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(4) Adjustment of Base Year Net Operating Income. The Rent Board will grant an adjustment of the Base Year, if the Landlord can demonstrate no fair return in the Base Year as set forth in this section based on at least one of the following findings: (A) Exceptional Expenses in the Base Year. The Landlord's operating expenses in the base year were unusually high or low in comparison to other years. In such instances, adjustments may be made in calculating operating expenses so the base year operating expenses reflect average expenses for the Covered Rental Unit/Mobilehome Park over a reasonable period. The following factors shall be considered in making such a finding: (i) Extraordinary amounts were expended for necessary maintenance and repairs. (ii) Maintenance and repair was below accepted standards to cause significant deterioration in the quality of services provided. (iii) Other expenses were unreasonably high or low notwithstanding the application of prudent business practices. (B) Exceptional Circumstances in the Base Year. The gross income during the base year was disproportionately low due to exceptional circumstances. In such instances, adjustments may be made in calculating base year gross rental income consistent with the purposes of this Chapter. The following factors shall be considered in making such a finding: (i) If the gross income during the base year was lower than it might have been because some residents were charged reduced Rent. (ii) If the gross income during the base year was significantly lower than normal because of the destruction of the premises and/or temporary eviction for construction or repairs. (iii) The pattern of Rent increases in the years prior to the base year and whether those increases reflected increases in the CPI. (iv) Base period Rents were disproportionately low in comparison to the base period Rents of other Rental Units in the City. (v) Other exceptional circumstances. (5) Calculation of Net Operating Income. (A) Net Operating Income. Net operating income shall be calculated by subtracting operating expenses from gross rental income. (B) Gross Rental Income. (i) Gross rental income shall include: (I) Gross rents calculated as gross rental income at one hundred percent occupancy, adjusted for uncollected Rents due to vacancy and bad debts to the extent such vacancies or bad debt are beyond the control of the Landlord. Uncollected Rents in excess of three percent (3%) of gross rent shall be presumed to be unreasonable M