landess as Vice Chair. g. SEEDS mediation training for the Committee Members to be held at the Special Meeting on August 15 7. PUBLIC COMMENT No additional public comment. 8. ORAL COMMUNICATIONS Member Friedman requested that at the next meeting there be a discussion of "what we are all about as members and what we are trying to achieve." Ms. Young stated that this discussion could be incorporated into the August 15 mediation training. Member Friedman requested that Assistant City Attorney Roush meet with the… | RentReviewAdvisoryCommittee/2016-08-01.pdf |
RentReviewAdvisoryCommittee/2016-08-01.pdf,4 | RentReviewAdvisoryCommittee | 2016-08-01 | 4 | Regular Meeting Minutes of the RRAC August 1, 2016 10. ADJOURNMENT The meeting was unanimously adjourned at 8:10 p.m. Respectfully submitted, Jonathan Standifer RRAC Secretary Approved by the Rent Review Advisory Committee on September 7, 2016. Page 4 of 4 | RentReviewAdvisoryCommittee/2016-08-01.pdf |
RentReviewAdvisoryCommittee/2016-09-07.pdf,1 | RentReviewAdvisoryCommittee | 2016-09-07 | 1 | Approved Minutes Minutes of the Regular Meeting of the Rent Review Advisory Committee Wednesday, September 7, 2016 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:37 p.m. Present were: Chair Sullivan-Sariñana, Vice-Chair Landess; and Members Griffiths, Friedman, and Schrader. Absent: None Vacancy: None RRAC staff: Jennifer Kaufman 2. AGENDA CHANGES (None) 3. ANNOUNCEMENTS a. The Chair invited Angie Watson-Hajjem of ECHO Housing to speak about ECHO's Fair Housing and tenant/landlord mediation services. b. Staff is developing an information brochure for tenants and landlords regarding new regulations and protections under Rent Stabilization Ordinance no. 3148. 4. CONSENT CALENDAR a. Approval of the Minutes of the August 1, 2016 Regular Meeting Approved by unanimous consent with the provision that staff confirm the exact percentage of the agreed rent increase in Case 417. Motion and second (Schrader and Friedman). 5. UNFINISHED BUSINESS (None) 6. NEW BUSINESS a. Case 434 -941 - Shorepoint Ct. #F318 Tenant/public speaker: Ralph Medina Landlord/public speaker: Darren Carrington, Katie Edwards Mr. Medina stated that his family has lived at the property since 2010 and they would like to continue living there. Mr. Medina noted that the rent has increased significantly each of the previous three years, which he finds excessive. The tenant did not feel that the month-to-month offer was an option due to its high rate, and he preferred a 12-month lease. Mr. Medina proposed a 2.0% rent increase for a 12-month lease. As an alternative option, he also proposed a 12-month lease with one month of free rent based an offer he saw in an online advertisement to prospective tenants at the property. Ms. Edwards and Mr. Carrington stated that the tenant's rent is $400 below the current market rate. They explained that it was in the interest of the landlord to have long-term tenants and leases. They believed it was important to comply with the Ordinance and Page 1 of 7 | RentReviewAdvisoryCommittee/2016-09-07.pdf |
RentReviewAdvisoryCommittee/2016-09-07.pdf,2 | RentReviewAdvisoryCommittee | 2016-09-07 | 2 | Approved Minutes Regular Meeting Minutes of the RRAC September 7, 2016 considered the 4.9% increase reasonable, given that it was still below the market rate. To approximate market rates, they observed rents at Ballena Village, Summer House Apartments, and Tower Apartment Homes. Ms. Edwards and Mr. Carrington proposed exploring options to transfer the tenant to another available unit on the property within the tenant's price range. Mr. Medina did not have interest in relocating to a different unit on the property. He did not agree that his unit was $400 below market rent. He stated that the rent increase was causing him to consider leaving the property to move into a more affordable unit elsewhere. Parties were unable to reach agreement. The Committee discussed a recommendation for the rent increase. Schrader commented there is a difference between the market rent for a new tenant and the market rent for a long-term tenant. Additionally, he stated it is difficult to compare unit rents as there is often variation on floor plan, location on the property, etc. Due to the fact there have been significant rent increases in the past, he stated there should be comprise on the rent increase and determined a reasonable rent increase for a 12-month lease would be $90 (3.6%). Sullivan-Sariñana stated he finds the multiple rent increases over the recent years excessive, especially because salaries do not increase quickly enough to match. He emphasized that the financial burden on the tenant gets to the core of the Ordinance and its purpose. He stated he was not in dispute of the landlord's concerns, however, he believed the Committee should consider the intent of the Ordinance. Landess stated that she understood the landlord's perspective. Nevertheless, she also observed an apparent conflict between the landlord's statement that long-term tenants are valued, yet, long-term tenants receive frequent, high rent increases. She agreed with the $90 (3.6%) rent increase recommendation. Griffiths agreed with statements by Schrader a… | RentReviewAdvisoryCommittee/2016-09-07.pdf |
RentReviewAdvisoryCommittee/2016-09-07.pdf,3 | RentReviewAdvisoryCommittee | 2016-09-07 | 3 | Approved Minutes Regular Meeting Minutes of the RRAC September 7, 2016 b. Case 435 - 941 Shorepoint Ct. #F314 No review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. c. Case 441 - 941 Shorepoint Ct. #F111 No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. d. Case 442 - 941 Shorepoint Ct. #F106 No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. e. Case 444 - 915 Shorepoint Ct. #E323 No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. f. Case 446 - 915 Shorepoint Ct. #E317 No review. Prior to the RRAC meeting, the tenant submitted paperwork to vacate the unit. g. Case 448 - 915 Shorepoint Ct. #E306 No review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. h. Case 450 - 915 Shorepoint Ct. #E304 No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. i. Case 455 - 915 Shorepoint Ct. #E226 Page 3 of 7 | RentReviewAdvisoryCommittee/2016-09-07.pdf |
RentReviewAdvisoryCommittee/2016-09-07.pdf,4 | RentReviewAdvisoryCommittee | 2016-09-07 | 4 | Approved Minutes Regular Meeting Minutes of the RRAC September 7, 2016 No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. j. Case 461 - 915 Shorepoint Ct. #E113 No review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. k. Case 463-909 - Shorepoint Ct. #D322 The case was postponed to the RRAC meeting on October 3, 2016. 1. Case 472 - 344 Westline Dr. #C305 No review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. m. Case 475 - 300 Westline Dr. #B229 No review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. n. Case 476 - 330 Westline Dr. #B427 No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. O. Case 478 - 344 Westline Dr. #C202 No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. p. Case 480 - 344 Westline Dr. #C209 No review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. q. Case 487 - 300 Westline Dr. #A313 Page 4 of 7 | RentReviewAdvisoryCommittee/2016-09-07.pdf |
RentReviewAdvisoryCommittee/2016-09-07.pdf,5 | RentReviewAdvisoryCommittee | 2016-09-07 | 5 | Approved Minutes Regular Meeting Minutes of the RRAC September 7, 2016 No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. r. Case 488 - 310 Westline Dr. #B 101 No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. S. Case 490 - 310 Westline Dr. #B 103 No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. t. Case 497 - 300 Westline Dr. #A216 No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. u. Review and approve proposed amendments to the Rent Review Advisory Committee's Rules and Procedures Staff summarized amendments in Rules & Procedures based on Committee comments and feedback from the August 1, 2016 RRAC Regular Meeting. Members requested additional amendments: 1) Item B.3., Maintenance of Membership. Amended to strike the phrase "whether excused or not unexcused." Motion and second (Schrader and Friedman), passed unanimously. 2) Item C.3.b., Officers. Concern about who is responsible for archiving and retaining audio recordings. Staff clarified and the concern was withdrawn. 3) Item D, Duties of the Committee. Concerns about the using the term "mediation" as that word does not appear in the Ordinance or Alameda Municipal Code. Members agreed it is important that their Rules & Procedures match the Ordinance verbiage exact… | RentReviewAdvisoryCommittee/2016-09-07.pdf |
RentReviewAdvisoryCommittee/2016-09-07.pdf,6 | RentReviewAdvisoryCommittee | 2016-09-07 | 6 | Approved Minutes Regular Meeting Minutes of the RRAC September 7, 2016 Motion and second (Schrader and Sullivan-Sariñana) to strike "If an agreement by mediation does not occur," Both motions passed by Sullivan-Sariñana, Friedman, Landess, and Schrader in favor, Griffiths abstain. 4) Item E., Meetings Motion and second (Friedman and Schrader) to amend "the Chair may grant such a request" to "the Chair shall grant such a request.' Sullivan- Sariñana, Friedman, Landess, and Schrader in favor, Griffiths abstain. 5) Item H., Rules of Order Members requested clarification for the reason "Motion to table" was removed from the Rules & Procedures. Staff explained removing the paragraph did not limit the conduct of the Committee. Members withdrew concern. Sullivan-Sariñana, Friedman, Landess, and Schrader in favor, Griffiths abstain, to approve the Rent Review Advisory Committee's Rules and Procedures with amendments from September 7, 2016. 7. PUBLIC COMMENT No additional public comment. 8. MATTERS INITIATED a. Sullivan-Sariñana stated he would like to invite City Council members to future RRAC meetings. b. Staff confirmed the Rent Program's monthly report will be emailed Committee members. 9. WRITTEN COMMUNICATIONS (None) 10. ADJOURNMENT The meeting was unanimously adjourned at 9:03 p.m. Respectfully submitted, RRAC Secretary Jennifer Kauffman Approved by the Rent Review Advisory Committee on October 3, 2016. Page 6 of 7 | RentReviewAdvisoryCommittee/2016-09-07.pdf |
RentReviewAdvisoryCommittee/2016-09-07.pdf,7 | RentReviewAdvisoryCommittee | 2016-09-07 | 7 | Approved Minutes Regular Meeting Minutes of the RRAC September 7, 2016 Page 7 of 7 | RentReviewAdvisoryCommittee/2016-09-07.pdf |
RentReviewAdvisoryCommittee/2016-10-03.pdf,1 | RentReviewAdvisoryCommittee | 2016-10-03 | 1 | Approved Minutes October 3, 2016 Minutes of the Regular Meeting of the Rent Review Advisory Committee Monday, October 3, 2016 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:36 p.m. Present were: Chair Sullivan-Sariñana, Vice-Chair Landess; and Members Griffiths and Schrader. Absent: Member Friedman Vacancy: None RRAC Staff: Jennifer Kaufman 2. AGENDA CHANGES a. Staff recommended that items 7-E (Case 528), 7-B (Case 463), 7-C (Case 524), 7-D (Case 525), and 7-F (Case 529) be addressed next because tenants for the listed cases were not present. 3. STAFF ANNOUNCEMENTS a. The Program Administrator and ECHO Housing are co-hosting Fair Housing trainings in the coming months. Registration for trainings can be found on the Rent Program's website www.alamedarentprogram.org. b. Staff has developed an information brochure for tenants and landlords regarding new regulations and protections under Rent Stabilization Ordinance no. 3148. Landlords must provide the brochure to tenants by October 15th 4. PUBLIC COMMENT, NON-AGENDA, NO.1 a. Angie Watson-Hajjem of ECHO Housing spoke about ECHO's Fair Housing and tenant/landlord mediation services. b. No additional public comment. 5. CONSENT CALENDAR a. Approval of the Minutes of the September 7, 2016 Regular Meeting. Approved by unanimous consent. Motion and second (Griffiths and Schrader). 6. UNFINSHED BUSINESS (None) 7. NEW BUSINESS 7-B. Case 463 - 909 Shorepoint Ct #D322 No review. Prior to the RRAC meeting, the tenant submitted paperwork to vacate the unit. 7-C. Case 524 - 909 Shorepoint Ct #D323 Page 1 of 5 | RentReviewAdvisoryCommittee/2016-10-03.pdf |
RentReviewAdvisoryCommittee/2016-10-03.pdf,2 | RentReviewAdvisoryCommittee | 2016-10-03 | 2 | Approved Minutes October 3, 2016 No review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-D. Case 525 - 909 Shorepoint Ct #D325 No review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-E. Case 528 - 941 Shorepoint Ct. #F225 No review. Prior to the RRAC meeting, the landlord and some, but not all, of the tenants agreed to a rent increase between 0-5%. The landlord attended the meeting, however, the tenant who had not yet signed an agreement was not in attendance. Hence, the Committee took no action and both options on the rent increase notice are valid. 7-F. Case 529 - 941 Shorepoint Ct #F313 No review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-A. Case 499 - 1429 Bay Street #A Tenant/public speaker: Ryan B. Fanene Landlord/public speaker: Daniel Barber Proposed rent increase: $307 (15%), effective date delayed until RRAC review Mr. Fanene explained that the rent increase review was postponed one month due to personal health circumstances. He stated that he pays separate additional bills for utilities and this rent increase would be a financial hardship because his income increases around 2 - 3% annually. Therefore, at most he would be able to pay an increase between 5 - 6%. Mr. Barber clarified that he pays for exterior lights, gas, and water for all the units and the tenant pays for the unit's electricity and gas. He stated that he is nervous about not being able to increase the rent under future City regulations. Moreover, he is near retirement and will be relying more directly on the income. Additionally, he is anticipating costly repairs because the building is aging. He also noted that the current rent is below market value. Member Schrader noted the unit has 3-bedrooms and two occupants. Schrader asked about the possibility of adding another tenant to the unit to share rent costs. Mr. Barber responded that he would want to raise rent if there are more tenants. A rep… | RentReviewAdvisoryCommittee/2016-10-03.pdf |
RentReviewAdvisoryCommittee/2016-10-03.pdf,3 | RentReviewAdvisoryCommittee | 2016-10-03 | 3 | Approved Minutes October 3, 2016 there is an additional roommate, Mr. Fanene stated he believes an increase of 5% is reasonable for the unit. Member Griffiths acknowledged the frequency of previous rent increases, noting there was an 8% rent increase in October 2015. Mr. Barber explained there have been improvements on the property and future repairs are still needed. Mr. Barber also expressed concern that future local regulations may make it difficult for him to raise rent. Moreover, he does not intend to raise the rent by a large amount next year. After some discussion, the parties reached an agreement of $150 (7.3%) rent increase, effective November 1st, 2016. The Committee confirmed that Mr. Barber and Mr. Fanene were agreeable to the arrangement. The Committee unanimously passed a recommendation upholding the parties' agreement. Motion and second (Sullivan-Sariñana and Griffiths). 7-G. Case 535 - 867 Oak St Tenant/public speaker: Kelli Martin Landlord/public speaker: Carl Babcock Proposed rent increase: $400 (33.3%) effective on November 1st, 2016 Ms. Martin stated the proposed rent increase felt excessive. In addition to the large amount proposed this year, the tenant explained that she received two rent increases last year in 2015. She noted that for 7 years she has lived in the unit, paying rent on time or early each month and believes she is a good tenant. Ms. Martin also explained that her fiancé now lives in the unit, though his income is irregular. She shared that her goal is to eventually move-out and live in a larger space. In addition, Ms. Martin stated she did not believe many of the units the landlord researched to estimate market-rent are comparable to hers. Mr. Babcock stated that he is retired and the unit accounts for a large portion of his income. He explained that he feels he should have a fair return on the unit and the market rate for a comparable unit averages about $400 above the current rent. In addition, Mr. Babock noted that in previous years he did not raise the rent because the ten… | RentReviewAdvisoryCommittee/2016-10-03.pdf |
RentReviewAdvisoryCommittee/2016-10-03.pdf,4 | RentReviewAdvisoryCommittee | 2016-10-03 | 4 | Approved Minutes October 3, 2016 that he would continue paying utilities and offered a rent increase of $200. Ms. Martin agreed with the arrangement. The Committee unanimously passed a recommendation upholding the parties' agreement of a rent increase of $200 (16.7%) effective November 1st. Motion and second (Griffiths, Schrader). 7-H. Case 536 - 725 Santa Clara Tenant/public speaker: Michael Jak Landlord/public speaker: Alice Descovich Proposed rent increase: $236.50 (10.0%), effective on October 7, 2016 Mr. Jak stated the proposed rent increase would be a financial burden for his family. He explained that the previous year the rent was raised 10%. Consequently, a 10% rent increase again in 2016 would be unsustainable. In addition, the tenant stated his family's income may decrease while living expenses continue to rise. He feels 0% rent increase is appropriate after the 10% increase last year, though he already made an offer to the landlord of 5%, which the landlord refused. Ms. Descovich explained that she is retired and relies on rent from this unit for her income. She explained she is responsive to maintenance issues and believes the downtown location adds value to the unit. She also explained she spent significant amount of money to repair the unit before the current tenants moved-in. Mr. Jak responded to Ms. Descovich that the previous tenants' damages and costs to repair the unit before he moved-in are not his responsibility. Moreover, he did not believe repairs to the unit were major capital improvements. Mr. Jak stated that the most he could afford would be a 5% increase. Parties discussed various rent increase options between 5% and 8.8%. Ms. Descovich and Mr. Jak reached an agreement of a rent increase of $175 (7.4%) on a month to month basis effective November 7th. The Committee unanimously passed a recommendation upholding the parties' agreement. Motion and second (Sullivan-Sariñana, Landess). 8. PUBLIC COMMENT, NON-AGENDA, NO. 2 No additional public comment. Page 4 of 5 | RentReviewAdvisoryCommittee/2016-10-03.pdf |
