1. Housing Department City Council Tenant Protection Ordinance James Wong, Senior Project Manager September 28, 2015

2. Housing Department Tenant Protection Ordinance Legislative History:  City Housing Affordability Task Force established in 2002 to make recommendations to City Council on housing issues  Representation from housing advocates, experts, real estate, developers, community stakeholders  Mission completed with release of 2003 Final Report  Recommendations to City Council in March 2004 included “Increased Tenant Protections” in four areas 2

3. Housing Department Tenant Protection Ordinance Legislative History: 1) Amend Housing Mediation Ordinance 2) Expand landlord/tenant education programs 3) Amend condominium conversion ordinance to codify guidelines required by State, and provide additional tenant protections 4) Adopt a Rental Housing Protections ordinance  City Council approved items 1 & 2, and referred items 3 & 4 to Community Development Committee 3

4. Housing Department Tenant Protection Ordinance Legislative History:  CDC public forum on 4/22/04 received comments from landlords, tenants, developers, housing advocates, community members  4/29/04 CDC recommendations to City Council: 1) Amend condominium conversion ordinance 2) Establish a Rental Housing Protections Ordinance, including “payment of relocation allowance for tenant-in-good-standing evictions” 4

5. Housing Department Tenant Protection Ordinance Legislative History:  3/24/04 City Council directed City Attorney to amend condo conversion ordinance and prepare Rental Housing Protections Ordinance  9/20/04 City Council conducted First Reading of City Attorney’s “Tenant Protection Ordinance” Fact Sheet  TPO became effective on 11/1/04, amending the Pasadena Municipal Code at Title 9 (Public Peace, Morals and Welfare) and Title 16 (Subdivisions). 5

6. Housing Department Tenant Protection Ordinance TPO Requirements:  Landlords must pay relocation allowance to tenants in good standing w/ income not exceeding 140% AMI  Displacement of tenant must be result of demolition, government order to vacate, or permanent removal of unit from rental market  Relocation allowance is equal to twice the HUD Fair Market Rent  Moving expense assistance is also required 6

7. Housing Department Tenant Protection Ordinance Relocation Assistance – Other Cities: 7 PasadenaGlendaleLos Angeles Relocation Assistance 2X HUD FMR $2,848 for 2-Br 2X HUD FMR + $1000 $3,848 for 2-Br Senior, disabled, dependents: $16,350 to $19,400 Others: $7,700 to $10,200 Moving Expense Assistance $1,100 - adult HH $3,608 - HH w/ dependents, senior, disabled members None Tenant Eligibility HH income < 140% AMI No HH income requirement Only tenants in rent-control units built on or after 10/1/78

8. Housing Department Tenant Protection Ordinance Relocation Assistance – Other Cities:  Pasadena: landlord is not required to pay relocation assistance if tenant lease is terminated with proper noticing under State law  Glendale: landlord relocation allowance is required as long as reason for termination of lease falls within the list of “acceptable” reasons under the ordinance and proper noticing is provided  Beverly Hills, Los Angeles, Maywood, Pasadena, Santa Monica and West Hollywood have ordinances requiring relocation allowance  BH, LA, SM and WH also have rent control policies 8

9. Housing Department Tenant Protection Ordinance TPO does not apply if:  Unit is a single-family residence or a condominium  Unit is uninhabitable due to a natural disaster  Eviction is a result of the tenant having caused such damage to the unit that it is not habitable  Tenancy is terminated in accordance with lawful notice pursuant to state law 9

10. Housing Department Tenant Protection Ordinance Policy implications if TPO were to be strengthened:  Potential to discourage investment in rental properties, increase operating costs, upward pressure on rents  Potential to delay or jeopardize residential developments with Inclusionary units  May require additional staff and funding resources to administer amended ordinance 10