HomeMy WebLinkAboutItem 5a - Renter Protections Study Session - Safe and Stable Rental Housing Item 5a
Department: Community Development
Cost Center: 4008
For Agenda of: 10/28/2025
Placement: Study Session
Estimated Time: 160 minutes
FROM: Timmi Tway, Community Development Director
Prepared By: David Amini, Housing Coordinator / Sadie Symens, Deputy City Attorney
SUBJECT: RENTER PROTECTIONS STUDY SESSION – SAFE AND STABLE
RENTAL HOUSING
RECOMMENDATION
Receive a presentation and conduct a study session on rental housing and renter
protections, including existing protections as well as options to establish future programs
and policies that promote safe and stable rental housing.
REPORT-IN-BRIEF
The Community Development Department’s workplan for the 2025-2027 Financial Plan
includes facilitating a study session on renter protections. This is in direct response to
feedback received from the community on the need to address safe and stable housing
for renters in the community.
The intent of this study session is to provide the City Council and the community with an
understanding of the following topic areas and strategies:
Key issues identified by community stakeholders regarding renter protections
Statistics relating to the City’s housing stock and demographic information
regarding renter households in the City
A comprehensive overview of existing renter protections under state law,
particularly the provisions of the Tenant Protection Act
An overview of the City’s Mobile Home Park Rent Stabilization Ordinance
An overview of the existing habitability standards under state law and the City’s
enforcement of these standards
An evaluation of potential policies, programs, and resources to strengthen City
renter protections including the following:
o Rental registry
o Adoption of local “just cause” eviction protections
o Local rent stabilization ordinance
o Smoke-free multifamily housing ordinance
o Renter and landlord education programs
o Mediation and legal Resources for landlords and tenants
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o Direct rental assistance to households facing eviction
o Safe Housing checklist and/or Rights and Responsibilities Guide for tenants
and landlords
Staff made the following key findings, and suggested the following strategic next steps:
Key Findings
1. Public engagement prior to and during roll-out of rental registries or other tenant
and landlord protection programs, as well as long roll-out periods, are critical to
success and rental registries and rental protection programs should be
implemented separately. Rental registries should be considered first, as they can
provide important information regarding the necessity and/or effectiveness of
further rental protection programs.
2. The City can gather basic data on households and housing stock via existing data
sets but has limited data on rental housing and renter demographics in the
community.
3. It is estimated that no more than 36% of the total housing units in the City may be
subject to existing tenant protections under the state Tenant Protection Act.
However, the number is likely lower than 36%.
4. Changes in State Law necessitate an update to make minor clarifications in the
Mobile Home Park Rent Stabilization Ordinance to ensure continued protection of
renters in mobile homes in the City.
5. Establishment of local renter protections beyond the TPA would be enforced by
the City and require careful consideration of necessary resources to support
enforcement and education surrounding local changes.
6. If the City adopts tenant protections through a local ordinance, the City would be
the enforcing agency for the local ordinance instead of current reliance on civil
remedies, requiring increases in staff, budgetary, and legal resources.
Strategic Next Steps
I. Direct staff to return to the City Council with an Ordinance to remove the long-term
lease exemption as part of a broader clean-up of the MHPRSO.
II. Hold a study session specific to rental registries to gain public feedback regarding
potential program design that would be successful for the unique rental housing
characteristics of SLO.
III. Proactively develop a revised safe housing checklist for both landlords and tenants
to be used for information and education, that could apply to other potential future
applications such as a rental registry or required notifications per a local ordinance .
IV. Proactively determine the feasibility and effectiveness of the Green and Healthy
Home program to include resources for housing stability and eviction protection.
Staff is asking Council to consider these findings and strategic next steps, and provide
direction to staff whether to undertake these next steps and/or to develop any of the
specific programs, policies, and resources described in the report. Staff is also asking
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Council to provide direction regarding any other data or information to gather for future
discussions relating to renter protections.
POLICY CONTEXT
Major City Goals
The 2025-2027 Major City Goals include a set of workplan items for the Housing and
Neighborhood Livability – Healthy, Safe, and Affordable Goal. Included within this goal
is Strategy 3, “ensure housing is safe, healthy, and affordable, while facilitating stronger
protections for renters.” This study session specifically implements Goal 3b: “Conduct a
study session with the City Council to identify needs and opportunities regarding renter
protections, based on the Public Memorandum on Renter Protections published in 2024,
and receive direction on items for further consideration and development.”
Additionally, the 2025-2027 Major City Goals include a goal for Homelessness Response.
Included within this goal is Strategy 1, “collaborate with partners to prevent and reduce
homelessness.” This study session includes considerations for Goal 1b. Prevention –
“collaborate quarterly with SLO County and housi ng and homeless services providers to
streamline resources to enable individuals and families to remain in housing ,” as renter
protections can be an important tool to help households remain housed.
Housing Element
This study session is also part of the ongoing implementation of the Major City Goal work
plan to implement the City’s 6th Cycle General Plan Housing Element, with policies and
programs that relate to renter protections and vision for a more stable and sustainable
rental housing market in our community. Specifically, this study session addresses Policy
1.2 to support and inform the public about fair housing laws and programs that allow equal
housing access for all city residents, and Program 4.7 requiring the City to Affirmatively
Further Fair Housing by facilitating public outreach and education on fair housing, and
distributing information regarding tenant rights; as well as Policy 1.3 and associated
Program 1.5, to maintain a level of housing code enforcement to correct unsafe,
unsanitary, or illegal conditions and preserve the inventory of safe housing; and Policy
8.2 to preserve manufactured housing or mobile home parks and support changes in
these forms of tenure only if such changes provide residents with greater long-term
security or comparable housing in terms of quality, cost and livability.
BACKGROUND
Public Engagement
The intent of this study session is to provide the Council and community with an
understanding of existing state and local laws that provide protections for renters and to
explore options to strengthen those protections. The information provided in the study
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session is largely drawn from the previously prepared memorandum on renter protections
produced last year and is also informed by the many public comments the City has
received in the past two years regarding renter protections, safe housing, and affordable
housing. In addition, in anticipation of this study session, staff also conducted targeted
outreach to a variety of stakeholders who were generous in giving time to discuss rental
protection topics with staff, including the entities listed below. Depending on Council
direction, development of future programs for safe and stable housing will include
additional public engagement.
SLO Tenant’s Union
SLO Coastal Association of Realtors
SLO Chamber of Commerce
Cal Poly Off-Campus Housing Program
Cuesta College Basic Needs Center
Quaglino Enterprises
Private landlords of student and family housing
County of San Luis Obispo Health Agency – Tobacco Control Program and
Tobacco Control Coalition
SLO Legal Assistance Foundation
Various cities and counties in California that have implemented rental protection
initiatives
Several themes emerged from speaking with stakeholders. First, there was a clear
consensus that renters, from seniors to students, are struggling to pay rent and they are
sharing units and space to make housing sustainable. The second common theme is
that renters are often fearful of retaliation and potential eviction and do not make
complaints about unit conditions, whereas landlords are fearful of costs due to
unauthorized pets, smoke, moisture conditions that were not reported, and other damage.
There was wide-ranging agreement on the fact there are likely a few bad actors on the
part of landlords and renters. Some stakeholders valued the transparency and data that
could result from a potential registry, and some expressed concerns about privacy with
registry implementation and concern that a registry was a step closer to the establishment
of additional renter protections, such as rent control.
The targeted outreach and conversations with the stakeholder groups noted above is a
first step in outreach regarding this topic. Should the City move forward with any changes
related to renter protections, extensive outreach will be necessary. A common theme
when staff talked to other California cites that implemented various forms of rental
protections, including registries, was that outreach and education in advance of
implementing specific ordinances was key to their success or failure. Additionally, staff
from other cities confirmed that rental registries and renter protection programs should be
implemented separately rather than adopted in packages, and rental registries should be
considered first, as they can provide important information regarding the necessity and/or
effectiveness of other renter protection programs.
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Key Finding #1: Public engagement prior to and during roll-out of rental registries or other tenant
and landlord protection programs, as well as long roll-out periods, are critical to success and
rental registries and rental protection programs should be implemented separately. Rental
registries should be considered first, as they can provide important information regarding the
necessity and/or effectiveness of further rental protection programs.
State and City Housing Landscape
The State of California has some of the most expensive home prices and rents in the
nation1 and the scale of the state’s homelessness crisis is larger than any other state and
worsened during the Covid-19 pandemic2. The intertwined housing and homelessness
crises have galvanized the state to pass a series of landmark legislation starting in 2017
to reduce barriers to housing production and increase local government accountability.
This has created the need and opportunity for local policy to be reshaped to align with
state legislative mandates, including policies to address the City’s Regional Housing
Needs Allocation (RHNA), or fair share housing needs assigned to each jurisdiction .
The City’s 6th Cycle Housing Element provides policies, goals, and implementation
programs to address the City’s RHNA, housing supply, fair housing, housing affordability,
special needs housing, and homeless response over an eight-year cycle. Additionally,
the inclusion of housing and homelessness response as a Major City Goal over the past
several financial plans provide prioritization of City resources to address these crises.
The City has previously taken steps to address rental housing-related issues. In 2015, in
response to community concerns regarding habitability of the City’s rental housing stock3,
the City Council implemented the Rental Housing Inspection Program, which required
registration and inspections for all rental units, prioritizing those with a history of code
enforcement complaints. This program received strong reactions from the community,
particularly relating to the financial burden of repairs as well as issues relating to tenant
privacy with mandatory inspections, and was ultimately repealed by Council in 2017. In
addition, in recent years, there has been a f ocus on safe housing and renter/landlord
education through the Code Enforcement team as safe housing and renter protection
issues have garnered more attention. Code Enforcement has a dedicated Code
Technician who addresses safe housing concerns, and safe housing complaints are
prioritized by the Code Enforcement division.
Housing Continuum
A study session on Housing Needs and Opportunities was held by the City Council on
March 4, 2024, and policies and programs were identified for housing typologies along
1 https://lao.ca.gov/LAOEconTax/Article/Detail/793
2 https://ternercenter.berkeley.edu/blog/five-recent-trends-california-homelessness/
3 in 2013, 79% of code enforcement violations in residential districts were attributable to rental housing
units according to pg. 4 Council Agenda Report, Dec. 16, 2014
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an expanded continuum as shown below in Figure 1. This expanded continuum can help
identify the needs of key beneficiary groups, including thos e who are experiencing
homelessness, those with special needs, families, seniors, students, and the city’s
workforce.
Through the City’s Inclusionary Housing Ordinance, Affordable Housing Fund, and other
initiatives, the City has accelerated the development of below-market rate housing,
transitional housing, and permanent supportive housing. The City has made significant
progress in housing production in these income categories, particularly low- and very-low
incomes.4 In addition, the City provides suppo rt to affordable housing developers
whenever affordable housing funds are available.
This study session focuses on the Market Rate Rental segment of the Hous ing
Continuum. Stabilizing renters who live in this segment of the housing continuum has
multiple benefits. It ensures that a major portion of the City’s population has safe and
stable housing (as a majority of the population are renters), and prevents hous eholds
from falling out of the rental housing market, which is a form of homelessness prevention.
In addition, safe and stable rental housing can contribute to a housing ecosystem that
supports renters should they wish to become homeowners in the future.
Figure 1: Housing Continuum
City Housing and Population Statistics
The City’s Housing Element and the United States Census5 provide information about the
rental population and housing stock that exists in the City. This is important information
to consider, as it can illustrate the unique rental housing needs of the community, which
can inform policy and funding decisions.
Staff have also gained temporary access to Tolemi BuildingBlocks software through
participation in the National League of Cities’ Healthy Housing Innovation Cohort. This
software collects data from a variety of sources, including City permitting data, County
4 General Plan Annual Report During the last Housing Element Cycle (2014-2019), 1,548 units were
constructed. During the first half (2020-2024) of the current eight-year RHNA cycle (2020-2028) a total of
2,067 units have been constructed. 584 of these units are provided for households that are low income
and below.
5 https://data.census.gov/profile/San_Luis_Obispo_city,_California?g=160XX00US0668154;
https://data.census.gov/table/ACSST5Y2022.S2504?q=housing%20stock%20san%20luis%20obispo%20city&g=160XX
00US0668154
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assessor data, code enforcement data, and data from MLS aggregators such as Zillow,
and assembles a map-based program that provides various insights and analytics on
properties within the City.
These sources have all been used to assemble information about the population and
housing stock in the City of San Luis Obispo, which is provided to inform the discussion
on renter protections in the City. It should be noted that without a rental registry, however,
the City has limited information about rental units in the City, and much of the information
must be inferred from other sources.
Population Statistics
SLO is home to 48,039 people according to the 2023 American Community Survey
census data.
The average household size in SLO is 2.34 and in the State as a whole, it is 2.865.
The 2023 median household income in the City was $66,711, compared to
$95,521 for California as a whole5; however, this number varies greatly depending
on the type of household. For example, for married -couple families in San Luis
Obispo, the median income is $144,503, and for “nonfamily” households in San
Luis Obispo, it is $43,274.
According to the US Census 2023 American Community Survey5, 30% of residents
in San Luis Obispo are experiencing poverty, as opposed to 12% of all people in
California. This is likely due to the significant off-campus student population, which
can impact income statistics.
The population pyramid figure that follows illustrates the age breakdown of the
City’s population, which shows a significant number of 20 to 24 year olds (due to
students residing in the City). The bars toward the bottom of the pyramid are
younger residents. Older residents are toward the top of the pyramid. Traditionally,
population pyramids are generally larger at the bottom and smaller at the top (more
like a pyramid shape).