RentReviewAdvisoryCommittee/2016-10-03.pdf,5 | RentReviewAdvisoryCommittee | 2016-10-03 | 5 | Approved Minutes October 3, 2016 9. MATTERS INITIATED a. Staff clarified the purpose of this item. b. Member Schrader commended the efforts of staff. 10. ADJOURNMENT The meeting was unanimously adjourned at 8:26 p.m. Respectfully submitted, RRAC Secretary Jennifer Kauffman Approved by the Rent Review Advisory Committee on November 9, 2016. Page 5 of 5 | RentReviewAdvisoryCommittee/2016-10-03.pdf |
RentReviewAdvisoryCommittee/2016-11-09.pdf,1 | RentReviewAdvisoryCommittee | 2016-11-09 | 1 | Approved Minutes November 9, 2016 Minutes of the Regular Meeting of the Rent Review Advisory Committee Wednesday, November 9, 2016 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:35 p.m. Present were: Vice-Chair Landess; and Members Friedman, Griffiths, and Schrader. Absent: Chair Sullivan-Sariñana Vacancy: None RRAC Staff: Jennifer Kaufman 2. AGENDA CHANGES (None) 3. STAFF ANNOUNCEMENTS a. Staff announced that based on information from the Registrar of Voters Office, unofficially Measure L1, a City Council sponsored measure concerning rent review, rent stabilization and limitations on evictions has been approved by the voters. The Registrar, however, is continuing to count votes and the results concerning Measure L1 will not be certified until early December. More information can be found on www.alamedarentprogram.org 4. PUBLIC COMMENT, NON-AGENDA, NO.1 a. No public comment. 5. CONSENT CALENDAR a. Approval of the Minutes of the October 3, 2016 Regular Meeting. Approved by unanimous consent. Motion and second (Schrader and Griffiths). 6. UNFINSHED BUSINESS (None) 7. NEW BUSINESS a. Case 544 - 310 Westline Dr #B313 Proposed rent increases: 12-month lease - $135 (5.0%) effective 11/11/16; No review Month-to-month agreement - $817 (30.1%) effective 11/11/16; Under review No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. Page 1 of 5 | RentReviewAdvisoryCommittee/2016-11-09.pdf |
RentReviewAdvisoryCommittee/2016-11-09.pdf,2 | RentReviewAdvisoryCommittee | 2016-11-09 | 2 | Approved Minutes November 9, 2016 b. Case 555-915 - Shorepoint Dr #E106 Proposed rent increases: 12-month lease - $135 (4.7%) effective 11/22/16; No review Month-to-month agreement - $286 (9.9%) effective 11/22/16; Under review No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. c. Case 559 - 941 Shorepoint Ct #F231 Proposed rent increases: 12-month lease - $32 (1.6%) effective 11/19/16; No review Month-to-month agreement - $136 (6.6%) effective 11/19/16; Under review No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. d. Case 561 - 941 Shorepoint Ct #232 Proposed rent increases: 12-month lease - $60 (2.5%) effective 11/30/16; No review Month-to-month agreement - $174 (7.3%) effective 11/30/16; Under review No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. e. Case 565 - 941 Shorepoint Ct #F221 Proposed rent increases: 12-month lease - $92 (5.0%) effective 11/19/16; No review Month-to-month agreement - $1845 (43.8%) effective 11/19/16; Under review No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. f. Case 567 - 442 1/2 Pacific Ave Tenant/public speaker: Rasheed Shabazz Landlord/public speaker: Truyen Dang Page 2 of 5 | RentReviewAdvisoryCommittee/2016-11-09.pdf |
RentReviewAdvisoryCommittee/2016-11-09.pdf,3 | RentReviewAdvisoryCommittee | 2016-11-09 | 3 | Approved Minutes November 9, 2016 Proposed rent increase: $500 (35.8%) effective 12/1/16 Note: Staff received information that the delivery of the rent increase notice may not be in accordance with State law. Both parties were notified of this concern and referred to seek legal advice. The City's Rent Stabilization Ordinance does not stipulate requirements on delivery of notices. The Program Administrator does not have authority to enforce deficiencies under certain State law requirements. The tenant, Mr. Shabazz, stated the maximum rent increase he would be able to pay is $69.00 (4.9%). Mr. Shabazz explained the proposed rent increase would be a substantial financial burden because currently he spends around 45% of his income on rent. He estimated that he would likely have to move if the rent was raised to the proposed amount. He noted that he has not received additional services or amenities with this rent increase. The tenant explained that he has lived in the unit for 11 years and emphasized the value of long-term tenancy. Mr. Shabazz also stated that this increase is a retaliatory response to an invalid termination notice served in December 2015. The landlord estimated that the fair market value for a 2-bedroom unit with a separate single car garage is around $2,200. Hence, he stated the proposed rent remains under fair market value. Mr. Dang explained that he has worked very hard over his lifetime and is looking for a fair return on his property. He is retired and relies on this income to provide for his family. He stated that he does not want the tenant to move. Mr. Dang emphasized that he has a great deal of respect for Mr. Shabazz and this increase is not retaliatory. Member Schrader noted that rents for long-term tenants are often lower than those for a new tenant. Member Friedman asked Mr. Dang if there are any large costs of operation causing him to request such a large rent increase. Mr. Dang said he considers his operating costs to be normal. Mr. Dang explained that while his proposed rent increase … | RentReviewAdvisoryCommittee/2016-11-09.pdf |
RentReviewAdvisoryCommittee/2016-11-09.pdf,4 | RentReviewAdvisoryCommittee | 2016-11-09 | 4 | Approved Minutes November 9, 2016 Public Comment, Agenda Item 7-F: Name: Caitlin Grey The speaker stated she is a tenant in Alameda. She stated that Mr. Shabazz shared a great deal of personal financial information. She stated that she had wanted the landlord to share more budgetary information such as the number of units owned, overall income, and overall costs. Name: Maria D. Dominguez The speaker stated she is from the Alameda Renter's Coalition. She emphasized that the rights of low income people of color are at risk. The speaker stated that landlords consider mortgages, repairs, and profit in determining rent. She stated that transparency from both parties is needed. The speaker expressed her support for Mr. Shabazz. Name: Lester Dixon The speaker said he has known Mr. Shabazz for many years. The speaker stated that Mr. Shabazz is an integral part of the community. He emphasized the importance of keeping communities together and that the consequences of a tenant leaving Alameda are irreversible. He explained that the proposed rent increase is a large shock. The parties were unable to reach an agreement. The Committee discussed a binding recommendation for the rent increase. Member Griffiths stated that the tenant is a valuable member of the community. He also emphasized the landlord's refusal to consider allowing another roommate in the unit. Griffiths recommended an increase of $69.00 (near 5%). Member Friedman thanked the public speakers for their participation. He stated that it is hard to understand such a large rent increase without more financial information from the landlord. He emphasized the landlord's refusal to consider allowing another roommate in the unit and the tenant's inability to pay a higher rent. Friedman recommended an increase of 3%. Member Schrader explained that it is difficult for the unit to be so far below the market rate. He also noted the proposed rent is a significant increase. Referencing the intent of the Ordinance and the financial burden on the tenant, Schrader recommended a… | RentReviewAdvisoryCommittee/2016-11-09.pdf |
RentReviewAdvisoryCommittee/2016-11-09.pdf,5 | RentReviewAdvisoryCommittee | 2016-11-09 | 5 | Approved Minutes November 9, 2016 The Committee recommended a rent increase of $69.00 (4.9%) effective December 1, , 2016. Motion and second (Griffiths and Schrader) and unanimous consent. 8. PUBLIC COMMENT, NON-AGENDA, NO. 2 a. Angie Watson-Hajjem of ECHO Housing spoke about ECHO's Fair Housing and tenant/landlord mediation services. b. No additional public comment. 9. MATTERS INITIATED (None) 10. ADJOURNMENT The meeting was unanimously adjourned at 8:00 p.m. Respectfully submitted, RRAC Secretary Jennifer Kauffman Approved by the Rent Review Advisory Committee on December 5, 2016. Page 5 of 5 | RentReviewAdvisoryCommittee/2016-11-09.pdf |
RentReviewAdvisoryCommittee/2016-12-05.pdf,1 | RentReviewAdvisoryCommittee | 2016-12-05 | 1 | Approved Minutes December 5, 2016 Minutes of the Regular Meeting of the Rent Review Advisory Committee Monday, December 5, 2016 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:35 p.m. Present were: Chair Sullivan-Sariñana; and Members Griffiths, Friedman, and Schrader. Absent: Member Vice-Chair Landess Vacancy: None RRAC Staff: Jennifer Kauffman 2. AGENDA CHANGES a. Staff recommended that items 7-B (Case 583), 7-C (Case 584), 7-D (Case 590), 7-E (Case 591), 7-F (Case 593), and 7-G (Case 595) be addressed first because tenants for the listed cases were not present. Approved by unanimous consent. Motion and second (Schrader and Griffiths). 3. STAFF ANNOUNCEMENTS a. Staff announced that there will be an event open to the public at the Alameda City Council Meeting on December 6, 2016 from 5pm to 8pm. Alameda residents will have the opportunity to speak with staff about specific issues relating to terminations and rent increases. b. The next Committee meeting will be Wednesday, January 11, 2017. More information is available at www.alamedarentprogram.org. c. This meeting has a new room arrangement with a private area for parties interested in discussing an agreement. d. Staff explained the schedule for the evening, noting where to find the meeting agenda and procedures for public comment. 4. PUBLIC COMMENT, NON-AGENDA, NO.1 a. No public comment. 5. CONSENT CALENDAR a. Approval of the Minutes of the November 9, 2016 Regular Meeting. Motion and second (Friedman and Schrader). Approved by Members Friedman, Griffiths, and Schrader. Chair Sullivan-Sariñana abstained. 6. UNFINSHED BUSINESS a. No unfinished business. 7. NEW BUSINESS Page 1 of 7 | RentReviewAdvisoryCommittee/2016-12-05.pdf |
RentReviewAdvisoryCommittee/2016-12-05.pdf,2 | RentReviewAdvisoryCommittee | 2016-12-05 | 2 | Approved Minutes December 5, 2016 7-B. Case 583 - 330 Westline Dr., Unit B425 Proposed rent increases: 12-month lease - $50.00 (2.0%) effective 12/16/16; No review Month-to-month agreement - $359.00 (14.2%) effective 12/16/16; Under review No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. 7-C. Case 584 - 344 Westline Dr., Unit C111 Proposed rent increases: 12-month lease - $50.00 (2.6%) effective 12/16/16; No review Month-to-month agreement - $353.00 (17.4%) effective 12/16/16; Under review No review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-D. Case 590 - 300 Westline Dr., Unit A204 Proposed rent increases: 12-month lease - $140.00 (5.0%) effective 12/26/16; No review Month-to-month agreement - $924.00 (32.8%) effective 12/26/16; Under review No review. Prior to the RRAC meeting, the tenant submitted paperwork to vacate the unit. 7-E. Case 591 - 909 Shorepoint Ct., Unit D207 Proposed rent increases: 12-month lease - $142.00 (4.9%) effective 12/29/16; No review Month-to-month agreement - $925.00 (32.0%) effective 12/29/16; Under review No review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-F. Case 593 - 941 Shorepoint Ct., Unit F102 Proposed rent increases: 12-month lease - $125.00 (5.0%) effective 12/16/16; No review Month-to-month agreement - $831.00 (33.0%) effective 12/16/16; Under review No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. Page 2 of 7 | RentReviewAdvisoryCommittee/2016-12-05.pdf |
RentReviewAdvisoryCommittee/2016-12-05.pdf,3 | RentReviewAdvisoryCommittee | 2016-12-05 | 3 | Approved Minutes December 5, 2016 7-G. Case 595 - 941 Shorepoint Ct., Unit F310 Proposed rent increases: 12-month lease - $123.00 (5.0%) effective 12/28/16; No review Month-to-month agreement - $819.00 (33.1%) effective 12/28/16; Under review No review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. 7-A. Case 576 - 1226 Broadway, Unit A Tenant/public speakers: Blanca Alberts, Ann Petitjean, Michael Bracamontes Landlord/public speakers: Joseph Cervelli Sr., Joe Cervelli Jr. Proposed rent increase: $2000.00 (200.0%), effective date January 1, 2017 This rent increase request was originally scheduled for the November 9, 2016 Rent Review Advisory Committee meeting. The review was postponed one month to the December Rent Review Advisory Committee meeting. Mr. Bracamontes stated the reasonable maximum monthly rent increase the tenant, Ms. Alberts, would be able to pay is $50.00 (5.0%). He explained that Ms. Alberts is 74 years old and has lived in the unit for 36 years. He explained Ms. Alberts is on a fixed-income and that the proposed rent increase would have a significant financial impact. He noted there have been long standing habitability issues in the unit that have affected Ms. Alberts' health. He explained there was an understanding that in exchange for Ms. Alberts not asking for repairs, Mr. Cervelli would not increase rent. He noted that Ms. Alberts has paid for many repairs herself. Mr. Bracamontes stated that the current rent increase is in retaliation for the tenant's requests to make repairs to the property and her successful defense against a previous termination of tenancy. Mr. Cervelli Jr. stated that the landlord, Mr. Cervelli Sr., had offered to meet privately before the Committee meeting. However, the tenant was only willing to meet at the attorney's office in San Francisco, which as a burden for his elderly … | RentReviewAdvisoryCommittee/2016-12-05.pdf |
RentReviewAdvisoryCommittee/2016-12-05.pdf,4 | RentReviewAdvisoryCommittee | 2016-12-05 | 4 | Approved Minutes December 5, 2016 consequence of Mr. Cervelli Sr. avoiding conflict and not increasing rent for a long period of time, noting eighteen years have passed since the previous increase. Parties also discussed maintenance issues and a 2015 notice of termination of tenancy that was dismissed in April 2016. Chair Sullivan-Sariñana stated that $2,000.00 is a very large increase for the tenant, but that the return on investment to the landlord is likely non-existent. Member Griffiths asked Mr. Cervelli what return on investment he needs to keep the apartment habitable and provide a fair return. Mr. Cervelli responded that an increase of $1,000.00 is close to what is needed. Member Schrader asked Ms. Alberts what she can afford to pay. Ms. Alberts responded that she receives fixed social security income and works a part time job. She said she could afford an increase of 5%. Member Friedman emphasized wanting to maintain Alameda's community. He also asked the tenant to consider if her income had increased over the 36 years she has resided in the unit. Chair Sullivan-Sariñana noted that there is one tenant in a three-bedroom unit. He asked Ms. Alberts if she had considered subletting the available rooms. She responded that she had not considered this option, except for family who previously lived in the unit. She noted that she feels her health issues limit her ability to handle the stress of subletting the rooms. Staff clarified that the case was nearly at its time limit. Staff reminded parties of their option to discuss privately in another room and parties agreed to discuss privately. The Committee motioned to table the item, approved by unanimous consent. Motion and second (Sullivan-Sariñana Griffiths). After private discussion, parties were unable to reach an agreement. Staff summarized the tenant and landlord's conversation to provide information for the Committee's binding recommendation: Tenant increased the amount she would be able to afford, ultimately stating that $1,200 is the maximum monthly incr… | RentReviewAdvisoryCommittee/2016-12-05.pdf |
