Rent Control - City of Santa Monica

Rent Control News is published by the Rent Control Board of the City of Santa Monica

Rent Control Welcomes New Commissioners

Last November’s election returned Commissioner Jennifer Kennedy to the Rent Control Board and elected two longtime Santa Monica residents to serve.

Zelia Mollica and Marilyn Korade-Wilson--both dedicated community activists--come to the Board with an understanding of housing issues and how they affect the stability and diversity of Santa Monica.

Marilyn Korade-Wilson, a retired public school teacher and administrator, served as the Chairperson of the Commission for the Senior Community. She has volunteered for many years in various community organizations. She answered a tenant hotline, counseled tenants and served as a court observer. Marilyn brings leadership and negotiating skills she has developed over the years to enhance her work supporting the viability of rent control and ensuring a fair and impartial administration of the Rent Control Law.

Zelia has lived in Santa Monica for 37 years, first as a renter and now as a homeowner. She serves on the board of LA Voice, a community organization that addresses a variety of social issues, including affordable housing. Her skills as a professional bookkeeper will be useful in her new role as commissioner. Zelia is concerned about the loss of affordable housing in Santa Monica, is dedicated to fair enforcement of the Rent Control Law and hopes to promote good relationships between tenants and landlords.

City Program for Senior Homeless Prevention and Rental Assistance for Chronically Homeless Seniors Begins

A City program to help two groups of Santa Monica seniors— those on the brink of becoming homeless and those already homeless—began accepting clients in March 2007. With funds set aside by the City Council, the initial goal is to prevent senior households from becoming homeless and to place Santa Monica’s homeless seniors in long term housing.

HOMELESS PREVENTION
Local agencies reported an increasing number of Santa Monica seniors who are either being evicted or are moving from their apartments due to a short-term financial crisis, most often related to medical expenses. The homeless prevention program is designed to aid households, headed by a tenant age 55 or older, with a one-time emergency grant of up to $2,000. The senior must show proof of residency in Santa Monica for at least six months, demonstrate financial need and show that the household can afford to remain in the unit after this crisis. A wide range of case management services will be provided by local service providers and involvement with case management is required for participants. Households that cannot afford to remain in the unit may be assisted in finding affordable housing.

CURRENTLY HOMELESS
Homeless seniors are being targeted for assistance because of their higher vulnerability to disease and higher safety risks. Rental housing subsidies will be provided to homeless seniors who are in the Chronic Homeless Program or who can document having received services in Santa Monica for a minimum of one year, usually through contact with a social service agency. Participation in intensive case management is required.

The program was designed by City staff and representatives from Santa Monica Legal Aid, St. Joseph Center, Ocean Park Community Center and the Chronic Homeless Pilot Project.

For more information on eligibility requirements, applications or referral information contact Jody Gilbert, Senior Housing Specialist, Santa Monica Housing Authority at (310) 458-8740.

UPCOMING RENT CONTROL DATES

MAY: Mailing to Tenants: A postcard stating the Rent Control Board’s record of each unit’s current maximum allowable rent will be mailed to tenants in mid-May. The amount listed will not include surcharges, such as the Rent Control registration fee, school district taxes and the stormwater management fee, which may total up to $25 for apartments (and more for condominiums). Please review the information carefully, and if there is more than a $25 difference between what you’re paying and the amount listed on the postcard, call an Information Coordinator at the Rent Control office.

PUBLIC HEARING on Proposed General Adjustment, Budget and Registration Fee, JUNE 7, 7 p.m. City Hall: After hearing from the public, the Rent Control Board will discuss and determine the annual citywide rent increase (general adjustment), the budget for 2007-2008 and the registration fee for the coming year. Owners may implement the annual rent increase for most units on September 1, 2006 following proper written notice to tenants.

SUMMER MAILINGS, late June: Information will be mailed to owners and tenants in late June regarding the September rent increase, the registration fee and allowable surcharges, and other important Rent Control information.

REGISTRATION FEE PAYMENT DUE AUGUST 1^st: The bill for registration fees will be mailed to owners in late June or early July. Fees must be paid in full by August 1^st.

First Seminar for Tenants: May 2007

Rent Control staff will present the first seminar for tenants on May 15, 2007. Participants will learn about issues of interest to tenants and will receive a booklet summarizing the topics covered as well as informational handouts.

The following will be discussed:

What is rent control?

What rent must be paid?

What eviction protections does rent control provide?

What amenities are included in the rent?