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Figure 1: City population by age and gender
Housing Stock Statistics
According to the City’s General Plan Annual Report data4, there are approximately
23,984 housing units in San Luis Obispo (as of 2024).
There are 1,162 mobile homes in the City, comprising 5.3% of the City’s housing
stock.
53.5% of the City’s housing stock is in single-family (attached or detached)
structures
41.1% of the City’s housing stock is in structures that are two or more units
comprised of the following:
o 2-units 4.7%
o 3-4-units 11.1%
o 5-9-units 6.8%
o 10-19-units 6.7%
o 20+ units 11.8%
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Of all occupied housing units in the City (both single family and multifamily), 7.3%
are studios, 13.4% are one bedroom, 62.2% are 2 or 3 bedrooms, and 17.1% are
4 or more bedrooms.
According to BuildingBlocks data, which includes City and County Assessor
ownership data, 69% of single-family (attached or detached) housing units in the
city are owned by individuals and not businesses. Of the business owned homes,
the majority are owned by LLCs and partnerships. Only 2% of all single-family
housing units were owned by a corporation.
o This means that of the 12,831 single family units in the City, 12,574 are
likely exempt from the provisions of the state Tenant Protection Act
due to being owned by individuals, partnerships, and LLCs without
corporate members, as discussed in more detail below.
3,851 units of housing have been constructed in the last 15 years4. 1,569 of those
units were in multifamily structures. Housing units built within the last 15 years are
also exempt from the protections of the state Tenant Protection Act.
When considering the data above, 15,306 housing units, or 64% of all housing
units in the City, are likely exempt from the protections of the state Tenant
Protection Act (discussed more below).
Renter/Rental Housing Statistics
SLO has a homeownership rate of 38%, with 62% of households being renters 5.
By comparison, California, as a whole, has a homeownership rate of 55.8%. 62%
of the units in the City equates to approximately 14,870 units.
The City’s average rent is $2,625 per month6 – 31% more than the national
average and 6% lower than the state average.
Over 55% of renter households in the City are cost burdened, meaning that they
pay more than 30% of their income towards rent. Over 30% of renter households
are severely cost burdened, meaning that they pay more than 50% of their income
towards rent.
During conversations with community members that were held in anticipation of this study
session, several asked for data about what percentage of the renter population were
student age. Staff researched this question using a number of sources, but unfortunately
was unable find a reliable source for this information. Given the population pyrami d
(shown above) it can be inferred that a large portion of renters in the community are
student age, but it is important to remember that renters in the community are diverse.
Community stakeholders have identified that renters in the City come from a vari ety of
backgrounds and age groups.
6 Zillow Market Trends Report; https://www.zillow.com/rental-manager/market-trends/san-luis-obispo-ca/
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Key Finding #2: The City can gather basic data on households and housing stock via existing
data sets but has limited data on rental housing and renter demographics in the community
Existing Renter Protections
The City published a Public Memorandum on Renter Protections in September, 2024,
outlining the protections currently available to renters in the City, and some a dditional
measures that California cities may take to further protect renters at the local level. The
memo was provided to the City Council and community, however, no conversation was
held on the topics included in the memo. In the intervening time, there has been a
significant amount of informal discussion with staff, as well as public comments at City
Council by community stakeholders requesting further conversations on topics relating to
renter protections. This study session is the first opportunity to hold a community
conversation about renter protections in a formal City Council meeting setting. Below is a
summary of existing protections.
Tenant Protection Act
AB 1482, or the Tenant Protection Act (TPA), was adopted in 2019 and went into effect
on January 1, 20207. This law provides statewide tenant protections by limiting rent
increases to the lower of either 5% plus applicable Consumer Price Index or 10 %,
annually and requiring “just cause” (a specific, legitimate reason) for evictions.
The law applies to all housing in California with several exemptions. Types of housing
that are excluded from the provisions of the Tenant Protection Act, include:
single-family owner-occupied residences in which the owner-occupant leases out
no more than two units or bedrooms,8
owner-occupied mobile homes,
owner-occupied duplexes,
new residences, defined as housing (single-family or multifamily) built within last
15 years (a rolling timeline),
standalone units (e.g., single-family homes and condominiums) owned by real
persons, partnerships, or limited liability companies with no corporate members.
This means the renter protections described in the state Tenant Protection Act, including
rent stabilization and eviction protections, would apply to approximately 36% of the total
housing units in the City (about 8,678 out of 23,984 units). This number of “total” units
includes units that are owner occupied and renter occupied. Staff does not have data to
further narrow down the exact number of units that are currently rented that would be
covered by existing protections. In other words, the number of protected units that are
7 https://oag.ca.gov/system/files/media/Tenant-Protection-Act-Landlords-and-Property-Managers-
English.pdf
8 This includes owner-occupied properties with any combination of single-family home, ADUs, and
JADUs. These properties are not exempt from the rent stabilization provisions of the Tenant Protection,
only the eviction control protections.
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currently renter occupied in the City is almost certainly lower than 36% of the total housing
units in the City, but staff do not have data to confirm the actual number of units at this
time. In this study session report, the term “covered unit(s)” is used to refer to units that
are covered by the TPA, and “exempt unit(s)” is the term used to refer to units that are
likely exempt from the provisions of the TPA due to the exemptions defined by the state.
Key Finding #3: It is estimated that no more than 36% of the total housing units in the City may
be subject to existing tenant protections under the state Tenant Protection Act. However, the
number is likely lower than 36%.
The Public Memorandum on Renter Protections describes the available protections to
renters under the Act. The Tenant Protection Act has two main components, eviction
protections (“just cause”) and rent stabilization (limitation on allowable rent increases.)
Eviction Protections Under the Tenant Protection Act
Under the State Tenant Protection Act, tenants in covered units who have lived in a
residential unit for 12 months or more cannot be evicted without “just cause,” which must
be stated in a written notice to vacate. The law defines “just cause” as either “at-fault just
cause” or “no fault just cause.” The permissible grounds for an “at fault” eviction include
typical violations of lease terms, such as failure to pay rent, unauthorized subletting, and
failure to permit lawful entry by landlord. Permissible grounds for “no fault” evictions
include things like the owner’s intent to occupy the rental unit, withdrawal of the unit from
the rental market, and intent to demolish or substantially remodel the unit. Tenants who
are evicted for one of these “no fault” reasons are entitled to relocation assistance from
the landlord in the amount of one month’s worth of rent at the rate in effect a t the time of
eviction.
Under newer requirements for an “owner move-in” eviction, effective April 1, 2024, the
owner, or their eligible relative, must be identified in the notice of termination, must move
into the rental unit within 90 days after the tenant vacates, and must occupy the rental
unit as their primary residence for at least 12 consecutive months.
State law also clarifies the definition of a “substantial remodel” and provides additional
protection for renters facing eviction for this reason. “Renoviction” is a popular term for
this type of eviction. A “substantial remodel” means work that would require the tenant to
vacate the property for at least 30 consecutive days and is either 1) the replacement or
substantial modification of any structural, electrical, plumbing, or mechanical system that
requires a permit from a governmental agency, or 2) the abatement of hazardous
materials, including lead-based paint, mold, or asbestos, in accordance with applicable
federal, state, and local laws.
The landlord must provide proof of the remodel or demolition to the tenant with the written
notice of termination (i.e. permits or a contract with con tractor for hazard abatement.)
Under the amended law effective April 1, 2024, if the owner fails to perform the demolition
or remodel (state law does not provide a particular time frame), the owner must offer the
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tenant the option to re-rent the unit on the same terms and at the same rental rate in effect
when the tenant vacated. The amendments also codify the right of the tenant to express
interest in re-renting the remodeled unit after the remodel. The law does not require the
unit to be offered to the tenant first once it is available.
“Withdrawal of the residential real property from the rental market” as a no -fault basis for
eviction is not further defined or conditioned by the recent amendments to the Tenant
Protection Act. Presumably, this refers to a landlord’s right to go out of the rental business
by selling the property. However, the Tenant Protection Act does not require a landlord
to provide any proof that the property will no longer be used as a rental, nor are there any
express protections for tenants who are evicted on this basis if the unit remains on, or
returns to, the rental market post-eviction.
Rent Stabilization Under the Tenant Protection Act
Under state law implemented by the Act, a landlord cannot increase the rent for a covered
unit more than the lesser of 10%, or 5% plus the change in cost of living, over any 12 -
month period. Once a tenant has lived in a unit for 12 months, the rent cannot be
increased more than twice per year (and the sum of the increases cannot exceed the
maximum annual limit).
When a covered unit becomes vacant, the landlord can set the initial rent for the new
tenants at market rate or any other amount (a system referred to as “vacancy decontrol”).
Subsequent rental increases would be subject to the rent cap.
A landlord who “demands, accepts, receives, or retains any payment of rent” in excess of
the Act’s limitations is liable to the tenant in a civil action and may be required to pay
actual damages, reasonable attorney’s fees/costs, and punitive damages (up to three
times the amount by which the demanded rent exceeds the maximum allowable rent) if
the landlord acted maliciously or fraudulently. Additionally, the tenant may be entitled to
injunctive relief (e.g., landlord could be required by the court to allow the tenant to remain
in the rental unit and pay no more than the legally allowable rent). The Attorney General,
and the city attorney or county counsel, may bring an action in court to enforce the rent
control provisions of the Tenant Protection Act.9 Additionally, if a landlord unlawfully
increases the rent and the tenant refuses to pay more than the legally allowed amount,
the unlawful increase may serve as a defense to an unlawful detainer (e viction) lawsuit
for nonpayment of rent.
Fees and Security Deposit Limits under State Law
State law limits application screening fees for prospective rental tenants to no more than
$30 plus adjustments per the applicable Consumer Price Index, which brings the
maximum fee allowable in 2025 to $64.50 per applicant.10 Additionally, landlords may
charge a maximum of one month’s rent for a security deposit, or two months’ rent if the
9 The City cannot enforce violations of the Tenant Protection Act administratively (through the Code
Enforcement process) since the Tenant Protection Act has not been adopted into the municipal code.
10 California Civil Code 1950.6
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landlord is a natural person or LLC where all members are natural persons, and the
landlord owns no more than two residential rental properties that collectively include no
more than four dwelling units offered for rent.11
Mobile Home Specific Renter Protections
Mobile homes are an important segment of the housing continuum in the City of San Luis
Obispo and often provide some of the most affordable housing units in the community
(that are not deed restricted). Mobile or manufactured homes have significantly lower
median costs in the City ($217,800 compared to single family $896,500 )12, however, as
a group, residents of manufactured housing experience higher house burdens 13 than
residents of other housing types, and many park residents are vulnerable to displacement
by being dependent on park land owners, as private equity firms invest in more parks,
and due to high moving costs or inability to relocate a manufactured home.
The City has two ordinances specific to renter protections within mobile home parks. The
provisions of these ordinances are discussed in more detail below.
The City’s Mobile Home Park Conversion Ordinance
Tenants of mobile home parks in the City are entitled to certain protections upon the park
owner’s intention to close the park or convert it to another use. SLOMC Chapter 5.45
Prior to conversion, a park owner must hire a City-approved relocation specialist to assist
in notifying residents of the planned closure/conversion (including a timeline of closure),
developing a “conversion impact report” (with resident input), and assisting affected
residents in identifying, securing, and moving into alternate housing.
The conversion impact report is provided to each park resident and reviewed at a public
hearing before the Planning Commission. The Planning Commission will approve,
conditionally approve, or reject the conversion impact report and determine the adequacy
of the proposed relocation assistance to mitigate the costs of: relocating the mobile home
to a comparable park; forfeiting the mobile home (including outstanding mortgage
obligations); purchasing an equivalent mobile home and assuming tenancy in a
comparable park; or purchasing or assuming tenancy in comparable nonmobile home
housing.
The Planning Commission may also impose additional conditions to mitigate adverse
impacts of the park conversion. (SLOMC 5.45.080.) Residents will not be required to
vacate the park unless and until the owner has complied with all conditions and mitigation
measures of the approved conversion impact report. (SLOMC 5.45.110.) Additionally,
11 California Civil Code 1950.5
12 Data.census.gov.profile/san_luis_obispo
13 Housing burdened low income households are households that are both low income and highly
burdened by housings costs. Households with lower incomes may spend a larger proportion of their
income on housing and may suffer from housing-induced poverty
(https://oehha.ca.gov/calenviroscreen/indicator/housing-burden).
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park residents are entitled to a right of first refusal to purchase, lease, or rent housi ng
constructed on the site of the converted park. (SLOMC 5.45.150SLOMC 5.45.150.)
The City’s Mobile Home Park Rent Stabilization Ordinance
Mobile home park tenants in the City of San Luis Obispo are entitled to rent stabilization
protection under Municipal Code Chapter 5.44 (the “Mobile Home Park Rent Stabilization
ordinance” or “MHPRSO”14.) Under this ordinance, a mobile home park owner cannot
increase, over the period of one year, the base monthly space rent of by more than the
percentage change in CPI, as calculated by the formula in SLOMC 5.44.060(B)(1), or
nine percent (whichever is less). However, there are many exemptions to this limitation
(see below for further discussion).
Additionally, when ownership of the mobile home changes, the space rent cannot
increase by more than ten percent of the prior space rent (“vacancy control”). (SLO MC
5.44.010(F).) The MHPRSO also allows park owners and residents to file with the City an
application for a rent adjustment other than the automatic increases allowed under the
MHPRSO. If the other party (the park owner or the resident) objects to the app lication,
the adjustment is decided by a hearing officer if the park owner and tenant fail to reach
an agreement. (SLOMC 5.44.070-5.44.110.) The City Attorney’s office may prosecute
violations of the MHPRSO.