RentReviewAdvisoryCommittee/2016-12-05.pdf,5 | RentReviewAdvisoryCommittee | 2016-12-05 | 5 | Approved Minutes December 5, 2016 Member Schrader noted that CPI since 1980 has increased 3.3% per year. He stated that raising the rent to $1,500 calculates to around a 2.2% annual rent increase or 2/3 of the CPI increase. Based on these numbers, Schrader also stated that $1,500 rent appeared reasonable. He noted that it appeared that the landlord was willing to be flexible to resolve this issue. He also stated that the people with the best understanding of what is reasonable rent are the tenant and the landlord. Chair Sullivan-Sariñana expressed concern for situations like this one where there is a long history of no rent increase and then a significant increase at once. He also noted concern that $500 may be an unaffordable monthly increase for someone on a fixed income and the Committee's role is to reduce harm to tenants and keep people in their homes. Member Griffiths brought up the subletting option, noting the difficulty that the tenant stated this was not a realistic option based on her health circumstances. He expressed the consideration and flexibility the landlord had with offering this option. Member Griffiths supported the rent increase to $1,500 with the option remaining open for the tenant to sublet rooms when her health improves. Staff noted the Committee members have the option of phasing a rent increase. Member Schrader suggested the Committee could use this option by raising the rent to what the tenant said was affordable and phasing a second rent increase later, allowing the tenant time to adjust to the increase. Member Friedman stated that there is an option for either party to appeal the decision of the Committee. The Committee recommended a rent increase of $200.00 to a monthly rent of $1,200.00, effective January 1, 2017 followed by a $300.00 increase to a monthly rent of $1,500.00, effective June 1, 2017. The Committee also strongly encouraged the landlord to allow the tenant the option to sublet available rooms in the apartment. Motion and second (Griffiths and Friedman). Approved by Me… | RentReviewAdvisoryCommittee/2016-12-05.pdf |
RentReviewAdvisoryCommittee/2016-12-05.pdf,6 | RentReviewAdvisoryCommittee | 2016-12-05 | 6 | Approved Minutes December 5, 2016 7-I. Case 596 - 1334 Fernside Blvd. Proposed Rent Increase: $880.00 (28.4%), effective February 1, 2017 No review. Prior to the RRAC meeting, the tenant submitted paperwork to vacate the unit and the landlord submitted paperwork that the rent increase had been rescinded. 7-J. Case 598 - 1537 Schiller St., Unit C Proposed Rent Increase: $120.00 (10.0%), effective January 1, 2017 No review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 5-10%. 7-K. Case 599 - 2224 Encinal Ave. Tenant/public speaker: Rachael Bigelow, Emily Casey, Rose Wantugu Landlord/public speaker: Elisabeth Middelberg Proposed rent increase: $194.00 (9.2%), effective date delayed until RRAC review Staff noted that a rent increase in December 2015 was not in compliance with the City's Urgency Ordinance no. 3140 (later amended with Ordinance no. 3143), which imposed a temporary moratorium on rent increases of 8% or more from November 5, 2016 to March 30, 2016. This limited the December 2015 rent increase to $156.00. As such, the current base rent cannot exceed $2,106.00. Documentation was submitted to the Program Administrator that the additional collected rent has been credited to the tenant. The tenants, Rachael Bigelow, Emily Casey, Rose Wantugu, stated that the maximum reasonable rent increase would be $39.00 (1.9%). Tenants stated that they received a rent increase of 10.0% (corrected to 8%) in December 2015 and the landlord's proposal to again raise rent near 10% poses a financial burden to them. Tenants also emphasized that comparing their rent to market rate missed the fact that their unit was not comparable in amenities to many other units. They stated that aside from window and refrigerator replacement, there have not been improvements to the unit warranting a rent increase. They stated that the landlord's upkeep on the ground floor unit does not benefit their unit. Tenants also noted that property taxes for Ms. Middelberg have decreased. Elisabeth Middelberg, the lan… | RentReviewAdvisoryCommittee/2016-12-05.pdf |
RentReviewAdvisoryCommittee/2016-12-05.pdf,7 | RentReviewAdvisoryCommittee | 2016-12-05 | 7 | Approved Minutes December 5, 2016 Additionally, Ms. Middelberg stated that she is a renter and is experiencing rent increases that have a financial burden on her. The tenants noted that communicating to Ms. Middelberg about maintenance issues had been difficult. They stated that more transparency from Ms. Middelberg about operating costs would help them better understand the reasoning behind rent increases. Parties discussed various rent increase options between 2.0% and 7.5%. Tenants stated the highest increase they could afford would be $105.00 (5.0%). Landlord stated the lowest increase she could afford was $120.00 (5.7%). Committee members emphasized how close the two parties were to an agreement. Griffiths proposed the option to phase the increase with a portion effective this month and another portion effective six months later. Parties discussed the amount and effective date of the option of phased rent increases. Parties reached an agreement of a rent increase equal to $105.00 to a monthly rent of $2,211.00, effective December 1, 2016 followed by an increase of $15.00 to a monthly rent of $2,226.00, effective May 1, 2017. Motion and second (Schrader, Griffiths), unanimously approved. 8. PUBLIC COMMENT, NON-AGENDA, NO. 2. a. No public comment. 9. MATTERS INITIATED a. Member Friedman requested that the Committee hold a special meeting to discuss Rent Stabilization Ordinance no. 3148. Staff confirmed that a special meeting would be scheduled. 10. ADJOURNMENT The meeting was unanimously adjourned at 9:17 p.m. Respectfully submitted, thing RRAC Secretary Jennifer Kauffman Approved by the Rent Review Advisory Committee on January 11, 2017. Page 7 of 7 | RentReviewAdvisoryCommittee/2016-12-05.pdf |
RentReviewAdvisoryCommittee/2017-01-11.pdf,1 | RentReviewAdvisoryCommittee | 2017-01-11 | 1 | Approved Minutes January 11, 2017 Minutes of the Regular Meeting of the Rent Review Advisory Committee Wednesday, January 11, 2017 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:34 p.m. Present were: Chair Sullivan-Sariñana; Member Vice-Chair Landess; and Members Griffiths, Friedman, and Schrader. Absent: None Vacancy: None RRAC Staff: Claudia Young 2. AGENDA CHANGES a. None. 3. STAFF ANNOUNCEMENTS a. Staff announced that there will be a special meeting of the Rent Review Advisory Committee on January 12, 2017 at 6:30pm. Staff clarified that the Committee will not review cases at this meeting. Rather, the special meeting will be held to discuss Ordinance no. 3148 as it relates to the Rent Review Advisory Committee, b. Staff explained the schedule for the evening, noting where to find the meeting agenda and explaining procedures for public comment. 4. PUBLIC COMMENT, NON-AGENDA, NO.1 a. No public comment. 5. CONSENT CALENDAR a. Approval of the Minutes of the December 5, 2016 Regular Meeting. Motion and second (Schrader and Landess). Approved by unanimous consent. 6. UNFINSHED BUSINESS a. No unfinished business. 7. NEW BUSINESS 7-A. Case 582 - 2007 Lincoln Ave., Unit C Proposed rent increase: $55.00 (5.0%), effective December 1, 2016 No Committee review. Case postponed one month to the February 6, 2017 RRAC meeting. Page 1 of 4 | RentReviewAdvisoryCommittee/2017-01-11.pdf |
RentReviewAdvisoryCommittee/2017-01-11.pdf,2 | RentReviewAdvisoryCommittee | 2017-01-11 | 2 | Approved Minutes January 11, 2017 7-B. Case 624-344 - Westline Dr., Unit C205 Proposed rent increases: 12-month lease - $124.00 (4.9%); No review Month-to-month agreement - $676.00 (26.7%); Under review Effective date delayed until Committee Review No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-C. Case 629- - 915 Shorepoint Ct., Unit E319 Proposed rent increases: 12-month lease - $43.00 (2.0%); No review Month-to-month agreement - $350.00 (16.2%); Under review Effective date delayed until Committee Review. No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-D. Case 640.1 - 1537 Schiller St., Unit D Proposed rent increase: $110.00 (10.0%), effective February 1, 2017. No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 5.1-10%. - 7-E. Case 651 - 1721 St. Charles St. Tenant/public speakers: Monica Vehryzka Landlord/public speakers: Harold Nelson Proposed rent increase: $ 150.00 (12%) effective March 1, 2017 Staff noted that the landlord filed a request to raise the rent in 2016. The rent increase was found invalid as it did not comply with regulations. The landlord rescinded the rent increase. The current Ordinance provides that after a rent increase is found invalid, a landlord may proceed with a rent increase request if a new notice, in compliance with regulations, is served on the tenant. The tenant, Ms. Vehryzka, stated the reasonable maximum monthly rent increase would be $62.50 (5.0%). The tenant explained that she has limited income that is not increasing as fast as her rent. She also stated that the landlord did not provide her with documents required by Ordinance no. .3148. She explained that she has been a good, long-term tenant and considers Alameda her home. The landlord, Mr. Nelson, stated that there have only been two rent increases in the past six years and the current rent does not cover maintenance and mortgage costs. T… | RentReviewAdvisoryCommittee/2017-01-11.pdf |
RentReviewAdvisoryCommittee/2017-01-11.pdf,3 | RentReviewAdvisoryCommittee | 2017-01-11 | 3 | Approved Minutes January 11, 2017 He explained that the procedures for rent increases were difficult to follow. He stated that the Bay Area is an expensive place to live and that he should not be responsible for the tenant's income. Member Friedman noted that the Committee is concerned about affordability. The landlord stated he did not want to raise the rent by less than 10.0%. Staff clarified that there is currently no hard cap on rent increases in the City of Alameda. The Committee unanimously passed a motion to extend time on the case by 10 minutes. Motion and Second (Griffiths and Landess). Public Comment: Erick Strimling: Mr. Stimling noted that a rent of $1,150 in 2014 gave the landlord an adequate rate of return. He questioned the landlord's consideration that an additional $3,000.00 of rent per year was a reasonable rate of return. The parties were unable to reach an agreement. The Committee discussed a binding recommendation for the rent increase. Member Griffiths recommended an increase of $62.50 immediately followed by an increase of $62.50 in six months. He explained that he generally prefers stepped increases since they give the tenant time to adjust to an increase and place only a temporary burden on the landlord. He also noted that the Committee should make a recommendation that has the best chance of being accepted by both parties. Member Friedman noted that both sides have valid perspectives. He emphasized the tenant's financial constraints and the landlord's cost constraints after years of not raising rent. He favored a 5.0% increase now, followed by a 5.0% increase in six months. He noted that this has the best chance of being accepted. Vice-Chair Landess emphasized that she thought the tenant raised important concerns. She noted that the landlord did not take the opportunity to show more empathy for the tenant's situation. In addition, she noted that the landlord lacked transparency in his documented costs. She stated that a 5.0% increase is fair. Member Schrader stated that a 10.0% increase … | RentReviewAdvisoryCommittee/2017-01-11.pdf |
RentReviewAdvisoryCommittee/2017-01-11.pdf,4 | RentReviewAdvisoryCommittee | 2017-01-11 | 4 | Approved Minutes January 11, 2017 8. PUBLIC COMMENT, NON-AGENDA, NO. 2. a. No public comment. 9. MATTERS INITIATED a. Member Friedman noted that he will submit a discussion outline to Staff for the Committee's January 12th Special Meeting. 10. ADJOURNMENT The meeting was unanimously adjourned at 8:12 p.m. Respectfully submitted, and RRAC Secretary Claudia Young Approved by the Rent Review Advisory Committee on February 6, 2017. Page 4 of 4 | RentReviewAdvisoryCommittee/2017-01-11.pdf |
RentReviewAdvisoryCommittee/2017-01-12.pdf,1 | RentReviewAdvisoryCommittee | 2017-01-12 | 1 | Approved Minutes January 12, 2017 Minutes of the Special Meeting of the Rent Review Advisory Committee Monday, January 12, 2017 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:39 p.m. Present were: Chair Sullivan-Sariñana; and Members Friedman, and Schrader. Absent: Member Vice-Chair Landess, Member Griffiths Vacancy: None RRAC Staff: Claudia Young 2. AGENDA CHANGES a. Member Friedman proposes canceling the RRAC meeting. Discussion: Member Friedman stated that input from three of the Committee members is less valuable than input from four or five of the members. Member Schrader stated that if the purpose of the meeting is to provide Committee input, the entire Committee should be present to discuss. Chair Sullivan-Sariñana expressed concern that not all Committee members were present. However, he suggested continuing the meeting in order to meet the deadline of providing input for the City Council to review. He believed that providing some input is better than canceling the meeting and possibly providing no input. He also suggested that the absent members hold a separate meeting to discuss their input. He noted that the three present members represent the tenant, landlord, and homeowner perspectives, which may not happen again with a rescheduled meeting. Staff clarified that City Council will consider input at the March 7, 2017 meeting and will then give direction to staff. Staff also noted that the Committee meeting would need to be rescheduled before the end of January in order to provide input. Motion and second to cancel the RRAC meeting and reschedule for a time when a quorum of members can attend (Friedman and Schrader). Motion passes with Members Friedman and Schrader voting yes, Chair Sullivan- Sariñana voting no. 3. STAFF ANNOUNCEMENTS Page 1 of 2 | RentReviewAdvisoryCommittee/2017-01-12.pdf |
RentReviewAdvisoryCommittee/2017-01-12.pdf,2 | RentReviewAdvisoryCommittee | 2017-01-12 | 2 | Approved Minutes January 12, 2017 a. Staff announced that there will be informational workshops explaining the City of Alameda's Rent Stabilization Ordinance no. 3148 on January 19th and January 26th More details can be found online at www.alamedarentprogram.org. 4. PUBLIC COMMENT, NON-AGENDA, NO.1 a. Speaker: Maria Dominguez Speaker commended staff efforts to make forms available online and hoped there would be further automation in the future. She is concerned that tenants and landlords are not asked the same questions by the Committee. She also suggested that there be a way for the public to contact the Committee members with feedback and input. 5. CONSENT CALENDAR a. None. 6. UNFINSHED BUSINESS a. No unfinished business. 7. NEW BUSINESS 7-A Committee members to discuss Rent Stabilization Ordinance no. 3148 as it relates to the Rent Review Advisory Committee The meeting was postponed to a later date. Staff will reschedule the meeting. 8. PUBLIC COMMENT, NON-AGENDA, NO. 2. a. No public comment. 9. MATTERS INITIATED a. Member Schrader asked how the public can contact Committee members. Staff stated that the personal contact information of Committee members is not disclosed. However, the public can send feedback to staff who will forward it to the Committee member. 10. ADJOURNMENT The meeting was unanimously adjourned at 6:58 p.m. Respectfully submitted, RRAC Secretary Claudia Young Approved by the Rent Review Advisory Committee on February 6, 2017. Page 2 of 2 | RentReviewAdvisoryCommittee/2017-01-12.pdf |
RentReviewAdvisoryCommittee/2017-01-24.pdf,1 | RentReviewAdvisoryCommittee | 2017-01-24 | 1 | Approved Minutes January 24, 2017 Minutes of the Special Meeting of the Rent Review Advisory Committee Monday, January 24, 2017 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:24 p.m. Present were: Chair Sullivan-Sariñana; and Members Griffiths, Friedman, and Schrader. Absent: Vice-Chair Landess Vacancy: None RRAC Staff: Claudia Young 2. AGENDA CHANGES a. Motion and second to add public comment as item 7-B (Schrader and Griffiths). Approved by unanimous consent. 3. STAFF ANNOUNCEMENTS a. Staff clarified that the Committee will not review cases at this meeting. Rather, this special meeting is held for Committee members to discuss Ordinance no. 3148 as it relates to the Rent Review Advisory Committee. 4. PUBLIC COMMENT, NON-AGENDA ITEMS a. No public comment. 5. CONSENT CALENDAR a. None. 6. UNFINSHED BUSINESS a. No unfinished business. 7. NEW BUSINESS a. Committee members to discuss Rent Stabilization Ordinance no. 3148 as it relates to the Rent Review Advisory Committee Vice-Chair Landess had submitted questions prior to the meeting. The City Attorney responded to these inquiries and staff shared the input. Q: Why is Base Rent Year defined as 2015? A: Base Rent Year becomes relevant and important when calculating Net Operating Income because a Landlord's Net Operating Income in any particular year is compared to the Landlord's Net Operating Income in the Base Rent Year-2015--which was the year before rent control went into effect. That is, there is a presumption that if a Landlord's NOI say, in Page 1 of 7 | RentReviewAdvisoryCommittee/2017-01-24.pdf |
RentReviewAdvisoryCommittee/2017-01-24.pdf,2 | RentReviewAdvisoryCommittee | 2017-01-24 | 2 | Approved Minutes January 24, 2017 2017, is the same as the NOI in 2015, then the Landlord is receiving a fair return on investment and no rent increase is necessary in order to receive a fair return on investment. Q: Please explain the discussion of Debt Service? A: Debt Service is referred to in 'Costs of Operation' and is excluded from a Landlord's Costs of Operation. Costs of Operation is part of the Net Operating Income formula, i.e., gross revenues less the Cost of Operation. Q: Please provide more clarify that Notices and Materials to be Provided to Current and Prospective Tenants, (section 6-58.20) is a one-time requirement for existing tenants. A: There is nothing in Section 6-58.20 to indicate or suggest that providing these materials to a current tenant must occur other than with the Landlord's first receipt of rent following March 31, 2016. Since presumably Landlords have now received rent from the tenants who were in the units at the end of March 2016, I am proposing to revise subsection B of Section 6-58-20 so that subsection A is applicable only for prospective tenants." Committee members discussed the Ordinance following Member Friedman's suggested outline: 1. Should mediation remain part of the Rent Review Advisory Committee meeting? Member Friedman stated that he does not consider the RRAC process to be mediation. Particularly, the Committee members are not professional mediators and the meetings are not private. He raised concern that the process may place pressure on a tenant to sign an unfavorable agreement. Friedman suggested that an advocate be present at meetings to inform tenants there is no obligation to sign agreements. He suggested that an option for mediation be offered prior to the Committee meeting. Chair Sullivan-Sariñana acknowledged that the Committee's dual role as mediator and decision-maker is challenging. He noted that the Program Administrator is already offering private mediation and this service is helpful. He also expressed the difficulty that often parties attend the Comm… | RentReviewAdvisoryCommittee/2017-01-24.pdf |
