Item 26 - Long-Term Implementation Plan for the Rent Stabilization and Just Cause Eviction Ordinances

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21 21 PROGRAM DESIGN RECOMMENDATIONS Based on our analysis of the Sample Jurisdictions, RSG developed several recommendations for the City to consider in designing its RSO and JCEO long-term implementation program. The following details RSG’s program design recommendations: 1. Create a Rental Housing Board: A Rental Housing Board should be assembled to preside over hearings and appeals, monitor compliance with the ordinances through differing methods, and make recommendations for pertinent changes to the regulations regarding the ordinance(s). The Board will guide staff in the long-term implementation of the program. 2. Create a Rental Registry: A rental registry is a critical component of administering an RSO and JCEO program. Landlords, tenants and the City need to know which units are rent- stabilized units. The City should seek assistance from a qualified consultant experienced in the development of a rental registry to create a registry for the City. 3. Adopt a Rental Registry Fee: A rental registry fee is necessary to offset and ultimately cover the cost of the programs, including maintaining the registry, program administration, and compliance activities. This fee is intended to ensure that the program is completely cost-neutral to the City. 4. Develop a Work Plan: The City must develop a work plan based on the division of work to be undertaken by the City, needed resources, and a budget. 5. Conduct a Fee Study Based on the Work Plan and Staffing Needs: The City should complete a fee study establishing a rental registry fee amount and petition fees. A fee study will take into account the number of units that may be included in the rental registry and determine the fees required to fully recover costs of all budgeted operations (e.g. 100% cost recovery). 6. Expand Compliance Activities: As part of the work plan, the City should identify how the RSO and JCEO programs will be monitored for compliance. 7. Create a Landlord Capital Improvement Petition and Tenant Petition: A separate capital improvement petition incentivizes landlords to upkeep their property knowing they can pass through some of these costs to their tenants. A tenant petition gives tenants an administrative tool to address excess rent based on conditions of the rental unit, reduction in services, issues of habitability, and landlord violations of the ordinance outside of the legal system. 8. Establish Petition Fees and a Petition Review Process: The petition fees would be separate from the rental registry fee and recover staff costs for the review of petitions. The petition review process will determine the most efficient use of time and budget for petitions as part of the work plan. 9. Create a Mediation Process: Mediation provides the opportunity for landlord and tenant issues to be resolved prior to court action and is facilitated by a neutral person or persons that