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contradict state law. "A local ordinance is preempted by a state statute only to the extent that the two conflict." 22 The purpose of the Costa -Hawkins Rental Housing Act is to "prohibit the strictest type of rent control that sets the minimum rental rate for a unit and maintains that rate after vacancy... Thus, Costa -Hawkins gives landlords the right to impose whatever rent they choose at the commencement of a tenancy. This is known among housing law specialists as "vacancy decontrol." 24 Hence in this context of this international public health emergency, the delay in exercising the right to collect a rent increase, Executive Order No. 2-2020 is permissible under state law. In conclusion, this crisis demands bold actions from our leaders, which includes this City Council. In reference to the sweeping emergency rules adopted by the Judicial Council on April 6, 2020, California Supreme Court Chief Justice Tani Cantil-Sakauye wrote: "We are at this point truly with no guidance in history, law, or precedent. And to say that there is no playbook is an understatement of the situation." As the Judicial Council did in exercising its powers over the courts, so too the City of Santa Ana must fully exercise its police powers and take the courageous steps necessary to keep people housed during this crisis. While we implore the City of Santa Ana to do more to protect its residents from the effects of the COVID-19 pandemic by adopting stronger protections (i.e., a complete eviction moratorium and longer repayment periods), at a minimum, the City of Santa Ana should keep its current Executive Order regarding rent freezes —No. 2-2020—intact. We are in state of emergency, and the law permits these temporary actions to be taken to safeguard all residents of the City of Santa Ana. The actions of the City Council will literally save lives in the City of Santa Ana, and allow people to stay safe at home, as intended. We urge the City Council to continue to protect its residents. Sincerely, /s/ Ugochi Anaebere-Nicholson Directing Attorney, Housing and Homelessness Prevention Unit Public Law Center 601 Civic Center Drive West Santa Ana, CA 92701-4002 (714) 541-1010 ext. 280 unicholson@publiclawcenter.org "Rental Housing Assn. of Northern Alameda County v. City of Oakland,171 Cal.AppAth 741, 752 (2009) (citing Action Apartment Assn., Inc. v. City of Santa Monica, 41 Cal. 4th 1232, 1243 (2007)). (2015 514 , 505 23 Masser Companies v. San Francisco Rent Stabilization & Arbitration Rd., 233 Cal, App, 4th )• 24 Action Apartment Assn., Inc. V. City of Santa Monica, 41 Cal. 4th 1232, 1237 (2007). 601 Civic Center Drive West • Santa Ana, CA 92701-4002 • (714) 541-1010 • Fax (714) 541-5157 \11