RentReviewAdvisoryCommittee/2017-01-24.pdf,3 | RentReviewAdvisoryCommittee | 2017-01-24 | 3 | Approved Minutes January 24, 2017 spent on mediation and focus more time on questions and determining the Committee's decision. He reiterated that Committee members are not professional mediators. Staff explained the Program Administrator's role in processing rent increase submission through the scheduling of the rent increase review before the RRAC. The Committee recommended that mediation and the RRAC process be defined in the Ordinance. Additionally, the Committee recommended that optional mediation prior to the RRAC meeting be encouraged. 2. Should rent increase criterion from Section 6-58.125 be included in the Committee's criteria when deciding a rent increase? Member Friedman listed the criteria in Section 6-58.85 (B) under consideration by the Committee in determining rent increases. He stated that "just and reasonable rate of return" should be more clearly defined and that market rate should not be included in the Committee's consideration. He suggested adding "maintenance of Net Operating Income for the Base Year as adjusted by inflation over time provides a Landlord with a just and reasonable rate of return on property" to the Committee's criteria. Member Schrader noted that the flexibility of the Committee's criteria is important; especially in cases when a landlord had not raised rent for many years. Member Griffiths agreed that more flexibility is better. Chair Sullivan-Sariñana stated that the Committee and the Hearing Officer play different roles. Hence, different criteria should be considered. No recommendation from the Committee. 3. Should 5% remain the threshold for a Landlord Request for Rent Review? Should increases of 5% or less receive a binding decision from the Committee? Chair Sullivan-Sariñana stated that 5% is an arbitrary threshold and has a significant impact on the negotiation. He expressed concern that this threshold limits discussion because many landlords expect at least a 5% increase. Staff clarified that tenants can contest rent increases of 5% or less by contacting the Program… | RentReviewAdvisoryCommittee/2017-01-24.pdf |
RentReviewAdvisoryCommittee/2017-01-24.pdf,4 | RentReviewAdvisoryCommittee | 2017-01-24 | 4 | Approved Minutes January 24, 2017 they have power to challenge increases of 5% or less because the Committee's decision is non-binding. He recommended that the Committee have binding authority for all non- exempt unit cases. Member Schrader agreed and clarified that state law prevents municipalities from making binding decisions for certain units. He agreed it would be positive for the Committee to have binding authority on all non-exempt units, rather than being seen as a procedural process for increases of 5% or less. Member Friedman agreed with the previous statements. He added that currently he believes a landlord can work around a Committee recommendation of less than 5%. He explained that if a landlord disagrees with a Committee recommendation of less than 5%, the landlord could rescind the current notice and serve a new notice equal to 5%, which would not receive a binding decision by the Committee. Staff stated that removing the rent increase percentage threshold for binding decisions may increase the Committee's caseload and additional staffing may be necessary. Member Schrader stated he would prefer to review those cases, even if it meant an increased caseload. Chair Sullivan-Sariñana agreed. The Committee recommended that the Committee have binding authority for any non- exempt unit initiated by a tenant. 4. In some situations, two rent increases are offered simultaneously. This requires review if at least one offer is above 5%. Should lease options be limited? Member Schrader stated that the RRAC should not limit lease options. Chair Sullivan- Sariñana noted that offering a large month-to-month rent increase option is a way to pressure tenants into accepting a 5% rent increase. Staff clarified that multiple lease options are generally only seen at one property and month to month options are directed towards corporate leases. Staff explained that tenants receiving more than one rent increase offer are contacted by the Program Administrator. However, staff has found that most of these tenants do not con… | RentReviewAdvisoryCommittee/2017-01-24.pdf |
RentReviewAdvisoryCommittee/2017-01-24.pdf,5 | RentReviewAdvisoryCommittee | 2017-01-24 | 5 | Approved Minutes January 24, 2017 Member Schrader stated that this is not related to the Committee's role. Staff clarified that any Committee member can email their recommendations as a private citizen to the City Attorney's Office. No recommendation from the Committee. 6. The Rent Review process and the Hearing Officer can be used to delay a rent increase as long as possible. Should we recommend changes? Staff clarified that no case has been appealed and reviewed by the Hearing Officer. No recommendation from the Committee. 7. Should language be added to clarify when a case is withdrawn from the RRAC process? Member Schrader recommended that the Ordinance clarify there is no RRAC review of rent increase submissions when an agreement between tenant and landlord is reached prior to the RRAC meeting. Member Griffiths and Chair Sullivan-Sariñana agreed it should be clear that the Committee does not make decisions on rent increases when the tenant and landlord have already reached an agreement. The Committee recommended to add language to section 6.58-75 (D) that states a rent increase request is considered closed and withdrawn from the RRAC process when the Program Administrator receives an agreement between a tenant and landlord concerning the amount of the rent increase. 8. Should language be added to require all data on rent increase submissions to be shared publicly? Member Friedman stated that the phrase "terms of agreement" in section 6.58-75 (D) indicates that the exact terms of an agreement must be reported to the Program Administrator. Member Schrader added that data collection is an important part of the Ordinance. Staff clarified that currently any private agreement between tenant and landlord must state the terms of agreement by indicating a percentage range: 0-5%; 5.1-10%; or above 10%. Staff reports of all rent increase submissions are available on www.alamedarentprogram.org No recommendation from the Committee. Staff summarized the Committee's recommendations: Professional mediation be offered and enc… | RentReviewAdvisoryCommittee/2017-01-24.pdf |
RentReviewAdvisoryCommittee/2017-01-24.pdf,6 | RentReviewAdvisoryCommittee | 2017-01-24 | 6 | Approved Minutes January 24, 2017 RRAC decisions to be binding for tenant-initiated non-exempt unit cases Add language to Section 6.58-75 (D) that states a rent increase request is considered closed and withdrawn from the RRAC process when the Program Administrator receives an agreement between a tenant and landlord concerning the amount of the rent increase. 7.b. PUBLIC COMMENT Erick Strimling: Speaker stated that he has never seen the mediation process work at a Committee meeting. He noted that many tenants and landlords are exhausted by the process. He explained that mediation is a well-defined term and should be facilitated by a professional prior to the Committee meeting. He stated many tenants feel pressure to sign rent increase agreements. He noted that tenants are often hesitant to submit requests for rent increase reviews before RRAC because they do not want to risk the relationship with their landlord. He suggested that staff always explain options to each tenant and landlord in separate meetings prior to any mediation. He stated that tenants should not be penalized for selecting a month-to-month option. Additionally, he emphasized that data is needed and the terms of agreements for all cases submitted to the Program Administrator should be public information. Toni Grimm: Speaker stated that she appreciates the time and thoughtfulness of the Committee. She expressed disappointment that the Hearing Officer's criteria was not added to the Committee's criteria. She stated that the same criteria should be applied to each case. Ed Paul: Speaker thanked the Committee for their work. He stated that the Committee process appears to be working. He noted that the process seems to be addressing the situation when an excessive rent increase is reported. Motion and second for the following recommendations (Schrader and Griffiths). Approved by unanimous consent. Mediation be offered and encouraged prior to the RRAC meeting RRAC decisions to be binding for tenant-initiated cases with non-exempt units Add language to S… | RentReviewAdvisoryCommittee/2017-01-24.pdf |
RentReviewAdvisoryCommittee/2017-01-24.pdf,7 | RentReviewAdvisoryCommittee | 2017-01-24 | 7 | Approved Minutes January 24, 2017 a. None 9. ADJOURNMENT The meeting was unanimously adjourned at 9:47 p.m. Respectfully submitted, RRAC Secretary Claudia Young Approved by the Rent Review Advisory Committee on June 5, 2017. Page 7 of 7 | RentReviewAdvisoryCommittee/2017-01-24.pdf |
RentReviewAdvisoryCommittee/2017-02-06.pdf,1 | RentReviewAdvisoryCommittee | 2017-02-06 | 1 | Approved Minutes February 6, 2017 Minutes of the Regular Meeting of the Rent Review Advisory Committee Monday, February 6, 2017 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:35 p.m. Present were: Chair Sullivan-Sariñana; Vice-Chair Landess; Members Griffiths, Friedman Absent: None Vacancy: One Landlord member RRAC Staff: Jennifer Kauffman City Attorney Staff: Michael Roush 2. AGENDA CHANGES a. None. 3. STAFF ANNOUNCEMENTS a. The next Committee meeting will be Wednesday, February 22, 2017. More information is available at www.alamedarentprogram.org. b. Staff explained the schedule for the evening, noting where to find the meeting agenda and explaining procedures for public comment. 4. PUBLIC COMMENT, NON-AGENDA, NO.1 a. No public comment. 5. CONSENT CALENDAR a. Approval of the Minutes of the January 11, 2016 Regular Meeting. Motion and second (Sullivan-Sariñana and Landess). Unanimously approved. b. Approval of the January 12, 2016 Regular Meeting. Motion and second (Sullivan-Sariñana and Friedman). Unanimously approved. 6. UNFINSHED BUSINESS a. No unfinished business. 7. NEW BUSINESS 7-A. Case 582 - 2007 Lincoln Ave., Unit C Tenant: Heather Reed and Eric Strimling as designated representatives for tenant, Sia Sellu Landlord: John Galleto Proposed rent increase: $55.00/month increase, effective December 1, , 2016 Page 1 of 8 | RentReviewAdvisoryCommittee/2017-02-06.pdf |
RentReviewAdvisoryCommittee/2017-02-06.pdf,2 | RentReviewAdvisoryCommittee | 2017-02-06 | 2 | Approved Minutes February 6, 2017 Committee members asked for clarification concerning the role of the tenant advocates. They verified they were authorized on behalf of Ms. Sellu to agree to a rent increase of $25.00/month and do not have authority beyond that. Mr. Roush stated that the representatives' participation on behalf of the tenant satisfies the requirements of the Ordinance that the tenant appear at the RRAC meeting. Mr. Strimling explained that Ms. Sellu was interested in resolving this matter privately with the landlord but the landlord was not open to that suggestion. Ms. Reed explained that Ms. Sellu can only accept a small increase due to her disability and her fixed income. Ms. Sellu does not consider the quality of the unit to warrant a $55.00/month increase. She noted that Ms. Sellu likes living in Alameda and considers it her home. Ms. Reed also explained that the stress of the rent review process has negatively affected Ms. Sellus health. The landlord, Mr. Galleto, explained that the building is operating at a loss and that the unit's rent is below market rate. He said he is willing to reconsider the amount of the rent increase if the tenant provides documentation to demonstrate her claim that she us unable to pay the $55.00 increase. He clarified that he would need to see the type of documentation associated with a typical rental application. The tenant advocates stated Ms. Sellu would be willing to complete a rental application form but wanted to ensure that her medical information would not be used against her and that her tenancy would not be terminated. Chair Sullivan-Sariñana emphasized that the goal of the Committee is to facilitate discussions between a tenant and a landlord in order to reach an agreement between the tenant and landlord. When parties are unable to reach an agreement, the Committee shifts from facilitators to making a recommendation regarding the amount of the rent increase. Mr. Roush added that the tenant and landlord may still negotiate an agreement after the Committe… | RentReviewAdvisoryCommittee/2017-02-06.pdf |
RentReviewAdvisoryCommittee/2017-02-06.pdf,3 | RentReviewAdvisoryCommittee | 2017-02-06 | 3 | Approved Minutes February 6, 2017 increase. Taking in good faith the comments of the tenant, he asserted that it appears the 5% increase poses a financial burden on the tenant. He recommended a $33 (3.0%) increase. Chair Sullivan-Sariñana noted that he is taking the comments of the landlord and tenant in good faith. He summarized that the tenant expressed she is unable to pay the 5% increase and the landlord stated he would reconsider the amount of the rent increase if the tenant provides documentation of her inability to pay the higher rent. In addition, the tenant representatives stated the tenant would be willing to provide the requested documentation. Therefore, he stated that it appears both parties may be able to work out an agreement of a $25 increase when the requested documentation is provided by the tenant. Thus, he recommended a $25 (2.3%) increase. Member Griffiths stated that he recognizes the tenant is facing a hardship with this rent increase. He also noted that he appreciates that the landlord has a history of reasonable rent increases. While he agrees with Member Landess that 5% is a reasonable increase for the landlord, he also acknowledged the tenant is a difficult situation. He recommended an increase of $25.00 (2.3%) and encouraged parties to meet privately so that the landlord's requested documentation could be provided by the tenant. Motion and second for Committee to recommend an increase of $25.00 (2.3%) effective March 1st, 2017 (Sullivan-Sariñana and Griffiths). Passed with Sullivan-Sariñana, Griffiths, and Friedman voting yes and Landess voting no. Motion and second for 5 minute recess (Sullivan-Sariñana and Landess). Unanimously approved. 7-B. Case 653 - 43 Sandpiper Pl. Proposed Rent Increase: $480.00 (15.1%), effective March 1, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-C. Case 683 - 871 Oak St. Proposed Rent Increase: $1,000.00 (50.0%), effective March 15, 2017 Review was postponed to the February 22, 2017 … | RentReviewAdvisoryCommittee/2017-02-06.pdf |
RentReviewAdvisoryCommittee/2017-02-06.pdf,4 | RentReviewAdvisoryCommittee | 2017-02-06 | 4 | Approved Minutes February 6, 2017 No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that they will vacate the unit. 7-E. CASE 656 - 300 Westline Dr., Unit A102 Proposed rent increases: 12-month lease - $60.00 (2.0%); No review Month-to-month agreement - $785.00 (25.7%); Under review Effective date: 3/1/17 No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that they will vacate the unit. 7-F. CASE 657 - 300 Westline Dr., Unit A112 Proposed rent increases: 12-month lease - $101.00 (4.8%); No review Month-to-month agreement - $538.00 (25.8%); Under review Effective date: 2/6/2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-G. CASE 659 - 310 Westline Dr., Unit B207 Proposed rent increases: 12-month lease - $82.00 (2.9%); No review Month-to-month agreement - $771.00 (27.2%); Under review Effective date: 2/17/17 No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that they will vacate the unit. 7-H. CASE 660 - 310 Westline Dr., Unit B213 Proposed rent increases: 12-month lease - $73.00 (2.0%); No review Month-to-month agreement - $959.00 (26.1%); Under review Effective date: Delayed until RRAC review. No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that they will vacate the unit. 7-I. CASE 661 - 310 Westline Dr., Unit B315 Proposed rent increases: 12-month lease - $64.00 (2.0%); No review Month-to-month agreement - $842.00 (26.1%); Under review Effective date: Delayed until RRAC review. No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. Page 4 of 8 | RentReviewAdvisoryCommittee/2017-02-06.pdf |
