HomeMy WebLinkAbout12-16-2014 SS1 PresentationRental Housing Inspection Program
Options
City Council Study Session – December 16, 2014
1
Recommendations
Receive a presentation on Rental Housing Inspection
Program policy options.
Provide direction to staff regarding initiation of an
ordinance and specific options to pursue.
2
Background
Neighborhood Wellness 2013-15 Major City Goal
Pursue a Rental Housing Inspection Program
Methodology
Survey other cities
Community outreach
City Council Study Session
Development of a proposed program with stakeholders
Return to Council
Ordinance, Budget, Implementation Plan
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Growth of Rental Properties in San Luis Obispo
(1980- 2010)
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53%
44%
42%
38%
47%
56%
58%
62%
30%
35%
40%
45%
50%
55%
60%
65%
1980 1990 2000 2010
Owner Occupied
Rental
Trend
Outcomes
Provide for safe, livable and attractive neighborhoods
Promote public health and safety by the elimination of
substandard conditions
Promote community standards for maintenance of
properties
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Rental Housing Inspection Programs
Are systematic programs that include the periodic inspection
of rental properties to insure compliance with State and Local
Housing, Building, Fire and Zoning Codes
Authority
- California State Housing Law (Ca HSC 17910-17998.3)
- Mandates Local Enforcement (Ca HSC 17961)
- Local Enforcement may include inspection of
existing buildings absent any complaint (HSC 17920(e))
- Provides for minimum maintenance standards for
housing
- Defines what constitutes “Substandard” conditions
Code Enforcement Cases in
Residential Zones - 2013
Zone No. of Cases Percentage of
Total Cases
Violation Rate
(per 1000
units)
R1 and R2 Zones 652 80% 139
R3 and R4 Zones
162 20% 20
TOTAL 814
Violation Type Number of Violations
Substandard Housing 281
Unpermitted Construction 115
Land Use/Zoning 88
Occupancy Violations 73
Property Maintenance 850
Miscellaneous 31
TOTAL VIOLATIONS 1449
Code Enforcement Cases in
Residential Zones - 2013
Existing Fire Inspection Program
Annual inspections of multi-family rentals
(Ca Health & Safety Code, Sec. 13146.2(a)
Purpose: To insure compliance with State Fire Safety requirements.
Scope of Inspections:
Fire alarm systems
Fire sprinkler systems
Fire extinguishers
Inspection of common areas for fire hazards, exiting, and fire access issues
Fire inspectors do not inspect the interior of all units.
They typically spot check vacant units and conduct
interior inspections if Fire Code violations are
suspected.
Program Variables
Common variables of the various surveyed programs in
other cities included:
Scope of Inspections
Frequency of Inspections
Fees charged
Incentives/Disincentives
Exemptions
Implementation Strategies
Scope of Inspections
Scope of Inspection Number of Cities
Exterior only 2
Interior and exterior 19
Exterior with interior under certain conditions
(reasonable belief, complaint, blighted areas,
etc.)
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No response 1
Recommended Best practice: Interior and exterior inspections
Frequency of Inspection
Inspection Cycle Number of Cities
Annual 8
18 month 1
3 years 6
3.5 years 1
4 years 5
5 years 3
no response 1
Recommended Best Practice: 3 year inspection cycle
Fees
Recommended Best practice: Set base fees at full cost recovery level
consistent with the City’s adopted policies regarding fee recovery.
Fee Type Fee Amount
First Inspection $0 - $272 per Single-family dwelling
$0 - $337 + $24 per unit Multi-family
Reinspections $0 - $335 per inspection
Penalties/Fines (noncompliance) Up to $1000 per violation
Incentives/Disincentives
Recommended Best Practice: A self-certification program, high fines
and reinspection fees, and abatements.
Incentives Disincentives
Self-certification after passing
initial inspection
High fines or reinspection fees.
A threshold for allowing self-
certification period.
Withhold water, gas, and electric
utilities.
Training for landlords and
tenants
Abatement proceedings and
legal remedies.
Reduced fines for
participation in training
Amnesty for Illegal Units
Potential Exemptions
1.Owner-occupied, spouse or immediate family members
2.Units in Mobilehome parks
3.Newly constructed dwellings (3-5 years)
4.Publicly owned housing
5.Legal second dwelling units.
6.Units governed by HOA’s
7 . Housing inspected by other govt
agencies (section 8)
Suggested Best Practice: Exemptions 2 and 4 above.
Implementation Strategies
Random selection of rentals for inspection (lottery)
Prioritizing inspections by impacted neighborhoods
Prioritizing inspections by “problem properties” based on past
violations
Windshield survey of neighborhood condition with objective
scorecard
Police calls for service
Inspecting a percentage of a landlords properties in a given
period
Recommendation: Prioritize inspections by area based on
the incidence of problem properties.
Program Options
Option 1: Basic Program - Create a RHIP for
Single-family and duplex rental units only
Option 2: Expanded Program - Create a RHIP for
Single-family and duplex rental units, and expand the
Fire Department’s Multi-family Inspection Program
Recommendation: Option 1 Basic Program
Recommendations
Receive a presentation on Rental Housing Inspection
Program policy options.
Provide direction to staff regarding initiation of an
ordinance and specific options to pursue.
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Discussion…
Public Comment…
Decision Points for Council…