As noted above, there are several exemptions to the space rent increase limitations of
the MHPRSO (see SLOMC 5.44.030). One significant exemption is for tenancies longer
than one year in duration. This exemption was, prior to January 1, 2025, required by state
law for any local mobile home park rent stabilization ordinance (see former Civil Code
section 798.17). AB 2782 (2019-2020) repealed this provision, meaning that local
jurisdictions are no longer required to exempt long-term tenancies from their mobile home
rent stabilization ordinances. The change in state law does not automatically repeal the
exemption in the City’s ordinance, however. As a result, the ordinance would require an
amendment in order to remove this exemption and bring long-term leases within the
protection of the MHPRSO, if Council chooses to direct staff to prepare such an
amendment.
Key Finding #4: Changes in State Law necessitate an update to make minor clarifications in the
MHPRSO to ensure continued protection of renters in mobile homes in the City
Strategic Next Step #1: Direct staff to return to the City Council with an Ordinance to remove the
long-term lease exemption as part of a broader clean-up of the MHPRSO
14 Originally adopted in 1982 (Ordinance 923 (1982 Series) and subject to Ballot Measures for the June 7,
1988 Election, Resolution 6392 (1988 Series)-Special Election for mobile home rent regulations
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Habitability Requirements for Rental Units
Within all residential leases is an implied right of habitability15. Per state law, landlords
must ensure the rental unit maintains the following standard characteristics to be
considered habitable:
effective waterproofing and weather protection of roof and walls,
functioning plumbing and gas facilities,
hot and cold running water,
electrical lighting,
common areas kept sanitary and free of garbage and vermin, and
floors and stairways in good repair.
State law also provides a variety of conditions in Health and Safety Code Section 17920.3
that constitute substandard housing. These include:
lack of adequate electrical or plumbing infrastructure
lack of adequate heating systems
spaces that do not meet building code standards
pest infestations
visible mold growth as determined by a public health or code enforcement officer.
Tenants may bring affirmative lawsuits against a landlord for failure to maintain the unit
in a habitable condition16. Additionally, if a tenant withheld rent because the unit lacks
habitability, the tenant may have a defense to an eviction brought for non -payment of that
rent.17
Tenants can submit substandard housing complaints to the City. Per state law18, upon
any complaint of substandard housing, the City is required to inspect the building or unit.
If the complaint is found to be valid, Code Enforcement shall provide a Notice of Violation
or Notice to Correct to the property owner. Performance of an inspection or issuance of
any notices/reports shall not be subject to any unreasonable conditions, including any
requirements that the tenant/occupant make a demand for correction upon the property
owner, be current on rent, be in compliance with their rental agreement, or not be involved
in a legal dispute with the owner of the property. Additionally, per state law18, effective
January 1, 2025, should a code enforcement officer determine that the defects or
violations have the potential to affect other units of the building, the officer must make
efforts to reasonably attempt to inspect additional units at the property, including at least
units adjacent to, above, and below the unit in which the defect or violation was found,
issue a notice to correct to the property owner, and schedule a reinspection to verify
correction of violations. Substandard housing complaints are a high priority in the City
and all complaints are investigated in a timely manner.
15 Green v. Superior Court (1974) 10 Cal.3d 616; Civ. Code §1941.
16 Civ. Code §1941.1.
17 See Civ. Code §1941.1; §1942
18 Health & Safety Code §17970.7.
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Fire and life safety inspections are conducted annually by the City’s Fire Department at
apartment buildings with three or more dwelling units, senior living facilities,
fraternities/sororities and other congregate residences in addition to some commercial
uses such as motels and daycares.19 These inspections are focused on the California
Fire Code requirements and provisions involving fire extinguishers, detection and
suppression systems, kitchen hood systems, hydrants and access, exits, electrical safety,
and storage and housekeeping. If compliance has not been met , notices are issued and
an administrative citation/penalty fee may be assessed. Unless the violation poses an
immediate fire, life, or safety violation, reasonable time is granted to make the
corrections. The City does not perform other proactive inspections of multifamily or rental
properties and with the exception of annual inspection of fraternities/sororities, Code
Enforcement staff does not accompany Fire Inspectors during multifamily building
inspections. Fire Inspectors generally do not enter dwelling units during these inspections,
however, if Fire Staff identify potential building or health & safety violations, they will
forward these to Code Enforcement for further investigation.
Council conducted a Code Enforcement Update Study Session in October 2023 outlining
the history, procedures, and roles and responsibilities of the Code Enforcement Division
with a component focusing on Safe Housing issues. In 2024 and 2025, Code Enforcement
staff received a combined total of 180 substandard housing complaints. Of these
complaints, 77 were verified by staff, meaning that violations were observed during these
inspections. The verified complaints included the following issues:
Verified Complaint Reason Percentage of Complaints
Mentioned*
Mold/Moisture/Leak 34%
Pest Infestation 27%
Structural/Safety Hazard 22%
Illegal/Unpermitted Units or Conversions 14%
Lack of Utilities 13%
Habitability/Substandard Conditions 31%
Accessibility /Disability Issues 5%
Trash/Unsanitary Exterior 6%
*Percentages sum to > 100 % because many complaints fall under multiple categories (e.g., “mold and termites” counts
toward both).
Resolution of identified violations vary depending on the circumstances of the case. In all
cases, a Notice of Violation is issued to the property owner requiring that all violations are
corrected. The timeline in which violations are corrected varies greatly as well. Officers
generally rely on continued contact with the property owner to determine the best course
of enforcement action. When warranted, the assigned officer may issue administrative
citations, record notices of non-compliance on title and even post structures as unsafe to
occupy for certain circumstances. The goal of code enforcement is to gain compliance,
19 These inspections are required by Health & Safety Code Section 13146.2.
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and staff will generally work collaboratively with property owners in order to work toward
this goal.
Enforcement of Renter Protections
Under the provisions of the existing state Tenant Protection Act, the just cause and rent
stabilization provisions can be enforced defensively through the unlawful detainer
(eviction) court process; that is, tenants and their attorneys can in some cases raise, as
a defense to an eviction lawsuit, a violation of the Tenant Protection Act by their landlord.
Additionally, the Attorney General and county counsel or city attorney may seek injunctive
relief if landlords are violating the law (see Civil Code §1946.2 and Civil Code § 1947.12;
Judicial Council Form UD-105.)
Currently in the City, renters utilize the civil court system to address issues such as
evictions. If the City adopts a just cause and/or local rent stabilization ordinance, violation
of the local ordinance could be raised by tenants and their attorneys as a defense to the
eviction. However, proactive enforcement (e.g., addressing unlawful rent increases
before an eviction is filed) would then be the responsibility of City code enforcement and
the City Attorney’s Office. This would require additional code enforcement and legal staff,
including likely hiring an additional attorney or contracting with a legal services nonprofit
to provide legal representation to tenants within the City. As with the City’s Mobile Home
Park Rent Stabilization Ordinance, the City would be considered the interpreting and
enforcing agency of a local just cause or rent stabilization ordinance. Significant additional
legal support would be needed to advise staff on, for example, whether a landlord has
met the requirements for a fair return rent increase (discussed further below) and whether
an eviction meets the requirements of just cause.
A rent stabilization ordinance would also likely require a “fair return” process for landlords
to request a rent increase in excess of the maximum set by the ordinance, which would
require additional code enforcement and legal staff and , potentially, a rent stabilization
board. It is possible that it would also require additional support staff (for example,
customer service representatives to answer questions from the community, and/or
administrative staff) depending on the complexity of the changes and the needs of the
community. Potential resource impacts of a local tenant protection ordinance are
discussed further below.
Key Finding #5: Establishment of local renter protections beyond the TPA would be
enforced by the City and require careful consideration of necessary resources to support
enforcement and education surrounding local changes.
DISCUSSION
Potential Programs, Policies, and Resources for Further Renter Protections
While the state provides protections for renters through the Tenant Protection Act,
jurisdictions can adopt additional protections at the local level, however, there are
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limitations to what can be adopted. In addition to local policy changes, a jurisdiction can
also create programs, utilize proactive education, and fund various resources to address
rental housing safety and stability. A series of local tools to promote safe and stable rental
housing are described below. Each offers a unique set of opportun ities and challenges.
In addition to a rental registry that has been identified in the City Council’s Major City Goal
work program to study, and sample expansions of state law tenant protections, other
programs are included below in response to stakeholder outreach. A summary of
example programs/policies/education tools is included in Attachment A. Also included
below and in Attachment A is a high-level assessment of the resource need for each
program/policy based upon staff outreach with other cities or review of various programs.
Oftentimes, the resources (staff or funding) needed will vary depending on the details and
scope of the policy or program implemented, so further study and analysis would be
required should the City Council wish to move forward with pursuing any of the tools
outlined below.
The high-level resource need assessment is divided into three levels:
a “high” resource need may require over three (>3) full-time-equivalent (FTE) staff
members, or minimum of $300k/yr;
a “medium” resource need may require two to three (2-3) FTE’s, or minimum of
$150k-$300k/yr;
a “low” resource need may require zero to two (0-2) FTE’s, or minimum of $50k-
$150k/yr.
In some cases, the policy or program can be implemented with existing funds and
Community Development Department staffing levels. In other cases, additional staff
would be required, and in others, a combination of staff time and additional funding would
be necessary. Most policies and programs would also require additional City Attorney
resources to develop and implement. Wherever possible, staff has provided a high -level
explanation of the potential resource needs for the tools analyzed in this report.
Potential Program: Rental Registry
While staff and Council frequently receive community feedback and concerns regarding
pricing, safe housing, evictions, and other issues specific to rental housing, the City has
very few reliable data sources to assist in evaluating potential tools to address these
concerns. A rental registry is a database of all rental housing units in the City, with
associated information collected from each unit owner and is intended, in part, to provide
a jurisdiction with data about rental units. Registries generally require annual registration
by property owners to provide up-to-date information to the City. Several cities have
implemented rental registries to collect critical information and data regarding rental
properties in their jurisdiction. A matrix of different cities and information regarding their
rental registries can be found in Attachment B. This matrix will be expanded for the Rental
Registry specific study session that will occur in the winter.
Typically, software-based solutions are used to create rental registries for cities. Many
cities with rental registries charge a per unit fee to landlords to cover costs associated
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with administering the registry. The data collected through a rental regist ry could inform
decisions regarding future education, program, and policy initiatives designed to
strengthen renter protections. The information collected in a rental registry could include
any of the following:
Owner information
Tenant information including frequency of tenant turnover
Property characteristics – age, number of units, square footage
Rent amount
Lease language
Property rules and policies (ex: pets, smoking)
Fees not included in rent such as utilities, parking, pet, application
City code enforcement data
City permitting data
It is important to note that, if Council were to direct establishment of a rental registry, staff
would not recommend that all information collected be made public. Publicly disclosing
all collected information might lead to unnecessary intrusion upon the privacy of tenants
and property owners and other unintended consequences, such as rent increases or
reductions in housing services. Legal protections could be instituted to ensure that certain
collected data remains confidential.
In discussion with other cities that have implemented a rental registry, staff received
several process recommendations to ensure success of this tool should Council decide
to move forward. These included the following:
Robust levels of community engagement – providing multiple opportunities for the
community to provide feedback and understand the potential impacts and
requirements of a rental registry.
Staff capacity building and training well ahead of registry implementation. The
additional staffing resources required to implement the registry are a significant
cost.
A long roll-out process of the rental registry of a year or more to give the community
ample time to voluntarily provide information.
Community workshops and “office hours” with staff to assist property owners with
signing up for the registry.
Keeping the rental registry roll-out sequenced separately from implementation of
other rental protection strategies in order to simplify compliance for the community
and to preserve staffing resources.
Through outreach to stakeholders and community groups on the topic of rental registries,
the following concerns were identified:
Privacy of information collected, especially if there is a public-facing component of
the registry.
Accuracy of information collected from property owners.
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Delays in collecting information due to communication barriers between property
owners, managers, and tenants.
Potential for rental registry fees to be passed on to tenants, thereby increasing
housing costs.
Noncompliance from property owners leading to an ineffective registration rate of
the rental registry.
Resource Need: Medium (2-3 FTE, $150k-300k+ per year)
This estimate is based upon staff costs from similar sized jurisdictions and estimates of
approximately $18,000 to $60,000 annually for rental registry software service as well as
the cost associated with staff needed to support the registration program. However, this
cost will vary greatly in terms of the type and scope of registry and would increase with
significant legal resource needs. Staff would be necessary (likely with more staff in the
initial years) to develop the registration framework, establish the code requirements for
registration, conduct outreach to the community about the registration requirements and
program. In addition, ongoing staff support would be necessary to implement the
registration process annually, answer questions about the process, and carry out any
enforcement required for non-compliance. From staff research and discussion with staff
from other jurisdictions, increased costs were incurred as a direct result of 1) not providing
enough education and outreach; and 2) implementing a rental registry at the same time
as other rental protections such as rental caps, eviction protections, and inspection
programs.
The City’s business license requirement for all rental properties is an existing City
resource that could be leveraged to provide additional information regarding rental
properties. Currently, the business license database managed by the City’s Finance
Department identifies property owners, but does not currently require a landlord to list all
rental addresses under each license. Requiring a list of all addresses could provide the
City with additional limited information about what units in the City are rental units and
ownership information. A rental registry, as described above, would be able to use this
existing business license information as well as multiple other data sources to create a
comprehensive database of accurate information regarding rental properties.