RentReviewAdvisoryCommittee/2017-02-06.pdf,5 | RentReviewAdvisoryCommittee | 2017-02-06 | 5 | Approved Minutes February 6, 2017 7-J. CASE 663 - 330 Westline Dr., Unit B329 Proposed rent increases: 12-month lease - $105.00 (4.7%); No review Month-to-month agreement - $552.00 (25.0%); Under review Effective date: 2/5/2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-K. CASE 664 - 344 Westline Dr., Unit C115 Proposed rent increases: 12-month lease - $101.00 (4.9%); No review Month-to-month agreement - $538.00 (26.4%); Under review Effective date: 2/21/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. 7-L. CASE 665 - 344 Westline Dr., Unit C119 Proposed rent increases: 12-month lease - $43.00 (2.0%); No review Month-to-month agreement - $497.00 (22.6%); Under review Effective date: 2/20/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. 7-M. CASE 666 - 344 Westline Dr., Unit C223 Proposed rent increases: 12-month lease - $44.00 (2.0%); No review Month-to-month agreement - $502.00 (22.6%); Under review Effective date: 2/9/2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase of 15.0%. 7-N. CASE 668 - 909 Shorepoint Ct., Unit D214 Proposed rent increases: 12-month lease - $39.00 (1.9%); No review Month-to-month agreement - $657.00 (33.0%); Under review Effective date: 2/18/2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. Page 5 of 8 | RentReviewAdvisoryCommittee/2017-02-06.pdf |
RentReviewAdvisoryCommittee/2017-02-06.pdf,6 | RentReviewAdvisoryCommittee | 2017-02-06 | 6 | Approved Minutes February 6, 2017 7-O. CASE 669 - 909 Shorepoint Ct., Unit D216 Proposed rent increases: 12-month lease - $46.00 (2.0%); No review Month-to-month agreement - $355.00 (15.2%); Under review Effective date: Delayed until RRAC review. No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-P. CASE 670 - 909 Shorepoint Ct., Unit D316 Proposed rent increases: 12-month lease - $112.00 (5.0%); No review Month-to-month agreement - $406.00 (18.1%); Under review Effective date: Delayed until RRAC review. No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that they will vacate the unit. 7-Q. CASE 672 - 915 Shorepoint Ct., Unit E230 Proposed rent increases: 12-month lease - $122.00 (4.8%); No review Month-to-month agreement - $732.00 (28.5%); Under review Effective date: 2/10/2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-R. CASE 673 - 915 Shorepoint Ct., Unit E309 Proposed rent increases: 12-month lease - $54.00 (1.9%); No review Month-to-month agreement - $713.00 (26.7%); Under review Effective date: 2/19/2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-S. CASE 675 - 941 Shorepoint Ct., Unit F203 Proposed rent increases: 12-month lease - $102.00 (5.0%); No review Month-to-month agreement - $541.00 (26.3%); Under review Effective date: 2/17/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. 7-T.CASE 676 - 941 Shorepoint Ct., Unit F303 Page 6 of 8 | RentReviewAdvisoryCommittee/2017-02-06.pdf |
RentReviewAdvisoryCommittee/2017-02-06.pdf,7 | RentReviewAdvisoryCommittee | 2017-02-06 | 7 | Approved Minutes February 6, 2017 Proposed rent increases: 12-month lease - $46.00 (1.9%); No review Month-to-month agreement - $517.00 (21.6%); Under review Effective date: 2/23/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. 7-U. CASE 677 - 941 Shorepoint Ct., Unit F328 Proposed rent increases: 12-month lease - $117.00 (4.9%); No review Month-to-month agreement - $701.00 (29.2%); Under review Effective date: Delayed until RRAC review. No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that they will vacate the unit. 7-V. CASE 679 - 937 Shorepoint Ct., Unit G201 Proposed rent increases: 12-month lease - $57.00 (2.0%); No review Month-to-month agreement - $756.00 (26.1%); Under review Effective date: 2/22/2017 No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that they will vacate the unit. 7-W. CASE 680 - 937 Shorepoint Ct., Unit G308 Proposed rent increases: 12-month lease - $124.00 (5.0%); No review Month-to-month agreement - $741.00 (29.9%); Under review Effective date: 2/12/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and both options on the rent increase notice are valid. The tenant retains the option to choose the 12-month lease offer or the month-to-month rental agreement offer. 7-X. CASE 681 - 937 Shorepoint Ct., Unit G314 Proposed rent increases: 12-month lease - $66.00 (4.9%); No review Month-to-month agreement - $441.00 (32.9%); Under review Effective date: 2/10/2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-Y Discuss Committee members' attendance at the March 7, 2017 City Council meeting to represent recommendations passed at the January 24, 2017 RRA… | RentReviewAdvisoryCommittee/2017-02-06.pdf |
RentReviewAdvisoryCommittee/2017-02-06.pdf,8 | RentReviewAdvisoryCommittee | 2017-02-06 | 8 | Approved Minutes February 6, 2017 Staff shared an update that the City Council meeting to review the Ordinance will not be held in March. Staff will update the Committee when the exact date is known. City Attorney staff confirmed that he will forward the Committee recommendations, approved January 24, 2017, to all Committee members for review prior to the City Council meeting. Chair Sullivan-Sariñana confirmed that he will attend the meeting to present the Committee's recommendations. He encouraged other Committee members to attend the meeting as well. 8. PUBLIC COMMENT, NON-AGENDA, NO. 2. a. Angie Watson-Hajjem of ECHO Housing spoke about ECHO's Fair Housing and tenant- landlord mediation services. 9. MATTERS INITIATED a. Chair Sullivan-Sariñana suggested setting aside time at an upcoming meeting to discuss the criteria the Committee uses in determining a reasonable rent increase. He requested that the City Attorney's Office provide guidance for that discussion. Staff confirmed that this matter will be agendized in a future Committee meeting. 10. ADJOURNMENT The meeting was unanimously adjourned at 8:14 p.m. Respectfully submitted, RRAC Secretary Jennifer Kauffman Approved by the Rent Review Advisory Committee on March 6, 2017. Page 8 of 8 | RentReviewAdvisoryCommittee/2017-02-06.pdf |
RentReviewAdvisoryCommittee/2017-02-22.pdf,1 | RentReviewAdvisoryCommittee | 2017-02-22 | 1 | Approved Minutes February 22, 2017 Minutes of the Regular Meeting of the Rent Review Advisory Committee Wednesday, February 22, 2017 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:34 p.m. Present were: Chair Sullivan-Sariñana; Vice-Chair Landess; Member Griffiths Absent: Member Friedman Vacancy: Housing Provider member Program Administrator staff: Jennifer Kauffman City Attorney staff: Michael Roush Translation staff: Haiyan Chen 2. AGENDA CHANGES a. None. 3. STAFF ANNOUNCEMENTS a. The next Committee meeting will be Monday, March 6, 2017. More information is available at www.alamedarentprogram.org. b. Staff explained the schedule for the evening, noting where to find the meeting agenda and procedures for public comment. Staff noted there is translation at tonight's meeting and the Committee will adjust as needed. 4. PUBLIC COMMENT, NON-AGENDA, NO.1 a. No public comment. 5. CONSENT CALENDAR a. Approval of the Minutes of the January 24, 2017 Special Meeting. Vice-Chair Landess noted that she will abstain from this vote as she was not in attendance at the January 24, 2017 meeting. Staff recommends continuing this item to the next meeting until three members are able to vote on the item. Motion and second to continue this item to a future Committee meeting (Sullivan-Sariñana and Griffiths). Approved by unanimous consent. 6. UNFINSHED BUSINESS a. No unfinished business. 7. NEW BUSINESS 7-A. CASE 683 - 871 Oak St. Tenant: Merin Lund Landlord: Lori Hanson, Daniel Cheung Page 1 of 5 | RentReviewAdvisoryCommittee/2017-02-22.pdf |
RentReviewAdvisoryCommittee/2017-02-22.pdf,2 | RentReviewAdvisoryCommittee | 2017-02-22 | 2 | Approved Minutes February 22, 2017 Proposed Rent Increase: $1,000.00 (50.0%), effective March 15, 2017 This rent increase review was originally scheduled for the February 6, 2017 Rent Review Advisory Committee meeting. The review was postponed two weeks to the February 22, 2017 meeting. Staff researched the number of housing units on the property and determined that there is only one housing unit; therefore the rent increase is exempt from a binding decision. The tenant, Merin Lund, stated that there should be no rent increase. Ms. Lund stated that the rent increase is not warranted given the property's current condition. She also noted that the rent was raised $500.00 in March 2016 and $100.00 the previous fall. These previous increases have been a financial burden on her and she is not in a position to pay for an additional increase in the amount requested by the landlord. Additionally, Ms. Lund has several concerns regarding maintenance of the property. In July 2016, she said mold had been discovered in the unit and she remains concerned that the efforts to eliminate the mold have not been successful. Ms. Lund stated that she believes the large rent increase is in retaliation of her raising concerns about the mold to the landlord. She noted that she would prefer to live in a unit that was healthy for her family and that she does not have full use of the property because the landlord uses some space for storage and occasionally stays in a shed in the back of the property. Ms. Lund said that she has been a good tenant for the eight years she has resided at the property. The landlord, Ms. Hanson, stated that the rent increase will raise rent to comparable rates for similar units. The landlord noted that she considers rent of similar units to range between $3,000 and $3,200. She explained that the increase is also related to her interest in seeking a reasonable return on the property; currently, she noted that she has not yet made a profit on the property. In addition, Ms. Hanson explained the rent increase was ne… | RentReviewAdvisoryCommittee/2017-02-22.pdf |
RentReviewAdvisoryCommittee/2017-02-22.pdf,3 | RentReviewAdvisoryCommittee | 2017-02-22 | 3 | Approved Minutes February 22, 2017 Staff clarified the current base rent is $2,000.00. Ms. Lund explained that while it is possible for her to vacate in four months, she is concerned about owing back rent if she cannot vacate in time. Mr. Cheung suggested a full and early return of Ms. Lund's security deposit to facilitate the moving process. The parties were unable to reach an agreement. The Committee made the following non-binding decision: The $1,000 (50.0%) rent increase from $2,000 to $3,000, effective March 15, 2017, is delayed four months to provide the tenant the opportunity to search for new housing. Motion and second (Sullivan-Sariñana and Griffiths). Unanimous approval. 7-B Case 648.1 - 1715 Sherman St., Unit B Tenant/Public speakers: Ernest Yip and Cai Hong Zhang Landlord/Public speakers: Wai Cheung [with representative for translation] Translation staff: Haiyan Chen Proposed Rent Increase: $450.00 (32.1%) The tenants stated the reasonable maximum monthly rent increase should be $100.00 (7.1%). Mr. Yip explained that they have been willing to negotiate and offered the landlord a $120.00 (8.6%) rent increase. He explained that the proposed $450.00 increase would be a financial burden. He expressed concerns regarding his current job security and provided earnings statements to demonstrate only a small raise last year. The tenants noted that they currently pay for water and electricity in addition to rent. In addition, the tenants stated they do not believe it is fair to average the increases over the previous 10 years. The tenants also noted several maintenance issues, such as peeling exterior paint and mold concerns. The landlord, Mr. Cheung, explained that the rent had not been raised for 7 years. He explained that when all the increases are averaged over the entire tenancy, there is about a 2% increase per year. Mr. Cheung indicated that the rent increase is related to keeping up with costs of operation and inflation, such as utilities, maintenance bills, and property taxes. He explained that the pro… | RentReviewAdvisoryCommittee/2017-02-22.pdf |
RentReviewAdvisoryCommittee/2017-02-22.pdf,4 | RentReviewAdvisoryCommittee | 2017-02-22 | 4 | Approved Minutes February 22, 2017 Mr. Cheung offered to reduce his increase request to $300.00 (21.0%), for a total rent of $1,700.00. The tenants offered to pay $140.00 (10.0%) rent increase, for a total rent of $1,540.00. The tenants expressed concern about maintenance issues such as a leaking roof. The landlord clarified that he had fixed the roof but will re-inspect it immediately. The landlord explained that he is very invested in maintaining the property. Mr. Cheung explained that he does not have more room to negotiate because another unit in the building agreed to a rent increase. He expressed that he wants to be fair to all tenants and charge the same rent for all units. The tenants explained that they pay for water while the other tenants do not. Therefore, charging the same rent is not treating each tenant equally. Staff clarified that each unit has a separate rental history and a separate agreement around amenities. Therefore, reasonable rent is determined for each unit separately. The parties were unable to reach an agreement. Member Griffiths acknowledged that the current rent appears less than market rates. However, he noted that this rent increase is not consistent with the landlord's previous rent increase requests. While the landlord reduced his request from $450 to $300, Member Griffiths noted that $300 is still a significant jump to absorb at one time. Member Griffiths also stated that even though the tenant offered to pay a $140.00 (10%) increase, this amount of an increase is still very significant to absorb at one time. Therefore, he stated he would be most comfortable with a rent increase of $120.00 (8.6%). Chair Sullivan-Sariñana stated that this is a difficult situation with a very large rent increase following a long period of no increases. He noted that the original $450.00 increase request is not in line with the landlord's previous increases of $50.00 and $100.00. He explained that he believes the reduced offer to a $300 increase is also unreasonable. He explained that the purpose o… | RentReviewAdvisoryCommittee/2017-02-22.pdf |
RentReviewAdvisoryCommittee/2017-02-22.pdf,5 | RentReviewAdvisoryCommittee | 2017-02-22 | 5 | Approved Minutes February 22, 2017 in keeping rents affordable for Alameda residents and providing property owners a fair return on investment. The Committee's task is to find some balance between those tensions. Vice Chair Landess acknowledged that prior property management set an unsustainable precedent of not increasing rent. However, an increase of 32% ($450) is excessive. She stated that having more information on capital improvements would have helped justify such an increase. Without this information, she recommended an increase of $140.00 (10.0%). The Committee recommended a rent increase of $140.00 (10.0%) from $1,400.00 to $1,540.00, effective March 1, 2017. Motion and second (Sullivan-Sariñana and Landess). Unanimous approval. 8. PUBLIC COMMENT, NON-AGENDA, NO. 2. a. No public comment. 9. MATTERS INITIATED a. None. 10. ADJOURNMENT a. The meeting was unanimously adjourned at 8:52 p.m. Respectfully submitted, RRAC Secretary Jennifer Kauffman Approved by the Rent Review Advisory Committee on April 3, 2017. Page 5 of 5 | RentReviewAdvisoryCommittee/2017-02-22.pdf |
RentReviewAdvisoryCommittee/2017-03-06.pdf,1 | RentReviewAdvisoryCommittee | 2017-03-06 | 1 | Approved Minutes March 6, 2017 Minutes of the Regular Meeting of the Rent Review Advisory Committee Monday, March 6, 2017 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:38 p.m. Present: Vice-Chair Landess, Members Griffiths and Friedman Absent: Chair Sullivan-Sariñana Vacancy: Housing Provider member Program Administrator staff: Jennifer Kauffman City Attorney staff: Michael Roush 2. AGENDA CHANGES a. Staff requested that the Committee address item 7-Z first to allow for translation services. Motion and second (Griffiths and Friedman). Approved by unanimous consent. 3. STAFF ANNOUNCEMENTS a. Staff explained the schedule for the evening, noting where to find the meeting agenda and procedures for public comment. Staff noted there is translation at tonight's meeting and the Committee will modify logistics, as needed. 4. PUBLIC COMMENT, NON-AGENDA, NO.1 a. Angie Watson-Hajjem of ECHO Housing spoke about ECHO's Fair Housing and tenant- landlord counseling services. 5. CONSENT CALENDAR a. Approval of the Minutes of the January 24, 2017 Special Meeting. Motion and second to continue this item to a future Committee meeting when three members who attended the January 24, 2017 meeting are present. (Griffiths and Friedman). Approved by unanimous consent. b. Approval of the Minutes of the February 6, 2017 Regular Meeting. Motion and second (Friedman and Griffiths). Approved by unanimous consent. 6. UNFINSHED BUSINESS (None) 7. NEW BUSINESS 7-Z. Case 691.1 - 1526 Verdi St., Unit E Tenant: Khurelbaatar Janchivdorj, Enkhlen Khurelbaatar (Providing translating) Landlord: Robert Cliff, Cathy Cliff Page 1 of 11 | RentReviewAdvisoryCommittee/2017-03-06.pdf |