What maintenance must be provided?

What services are available through the Rent Control Office?

The presentation will be followed by a question and answer session.

May 15, 2007, 6:30 to 8:30 P.M.
SANTA MONICA MAIN LIBRARY, MLK, JR. AUDITORIUM
601 Santa Monica Blvd., Santa Monica

To pre-register for the seminar, contact Norma Diaz at 310-458-8751 or email rentcontrol@smgov.net

RENT CONTROL 101: Seminars for Owners

Rent Control staff have presented seminars geared toward new owners of Santa Monica rental property since last summer. Attendees learn basic information about the Rent Control Law with a focus on avoiding common pitfalls that may occur. Handouts include a booklet summarizing the rent control topics covered, as well as various other informational handouts. All interested persons are welcome to attend.

Topics include:

Rents and amenities

Maintenance of rental property

Eviction limitations

Restrictions on change of use

Services available through the Rent Control Office

The presentation is followed by a question and answer session.

Past seminars have been attended by as many as 60 participants including new owners of rental property as well as experienced owners, managers, realtors, prospective owners and tenants. Participants report that they learned about the topics of interest to them.

Upcoming Seminars:
April 17, 2007, 9:30 a.m. to 11:30 a.m.
July 10, 2007, 6:30 p.m. to 8:30 p.m.

Location:
Santa Monica Main Library,
601 Santa Monica Blvd.,
2^ndFloor Multipurpose Room

DVD of Owner Seminar
A DVD of the owner seminar presented in January 2007 is available from the Rent Control Board for $10. Included with purchase is a copy of the Power Point Slide booklet for the seminar.

To register for a seminar or for information about purchasing the DVD, contact Norma Diaz at 310-458-8751 or email rentcontrol@smgov.net

RENT CONTROL WEB SITE
NOW AVAILABLE IN SPANISH
Visit us at: www.smgov.net/rentcontrol

This month, the Rent Control Board launched a Spanish-language version of its web site. From the homepage, users simply click on the "Español" button to view Rent Control information in Spanish.

Visitors to the Rent Control home page will find information on a variety of topics including: owning and renting in Santa Monica; services and forms; frequently asked questions; access to the Agency's maximum allowable rent database by entering an address; recent reports; meeting agenda and minutes; and recent changes in the Rent Control Law. Many of the Board's forms may also be downloaded from the site.

Please join the thousands of users who have found Rent Control information on the Board’s website. Bilingual Information Coordinators are also available to answer questions by telephone at 310-458-8751 or in person in room 202 in City Hall.

RENTER ASSISTANCE CLAIM: STILL TIME TO APPLY FOR 2006

The deadline for qualified California renters to file their 2006 Renter Assistance Claim is June 30, 2007. This refund from the State is based on property taxes the tenant pays indirectly through rent. It is different from the Renter’s Credit claimed on the state income tax return. The 2006 claim is based on income received in 2005. To qualify a tenant must have met the following qualifications in 2005:

√ The tenant was at least 62 years of age, or disabled, or blind;

√ Rent was paid in 2005 for their unit in California which was their principal place of residence;

√ The total household income in 2005 was $40,811 or less;

Qualified renters may receive between $15 and $347.50, depending on their income.

Forms are available at the Rent Control office, at WISE Senior Center in Santa Monica, and from the Franchise Tax Board at www.ftb.ca.gov or by calling 1-800-868-4171. Seniors may call WISE to make an appointment for assistance in filing out the Renter Assistance Claim form at (310) 394-9871, extension 415. Ask for Marcy.

Homeowners and condominium owners who meet similar income eligibility requirements may file a Homeowner Assistance Claim. Information for homeowner’s regarding this claim is also available at www.ftb.ca.gov or by calling 1-800-868-4171.

New Requirements for Obtaining an Owner-Occupied Exemption

Owners who live on their two or three-unit property may be eligible to receive an owner-occupied exemption from the Rent Control Law. The exemption requires an application to--and approval by--the Rent Control Board.

The Rent Control Board recently changed the application procedures for obtaining an owner-occupied exemption. Regulation 12053(c) was amended to state that an owner must now reside continuously on the property, as his or her principal place of residence, for at least 120 days before applying for an exemption.

A copy of Chapter 12 of the Rent Control regulations, which describes the procedures and requirements for obtaining an owner-occupied exemption, three units or less, may be obtained from the Rent Control Agency or viewed on-line at www.smgov.net/rentcontrol