A Rental Registry Study Session is tentatively scheduled for winter of 2026 to conduct
and present further research regarding this tool, including comparison to existing reliance
on, or improvement upon, existing business license requirements, to Council. Staff
anticipate providing a more detailed analysis of various registry options as well as more
information about the resources needed to establish a registry at this st udy session.
Key Finding #6: Rental registries can provide helpful data for evaluating whether and what
additional renter protections would be impactful.
Strategic Next Step #2: Hold a study session specific to rental registries to gain public feedback
regarding potential program design that would be successful for the unique rental housing
characteristics of SLO.
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Potential Policy: Adoption of Local “Just Cause” Eviction Protections
Several cities have implemented local “just cause” eviction ordinances, such as Oxnard,
Ojai, Pomona, and others. Adoption of local “just cause” eviction ordinances is intended
to supplement the protections of the Tenant Protection Act, with a goal of providing clear
and/or more robust criteria for evictions. In addition, a local ordinance would make the
regulations locally enforceable under the jurisdiction’s municipal code. There are several
variations and ranges for “just cause” ordinances. Some of the more practicable options
for the City to develop a local ordinance that could go above and beyond the provisions
of the Act may include any of the following elements:
Ensuring permanent eviction protections (State Tenant Protection Act sunsets in
2030).
o The City has received comments from interested parties that would like the
City to adopt the current State Tenant Protections locally to ensure they are
still in place after 2030 when they are set to sunset at the State level. This
could ensure that the protections will remain in place after 2030, although
the state could extend the term of the Tenant Protection Act through new
legislation, which has been the practice of the state in recent years with
sunsetting housing legislation.
o As stated above, when local jurisdictions adopt eviction protections into their
local code, it is then the responsibility of the local jurisdiction to enforce the
regulations. Just cause protections are generally “enforced” in court through
the eviction process (meaning, tenants can raise their landlords’ failure to
comply with the requirements as a defense to the eviction). If the City adopts
a just cause ordinance, it could also make violations of the ordinance
enforceable under the City’s administrative citation procedures (including
administrative fines against landlords who attempt to evict their tenants in
violation of the ordinance.)
Extending eviction protections to tenancies shorter than 12 months.
o In order to provide protection to shorter tenancies, the City could consider
a future ordinance imposing existing protections prior to the 12 months that
is currently allowed under the TPA.
o Under state law, the City may establish a local ordinance that requires
landlords to prove “just cause” for eviction sooner than 12 months into the
tenancy. Cities such as Los Angeles and Oceanside apply eviction
protections at the expiration point of the original lease or after six months of
continuous occupancy, whichever comes first.20
Extending just cause eviction protections to all housing types in the City, not just
covered units (covered units are limited to multifamily housing units that are greater
than 15 years old and single-family units owned by a corporation).
20 https://housing.lacity.gov/residents/just-cause-for-eviction-ordinance-jco and
https://oceanside.legistar.com/View.ashx?M=F&ID=14738317&GUID=BA2253C9-B140-41C5-B506-
5ED980F67EAD
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o The City has received comments from interested parties about potentially
expanding eviction protections to other types of housing in the City, beyond
what is currently covered by the TPA. According to the data that is currently
available to the City, approximately 64% of housing units in the City are
exempt from the provisions of the Tenant Protection Act, including single -
family rental units owned by individuals, LLCs, and partnerships, and all
units less than 15 years old.
o The City could explore extending just cause eviction protections to single-
family rental units owned by individuals, LLCs, and partnerships, as well as
units less than 15 years old. The expansion of just cause to additional
housing types is a less common local regulation across the state and would
require further evaluation and outreach. However, some cities such as
Oakland and Oxnard have expanded just cause protections to single-family
homes but exempt new housing (certificate of occupancy issued within last
10 years) and/or owner-occupied housing from the protections.
Establishing additional protections related to “just cause” evictions.
o Currently, the state law provides various grounds fo r establishing “just
cause” evictions, including “at-fault” and “no-fault” reasons identified below.
Under current state law, evictions that do not fall under the permissible “just
cause” definitions (including the “at-fault” and “no-fault” definitions below)
are prohibited. For covered tenancies, a landlord can only evict a tenant for
a “just cause” reason such as:
At Fault No Fault
Nonpayment of rent Owner/family “intent to occupy”
Breach of material lease terms Withdrawal of the residential real
property from the rental market
Maintaining a nuisance Intent to demolish or substantially
remodel the property
Criminal activity on premises
Assigning or subletting against
lease terms
o In addition, there are other protections in state law related to evictions. For
example, the state requires written notice to terminate tenancy. If an owner
issues a notice to terminate a tenancy for no -fault just cause, the tenant is
entitled to receive relocation assistance or a rent waiver equivalent to one
month’s rent. Relocation assistance is required to be provided within 15
days of service of the notice. In the event of a substantial remodel, if the
remodel is not commenced or completed, the landlord must offer the tenant
the opportunity to re-rent the unit at the same rental rate as when it was
vacated. The landlord must provide a copy of the permit required to
undertake the remodel. (See Civil Code §1946.2(b)(2)(D) for full
requirements of a substantial remodel eviction [sometimes referred to as a
“renoviction.”])
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o Comments have been received regarding the City’s ability to provide
additional clarity related to “just cause” evictions and provide additional
protections related to evictions. The City could require:
extended notices of termination beyond what is currently required in
state law or proof to City of permit and scope of work for a
“renoviction”21;
greater relocation assistance when relocation is required:
expanded protections for tenants who are evicted because a unit is
renovated, such as requiring the renovation to begin with a certain
time period post-eviction,22 right of first refusal to rent the unit after
renovation or comparable unit, and only allowing this basis for
eviction if cost of remodel work is a certain percentage of the monthly
rent and if the unit will be uninhabitable for a certain period of time.23
certain showings by the landlord and expanded protections for
tenants who are evicted because the landlord is withdrawing the unit
from the rental market, including extended notices of termination,
greater relocation assistance, and right of first refusal if the unit is put
back onto the rental market
compliance with the state Ellis Act for multi-family housing (four or
more units) withdrawn from the rental market. The Ellis Act is a state
law that recognizes a property owner’s right to go out of the rental
business and allows cities with just cause ordinances to add certain
requirements to these types of evictions, such as extended notices
of termination, relocation assistance, and right of first refusal (with 5-
year rent stabilization) if the units are put back on the rental market.
(See Govt. Code 7060 et seq.). Currently, landlords in the City do not
have to comply with these additional requirements because the Ellis
Act protections only apply if the local jurisdiction has enacted a local
ordinance implementing the Ellis Act.
The City of Goleta Tenant Protection Ordinance was recently amended and
provides an example of these additional “just cause” protections.
Resource Need: High (3+ FTE, $300k+ per year)
The resources needed for expansion of eviction protections under the Tenant Protection
Act are likely high. If the City adopts any of the above eviction protections through a local
ordinance, significant additional legal support through the City Attorney’s office would be
needed to advise staff in determining a landlord’s compliance with the just cause
provisions, as well as in supporting administrative enforcement and prosecution of
violations.
21 Civ. Code 1946.2 provides that, effective April 1, 2024, the eviction notice must include a description of
the work to be done, copies of required permits, and a notice that if the substantial remodel is not
commenced or completed, the tenant must be given the opportunity to re-rent the unit at the same rent
and lease terms as when the tenant left.
22 Under Govt. Code 66300.6, existing occupants of a rental property set to be demolished must be
allowed to occupy the unit until six months prior to start of construction.
23 Pomona only allows evictions for renovation if the cost of remodel work is at least 8x monthly rent,
multiplied by the number of units, and unit(s) will be uninhabitable for at least 30 days.
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The policy changes outlined above would impact renters, landlords, and property
management companies, so, if the City determines that changes in policy are appropriate,
it is important that diverse stakeholders are involved in the policy formulation process .
For any policy change, proactive education and outreach is important in the first several
years of implementation to ensure that all stakeholders understand the changes.
After new policies are established, staffing resources would be needed to field questions
about local policies, provide legal support to staff, and enforce the local policies.
Potential Policy: Adoption of Local Rent Stabilization Ordinance
In addition to the potential expansion of eviction protections described above, the City
could also consider expanding rent stabilization beyond the TPA. The intent of this policy
solution would be to further stabilize rent prices for renters in the community. The
following section describes ways in which the local ordinance could or could not build
upon the TPA:
Establish a lower maximum rent increase for properties that are already covered
by the TPA.
o This would mean that instead of an annual increase of 10% or 5% plus the
cost of living increase for the year, whichever was lower. The City could
define a lower percentage amount for an allowed annual rent increase.
o For covered units, the City does have the ability under state law to set the
maximum annual rent increase below what is allowed under the TPA.
Expand rent stabilization to units not currently covered by the TPA.
o As noted above, the TPA currently imposes rent stabilization protections on
covered units, which are multifamily units 15 years and older, and single
family units owned by a corporation 15 years and older. This accounts for
about 36% of the City’s housing stock, or approximately 8,678 units.
o Under state law known as the Costa-Hawkins Act24, the City cannot expand
rent stabilization protections to any units built after 1995, or any single-
family units regardless of date of construction. Therefore, the City does
not have the ability to expand rent stabilization to housing types
beyond those already subject to the protections of the TPA.
Resource Need: High (3+ FTE, $300k+ per year)
As with the expansion of eviction protections noted above, the potential policy changes
contemplated in this section would also impact renters, landlords, and property managers,
so extensive outreach would be necessary during the policy formulation process. There
are a number of factors to consider when establishing a local rent stabilization ordinance ,
and potential unintended outcomes and other factors must be considered. For example,
a rent stabilization ordinance should consider a process for landlords to request a rent
24 The Costa Hawkins Act prohibits California cities from applyi ng rent control provisions to single-family
homes or housing units constructed after 1995. (Civil Code §1954.52.)
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increase in excess of the allowable limit (e.g., a “fair return” increase) and for tenants to
request lower rent than is permitted (e.g., if there has been a decrease in housing
services). Many larger cities have created rent stabilization commissions to make these
administrative decisions and ensure due process to property owners and tenants. These
processes are costly and require significant legal support both before and after they are
created. Alternatively, hearing officers could be appointed to hear rent increase or
decrease requests. Either way, significant additional legal support through the City
Attorney’s office would be needed to advise staff (and, possibly, a rent stabilization
commission) in determining a landlord’s compliance with the rent stabilization provisions.
A rent commission would require significant staff and legal support.
Cities also often establish regulations about what property improvement charges may be
“passed through” from landlords/property owners to tenants in rent stabilized units. These
regulations seek to find a balance between encouraging capital improvements that keep
buildings habitable and keeping rents stabilized (for example, when a building owner is
required to seismically upgrade a building, some jurisdictions allow part of the cost to be
passed on to the tenants to remove barriers for the landlord to make this critical upgrade
for health and safety). As noted above, a rental registry would likely need to be
established prior to consideration of adoption of a rent stabilization ordinance in order for
the City to understand and certify existing rent levels of all rental housing.
In addition, enforcement mechanisms must be developed to address penalties for illegal
rent increases. If the City were to adopt a local rent stabilization ordinance, complaint-
based enforcement would require significant additional legal support given the amount of
rental units in the City’s housing stock, even though a small percentage of total rentals,
likely including an additional full-time attorney within the City Attorney’s office and/or
contracting with a local legal nonprofit. In addition, customer service and enforcement
staff would likely be necessary to field calls from stakeholders with questions about
compliance and investigate complaints and carry out enforcement when violations are
found. For example, the City of Half Moon Bay, a smaller city with a smaller estimated
rental stock than SLO (1,200 units vs. approximately 8,600 units in SLO) , required two
FTEs to manage the rental registry and a rent stabilization ordinance apart from legal or
code enforcement resources. The City of Beverly Hills, which has approximately 8,791
rental units, has approximately five FTE to manage the rental registry and rent
stabilization ordinance, however, their ordinance is more expansive, as it is several
decades old. Should Council direct staff to explore adoption of a rent stabilization
ordinance, additional analysis of budgetary and staffing needs would need to be
conducted.
Key Finding #6: If the City adopts tenant protections through a local ordinance, the City would
be the enforcing agency for the local ordinance instead of current reliance on civil remedies,
requiring increases in staff, budgetary, and legal resources.
Potential Policy: Smoke-Free Multifamily Housing Ordinance
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While state law regulates smoking in a variety of building types, including workplaces,
bars and restaurants, and hotels, these regulations do not extend to multifamily housing.
The intent of this policy solution would be to limit smoking in multifamily buildings.
Approximately 101 cities in California have enacted ordinances regulating smoking in
multifamily housing. The Policy Evaluation Tracking System , which is a policy surveillance
database of tobacco control policies in local jurisdictions in California, has assembled a
matrix of these policies. Some cities exempt vaping from the policy, as well as providing
exemptions for medical or recreational use of cannabis. Attachment C contains in-depth
information regarding this issue.
A local ordinance could provide regulations and protections to multifamily housing tenants
from the health effects of second-hand smoke from neighboring units. As a first step, a
potential rental registry could disclose whether a property allows smoking , which may
provide important data for a prospective ordinance.
Several factors need to be considered when evaluating the feasibility of a smoke -free
multifamily housing ordinance. Enforcement would require clear criteria in order to avoid
the unintended consequence of increasing evictions or furthering housing instability for
individuals who violate the policy. In addition, enforcement of smoke-free ordinances can
be difficult given the nature of the violation (sometimes it is not easy to identify the unit
that smoke is coming from, or, it can be difficult for Code Enforcement staff to prove that
a violation has occurred because they investigate after a complaint is received and must
observe the offending behavior), and can take significant code enforcement resources.