RentReviewAdvisoryCommittee/2017-03-06.pdf,2 | RentReviewAdvisoryCommittee | 2017-03-06 | 2 | Approved Minutes March 6, 2017 Proposed rent increase: $300 (23%), effective date delayed until RRAC review Staff announced that the landlord submitted additional documents after the agenda was published. These documents are available in the agenda packet at the back of the room. Staff also stated that the tenant's daughter is providing translation for the evening and professional phone translation will be available, if needed. The tenant, Khurelbaatar Janchivdorj, explained that this increase would pose a significant financial burden on his family. He stated that he had recently lost his job and does not have a stable income. He acknowledged there had been seismic improvements to the building and that there had not been a rent increase for four years. He proposed a rent increase of $200.00 (15.4%), explaining that he is searching for employment and he has always paid rent on time. Staff asked if Mr. Khurelbaatar preferred to continue translation with his daughter, Ms. Khurelbaatar, or if he would prefer to use a professional translator via phone. Mr. Khurelbaatar confirmed he preferred translation with his daughter and staff ended the phone call with the professional translator. The landlord, Mr. Cliff, stated that the unit's rent is below market rate. He believed that market rate for a comparable unit is near $1,800. He explained that there had been costly capital improvements and repairs to the unit, such as seismic upgrades, securing walls, and repairing leaks. Mr. Cliff also noted that the business is currently operating at a loss. He explained that the income from this unit is an essential part of his retirement income. Mr. Cliff stated that $1,600.00 was that lowest rent increase he could accept. Vice Chair Landess noted that the parties may not have had the chance to discuss the rent increase in person since they live in different cities. She emphasized that this meeting is an opportunity for the parties find an arrangement that works for both of them. Member Friedman noted that the tenant has been very t… | RentReviewAdvisoryCommittee/2017-03-06.pdf |
RentReviewAdvisoryCommittee/2017-03-06.pdf,3 | RentReviewAdvisoryCommittee | 2017-03-06 | 3 | Approved Minutes March 6, 2017 $300 deferred until January 1, 2018, i.e., effective April 1, 2017 the rent would be increased from $1300 to $1500 and on February 1, 2017, the rent would increase to the full $1600. Motion and second (Griffiths, Friedman). Approved by unanimous consent. 7-A. Case 684.1 - 1815 Broadway, Unit B Tenant: Latricia Amadeo Landlord: Karry Kelley-Cahill, Sean Kelley-Cahill Proposed rent increase: $100 (4.9%), effective date February 1, 2017 The tenant, Ms. Amadeo, stated that she does not believe a rent increase is warranted because there are maintenance issues at the property. Specifically, she noted that she did not have a working heater for much of the year. She explained that she would be open to a rent increase if the landlord was responsive to outstanding maintenance issues. The landlord, Mr. Kelley-Cahill, stated that the unit's rent is below the market rent for comparable units. The landlord explained that this increase is related to covering the costs of taxes and recent major repairs at the property. He expressed that he is good landlord and involved in the Alameda community. Additionally, the landlord explained that he was responsive to maintenance issues when he was notified of the issue. After discussion between the parties, they were unable to reach an agreement as to the amount of the rent increase. There was public comment on the agenda item. Public Comment Speaker: Heather Reed The speaker stated that community participation is crucial to the City's Rent Stabilization Ordinance. She emphasized the importance for landlords and tenants to listen to each other and to avoid having the review become an adversarial meeting. The Committee began its deliberations. : Member Friedman stated that he does not support any increase because the landlord was not willing to participate in the discussion in a meaningful way. Vice-Chair Landess stated that the tenant is within her right to request a review of the rent increase and she also believes that the $100 rent increase is reasonable. … | RentReviewAdvisoryCommittee/2017-03-06.pdf |
RentReviewAdvisoryCommittee/2017-03-06.pdf,4 | RentReviewAdvisoryCommittee | 2017-03-06 | 4 | Approved Minutes March 6, 2017 Member Griffiths acknowledged that the landlord has the authority to impose the $100 rent increase because the percentage is below 5%. He recommended that the rent increase be $100. Motion and second to approve a rent increase of $100.00 (Griffiths and Landess). Vice-Chair Landess and Member Griffiths voted to approve the motion. Member Friedman voted against the motion and therefore the motion did not pass. The Committee did not reach a decision as to the amount of the rent increase but because the rent increase was below 5%, any decision the Committee would have made is non-binding. 7-B. Case 741 - 1220 Park Ave., Unit C Tenant: Barbara Maerz, Eric Strimling Landlord: Harold R. Vanderlaan Proposed rent increase: $700 (43.9%), effective April 1, 2017 The tenant, Ms. Maerz, stated that the maximum reasonable monthly increase would be $79.75 (5.0%). She stated that she has lived at the property for over 26 years and is member of the Alameda community. Ms. Maerz expressed that she has been a good tenant by paying rent on time and quickly notifying the landlord about maintenance issues. She stated that the rent increase process has been stressful and intimidating. She explained that the $700.00 increase is a financial burden for her. She also explained that the quality of the unit has not been upgraded to the quality of market rate units; as such, she does not believe such a large increase is warranted. The landlord, Mr. Vandelann, stated that his father purchased the property as an investment. He explained that the property's income is primarily used to cover his mother's costly medical expenses. He expressed that he is not profiting from this rent increase, rather he is looking to support his mother with her medical payments. Additionally, the rent increase will help to cover the costs of maintenance, such as carpet replacement and plumbing repairs. He stated that while his parents managed the property, the unit's rent was not increased for many years. He noted that the property mana… | RentReviewAdvisoryCommittee/2017-03-06.pdf |
RentReviewAdvisoryCommittee/2017-03-06.pdf,5 | RentReviewAdvisoryCommittee | 2017-03-06 | 5 | Approved Minutes March 6, 2017 Eric Strimling, tenant representative, referenced the landlord's submitted documents and noted that the landlord states his expenses have increased 5% and his rental income has increased 30%. Mr. Strimling commented that this data demonstrates the landlord is already receiving sufficient profit from his property; hence, the proposed $700 increase is not warranted. He urged the Committee to consider the tenant's perspective and not recommend an increase that is halfway between the tenant's and landlord's offers. The tenant offered to pay a $127.60 (8%) rent increase. The landlord noted that the moratorium last year limited the amount he could raise the rent. He expressed his concern with keeping ahead of his mother's medical bills and upcoming repairs. He restated that the tenant has the option to have a roommate. With that said, he agreed he would accept an 8% rent increase. There was public comment on the agenda item. Public Comment Speaker: Pamela Jordan The speaker stated that she is a resident of Alameda and is speaking to address several concerns that have arisen for her while listening to the conversation between the landlord and tenant. She noted that the tenant's rent has increased about 27.6% over the previous three years, which is greater than 5% each year. Additionally, she noted that it is a best practice to replace carpets every 10 years and it is reasonable for the tenant to request carpet repairs after 25 years of residency. She requested the Committee consider the guidelines of the Ordinance and limit the rent increase to 5%. Speaker: Heather Reed The speaker stressed that long-term tenants are integral to the community. Additionally, she noted that she questions if offering the tenant an option to have roommate is reasonable for the current situation. The Committee moved to confirm the parties' agreement of a $127.60 (8.0%) rent increase, effective April 1, 2017. Motion and second (Griffiths and Landess). Approved by unanimous consent. 7-C. Case 699 - 300 Westline D… | RentReviewAdvisoryCommittee/2017-03-06.pdf |
RentReviewAdvisoryCommittee/2017-03-06.pdf,6 | RentReviewAdvisoryCommittee | 2017-03-06 | 6 | Approved Minutes March 6, 2017 7-D. Case 702 - 310 Westline Dr., Unit B112 Proposed Rent Increases: Month to month offer - $284.00 (16.3%): Under review 12 month offer - $84.00 (4.8%); No review Effective date: 4/1/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-E. Case 705 - 344 Westline Dr., Unit C124 Proposed Rent Increases: Month to month offer - $365.00 (11.9%); Under review 12 month offer - $59.00 (1.9%); No review Effective date: 3/21/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-F. Case 704 - 344 Westline Dr., Unit C117 Proposed Rent Increases: Month to month offer - $302.00 (17.8%); Under review 12 month offer - $82.00 (4.8%); No review Effective date: 4/1/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-G. Case 708 - 344 Westline Dr., Unit C219 Proposed Rent Increases: Month to month offer - $330.00 (16.8%); Under review 12 month offer - $98.00 (5.0%); No review Effective date: 3/23/2017 No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that the tenant will vacate the unit. Page 6 of 11 | RentReviewAdvisoryCommittee/2017-03-06.pdf |
RentReviewAdvisoryCommittee/2017-03-06.pdf,7 | RentReviewAdvisoryCommittee | 2017-03-06 | 7 | Approved Minutes March 6, 2017 7-H. Case 709 - 344 Westline Dr., Unit C327 Proposed Rent Increases: Month to month offer - $358.00 (16.2%); Under review 12 month offer - $90.00 (4.7%): No review Effective date: 4/1/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-I. Case 714 - 909 Shoreline Court, Unit D314 Proposed Rent Increases: Month to month offer - $284.00 (13.9%); Under review 12 month offer - $39.00 (1.9%); No review Effective date: 3/2/2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-J. Case 718 - 915 Shoreline Court, Unit E201 Proposed Rent Increases: Month to month offer - $352.00 (16.3%); Under review 12 month offer - $104.00 (4.8%); No review Effective date: 3/17/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-K. Case 719 - 915 Shoreline Court, Unit E204 Proposed Rent Increases: Month to month offer - $358.00 (16.5%); Under review 12 month offer - $106.00 (4.9%); No review Effective date: 3/12/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-L. Case 720 - 915 Shoreline Court, Unit E209 Proposed Rent Increases: Month to month offer - $409.00 (15.7%); Under review Page 7 of 11 | RentReviewAdvisoryCommittee/2017-03-06.pdf |
RentReviewAdvisoryCommittee/2017-03-06.pdf,8 | RentReviewAdvisoryCommittee | 2017-03-06 | 8 | Approved Minutes March 6, 2017 12 month offer - $130.00 (5.0%); No review Effective date: 3/30/2017 No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that the tenant will vacate the unit. 7-M. Case 721 - 915 Shoreline Court, Unit E215 Proposed Rent Increases: Month to month offer - $330.00 (16.0%); Under review 12 month offer - $98.00 (4.8%); No review Effective date: 3/24/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-N. Case 722-915 Shoreline Court, Unit E335 Proposed Rent Increases: Month to month offer - $334.00 (15.0%); Under review 12 month offer - $108.00 (4.9%); No review Effective date: 3/14/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-O. Case 724 - 941 Shoreline Court, Unit F202 Proposed Rent Increases: Month to month offer - $404.00 (15.3%); Under review 12 month offer - $129.00 (4.9%); No review Effective date: 3/7/2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-P. Case 725 - 941 Shoreline Court, Unit F211 Proposed Rent Increases: Month to month offer - $301.00 (13.6%); Under review 12 month offer - $44.00 (2.0%); No review Effective date: 3/13/2017 Page 8 of 11 | RentReviewAdvisoryCommittee/2017-03-06.pdf |
RentReviewAdvisoryCommittee/2017-03-06.pdf,9 | RentReviewAdvisoryCommittee | 2017-03-06 | 9 | Approved Minutes March 6, 2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-Q. Case 726 - 941 Shoreline Court, Unit F307 Proposed Rent Increases: Month to month offer - $355.00 (16.2%); Under review 12 month offer - $107.00 (4.9%); No review Effective date: 3/21/2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-R. Case 727 - 941 Shoreline Court, Unit F329 Proposed Rent Increases: Month to month offer - $292.00 (14.8%); Under review 12 month offer - $39.00 (2.0%); No review Effective date: 3/25/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-S. Case 728 - 937 Shoreline Court, Unit G110 Proposed Rent Increases: Month to month offer - $292.00 (18.4%); Under review 12 month offer - $79.00 (5.0%); No review Effective date: 4/1/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-T. Case 731 - 941 Shoreline Court, Unit F213 Proposed Rent Increases: Month to month offer - $342.00 (16.4%); Under review 12 month offer - $101.00 (4.9%); No review Effective date: 3/26/2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. Page 9 of 11 | RentReviewAdvisoryCommittee/2017-03-06.pdf |
RentReviewAdvisoryCommittee/2017-03-06.pdf,10 | RentReviewAdvisoryCommittee | 2017-03-06 | 10 | Approved Minutes March 6, 2017 7-U. Case 732 - 941 Shoreline Court, Unit F218 Proposed Rent Increases: Month to month offer - $396.00 (15.3%); Under review 12 month offer - $126.00 (4.9%); No review Effective date: 3/26/2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-V. Case 742 - 2031 Eagle Ave., Unit B No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 5.1-10%. 7-W. Case 752 - 1725 Eagle Ave., Unit B No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase above 10%. 7-X. Case 754 - 1907 Union Street Committee review was postponed two weeks to the March 20, 2017 Committee meeting. 7-Y. Case 755 - 1729 Eagle Ave., Unit A No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 5. 1-10%. - 7-AA. Case 758 - 114 Keil Bay Committee review was postponed two weeks to the March 20, 2017 Committee meeting. 7-AB. Case 760 - 2152 Alameda Ave. No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 5.1-10%. 8. PUBLIC COMMENT, NON-AGENDA, NO. 2 No additional public comment. 9. MATTERS INITIATED Page 10 of 11 | RentReviewAdvisoryCommittee/2017-03-06.pdf |
RentReviewAdvisoryCommittee/2017-03-06.pdf,11 | RentReviewAdvisoryCommittee | 2017-03-06 | 11 | Approved Minutes March 6, 2017 a. Staff announced that the next Committee meeting is scheduled for March 20, 2017. Staff noted that the Committee typically schedules an additional meeting for the third Monday of the month when there is a high volume of submissions. b. The Committee asked when the new landlord Committee member will be nominated. City Attorney staff confirmed that the new member will likely be nominated and attend Committee meetings starting in April. c. Member Friedman expressed appreciation for the night's public speakers. 10. ADJOURNMENT The meeting was adjourned at 9:26 p.m. Respectfully submitted, RRAC Secretary Jennifer Kauffman Approved by the Rent Review Advisory Committee on June 5, 2017. Page 11 of 11 | RentReviewAdvisoryCommittee/2017-03-06.pdf |
RentReviewAdvisoryCommittee/2017-03-20.pdf,1 | RentReviewAdvisoryCommittee | 2017-03-20 | 1 | Approved Minutes March 20, 2017 Minutes of the Regular Meeting of the Rent Review Advisory Committee Monday, March 20, 2017 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:32 p.m. Present were: Vice-Chair Landess; Member Griffiths and Friedman Absent: Chair Sullivan-Sariñana Vacancy: Housing provider member RRAC Staff: Jennifer Kauffman City Attorney Staff: John Le 2. AGENDA CHANGES a. Staff noted that the tenant and landlord at 111 Crolls Garden Ct. (7-D) reached an agreement regarding the rent increase. 3. STAFF ANNOUNCEMENTS a. Staff explained the schedule for the evening, noting where to find the meeting agenda and procedures for public comment. 4. PUBLIC COMMENT, NON-AGENDA, NO.1 a. No public comment. 5. CONSENT CALENDAR a. None. 6. UNFINSHED BUSINESS a. No unfinished business. 7. NEW BUSINESS 7-A. CASE 758 - 114 Keil Bay Tenant: Ifthar Awawda Landlord: Elena Chan, Nelson Cheung Proposed Rent Increase: $200.00 (6.9%) effective March 1, 2017 This case was postponed two weeks from the March 6, 2017 RRAC meeting. The tenant was also approved for a reasonable accommodation and attended the RRAC meeting via phone. Page 1 of 5 | RentReviewAdvisoryCommittee/2017-03-20.pdf |
RentReviewAdvisoryCommittee/2017-03-20.pdf,2 | RentReviewAdvisoryCommittee | 2017-03-20 | 2 | Approved Minutes March 20, 2017 The tenant, Ms. Awawda, stated she did not consider any rent increase reasonable because the rent was raised significantly the previous two years. However, she recognized the landlord has expenses and she proposed a rent increase of $90.00 (3.1%) for a two-year lease. The tenant noted that she pays for all utilities in the unit and has completed repairs and maintenance to the property. The tenant acknowledged that she owes the landlord over $1,800 and that she plans to reimburse the landlord in the next few months. The tenant stated that the proposed rent increase would be a financial burden because her family has limited income as result of a disability and underemployment. Ms. Awawda explained that she would like to move, but cannot afford to. The tenant also noted she has trouble paying rent by the 5th as she does not receive certain income by that time. In addition, it has been difficult to by the rent by cashiers' check. The landlord, Ms. Chan, proposed a reduced rent increase of $145.00 (5.0%). She explained that she has worked with the tenant for the last few years, accepting late rent and noted the tenant owes the landlord around $1,800. The landlord stated the rent increase is in effort to have a reasonable rate of return and that the unit's rent is below the market rate. Ms. Chan considered market rate for a comparable unit to be about $3,600. She also noted that the unit is in good condition and that she is responsive to maintenance requests. She stated that the increase will help to cover rising expenses related to taxes, insurance, interest rates, and homeowner association fees. She noted that she would keep the rent due on the 8th rather than the 5th to allow more time for the tenant to pay the rent. In addition, the landlord would create a way for the tenant to pay rent by direct deposit. The parties were unable to reach an agreement. Member Friedman stated that the situation is difficult. He acknowledged that he heard the tenant wished to move out and proposed that … | RentReviewAdvisoryCommittee/2017-03-20.pdf |
RentReviewAdvisoryCommittee/2017-03-20.pdf,3 | RentReviewAdvisoryCommittee | 2017-03-20 | 3 | Approved Minutes March 20, 2017 $145.00 (5.0%) rent increase from $2,900.00 to $3,045.00, effective March 1, 2017. The Committee also recommended that rent be due on the 8th of each month and that the tenant have the option to pay by direct deposit. Motion and second (Griffiths and Friedman). Unanimous approval. 7-B. Case 692.1 - 101 Crolls Garden Ct. Tenant: Steve Devaney Landlord: Kumari Judge and Steve Hofer (property manager) Proposed Rent Increase: $82.00 (4.9%), effective March 7, 2017 Ms. Judge expressed concern that the tenant had damaged property while searching for termites. She explained that other tenants pay $2,600 for comparable units and the rent for this unit has not been raised for over a year. She stated that she considers an increase of 5% is reasonable and noted that she relies on the property's income for her retirement. Mr. Hofer explained that he has only begun working for the property in the last year and a half. He is currently working on taking care of the maintenance issues raised by the tenant. He stated that all health and safety issues have been addressed. He explained that the property's security gate was updated recently. He agreed to inspect the unit and address maintenance concerns raised by the tenant. The tenant, Mr. Devaney, explained that he did not damage property to investigate termite and dry rot issues. He explained that there are several outstanding maintenance and safety concerns on the property. He stated that the landlord had committed to address these maintenance issues at a 2015 Committee meeting and many of the issues remain unresolved. He expressed concern for other tenants on the property who are also receiving rent increases without improvement to the property. Mr. Devaney also stated that this increase is a financial burden for his family. Vice-Chair Landess clarified that the Committee cannot inspect a unit to address maintenance issues. If there the tenant would like to request an inspection, a request must be sent to Code Enforcement, Building Department. Me… | RentReviewAdvisoryCommittee/2017-03-20.pdf |
RentReviewAdvisoryCommittee/2017-03-20.pdf,4 | RentReviewAdvisoryCommittee | 2017-03-20 | 4 | Approved Minutes March 20, 2017 The Committee made the following non-binding recommendation to recognize the tenant/landlord's oral agreement: - $81.50 (4.8%) rent increase from $1,688.50 to $1,770.00, effective April 1, 2017 (three- week delay). The Committee also encouraged both parties to communicate and address the maintenance concerns. Motion and second (Griffiths and Landess). Unanimous approval. 7-C. CASE 696.1 - 107 Crolls Garden Ct. Tenant: Michael Pacheco Landlord: Kumari Judge and Steve Hofer (property manager) Proposed Rent Increase: $82.00 (4.9%), effective March 7, 2017 Ms. Judge explained that other tenants are paying $2,500 for comparable units and she believes a 5% is reasonable. She stated that she relies on the property's income for retirement. Mr. Hofer noted that he is committed to the upkeep of the property. Mr. Pacheco explained that the current state of the property causes him concern for his health and safety as well as health and safety of the tenants. Mr. Pacheco also acknowledged he is aware he can make a complaint to Code Enforcement, but hoped he could resolve the matter without having to go that route. He noted that he has paid for many repairs in the unit. He stated that he has worked with Mr. Hofer to establish a maintenance request system and to diffuse tensions between other tenants and management. Mr. Pacheco noted that there is a price and quality difference between his unit and a unit for a new tenant. He also stated that this increase is a financial burden for his family since he is recently unemployed and much of his time is spent caring for a relative. Ms. Judge stated that if the tenant has receipts for his repairs in the unit, she would reimburse him the expenses. Mr. Hofer noted that he intends to work with the tenant to address the maintenance concerns. The landlord also agreed to delay the rent increase until April 1, 2017. The tenant confirmed that he would be accept the increase if maintenance issues are addressed. The Committee made the following non-binding recomm… | RentReviewAdvisoryCommittee/2017-03-20.pdf |
RentReviewAdvisoryCommittee/2017-03-20.pdf,5 | RentReviewAdvisoryCommittee | 2017-03-20 | 5 | Approved Minutes March 20, 2017 7-D. Case 697.1 - 111 Crolls Garden Ct. No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 8. PUBLIC COMMENT, NON-AGENDA, NO. 2. a. No public comment. 9. MATTERS INITIATED a. Member Friedman noted that he will be absent at the April 4th Committee meeting. b. Staff stated that Jeff Cambra was nominated on March 7th by the Mayor to fill the vacant Housing Provider position on the Committee. City Council will decide whether to confirm Mr. Cambra at City Council's March 21st meeting. 10. ADJOURNMENT a. The meeting was unanimously adjourned at 8:37 p.m. Respectfully submitted, RRAC Secretary Jennifer Kauffman Approved by the Rent Review Advisory Committee on June 5, 2017. Page 5 of 5 | RentReviewAdvisoryCommittee/2017-03-20.pdf |
RentReviewAdvisoryCommittee/2017-04-03.pdf,1 | RentReviewAdvisoryCommittee | 2017-04-03 | 1 | Approved Minutes April 3, 2017 Minutes of the Regular Meeting of the Rent Review Advisory Committee Monday, April 3, 2017 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:31 p.m. Present were: Chair: Sullivan-Sarinana; Vice-Chair: Landess; Members Cambra and Griffiths Absent: Member Friedman RRAC Staff: Jennifer Kauffman City Attorney Staff: John Le 2. AGENDA CHANGES a. Staff recommended addressing item 7-P first, as only the tenant for this unit was present. Motion and second (Landess and Griffiths) Unanimous approval. 3. STAFF ANNOUNCEMENTS a. Staff welcomed newly appointed Committee member Jeff Cambra. b. Staff stated that City Council will meet April 4, 2017 to review Rent Program staff's annual report and consider amendments to Ordinance no. 3148. c. Staff explained the schedule for the evening, noting where to find the meeting agenda and procedures for public comment. 4. PUBLIC COMMENT, NON-AGENDA, NO.1 a. Angie Watson-Hajjem of ECHO Housing spoke about ECHO's fair housing and tenant- landlord mediation services. 5. CONSENT CALENDAR a. Approval of the Minutes from the January 24, 2017 Special Meeting. Motion and second to continue this item to a future Committee meeting when three Committee members who attended the January 24th meeting are present. (Sullivan-Sariñana and Landess) Unanimous approval. b. Approval of the Minutes from the February 22, 2017 Regular Meeting. Motion and second (Griffiths and Sullivan-Sariñana) Unanimous approval. c. Approval of the Minutes from the March 6, 2017 Regular Meeting. Motion and second to continue this item to a future Committee meeting when three Committee members who attended the March 6th meeting are present. (Sullivan-Sariñana and Landess) Unanimous approval. Page 1 of 7 | RentReviewAdvisoryCommittee/2017-04-03.pdf |
RentReviewAdvisoryCommittee/2017-04-03.pdf,2 | RentReviewAdvisoryCommittee | 2017-04-03 | 2 | Approved Minutes April 3, 2017 6. UNFINSHED BUSINESS a. No unfinished business. 7. NEW BUSINESS 7-P. CASE 762.1 - 1940 Franciscan Way, Unit 319 Tenant: Rhonda Jones and Shallen SoBrian (daughter) Landlord: Judith Murray Proposed Rent Increase: $75.00 (4.5%), effective June 1, 2017 Ms. Murray explained that she is raising rent to cover expenses such as property taxes, loan payments, and renovations. She stated that $36.00 of the $75.00 will cover increased property taxes and she is spending about $100 per month on property improvements. Ms. Murray also explained that she expects to repair the parking lot in the coming year and the estimated costs are $80,000-$100,000. She emphasized that she wants to treat tenants fairly by giving everyone the same increase. Ms. Jones stated that she has lived in the unit for over 10 years and has always paid her rent on time. She explained that this rent increase poses a financial burden for her and she is asking for the landlord to recognize her situation. Her daughter, Shallen Jones, expressed concerns that the rent increase is retaliatory given their maintenance requests. Ms. Murray clarified that the City had shut off water to repair pipes and that this rent increase was not in retaliation, stating every tenant receives the same rent increase. She restated her need to treat everyone at the property the same, though recognized the tenant is in a difficult situation. She offered an immediate return of the tenant's security deposit to accommodate the tenant's current financial difficulty. The tenants agreed to accept the rent increase and a full and immediate return of the security deposit. The Committee made the following non-binding recommendation to recognize the tenant/landlord's oral agreement: $75.00 (4.5%) rent increase from $1,595 to $1,670, effective June 1, 2017. The Committee also encouraged parties to discuss the oral agreement reached at the meeting for the landlord to make a full return and immediate return of the security deposit. Motion and second (Sullivan-Sariñ… | RentReviewAdvisoryCommittee/2017-04-03.pdf |
RentReviewAdvisoryCommittee/2017-04-03.pdf,3 | RentReviewAdvisoryCommittee | 2017-04-03 | 3 | Approved Minutes April 3, 2017 Proposed Rent Increases: 12-month lease - $72.00 (3.1%); No review Month-to-month agreement - $620.00 (26.9%); Under review Effective date: April 15, 2017 Ms. Edwards explained that often tenants with rent increases scheduled for the Committee's review do not attend the Committee meeting because the plan to accept the less than 5%, 12-month option, but have not yet signed the lease. She stated that many tenants choose to negotiate privately with property managers closer to their renewal date. No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-B. CASE 769 - 909 Shorepoint Court, Unit D110 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $96.00 (4.9%); No review Month-to-month agreement - $618.00 (31.9%); Under review Effective date: April 29, 2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-C. CASE 771 - 909 Shorepoint Court, Unit D210 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $98.00 (4.5%); No review Month-to-month agreement - $598.00 (30.5%); Under review Effective date: April 8, 2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-D. CASE 772 - 909 Shorepoint Court, Unit D226 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Page 3 of 7 | RentReviewAdvisoryCommittee/2017-04-03.pdf |
RentReviewAdvisoryCommittee/2017-04-03.pdf,4 | RentReviewAdvisoryCommittee | 2017-04-03 | 4 | Approved Minutes April 3, 2017 Proposed Rent Increases: 12-month lease - $22.00 (1.1%); No review Month-to-month agreement - $688.00 (33.0%); Under review Effective date: April 30, 2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-E. CASE 774 - 909 Shorepoint Court, Unit D303 Proposed Rent Increases: 12-month lease - $68.00 (1.9%); No review Month-to-month agreement - $677.00 (19.2.0%); Under review Effective date: April 14, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-F. CASE 779 - 941 Shorepoint Court, Unit F214 Proposed Rent Increases: 12-month lease - $54.00 (1.9%); No review Month-to-month agreement - $627.00 (22.2%); Under review Effective date: April 20, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-G. CASE 780 - 941 Shorepoint Court, Unit F321 Proposed Rent Increases: 12-month lease - $92.00 (4.7%); No review Month-to-month agreement - $602.00 (30.8%); Under review Effective date: April 28, 2017 No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that they will vacate the unit. 7-H. CASE 781 - 941 Shorepoint Court, Unit F323 Proposed Rent Increases: 12-month lease - $46.00 (1.9%); No review Month-to-month agreement - $594.00 (25.0%); Under review Effective date: April 26, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-I. CASE 788 - 1921 Willow St. Page 4 of 7 | RentReviewAdvisoryCommittee/2017-04-03.pdf |
RentReviewAdvisoryCommittee/2017-04-03.pdf,5 | RentReviewAdvisoryCommittee | 2017-04-03 | 5 | Approved Minutes April 3, 2017 Proposed Rent Increase: $1, 100.00 (84.6%), effective May 1, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase above 10%. 7-J. CASE 790 - 937 Shorepoint Court, Unit G313 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $80.00 (4.9%); No review Month-to-month agreement - $586.00 (36.5%); Under review Effective date: April 16, 2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-K. CASE 792 - 915 Shorepoint Court, Unit E135 Proposed Rent Increases: 12-month lease - $132.00 (4.9%); No review Month-to-month agreement - $758.00 (28.7%); Under review Effective date: May 1,2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-L. CASE 794 - 915 Shorepoint Court, Unit E117 Proposed Rent Increases: 12-month lease - $83.00 (4.9%); No review Month-to-month agreement - $526.00 (31.4%); Under review Effective date: May 1, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-M. CASE 796 - 310 Shorepoint Court, Unit B110 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $91.00 (4.9%); No review Month-to-month agreement - $607.00 (32.9%); Under review Effective date: April 29, 2017 Page 5 of 7 | RentReviewAdvisoryCommittee/2017-04-03.pdf |
RentReviewAdvisoryCommittee/2017-04-03.pdf,6 | RentReviewAdvisoryCommittee | 2017-04-03 | 6 | Approved Minutes April 3, 2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-N. CASE 789 - 300 Westline Drive, Unit A110 Proposed Rent Increases: 12-month lease - $86.00 (4.9%); No review Month-to-month agreement - $561.00 (32.4.0%); Under review Effective date: May 1, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-O. CASE 799 - 937 Shorepoint Court, Unit G309 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $89.00 (4.7%); No review Month-to-month agreement - $620.00 (32.8%); Under review Effective date: May 1, 2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-Q. CASE 804 - 215 Hudson Bay a. Case postponed one month to the May 1, 2017 Committee meeting. 8. PUBLIC COMMENT, NON-AGENDA, NO. 2. a. Speaker Robert Schrader explained his experience as a Committee Member and his reasons for resigning from the Committee. 9. MATTERS INITIATED a. Vice-Chair Landess requested a discussion at the meeting of non-binding case reviews and tenant absences for agenized rent increase. b. Chair Sullivan-Sarinana requested input from other Committee members for the Committee's recommendations to City Council at the April 4, 2017 meeting. Staff clarified that input must be limited to clarifying items and not a full discussion of the matters as the matter was not agendized. Per the Chair's request, staff provided information on the schedule for Ordinance amendments to be approved by the City Council. Page 6 of 7 | RentReviewAdvisoryCommittee/2017-04-03.pdf |