The City currently has ordinances restricting smoking in public which are similarly difficult
to enforce. Given these challenges, and that those impacted by second hand smoke and
those enforced against are typically a lower income/underrepresented household, there
would be a significant outreach and education component as well as training and capacity
building for City staff.
Resource Need: Low (0-2 FTE, $50-150k per year)
Resource needs related to a smoke-free multifamily ordinance are generally related to
the ongoing enforcement of the ordinance once established, and education needed to
ensure compliance with the ordinance. Enforcement would be undertaken by the Code
Enforcement Division on a complaint basis (similar to other code enforcement issues).
The amount of code enforcement resources necessary to support this ordinance would
depend upon the prevalence of smoking in multifamily properties and the number of
complaints received.
Potential Program: Renter and Landlord Education
Education is a valuable tool to assist both landlords and renters in understanding their
existing rights and responsibilities. A trend indicated by several stakeholders was that
there is often lack of clear understanding by both tenants and landlords for what is
required under existing tenant protections and for safe housing conditions. Additionally,
a common statement from stakeholder outreach was that tenants were afraid of landlord
Page 30 of 60
Item 5a
retaliation. With additional promotional or required education for landlords and tenants,
some of these concerns may be reduced.
The City has begun more proactive education regarding safe housing in the City with the
hiring of the Safe Housing Code Enforcement Technician. The Code Enforcement
Division has developed outreach materials, improved websites, and provides information
regarding safe housing to students at Cal Poly’s Off -Campus Housing Fair. Additionally,
the City’s Safe Housing Code Technician provides safe housing information while
investigating and responding to substandard housing complaints.
Cal Poly currently offers an Educated Renters Certificate Program to students. The
course provides basic information to tenants about their rights and responsibilities, how
to be a good neighbor, as well as tips on being a competitive applicant for off -campus
housing. According to Cal Poly’s Off -Campus Housing Program Coordinator, this past
year about 130 students completed the course. Some landlords offer discounts on rent to
students who have completed the program.
The City could collaborate with Cal Poly to expand this training to all community members
and expand outreach initiatives, including language options, to make both landlords and
tenants aware of this resource. Additionally, the City could consider developing a
landlord-focused course, either as a separate resource or incorporated as part of a future
rental registry. Additionally, educational resources regarding the Mobile Home Park rent
stabilization and conversion ordinances could be provided to residents of mobile home
parks.
Resource Need: Low (0-2 FTE, $50-150k per year)
Existing Code Enforcement staff can continue to conduct proactive education as time and
resources allow. A more robust outreach program, or new education program would
require additional time and resources to develop and implement.
Potential Program: Mediation and Legal Resources for Landlords and Tenants
The intent of this program is to provide landlords and tenants access to mediation services
to alleviate court costs and protracted disputes. There is currently one legal assistance
nonprofit in the region, the SLO Legal Assistance Foundation (SLOLAF), which offers no-
cost legal assistance to income-qualifying tenants. SLOLAF staff have identified that there
is a high caseload and low staffing levels due to a lack of funding availability. Additionally,
mediation programs that were previously available for landlord -tenant disputes, or court
required mediation, have gone away due to a lack of funding.25 SLO Solutions, as well as
Creative Mediation, were mediation programs offered by Wilshire Health and Community
Services, which closed in June 2025. The City provided approximately $15,000 per year
budgeted through the Police Department towards this service.
The City is actively collaborating with the SLO College of Law and Monterey College of
25 SLO Superior Court requires landlord and tenants to attempt mediation of unlawful detainer (eviction)
lawsuits at a Mandatory Settlement Conference before the case goes to trial.
Page 31 of 60
Item 5a
the Law Mediation Center to restart a local mediation program. According to discussions
with staff at SLOLAF, as well as staff from other cities, mediation is a highly effective tool
that can resolve tenant-landlord disputes without the need to enter the eviction or small
claims court processes, which can incur significant legal costs.
Cal Poly’s Associated Students, Inc. has previously contracted with a local attorney, to
provide free legal advice by appointment to students, faculty, and staff26. The City could
encourage this service by providing education and resources to share with the campus
community.
The City Attorney’s office may interpret and enforce the terms of the municipal code but
cannot provide legal advice to the public or directly provide mediation services between
landlords and tenants. Some cities choose to directly provide mediation services, or
directly fund programs through their General Fund or fee revenue. For example, the City
of Santa Barbara has a Rental Housing Mediation Program with three full time staff and
a board of fifteen Council appointed community volunteers . The cities of San Francisco,
Los Angeles, San Diego, Beverly Hills, and West Hollywood directly fund mediation
programs. Some cities including the City of Oakland use fees from their local rent
stabilization and eviction protections programs (currently $137/unit) to pay for services
like legal aid. Other cities, such as Los Angeles27 and San Francisco28, have passed ballot
measures dedicating funds towards legal aid and representation for eviction cases.
Resource Need: Low (0-2 FTE, $50-150k per year), but could be higher depending on
City contribution to outside programs.
Staff resources would be needed to help develop a new program, either related to
mediation or legal resources for tenants. The resource impact to the City of providing
direct funding to an outside entity to provide assistance to ho useholds in need of
mediation and/or legal services would be dependent on the amount of funds the City
provides to these outside entities. City costs could be partially offset by revenue
generated through fees charged for rental registry, or tenant protect ion programs should
the City Council choose to pursue implementation. A benefit to providing funds to an
outside entity is that there is minimal ongoing impacts to City.
Potential Program: Direct Rental Assistance to Households Facing Eviction
The Community Action Partnership of San Luis Obispo (CAPSLO) and the Five Cities
Homeless Coalition (5CHC) are among the local non-profit organizations that provide
rental assistance for low-income community members who are at risk of eviction29. This
26 https://www.asi.calpoly.edu/asi-now/asi-blog/free-legal-advice-for-students-faculty-and-staff/
27 Measure ULA
28 Proposition F
29 For 2025-2026, the 5CHC is has a housing stabilization grant from the County General Fund to provide
services in Central and South County, with CAPSLO as a subcontracted partner. In total (for Central and
South County combined) at total of $110,000 has been allocated for direct client assistanc e. No specific
amount has been allocated to any one community or area within the regions, other than no funds will be
Page 32 of 60
Item 5a
type of direct rental assistance is intended to stabilize households that may face eviction
due to nonpayment of rent and is helpful for households that may be facing eviction
because they cannot pay rent for a month or several months due to a change in job status,
health issue, or other factors. Sometimes the assistance provided by this type of program
is what keeps a household housed and prevents homelessness. Funds for these
programs come from rapid rehousing and homeless prevention programs, including
Housing Deposit (CenCal CalAim), California Homeless Housing, Assistance and
Prevention (HHAP) funding distributed through SLO County, and the City’s Human
Services Grants (HSG) when available. The City’s HSG awarded grants of $10,000
annually for Homeless Prevention/Stable Housing to the 5CHC, which includes rental
assistance, over the past three years with an increase to $20,000 approved by the City
Council for 2025/2026 for CAPSLO who now is the primary provider of this service for the
central county. Funds overall are considered extremely limited.
The City could provide additional funds for these programs to increase housing stability.
Many cities use state loan programs or other grant funds to support rental assistance,
such as the State’s PLHA (Permanent Local Housing Allocation) or HOME programs
administered through counties, for example, the City of Gardena Rental Assistance
Program, or the City of Santa Maria Tenant Based Rental Assistance Program, or housing
set aside funds, for example, the City of Claremont Rental Assistance Program. Some
cities funded rental assistance during the COVID-19 pandemic using federal CARES Act
dollars. Staff found one example of a City that provides support through their General
Fund, The City of Monterey Rental Assistance Program.
The City has an Affordable Housing Fund funded through the I nclusionary Housing
program, however, it does not have available funds at this time and is not currently
intended for this type of use. The uses for the fund were established when the fund was
created, and per SLOMC 17.138.060, requires that the fund is used exclusively to provide
funding for the provision of affordable housing and for reasonable costs associated with
the development of affordable housing, at the discretion of the Council.
Resource Need: Low (0-2 FTE, $50-150k per year)
The resource impact to the City for providing direct funding to an outside entity or
increasing funds available through Human Services Grants to increase rental assistance
to households in need would be dependent on the amount of funds the City provides to
these outside entities. A benefit to providing funds to an outside entity is that there is
minimal ongoing impacts to City in terms of ongoing staffing needs or program support
needs.
Potential Program: Safe Housing Checklist and/or Rights and Responsibilities Guide for
Tenants and Landlords
spent in North County. This contract was executed in February 2025. To date $83,000 has been spent,
with only $27,000 remaining.
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Item 5a
As described above, state law provides a specific list of characteristics that landlords are
required to maintain to ensure habitability. State law also provides a list of conditions that
make housing substandard. Code Enforcement staff have developed a Substandard
Housing Checklist available on the City’s website enumerating these conditions. Previous
efforts by the City to undertake enforcement of safe housing through the Rental Housing
Inspection Program in 2015 required registration and inspections for all rental units,
prioritizing those with a history of code enf orcement complaints. The program was
ultimately repealed by Council in 2017 after the community voiced significant concern.
A safe housing checklist could be a way for tenants to verify the condition of their
properties and submit requests for potential violations to Code Enforcement for
inspections on a complaint basis, rather than the establishment of a proactive/mandatory
inspection program. Successful completion of the checklist by both landlord and tenant
could be incorporated as a requirement of the rental registry program to promote safe
housing, or could be provided as an optional checklist for landlords and tenants to use in
the City. Community stakeholders informed staff that tenants fear reporting substandard
housing for fear of retaliation or losing their housing. As a result, a purely complaint -based
system may not be able to correct all substandard housing conditions that exist in the
City.
Alternatively, or in addition, the City could consider developing a tenant/landlord rights
and responsibilities handbook or agreement. This could outline local and state
regulations that pertain to renters and landlords and provide resources f or tenants and
landlords. These resources could include legal resources, mediation resources, Code
Enforcement contacts, etc. that are useful in addressing rental housing issues as they
arise. An example of this type of document is the “Tenant Landlord Rights &
Responsibilities Handbook” from the City of Beverly Hills. In Beverly Hills, tenants and
landlords are required to sign this document upon signing a lease per the local rent
stabilization ordinance. The City could require acceptance of such document as part of
obtaining a City Business License.
Resource Need: Low (0-2 FTE, $50-150k per year)
The City’s existing Substandard Housing Checklist would only require minor modifications
to be used by renters and landlords. As enforcement would occur on a complaint basis,
there would be no additional staffing required to conduct enforcement. The primary
resource need would be during the initial creation and implementation of the checklist,
especially if its completion was a requirement of the registry.
Strategic Next Step #3: Staff will proactively develop a revised safe housing checklist for
both landlords and tenants to be used for information and education.
Potential Program: Pilot Green and Healthy Home Program
The City is participating in a National League of Cities Healthy Housing Innovation Cohort
and is exploring the feasibility of a concierge service that provides residents with a single
Page 34 of 60
Item 5a
point of contact for healthy housing services through trusted community partnerships
including SLO Climate Coalition and CAPSLO, beginning with manufactured housing.
The concierge service began initially through a Buildings Upgrade prize through a
Department of Energy Grant of $400,000. The Buildings Up pilot saw the weatherization
and energy efficient appliance upgrade of four local mobile homes, the learnings from
which have unlocked another 15 projects currently underway. An ongoing concierge pilot
would require additional funding to provide residents resources to address unhealthy
housing conditions, energy efficiency needs, as well as eviction prevention. The City
completed the cohort competition in October 2025 and were awarded $20,000 from the
National League of Cities toward the pilot program. Further development of the pilot will
determine program feasibility and next steps during the first few months of 2026 and
reported out with the Climate Action Plan update in April 2026.
Resource Need: Low (0-2 FTE, $50-150k per year)
The program will depend upon viable grant funds and would be implemented by non -
profit partnerships. As such, the resource needs for the City are expected to be low.
However, program development and any necessary agreements with the SLO Climate
Coalition and/or CAPLSO for the pilot may require continued staff resources through the
Community Development Department housing team, and staff from the Office of
Sustainability and IT.
Strategic Next Step #4: Staff will proactively determine the feasibility and effectiveness of
the Green and Healthy Home program to include resources for housing stability and
eviction protection.
Summary
This study session report provided a number of tools that can be implemented at a local
level to address rental housing concerns. As noted above, the work plan for the
Community Development Department does include another study session that will be
held early next year that will specifically focus on rental registries. Beyond that, there are
no other study sessions or work plan efforts planned for this budget cycle specifically
focused on renter protections at this time. Adding a work plan item to further develop any
of the policies or programs noted above during the current Financial Plan period will
require the removal of other comparably intensive work plan items, or funding for
consultant assistance due to resource constraints. The City Council could direct staff to
determine resource needs to further study policies and programs of interest and include
work plan items in the next budget cycle workplan for the Community Development
Department if moving forward with policy development is of interest during that time
frame.
Next Steps
1) Based upon the Major City Goal work program, a study session specific to a rental
registry is tentatively scheduled for early 2026. Public engagement in advance of
Page 35 of 60
Item 5a
the study session will help define options to explore in regards to different types of
registries, and provide the community and Council with information about rental
registry establishment and resources required.
2) If directed by Council, staff will undertake an ordinance update to Chapter 5.44 of
the Municipal Code (the Mobile Home Park Rent Stabilization Ordinance) to
remove the exemption for long-term leases from the protections of the Ordinance,
in response to a recent change in state law.
3) Staff will develop a revised safe housing checklist for both landlords and tenants
to be used for information and education.
4) In the spring of 2026, code enforcement staff will be presenting a study session on
code enforcement priorities and livability in neighborhoods. This study session will
include discussion of safe housing enforcement and education currently conducted
by code enforcement.