RentReviewAdvisoryCommittee/2017-04-03.pdf,7 | RentReviewAdvisoryCommittee | 2017-04-03 | 7 | Approved Minutes April 3, 2017 c. Chair Sullivan-Sariñana requested a discussion of the coming vacancies on the Committee for the next agenda. 10. ADJOURNMENT The meeting was unanimously adjourned at 7:48 p.m. Respectfully submitted, RRAC Secretary Jennifer Kauffman Approved by the Rent Review Advisory Committee on June 5, 2017. Page 7 of 7 | RentReviewAdvisoryCommittee/2017-04-03.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,1 | RentReviewAdvisoryCommittee | 2017-05-01 | 1 | Approved Minutes May 1, 2017 Minutes of the Regular Meeting of the Rent Review Advisory Committee Monday, May 1, 2017 1. CALL TO ORDER AND ROLL CALL The meeting was called to order at 6:34 p.m. Present were: Chair Sullivan-Sariñana; Vice-Chair Landess; Members Cambra and Friedman Absent: Member Griffiths Committee Staff: Jennifer Kauffman City Attorney Staff: John Le 2. AGENDA CHANGES a. Staff noted that the only tenant present at the meeting was the tenant for the agenda item 7-AF. Motion and second (Sullivan Sariñana and Landess) to hear agenda item 7-AF first. Unanimous approval. 3. STAFF ANNOUNCEMENTS a. Staff explained the schedule for the evening, noting where to find the meeting agenda and procedures for public comment. 4. PUBLIC COMMENT, NON-AGENDA, NO.1 a. Angie Watson-Hajjem of ECHO Housing spoke about ECHO's fair housing and tenant- landlord mediation services. 5. CONSENT CALENDAR a. Approval of the Minutes from the January 24, 2017 Special Meeting. Agenda item continued to a future Committee meeting when three Committee members are present who attended or listened to the audio of the January 24th Committee meeting. b. Approval of the Minutes from the March 6, 2017 Regular Meeting. 6. Agenda item continued to a future Committee meeting when three Committee members are present who attended or listened to the audio of the March 6th Committee meeting. 7. UNFINSHED BUSINESS a. No unfinished business. 8. NEW BUSINESS Page 1 of 14 | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,2 | RentReviewAdvisoryCommittee | 2017-05-01 | 2 | Approved Minutes May 1, 2017 7-AF. CASE 805.1 - 2006 Santa Clara Ave. Tenant: Roberto De La Torre Landlord: Mortimer Howard and Felicia Howard Proposed Rent Increase: $350.00 (12.5%) effective June 1, 2017. Mr. Howard explained that the rent increase is an effort to earn a fair return on investment and that the unit's rent is below the market rate. He considered market rate for a comparable unit to be $3,400 based on his online research and conversations with real estate agents. He stated that the quality and location of the unit contributes to its value. Mr. Howard noted that he made costly improvements to the kitchen, floors, backyard, and roof when he purchased the property. Both Mr. Howard and his daughter expressed a desire to reach an agreement with the tenant. Mr. De La Torre explained there was a miscommunication with his landlord during the initial conversation of the rent increase. He was not informed of his rights in the notice and therefore the landlord was required to re-notice the rent increase. Mr. De La Torre stated this rent increase request poses a financial burden for his family. He also noted that he felt pressure from his landlord to accept the increase or move. Mr. De La Torre raised some concerns about the maintenance of the back fence and explained that he works hard to maintain the property to the best of his ability. He stated that an increase of $200.00 is more reasonable and affordable. Committee members asked about the number of tenants and bedrooms. Mr. De La Torre clarified that there are three adults and six children in the unit. He also clarified that they use two bedrooms, a converted living room, and a finished basement as a total of four sleeping rooms. Committee members requested that staff explain the fair housing occupancy standards. Staff described the two people per bedroom, plus one, guidelines. Members asked several questions of both parties to facilitate dialogue. The parties were unable to reach an agreement. Committee members concluded the conversation with tenant and… | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,3 | RentReviewAdvisoryCommittee | 2017-05-01 | 3 | Approved Minutes May 1, 2017 Member Cambra expressed concern that the return on investment calculation may be misrepresented depending on the actual number of bedrooms in the unit. He noted that the Committee does not consider the market rent in their recommendation. He agreed that the high number of tenants in the unit creates a burden on the property. He stated that an increase above 5% is justified, but expressed concern about the tenant's ability to pay. He supported an increase 10%. Vice-Chair Landess noted that both the tenant and the landlord take pride in the property. She agreed that the number of tenants in the unit adds to wear and tear. She supported a 10% increase with the stipulation that all the tenant's maintenance concerns are addressed. The Committee made the following non-binding recommendation: - $280.00 (10.0%) rent increase from $2,800 to $3,080.00, effective June 1, 2017. Motion and second (Sullivan-Sariñana and Cambra). Unanimous approval. 7-A. CASE 804 - 215 Hudson Bay Tenant: Absent Landlord: Absent Proposed Rent Increase: $1,525.00 (51.2%) effective March 7, 2017 No Committee review. Prior to the RRAC meeting, the landlord withdrew the rent increase request. The tenant is purchasing the property. 7-B. CASE 818 - 2701 San Jose Ave. Tenant: Absent Landlord: Absent Proposed Rent Increase: $150.00 (7.5%) effective May 1, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-C. CASE 820 - 300 Westline Dr., A205 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $49.00 (2.0%); No review Month-to-month agreement - $673.00 (27.3%); Under review Page 3 of 14 | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,4 | RentReviewAdvisoryCommittee | 2017-05-01 | 4 | Approved Minutes May 1, 2017 Effective date: May 31, 2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-D. CASE 821 - 300 Westline Dr., A301 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $135.00 (5.0%); No review Month-to-month agreement - $680.00 (25.2%); Under review Effective date: May 2, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-E. CASE 823 - 310 Westline Dr., B206 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $84.00 (4.7%); No review Month-to-month agreement - $592.00 (33.0%); Under review Effective date: May 25, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-F. CASE 824 - 330 Westline Dr., B225 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $103.00 (4.9%); No review Month-to-month agreement - $597.00 (28.8%); Under review Effective date: May 28, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. Page 4 of 14 | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,5 | RentReviewAdvisoryCommittee | 2017-05-01 | 5 | Approved Minutes May 1, 2017 7-G. CASE 825 - 344 Westline Dr., C112 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $89.00 (4.9%); No review Month-to-month agreement - $543.00 (30.5%); Under review Effective date: June 1, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-H. CASE 826 - 344 Westline Dr., C114 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $56.00 (1.9%); No review Month-to-month agreement - $646.00 (22.7%); Under review Effective date: May 10, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-I. CASE 827 - 344 Westline Dr., C211 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $94.00 (4.9%); No review Month-to-month agreement - $588.00 (31.0%); Under review Effective date: May 24, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-J. CASE 828 - 344 Westline Dr., C215 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: Page 5 of 14 | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,6 | RentReviewAdvisoryCommittee | 2017-05-01 | 6 | Approved Minutes May 1, 2017 12-month lease - $82.00 (4.9%); No review Month-to-month agreement - $512.00 (31.0%); Under review Effective date: May 17, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-K. CASE 829 - 344 Westline Dr., C227 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $82.00 (3.6%); No review Month-to-month agreement - $656.00 (28.8%); Under review Effective date: May 23, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-L. CASE 830 - 344 Westline Dr., C228 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $105.00 (4.9%); No review Month-to-month agreement - $642.00 (30.5%); Under review Effective date: May 28, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-M. CASE 831 - 344 Westline Dr., C311 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $81.00 (3.6%); No review Month-to-month agreement - $655.00 (28.8%); Under review Effective date: May 21, 2017 No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that they will vacate the unit. Page 6 of 14 | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,7 | RentReviewAdvisoryCommittee | 2017-05-01 | 7 | Approved Minutes May 1, 2017 7-N. CASE 832 - 909 Shorepoint Ct., D205 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $73.00 (2.6%); No review Month-to-month agreement - $677.00 (24.4%); Under review Effective date: June 1, 2017 No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that they will vacate the unit. 7-O. CASE 833 - 909 Shorepoint Ct., D312 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $43.00 (1.9%); No review Month-to-month agreement - $611.00 (28.1%); Under review Effective date: May 6, 2017 No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that they will vacate the unit. 7-P. CASE 834 - 915 Shorepoint Ct., E101 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $78.00 (4.9%); No review Month-to-month agreement - $466.00 (29.6%); Under review Effective date: May 15, 2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-Q. CASE 835 - 915 Shorepoint Ct., E107 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Page 7 of 14 | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,8 | RentReviewAdvisoryCommittee | 2017-05-01 | 8 | Approved Minutes May 1, 2017 Proposed Rent Increases: 12-month lease - $109.00 (4.9%); No review Month-to-month agreement - $576.00 (26.2%); Under review Effective date: May 18, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-R. CASE 836 - 915 Shorepoint Ct., E111 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $112.00 (4.9%); No review Month-to-month agreement - $600.00 (26.6%); Under review Effective date: May 24, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-S. CASE 837 - 915 Shorepoint Ct., E119 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $81.00 (3.6%); No review Month-to-month agreement - $652.00 (29.1%); Under review Effective date: May 29, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-T. CASE 838 - 915 Shorepoint Ct., E206 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $115.00 (4.9%); No review Month-to-month agreement - $615.00 (26.5%); Under review Effective date: May 24, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. Page 8 of 14 | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,9 | RentReviewAdvisoryCommittee | 2017-05-01 | 9 | Approved Minutes May 1, 2017 7-U. CASE 839 - 915 Shorepoint Ct., E214 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $113.00 (4.9%); No review Month-to-month agreement - $604.00 (26.6%); Under review Effective date: May 26, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-V. CASE 840 - 915 Shorepoint Ct., E228 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $71.00 (3.9%); No review Month-to-month agreement - $594.00 (32.9%); Under review Effective date: May 10, 2017 No Committee review. Prior to the RRAC meeting, the tenant provided written documentation to the landlord that they will vacate the unit. 7-W. CASE 841 - 915 Shorepoint Ct., E324 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $57.00 (1.9%); No review Month-to-month agreement - $657.00 (22.9%); Under review Effective date: May 26, 2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-X. CASE 842 - 941 Shorepoint Ct., F107 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Page 9 of 14 | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,10 | RentReviewAdvisoryCommittee | 2017-05-01 | 10 | Approved Minutes May 1, 2017 Proposed Rent Increases: 12-month lease - $88.00 (4.9%); No review Month-to-month agreement - $550.00 (31.0%); Under review Effective date: May 15, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-Y. CASE 843 - 941 Shorepoint Ct., F117 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $69.00 (4.9%); No review Month-to-month agreement - $461.00 (33.0%); Under review Effective date: May 18, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-Z. CASE 844 - 941 Shorepoint Ct., F129 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $37.00 (1.9%); No review Month-to-month agreement - $564.00 (30.4%); Under review Effective date: May 25, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-AA. CASE 845 - 941 Shorepoint Ct., F133 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $67.00 (4.9%); No review Month-to-month agreement - $444.00 (32.9%); Under review Effective date: May 24, 2017 Page 10 of 14 | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,11 | RentReviewAdvisoryCommittee | 2017-05-01 | 11 | Approved Minutes May 1, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-AB. CASE 846 - 941 Shorepoint Ct., F233 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $37.00 (2.0%); No review Month-to-month agreement - $560.00 (30.4%); Under review Effective date: May 20, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-AC. CASE 847 - 941 Shorepoint Ct., F315 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $46.00 (2.4%); No review Month-to-month agreement - $571.00 (30.3%); Under review Effective date: May 22, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-AD. CASE 848 - 937 Shorepoint Ct., G116 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $110.00 (4.9%); No review Month-to-month agreement - $649.00 (29.3%); Under review Effective date: May 2, 2017 No Committee review. The tenant did not attend the meeting. Hence, the Committee took no action and the rent increase for either option is effective as of the effective date in the rent increase notice. 7-AE. CASE 849 - 937 Shorepoint Ct., G217 Page 11 of 14 | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,12 | RentReviewAdvisoryCommittee | 2017-05-01 | 12 | Approved Minutes May 1, 2017 Tenant: Absent Landlord: Katie Edwards, Prometheus Real Estate Group, Inc. Proposed Rent Increases: 12-month lease - $76.00 (4.9%); No review Month-to-month agreement - $502.00 (33.0%); Under review Effective date: May 24, 2017 No Committee review. Prior to the RRAC meeting, the tenant and landlord agreed to a rent increase between 0-5%. 7-AG. Committee members will discuss the role of maintenance concerns as it applies to the rent review process. Member Cambra explained that previous Committees had used maintenance concerns as a negotiating tool, but did not enforce maintenance agreements. He noted that maintenance contributes to the value of the property and is relevant to the tenant-landlord discussion. Vice-chair Landess asked staff for clarification regarding the ability of the Committee to consider maintenance. Member Friedman noted that maintenance is relevant to the tenant-landlord relationship. Staff clarified that the Committee has the authority to render recommendations concerning the amount the rent increase. In determining the reasonable amount of a rent increase, the Committee may take into consideration maintenance concerns that result in a decrease in housing services. However, it is not within the Committee's authority to require maintenance as a stipulation of a rent increase. Chair Sullivan-Sariñana expressed concern that the public may not be informed of the Committee's scope. Member Friedman suggested that parties access mediation services or the courts to address maintenance concerns. Vice-Chair Landess emphasized that the Committee's involvement in the case ends when a recommendation is given. Staff clarified that parties are given the option of free, private mediation before the Committee meeting. Staff explained that parties can come to an agreement on their own terms and that staff acknowledges this agreement. Staff also noted that in addition to any written documents, agreements reached at the Committee meeting are captured in audio recording. Vice-Chair Lan… | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,13 | RentReviewAdvisoryCommittee | 2017-05-01 | 13 | Approved Minutes May 1, 2017 that outside parties should not contact Committee members directly. She stated that these parties should attend the Committee meetings and give public comment. 7-AG. Discussion of trends and concerns with rent increases from large properties. Chair Sullivan-Sariñana clarified that he intended this item allow for a discussion of the Committee's non-binding decisions for rent increases equal to or less than 5%. He noted that there are very few tenants that bring cases to the Committee for rent increases equal to or less than 5%. He expressed concern that tenants may be unaware of the option to request reviews and asked if there are opportunities to communicate the RRAC process to the public. Member Friedman suggested that the Chair write a letter to the newspaper to inform tenants of the review process. Staff explained that the program administrator is responsible for outreach and education. Staff summarized some of the most recent outreach efforts and the City Attorney staff identified that the Committee's scope is specific to rent increase reviews. Public comment: Speaker Toni Grimm stated that she believes many tenants with increases equal to or less than 5% do not request rent increase reviews because the Committee's decision is non- binding. Moreover, tenants are concerned with creating a confrontational dynamic with their landlord. Speaker Trish Spencer stated that Committee members are welcome to attend City Council meetings and give public comment in an effort to educate the public. She also noted that the City Council can share information about the RRAC process. 7-AG. Upcoming opportunities to become a RRAC member. Staff announced that two Committee member terms expire on June 30, 2017. There is currently an open call for applications to fill one tenant and one landlord seat. More information can be found on www.alamedarentprogram.org and by contacting the City Clerk's office. Chair Sullivan- Sariñana expressed appreciation for the current members' service and encouraged curre… | RentReviewAdvisoryCommittee/2017-05-01.pdf |
RentReviewAdvisoryCommittee/2017-05-01.pdf,14 | RentReviewAdvisoryCommittee | 2017-05-01 | 14 | Approved Minutes May 1, 2017 c. Staff announced that Program Administrator and City Attorney staff are looking to schedule a training for Committee members. d. Member Friedman asked for clarification on the procedures if a member is familiar with an individual scheduled on the agenda. Staff explained that when a Committee member is familiar with a party, the member must notify staff prior to the RRAC meeting and staff will give further direction. 11. ADJOURNMENT The meeting was adjourned at 9:16 p.m. Respectfully submitted, Committee Secretary Jennifer Kauffman Approved by the Rent Review Advisory Committee on July 5, 2017. Page 14 of 14 | RentReviewAdvisoryCommittee/2017-05-01.pdf |
Advanced export
JSON shape: default, array, newline-delimited, object
CREATE TABLE "pages" ( [body] TEXT, [date] TEXT, [page] INTEGER, [text] TEXT, [path] TEXT, PRIMARY KEY ([path], [page]) );