5) Staff will proactively pursue a program to determine the feasibility and
effectiveness of the Green and Healthy Home program to include housing resource
services.
Previous Council or Advisory Body Action
Previous City Council actions applicable to this study session work program item include:
Rental Inspection Program Adoption in May 2015
Rental Inspection Program Repeal in March 2017
6th Cycle Housing Element Adoption in November 2020
Homelessness Response Strategic Plan Adoption in March 2023
Housing Needs and Opportunities Study Session in March 2023
Prohousing Designation Program Authorization in June 2023
Code Enforcement Update Study Session in October 2023
Public Memorandum on Renter Protections in July 2024
CONCURRENCE
The Community Development Department and the City Attorney’s office concurs with this
report. For Homelessness Response, the City’s Steering Committee for Homelessness
Response have provided input into housing and homelessness prevention activities listed
in this report.
ENVIRONMENTAL REVIEW
The California Environmental Quality Act (CEQA) does not apply to the recommended
actions in this report because the actions do not constitute a “Project” under CEQA
Guidelines Section 15378. If a housing project or pro grams are developed, it will be
Page 36 of 60
Item 5a
evaluated to determine if the project or program or any of its components requires
environmental review under CEQA prior to adoption.
FISCAL IMPACT
Budgeted: Yes Budget Year: 2025-26
Funding Identified: N/A
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund $ N/A $ $ $
State
Federal
Fees
Other:
Total $ N/A $0 $ $0
There are no fiscal impacts directly associated with this item. Actions to address issues
related to the promotion of safe and stable rental housing supply in the City may have an
associated fiscal impact as generally indicated in the discussion above.
ALTERNATIVES
Continue consideration to a future meeting. If the City Council does not have sufficient
information to provide direction to staff, or if additional time is needed for discussion, the
Council can continue consideration of the item to a future meeting. If the City Council
decides to continue the discussion, direction should be provided to staff on any additional
information needed to complete the discussion.
ATTACHMENTS
A – Example Local Programs/Policies/Resources to Promote Safe and Stable Rental
Housing
B – Rental Registry Case Study Matrix
C – Smoke Free Housing Information
Page 37 of 60
Page 38 of 60
Attachment A
Table A. Example Local Programs/Policies/Resources to Promote Safe and Stable Rental Housing
Example local
Program, policy or
resource
# rental
units
Implementation Example Resource Need
High/Med/Low*
1. Rental Registry All Develop a rental registry for all
landlords that collects rent price,
and property rules
Also see Attachment
A
Medium
2. Local Ordinance
granting permanent
protection, more
notice and relocation
assistance
All Develop an ordinance that does not
sunset according to state law,
requires landlords to give tenants
additional notice and relocation
assistance for no-fault evictions
City of Goleta Tenant
Protections
Ordinance (2025)
• Requires 120
days notice
• 2 mos
relocation
assistance
High
3. Local Ordinance for
higher clarity of just
cause evictions and
“renovictions”
All Develop an ordinance that provides
applicability of protections on day 1,
additional notice, additional
assistance, time estimate, defines
substantial remodel, provides
accountability measures
City of San Diego
Tenant Protections
High
4. Local Ordinance that
caps rents to 2-5% +
CPI
Per State
Law: MFU
30+ yrs old
Develop an ordinance that caps
rents more strictly than state law,
define parking and utility
City of Culver City
Rent Control and
Tenant Protection
Measures
High
5. Smoke Free MF
Housing
All MFU Develop an ordinance that includes
provisions to minimize second hand
smoke in MF developments for all
new leases
City of Carlsbad
Smoke-Free Multiunit
Housing
Low
6. Renter and Landlord
Education
All rental
units
Collaborate with Cal Poly to expand
Renter Certificate Program to
promote city-wide and include a
Cal Poly Off-Campus
Housing Program
Low
Page 39 of 60
Example local
Program, policy or
resource
# rental
units
Implementation Example Resource Need
High/Med/Low*
landlord module as part of a rental
registry
7. Mediation
Resources for
Landlords and
Tenants
All rental
units
Collaborate with SLOLAF, Cal Poly,
and San Luis College of Law to
restart Creative Mediation Services
for Landlord and Tenant pre-
eviction proceedings
https://slobar.org/lega
l-
resources/listing/crea
tive-mediation/
Low- High
(Depending on
outside funding
sources)
8. Rental Assistance All low-
income
renters
Fund a program for renter’s
assistance through increasing
Human Services Grant funds
City SLO HSG
Program
Low-High
9. Rental
Assistance/Eviction
Assistance
All evicted
tenants
Collaborate with CAPSLO to
prioritize shelter beds for recently
evicted tenants
City of Monterey Low
10. Expanded Safe
Housing Checklist
for Tenants and
Landlords
All rental
units
Distribute the City’s Substandard
Housing Checklist for Business
Lisc. And/or rental registry and
promote usage
City of SLO
Substandard Housing
Checklist
Low
* Broad estimate of resource need based upon review of other cities. True resource need would have to be assessed
depending upon details of development of the program/policy/resource
High = 3+ FTE or 300k+/yr
Med – 2-3 FTE or $150k-300k/yr
Low – 0-2 FTE or $50k-150k/yr
Page 40 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
1
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
Online Residential Rental Registration Started August 1, 2024, landlords can register residential
rental units as required by the City’s Residential Rental Registration Ordinance. This is an annual
registration process. Initial registration and there is a renewal each year.
CITY OF HALF MOON BAY 11,105
Page 41 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
2
CITY OF CUDAHY 21,723
Online Portal. In-person. Mail and email submissions. Units built after 2/1/1995
Properties with up to 2 units if the owner lives in one of the units Units with separate ownership titles, such
as single-family homes, condominiums, and townhomes
Online Residential Rental Registration Started August 1, 2024, landlords can register residential
rental units as required by the City’s Residential Rental Registration Ordinance. This is an annual
registration process. Initial registration and there is a renewal each year.
CITY OF HALF MOON BAY 11,105
Page 42 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
CITY OF MAYWOOD 23,824
A business Owner is required to obtain a Business License whenever business is conducted within the City
of Maywood, including rental units. Once a business license has been approved or renewed, property
owners can register their rental units on the Rental Registry Program with a PIN provided by the Housing
Division. The Rental Registry launched on November 21, 2023. This year (2024-2025) the maximum rent
increase will be based off the current April 2024 Consumer Price Index of 3.9% effective as of July 1, 2024.
The maximum may change yearly depending on the current years April Consumer Price Index percentage
effective as of July 1 of each year.
Page 43 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
CITY OF EL CERRITO 25,552
The ordinance establishes an annual reporting requirement to submit data into a City database information
regarding rents and other relevant information about rental units during the annual business license
renewal process. The annual reporting requirement applies to all owners of residential rental property, with
some exceptions. The data collected will be used to inform the City Council about the rental market, trends
and housing stock in El Cerrito. The City Council has not, at this time, provided any direction for the Rent
Registry to be used to regulate rents in the City. Participation in the program is mandatory.
Page 44 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
6 CITY OF BEVERLY HILLS 30,974 Software 3Di keeps the data, and RSO Staff manages the relationships between the Landlord and
the Tenant, implementing the Rent Stabilization Rules.
Page 45 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
8 CITY OF WEST HOLLYWOOD 34,349 Initial property registration; unit re-registrations required within 30 days after vacancies are filled in
buildings built on or before July 1, 1979 (West Hollywood Municipal Code §17.28.040). Landlords can
submit hard copy re-registrations or through online landlord portal.
Page 46 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
10
CITY OF SANTA CRUZ
(INSPECTION- COMPLIANCE PROGRAM)61,501
Residential Rental Dwelling Unit Inspection Program: Maintaining the availability and quality of rental
housing helps make Santa Cruz a great place to live. The Residential Rental Inspection Program (RRIP)
helps ensure rental housing in Santa Cruz is safe and meets basic maintenance standards. The program
was established to maintain safe and sanitary rental housing in the City of Santa Cruz. Property owners
have the ability to submit documentation /self certification by filling out a checklist provided by the City of
Santa Cruz.
Page 47 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
11
CITY OF DAVIS
(INSPECTION - COMPLIANCE PROGRAM) 65,832
The City of Davis requires all rental properties to be registered with the Rental Resource Program according
to Article 18.11 of the Davis Municipal Code. No owner may rent a single-family or multi -family rental unit
to a tenant unless it is registered with the city.
Page 48 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
12
CITY OF PALO ALTO 65,882 If you own a property with three or more residential rental units, you must register your rental property with
the City of Palo Alto. Non-residential properties, non-rental properties, residential rental properties fewer
than three residential units and some long-term care facilities are currently not required to participate
Page 49 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
CITY OF MOUNTAIN VIEW
VOTER APPROVED MEASURE
(RENTAL HOUSING COMMITTEE)81,785
The Community Stabilization and Fair Rent Act: The City of Mountain View's Rent Stabilization Division
implements the Community Stabilization and Fair Rent Act (CSFRA), a voter approved measure (Measure V,
2016), to stabilize the community by reducing rental housing turnover in certain rental units. Division staff
work with tenants and landlords to achieve the three main goals of the CSFRA: Stabilize rents, Provide
eviction protections, Ensure a fair rate of return on investment for landlords. Most apartments with 3 or
more units are covered by the CSFRA. Units provided or subsidized by the government are not covered. Fully
Covered: Built before 1995 (Both rent stabilization and eviction protections apply) Partially Covered: Built
between 1995 and 2017 (Only eviction protections apply)
Page 50 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
15 CITY OF ALBANY
(INSPECTION - COMPLIANCE PROGRAM) 101,228
The Rental Dwelling Registry is a list of all rental dwellings in the City of Albany. The information compiled
for this registry includes but is not limited to: name of owner, address of owner, address of dwelling to be
registered, number of rental units, and the address and telephone number where the owner, agent or other
responsible person designated by the owner may be reached at all times. Everyone who owns residential
rental property must register, and must re-register whenever information changes or every 30 months (prior
to receiving a new ROPs), whichever happens sooner.
Page 51 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
16 CITY OF INGLEWOOD 102,865
Pursuant to IMC Chapter 8, Article 10, Section 8-126, Registration is mandatory. All residential properties
with two (2) or more units and single family dwellings owned by a Company, Corporation, LLC, LP, REIT,
etc., including commercial properties with residential components (mixed-use), must register annually with
LTRD. New property owners have 30 days to register their residential property after the purchase date.
Page 52 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
17
CITY OF ANTIOCH 117,096
For the sole purpose of reimbursing the City for the costs of administering this Rent Stabilization Ordinance,
there is hereby imposed on each Rental Unit, subject to the provisions of this Rent Stabilization Ordinance,
a regulatory fee (“Rent Program Fee”) to cover the costs to provide and administer the programs created by
this Chapter in such amount as the City Council may establish by resolution from time to time. Landlords
subject to this Rent Stabilization Ordinance shall register all units subject to this ordinance with the City
and pay the Rent Program Fee at such time and in such manner as established by City Council resolution.
Page 53 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
19
CITY OF CONCORD 122,315
The City of Concord's Residential Tenant Protection was recently amended and went into effect on April 19,
2024. As part of this update, property owners of most residential rental units, including rented single-family
homes, are required to provide information on tenancy and rents, and register with the City on an annual
basis. This program is mandated by City Municipal Code 19.40 and was adopted as part of the City's larger
Residential Tenant Protection Program.
Page 54 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
20
CITY OF PASADENA
APPROVED VOTER MEASURE
RENTAL HOUSING BOARD
133,560
All landlords of units covered under Charter Article XVIII must register. Covered units include: Rented
single-family homes and condominiums, Rented Accessory Dwelling Units (ADUs), junior ADUs, in-law
units, or other additional dwelling units on a property. Rented units in multifamily properties (2+ units)>
Rental units that are vacant and available for rent
Page 55 of 60
CITY / AGENCY POPULATION
(2023)
RENTAL REGISTRY DETAILS
CALIFORNIA RENTAL REGISTRY MATRIX Last updated: October 3, 2025
City of SLO Community Development Department Research
What is a Rent Registry? A rent registry is a formal database that requires landlords to submit detailed information about their rental properties.
The purpose is to create transparency and facilitate compliance with local housing laws. These registries operate by enabling municipalities to track and monitor rental
data, ensuring that landlords adhere to rent control regulations and tenant protection policies. Examples of key components tracked includes:
Rental Rates: The current and historical rates charged for each unit.
Tenant Information: Occupancy details, including the duration of tenancy.
Property Compliance: Confirmation that properties meet rent control laws and any applicable local ordinances.
City of San Luis Obispo Population: 49,244 (2023)
21
CITY OF SALINAS 159,506
The City of Salinas has enacted several ordinances to enhance tenant protections and promote fair housing
practices, effective January 1, 2025. These include the Residential Rental Registration Ordinance, requiring
landlords to register their rental properties with the city; the Rent Stabilization Ordinance, which limits rent
increases for applicable rental units; the Tenant Anti-Harassment Protections Ordinance, prohibiting
landlord behavior that harass or intimidate tenants; and the Just Cause Eviction and Tenant Protection
Ordinance, establishing criteria for lawful evictions to prevent unjust tenant displacement. These
measures aim to ensure housing stability.
Page 56 of 60
Attachment C – Smoke Free Housing Information
Existing Setting
As of July 1st 2025, 101 municipalities have enacted a law at county or city level that
regulates smoking in private multi-unit properties, all within California.
City Regulations
•City Municipal Code Chapter 8.16: Smoking Prohibited and Secondhand Smoke
Control describes existing smoking prohibitions in the City.
•Definitions: “Multi-unit residence” means a building or portion thereof that
contains more than one dwelling space consisting of essentially complete independent
living facilities for one or more persons, including, for example, permanent provisions for
living, sleeping, eating, cooking, and sanitation. A single-family house shared by
roommates is not a multi-unit residence for purposes of this chapter.
•8.16.030 prohibits smoking in enclosed and unenclosed multi-unit residence
common areas
•8.16.050 lists the following areas where smoking is not regulated:
B.Private residential units, except those used as a child care or health
care facility subject to licensing requirements.
The City currently has no ordinance that prohibits smoking in multi-family rental housing
units.
State Laws
Currently there are no statewide laws that comprehensively regulate smoking in
multiunit housing units.
California’s clean air laws prohibit smoking in “Indoor common areas of apartment and
condominium complexes (including hallways, stairwells, laundry rooms, and recreation
rooms) if these areas are places of employment”.
California Civil Code Section 1947.5 allows landlords to prohibit or restrict smoking in
multi-family unit rentals. The law requires them to do the following:
•Disclose any smoking restrictions in rental agreement
Page 57 of 60
•Clearly state where smoking is not allowed in the unit
•Landlords can impose smoking ban anytime with new leases, or with proper
notice to existing tenants
Since 2018, HUD has required that all public housing agencies have a 100% smokefree
policy for their public housing properties. This policy does not cover other types of HUD-
funded properties and programs.
Public housing authorities must now, at a minimum, prohibit smoking in individual units
and in indoor common spaces, as well as within 25 feet of indoor areas where smoking
is prohibited,
City Policy Opportunities
Various smoke-free housing policies from around California show a mix of laws that
cover all or some private multi-unit housing to be 100% smoke free indoors (including
vaping and marijuana products). Some do not fully prohibit the vaping/smoking of
marijuana for medicinal purposes, while others prohibit smoking in 100% of private
rental units, but not owner-occupied properties. Policies may make distinctions for
buildings with 2-3 or more units, new or existing stock, exempt existing residents, or
inclusion of patios/balconies.
Smoke-free policies often include noticing requirements for landlords and/or tenants
through signage and lease renewals. The preferred enforcement options rated as most
equitable by the Public Health Law Center and the American Lung Association include
graduated enforcement by landlords, civil fines against landlords/HOAs, community
service, restorative justice, enforcement through lease, and nuisance abatement.
Policy Examples
The City of Morro Bay has a smoke free policy in their Municipal Code chapter 9.24.
Violations of the secondhand smoking regulations constitute a nuisance, with
opportunity for abatement required by the smoker and is punishable as a infraction at
the discretion of city prosecutors, and subject to administrative action by the discretion
of the city.
Page 58 of 60
Morro Bay’s ordinance includes “public education in coordination and conjunction
with the County health officer of the County of San Luis Obispo and, where feasible,
appropriate health or safety oriented community-based organization and coalition,
shall engage in a continuing program to help guide into compliance”.
Benefits of a Smoke Free Ordinance in Multiunit Housing
•Smoke Free MUH policies can provide protection against involuntary
secondhand smoke exposure, improving health disparities and eliminating
illness caused by exposure.
•Can improve housing stability for residents who would otherwise be forced to
move or stay unwilfully exposed.
•Smoke free policies also create a market advantage for smoke-free units and
reduce maintenance costs for landlords.
•Reduced fire risk
•Smoke free policies in MUHs can provide opportunities for direct cessation
outreach to offending the offending party through graduated enforcement.
•Smoke free policies in MUHs serve the advancement of social justice and
equity in communities.
Challenges of a Smoke Free Ordinance in Multiunit Housing
•A comprehensive system of reporting secondhand smoke exposure,
evaluating violations, and enforcing policy would require time and resources
from code enforcement, administration, and potential legal costs associated
with an infraction.
•There would be a requirement for landlord/property manager to provide
disclosure of smoke-free policies to tenants and identified party required to
Page 59 of 60
trigger the violation process and potential legal and financial consequences of
resulting violations.
•There would be an implementation period that would require coordination with
landlords, sufficient signage, noticing requirements for tenants, required lease
terms for new and existing tenants.
•Implementation of the ordinance would require the ongoing communication,
collaboration, and cooperation between city staff with property managers,
landlords, violating and impacted tenants, and/or owner-occupied units in
multi-unit to issue warnings in a “graduated enforcement” scenario.
•Enforcement could cause equity issues and could cause housing instability
for tenants, placing them potentially at greater risk of eviction.
Opportunities for Education and Resources
•Educate and provide support and support to property managers/landlords in
the creation, implementation, and equitable enforcement of voluntary
comprehensive smoke-free housing policies such as smoke-free leases,
lease addendums, condominium policies, with graduated enforcement
structures that allow for cessation resources throughout the process.
•Encourage residents to report to the SLO County Tobacco Tip Line for
reporting of secondhand smoke exposure
•Provide an Ask SLO form for reporting of secondhand smoke exposure in
multiunit housing.
•Outreach to housing providers about benefits of smokefree policies, or build
list of local housing providers to track prevalence and quality of existing or
new voluntary smokefree housing policies
•Outreach to healthy housing organizations regarding overall healthy housing
issues.
Page 60 of 60
1
Renter Protections: Safe and Stable Rental Housing
City Council Study Session
October 28, 2025
2
Recommendation
Receive a presentation and conduct a study session on rental housing and renter
protections, including existing protections as well as options to establish programs
and policies that promote safe and stable rental housing.
3
Purpose of Study Session
•Provide City Council and the community with an understanding of the following
topic areas and strategies:
•Key issues identified by community stakeholders regarding renter protections
•Statistics relating to the City’s housing stock and renter households in the City
•A comprehensive overview of existing renter protections under state law
•An overview of the City’s Mobile Home Park Rent Stabilization Ordinance
•An overview of existing habitability standards and City’s enforcement
•An evaluation of potential policies, programs, and resources to strengthen City
renter protections
4
Policy Context
•2025-2027 Major City Goals –Housing and Neighborhood Livability
•Strategy 3: “Ensure housing is safe, healthy, and affordable, while facilitating
stronger protections for renters”
•Goal 3b: “Conduct a study session with the City Council to identify needs and
opportunities regarding renter protections, based on the Public Memorandum
on Renter Protections published in 2024, and receive direction on items for
further consideration and development.”
•6th Cycle Housing Element includes policies and programs relating to renter
protections and vision for more safe and stable rental housing market.
5
Public Engagement
•Staff conducted target outreach to the following stakeholders:
•SLO Tenants Union
•SLO Coastal Association of Realtors
•SLO Chamber of Commerce
•Cal Poly Off-Campus Housing Program
•Cuesta College Basic Needs Center
•Quaglino Enterprises
•Private landlords of student/family housing
•County of San Luis Obispo Health Agency –Tobacco Control Program
•SLO Legal Assistance Foundation
•Jurisdictions that have implemented rental protection initiatives
6
Public Engagement Themes
•Renters are struggling to pay rent
•Renters are reluctant to make safe housing complaints
•There are a few “bad actor” landlords and tenants
•Rental registry could provide data and transparency, but also brings up concerns
about privacy as well as future renter protections that could result
7
Housing Landscape
8
Housing and Population Statistics Sources
•Housing Element
•U.S. Census
•Tolemi BuildingBlocks software through National League of Cities’ Healthy
Housing Innovation Cohort
•City has limited primary sources of information regarding rental units in the City.
9
Population Statistics
•SLO population: 48,039
•Average household size: 2.34 individuals (state average: 2.86)
•Median income: $66,711 (state median income: $95,521)
•30%of residents in SLO are experiencing poverty (12% statewide)
10
11
Housing Stock Statistics
•23,984 total housing units in the City
•5.3%of the City’s housing stock is in mobile home units.
•53.5%of the City’s housing stock is in single-family structures (attached/detached)
•41.1%of the City’s housing stock is in structures that have 2 or more units.
•7.3% of units are studios
•13.4%are one-bedrooms
•62.2% are 2 or 3 bedrooms
•17.1% are 4+ bedrooms
12
Housing Stock Statistics
•69%of single-family housing units in the city are owned by individuals and not businesses.
•Of the business-owned housing units, the majority are owned by LLCs and partnerships.
•Only 2% of all single-family housing units were owned by a corporation.
•This means that of the 12,831 single family units in the City, 12,574 or 98% of single-family
units are likely exempt from the Tenant Protection Act.
•3,851 units of housing have been constructed in the last 15 years.
•1,569 of those units were in multifamily structures.
•64% of all housing units in the City are likely exempt from the Tenant Protection Act.
13
Rental Housing Statistics
•62%of SLO households are renters.
•City average rent: $2,625 per month
•6% lower than state average
•55%of renter households in the City are cost-burdened.
•This means they pay more than 30% of their income towards rent.
•30% of City renter households are severely cost-burdened.
•This means they pay more than 50% of their income towards rent.
14
Existing Renter Protections
15
Tenant Protection Act
•Adopted in 2019 and went into effect in 2020
•Two main components: rent stabilization and requiring “just cause” for evictions
•The law applies to all housing in California with several exemptions, including:
•Owner-occupied single-family residences, mobile homes, duplexes
•New residences (built within the last 15 years)
•Standalone units (single family-units and condos) owned by real persons,
partnerships, or limited liability companies with no corporate members.
•Less than 36%of the total housing units in the City are subject to these
protections.
16
Eviction Protections under Tenant Protection Act
•Tenants in covered units who
have lived in a unit for 12 months
or more cannot be evicted
without “just cause“ stated in a
written notice to vacate.
•Two types of “just cause”: At-fault
and No-fault
•Tenants evicted for “no-fault”
reasons are entitled to relocation
assistance of 1 month’s rent.
At Fault Eviction
Reasons
No Fault Eviction
Reasons
Nonpayment of rent Owner/family “intent to
occupy”
Breach of material lease
terms
Withdrawal of the
residential real property
from the rental market
Maintaining a nuisance Intent to demolish or
substantially remodel the
property
Criminal activity on
premises
Assigning or subletting
against lease terms
17
Rent Stabilization under the Tenant Protection Act
•For covered units, a landlord cannot increase the rent more than the lesser of the
following over any 12-month period:
•10%
•5% plus change in cost of living (determined by CPI)
•After 12 months of tenancy, rent cannot be increased more than twice per year
•When a covered unit becomes vacant, landlord can set rent for new tenant at
market rate or any other amount.
•Violations are punishable by civil action.
18
Fees and Security Deposit Limits
•Application screening fees: no more than $64.50 per applicant.
•Maximum security deposits:
•One month’s rent
•Two month’s rent if landlord is an individual, and owns no more than 2
residential properties with less than 4 total units.
19
Mobile Home Specific Renter Protections
•Mobile homes provide some of the most affordable housing units in the community.
•Mobile homes have significantly lower median costs in the City
•$217,800 compared to $896,500 for single-family homes
•Park residents are vulnerable to displacement through rent increases, changes in
park ownership, inability to relocate their homes
•City has two ordinances specific to renter protections for mobile home residents.
20
Mobile Home Park Conversion Ordinance
•Mobile home park tenants are entitled to certain protections upon park owner’s
intention to close the park or convert it to another use.
•Owner must hire City-approved relocation specialist responsible for the following:
•Notify residents of planned closure
•Develop conversion impact report with resident input
•Assist affected residents in finding alternative housing
•Planning Commission may impose additional conditions to mitigate impacts of
park conversion.
•Park residents are entitled to right of first refusal to purchase, lease, or rent new
housing constructed on converted park site.
21
Mobile Home Park Rent Stabilization Ordinance
•Mobile home park tenants in the City are entitled to rent stabilization.
•Under this ordinance, a mobile home park owner cannot increase, over the
period of 1 year, the base monthly space rent by more than the percentage
change in CPI, or 9 percent –whichever is lower.
•There are exemptions for tenancies longer than one year in duration.
•State law required this exemption, however, now that provision has been
repealed.
•The ordinance needs to be amended in order to remove this exemption and
bring long-term leases within the protection of the Ordinance, if Council
chooses to direct this change.
22
Habitability Requirements for Rental Units
•Per state law, landlords must ensure the rental unit maintains the following
standard characteristics to be considered habitable:
•Effective waterproofing and weather protection of roof and walls
•Functioning plumbing and gas facilities
•Hot and cold running water
•Electrical lighting
•Common areas kept sanitary and free of garbage and vermin
•Floors and stairways in good repair
23
Habitability Requirements for Rental Units
•State law also provides a variety of conditions that constitute substandard housing.
These include:
•Lack of adequate electrical or plumbing infrastructure
•Lack of adequate heating systems
•Spaces that do not meet building code standards
•Pest infestations
•Visible mold growth as determined by a public health or code enforcement officer
•Tenants have the right to bring lawsuits against a landlord for failure to maintain the
unit in a habitable condition.
•If a tenant withholds rent due to lack of habitability, the tenant may have a defense
to an eviction brought for non-payment of rent.
24
Code Enforcement of Substandard Housing Complaints
•Tenants can submit substandard housing complaints to City Code
Enforcement
•Complaints can be submitted online, through Ask SLO, or by email/phone
•Per state law, upon any complaint of substandard housing, City is required
to inspect the building or unit
•If the complaint is found to be valid, Code Enforcement shall provide a
Notice of Violation or Notice to Correct to the property owner
•Should a code enforcement officer determine that the defects or violations
have the potential to affect other units of the building, the officer must make
efforts to reasonably attempt to inspect other units at the property
25
Code Enforcement of Substandard Housing Complaints
•In 2024 and 2025, Code
Enforcement staff received a
combined total of 180
substandard housing
complaints.
•77 complaints were verified
by staff, meaning that
violations were observed
during inspections.
•Verified complaints included
the following issues:
Verified Complaint Reason Percentage of
Complaints
Mentioned
Mold/Moisture/Leak 34%
Pest Infestation 27%
Structural/Safety Hazard 22%
Illegal/Unpermitted Units or
Conversions 14%
Lack of Utilities 13%
Habitability/Substandard
Conditions 31%
Accessibility /Disability Issues 5%
Trash/Unsanitary Exterior 6%
26
Enforcement of Renter Protections
•Tenant Protection Act is enforced through the civil court system.
•If the City adopts a just cause and/or local rent stabilization ordinance,
proactive enforcement would then be the responsibility of Code
Enforcement and City Attorney’s Office.
•Significant additional resources and legal support would be necessary
27
Potential Policies, Programs,
and Resources for Further
Renter Protections
28
Potential Program: Rental Registry
•City has few data sources regarding rental housing
•Rental Registry is a database of all rental housing units in the City, with
associated information collected
•Typically, registries require annual registration to provide current information to
City
•Most registries are software-based solutions
•Data could inform future land use decisions, Housing Element, as well as
future City policies/programs regarding rental housing
29
Potential Program: Rental Registry
•Information collected in a rental registry could include any of the following:
•Owner information
•Tenant information including frequency of tenant turnover
•Property characteristics –age, number of units, square footage
•Rent amount
•Lease language
•Property rules and policies (ex: pets, smoking)
•Fees not included in rent such as utilities, parking, pet, application
•City code enforcement data
•City permitting data
30
Potential Program: Rental Registry
•In discussion with other cities that have implemented a rental registry, staff
received the following process recommendations to ensure success of this
tool. These include:
•Robust levels of community engagement
•Staff capacity building and training well ahead of registry implementation
•A long roll-out process of the rental registry of a year or more
•Community workshops and “office hours” with staff to assist property owners
with signing up for the registry
•Keeping the rental registry roll-out sequenced separately from
implementation of other rental protection strategies
31
Potential Program: Rental Registry
•Through outreach to stakeholders and community groups on the topic of
rental registries, the following concerns were identified:
•Privacy of information collected, especially if there is a public-facing
component of the registry.
•Accuracy of information collected from property owners.
•Delays in collecting information due to communication barriers between
property owners, managers, and tenants.
•Potential for rental registry fees to be passed on to tenants, thereby
increasing housing costs.
•Noncompliance from property owners leading to an ineffective registration
rate of the rental registry.
32
Potential Program: Rental Registry
•The City currently requires a business license for all rental properties.
•The business license database is managed by City’s Finance Department
•There are currently 2,619 active business licenses for rental properties in the
City.
•Some of these licenses are for multiple properties/units.
•Business license currently includes: owner name, address, property address
and short description.
•The business license intake process could be modified to include further data
fields such as: property age, number of bedrooms per unit, rent amount, or
other basic information.
33
Potential Program: Rental Registry
•There are key differences between the City’s business license database and a
potential rental registry. These include:
•Business license information is self-reported. Rental registry would have a
roll-out process with outreach and possible enforcement.
•Business license database is a spreadsheet of information. Rental registry
would likely use a software-based solution, with a map-based interface
•Rental registry could provide important insights, such as:
•Neighborhood-specific rent trends
•Breakdown of landlord types (corporate vs. private, large vs. small, local
vs. out-of-town)
•Breakdown of students vs. families in specific neighborhoods
34
Potential Program: Rental Registry
•Resource need: Medium (2-3 FTE, 150k-300k per year)
•Rental Registry Study Session tentatively scheduled for February
35
Potential Policy: Adoption of Local “Just Cause”
Eviction Protections
•Cities such as Oxnard, Ojai, Pomona and others have implemented local
“just cause” eviction ordinances.
•This is intended to supplement the protections of the state Tenant Protection
Act
•Ordinances provide clear and more robust criteria for evictions
•Local ordinances make regulations locally enforceable under city municipal
code
36
Potential Policy: Adoption of Local “Just Cause”
Eviction Protections
•Local ordinance could include any of the following elements:
•Ensuring permanent eviction protections
•Extending eviction protections to tenancies shorter than 12 months
•Extending “just cause” eviction protections to all housing types in the City
beyond Tenant Protection Act covered units.
•Establishing additional protections related to “just cause” evictions.
37
Potential Policy: Adoption of Local “Just Cause”
Eviction Protections
•Tenant Protection Act sunsets in 2030
•State could extend term of TPA through new legislation, similar to other
housing legislation
•When local jurisdictions adopt eviction protections into their municipal code,
it becomes City’s responsibility to enforce regulations
•Enforcement could include citations, fines
•Violation of City’s ordinance could be a defense to an eviction in court
38
Potential Policy: Adoption of Local “Just Cause”
Eviction Protections
•City could consider imposing tenant protections prior to the 12 months
currently allowed under Tenant Protection Act
•City may establish local ordinance that requires landlords to prove “just
cause” for eviction sooner than 12 months into the tenancy
•Cities such as Los Angeles, Oceanside apply eviction protections at the
expiration point of the original lease or after 6 months of continuous
occupancy, whichever comes first
39
Potential Policy: Adoption of Local “Just Cause”
Eviction Protections
•City could consider extending just cause eviction protections to all housing
types in the City, not just Tenant Protection Act (TPA) covered units
•TPA covered units: multifamily housing greater than 15 years old and single-
family units owned by a corporation (36% of City housing stock)
•Cities such as Oxnard and Oakland have extended eviction protections to
single-family homes but exempt new housing and/or owner occupied housing
from the protections.
40
Potential Policy: Adoption of Local “Just Cause”
Eviction Protections
•Under the existing Tenant
Protection Act, there are
various grounds for
establishing “just cause”
evictions, including “at-fault
and “no-fault” reasons.
At Fault Reasons No Fault Reasons
Nonpayment of rent Owner/family “intent to
occupy”
Breach of material lease
terms
Withdrawal of the
residential real property
from the rental market
Maintaining a nuisance Intent to demolish or
substantially remodel the
property
Criminal activity on
premises
Assigning or subletting
against lease terms
41
Potential Policy: Adoption of Local “Just Cause”
Eviction Protections
•The City could require additional clarity related to just cause evictions and provide
additional protections. This could include requiring the following:
•Extended notices of termination beyond what is required by state law
•Greater amounts of relocation assistance beyond TPA-required 1 month’s rent
•Compliance with Ellis Act for multi-family housing units withdrawn from the
market
42
Potential Policy: Adoption of Local “Just Cause”
Eviction Protections
•Resource need: High (3+ FTE, $300k+ per year)
•Extensive outreach and discussion needed to create and implement policy.
43
Potential Policy: Adoption of Local Rent Stabilization
Ordinance
•City could consider expanding rent stabilization beyond the provisions of the
Tenant Protection Act to further stabilize rent prices for the community. This
could include:
•Establishing a lower maximum rent increase for properties covered by the
Tenant Protection Act, instead of the 10% or 5% plus CPI currently allowed.
•Examples: Berkeley –2%, Concord, 5%
•City cannot expand rent stabilization to housing units beyond those already
subject to Tenant Protection Act due to Costa-Hawkins Act.
44
Potential Policy: Adoption of Local Rent Stabilization
Ordinance
•Resource need: High (3+ FTE, $300k+ per year)
•Extensive outreach and discussion needed to create and implement policy.
•Enforcement process needed for illegal rent increases
45
Potential Policy: Smoke-Free Multifamily Housing
Ordinance
•State law regulates smoking in a variety of building types, but not multifamily
housing.
•101 cities in California have implemented ordinances regulating smoking in
multifamily housing.
•Local ordinance could provide protections to multifamily housing tenants from
health effects of secondhand smoke from neighboring units.
46
Potential Policy: Smoke-Free Multifamily Housing
Ordinance
•Rental registry could provide data about properties that are nonsmoking vs.
allow smoking.
•Enforcement, education, and equity are the largest challenges to
implementation.
•Resource need: Low (0-2 FTE, $50-150k+ per year)
47
Potential Resource: Renter & Landlord Education
•Community stakeholders agreed that there is a need for increased education
for both landlords and tenants.
•City Code Enforcement Division provides safe housing information and
materials to Cal Poly/student community
•Cal Poly offers Educated Renters Certificate Program
•Resource need: Low (0-2 FTE, $50-150k+ per year)
48
Potential Resource: Mediation & Legal Resources
•SLOLAF offers no-cost assistance to income-qualifying tenants.
•City previously financially assisted with Creative Mediation services, which
closed in June.
•City is actively collaborating with SLO and Monterey College of Law to re-
start a local mediation program.
•Cal Poly ASI offers free 15-minute legal consultations.
•Some cities directly provide mediation services.
•Resource need: Low (0-2 FTE, $50-150k+ per year)
49
Potential Program: Direct Rental Assistance to Households
Facing Eviction
•Rental assistance can help stabilize households that may face eviction due to
nonpayment of rent
•This assistance often keeps households from facing homelessness
•Funds come from state, county, and City sources
•City awarded funding through Human Services Grants to 5CHC/CAPSLO
•$20k annually
•Other cities leverage state loan programs/grant funds or provide assistance
directly from General Fund.
•Resource need: Low (0-2 FTE, $50-150k+ per year)
50
Potential Program: Safe Housing Checklist
•State law provides specific list of substandard housing conditions
•City has existing checklist available on City’s website listing these conditions
•This checklist could be a resource for tenants to verify that their housing is
safe and submit requests for potential violations to Code Enforcement
•Completion of the checklist by both landlords and tenants could be a
requirement of rental registry
•Complaint-based system may not be able to capture or correct all
substandard conditions in the City
•Resource need: Low (0-2 FTE, $50-150k+ per year)
51
Potential Program: Pilot Green & Healthy Home Program
•City participated in Healthy Housing Innovation Cohort through National
League of Cities
•Buildings Upgrade Prize through Department of Energy granted $400k for
weatherization and appliance upgrades to 4 mobile homes
•City was awarded $20k from national competition
•Program could be further developed with additional grant funding.
•Resource need: Low (0-2 FTE, $50-150k+ per year)
52
Summary and Next Steps
53
Summary
•Work plan for Community Development Department includes another study session in winter to
focus specifically on rental registries, as well as a study session on code enforcement priorities
related to safe housing
•Staff have identified next steps that will be conducted
•There is no funding or staff resources identified or available to develop other policies that have been
identified in the study session, particularly local rent stabilization or eviction protection ordinances.
54
Strategic Next Steps
I.Direct staff to return to the City Council with an Ordinance to remove the long-term lease
exemption as part of a broader clean-up of the MHPRSO
II.Hold a study session specific to rental registries to gain public feedback regarding
potential program design that would be successful for the unique rental housing
characteristics of SLO.
III.Proactively develop a revised safe housing checklist for both landlords and tenants to be
used for information and education, that could apply to other potential future applications
such as a rental registry or required notifications per a local ordinance
IV.Proactively determine the feasibility and effectiveness of the Green and Healthy Home
program to include resources for housing stability and eviction protection.
55
Recommendation
Receive a presentation and conduct a study session on rental housing and renter
protections, including existing protections as well as options to establish programs
and policies that promote safe and stable rental housing.
56
57
Santa Barbara
•Amended existing tenant protection ordinance in April 2025
•Caps rents charged to tenants who exercise their right to return following an eviction due to a
substantial remodel
•Requires landlords to obtain independent verification that a proposed substantial remodel
requires eviction of the tenant
•Requires a new owner of a rental property having 5 or more units to wait one year before
initiating evictions to demolish or substantially remodel the units.
•City has a Rental Housing Mediation Program -three full-time Staff and a Board of fifteen
trained community volunteers appointed by the Santa Barbara City Council
58
Goleta
•2025 City amended and made 2023 urgency Tenant Protections permanent
•Local Just Cause with optional early tenant alert notice 60 –days prior to issuance of just-cause
notice
•Mandatory offer of a one-year lease
•Mandatory right-of-first-refusal to re-rent vacated unit
•Relocation assistance payment of $8k or 2-mos rent whichever greater for no-fault terminations
•Housing program information included with notice of termination
•Anti-harassment provisions and legal remedies
59
City of Concord
•2024 amended tenant protection program to increase just cause protections, expand rent
registry and establish a rent stabilization program.
•Units subject to rent stabilization (MF units built prior 1995) allowed 5% increase effective
Aug 2025 (replaced previous 3% or 60% CPI)
•Just Cause
•Applies landlords who rent 3+ SF homes or Condos
•All rentals required to participate in rent registry
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Key Findings
1.Public engagement prior to and during roll-out of rental registries or other tenant and
landlord protection programs are critical to success. Rental registries and rental protection
programs should be implemented separately. Rental registries should be considered first,
as they can provide important information regarding the necessity and/or effectiveness of
further rental protection programs.
2.The City can gather basic data on households and housing stock via existing data sets but
has limited data on rental housing and renter demographics in the community.
3.Less than 36%of the total housing units in the City may be subject to existing tenant
protections under the state Tenant Protection Act.
61
Key Findings
4.Changes in State Law necessitate an update to make minor clarifications in the Mobile Home Park Rent Stabilization Ordinance to ensure continued protection of renters in mobile homes in the City
5.Establishment of local renter protections beyond the TPA would be enforced by the City and require careful consideration of necessary resources to support enforcement and education surrounding local changes.
6.If the City adopts tenant protections through a local ordinance, the City would be the enforcing agency for the local ordinance instead of current reliance on civil remedies, requiring increases in staff, budgetary, and legal resources.