Costa–Hawkins Rental Housing Act

234: 1069: 402:(SFRO), enacted in 1979 as an emergency ordinance amending the San Francisco Administrative Code. It found that, in the face of tight markets and significant rental increases prior to rent control, "some tenants attempt to pay requested rent increases, but as a consequence must expend less on other necessities of life. This situation has had a detrimental effect on substantial numbers of renters in the City, especially creating hardships on senior citizens, persons on fixed incomes and low and moderate income households". 790: 569:(such as non-payment of rent, or a tenant-created nuisance). A city may require some form of "just cause" be noticed by an owner in order to terminate. But "just cause" is not required of evictions under state law. Other justifications may constitute "just cause", e.g.: (a) pursuant to government order; (b) to allow the owner's family to occupy the unit. Owners claim these laws limit their ability to deal with problem tenants who disturb their neighbors, e.g., by nuisance, domestic violence, criminal activity. 1173:, the authors opined that "ommunities across California continue to confront the challenge posed by a scarcity of housing, particularly of affordable housing. In the last several decades, housing production in the state has lagged behind population and job growth, resulting in a housing deficit. ... While all citizens feel the impact of this housing shortage at some level, those with incomes at the lowest end of the economic spectrum of often bear the brunt of the shortage." 493: 193:, the leader of the Prop. 13 'taxpayer revolt', as well as of the California Apartment Association, had suggested that landlords would lower rents if Prop. 13 passed. Many voters were said to have thought that Prop. 13, by lowering landlord property taxes, meant lower rents. The CHC, fearful of a tenant backlash if landlords failed to follow through, decided to oppose Prop. 13. Despite post-election efforts by Gov. Brown and the CHC, few landlords lowered their rents. 80:

Angeles would have been capped at 8.3%, and in San Francisco at 9%. The increases are pegged to the rental rate as of March 15, 2019. The new law does not apply to buildings built within the prior 15 years, or to single-family homes (unless owned by corporations or institutional investors). It also includes a requirement to show "just cause" for evictions, and retains "vacancy decontrol", meaning that rents can increase to market rate between tenants. Many

411: 205: 1229: 1132:

minimum period (e.g., 36 continuous months). In such event, the Costa–Hawkins Act will thereafter decontrol the unit, i.e., allow it to be rented at market rate. Such decontrol is limited to "just cause" terminations, or where the prior tenant freely decides to moves out. The owner cannot, therefore, without "just cause" initiate the termination of a rent-controlled tenancy, then rent it at market rate to a new tenant.

984: 5326:

professor of affordable housing and urban policy at UC Berkeley's Terner Center for Housing Innovation. Nationally, Galante noted, 37 percent of the rental housing stock consists of single-family homes. "That puts lots of pressure on the situation," she said. "You've got a large number of owners of that rental stock, and you have more people who would be concerned about price controls."

1180:(HAA) was recently strengthened by amendments. Its 2016 version states: "(a) The legislature finds and declares all of the following: ¶(1) The lack of housing, including emergency shelters, is a critical problem that threatens the economic, environmental, and social quality of life in California. ¶(2) California housing has become the most expensive in the nation. ... ." 1386:

rent control) showed that existing tenants in the vacancy control cities had lower rents and longer tenure than in the comparison areas. Thus, the ordinances helped protect the existing tenants and, therefore, increased community stability. However, there were fewer new rental units created in the border areas of the vacancy controlled cities over the 10-year period.

1343: 1382:

California prior to 1997, both types were allowed (the Costa/Hawkins bill of that year phased out vacancy control provisions). A 1990 study of Santa Monica, CA showed that vacancy control in that city protected existing tenants (lower increases in rent and longer stability). However, the policy potentially discouraged investors from building new rental units.

685: 514:(CPI). Since 1980 in California the CPI has generally been lower than 5%. Examples of rent control ordinances using CPI as an index: Oakland, Mountain View, Richmond. In San Francisco the SFRO limits annual increases to the lesser of 60% of the CPI or 7% of existing rent. Similarly, the Berkeley Rent Board allows an annual increase of 65% of CPI. 5195:, Oct. 25, 1995. Accessed 2011-11-9. According to Brinklow, ACCE suggested that “median rents are higher in California than any other state in the country.” Brinklow agrees that it's true by many measures, but writes that Hawaii's is highest, where "the median price on a single bedroom home is $ 1,500/month, to California's $ 1,410." 1085:, the appellate court affirmed the trial court's judgment. Commentary on the case states that Costa–Hawkins, "as written, does not permit vacancy decontrol until all lawful occupants vacate the premises." This, despite the landlord's argument that this constituted an intergenerational tenancy of a rent-controlled premises. 4814:, Oct. 22, 2018. "Academic researchers, state analysts and California's gubernatorial candidates agree that the fundamental issue underlying the state's housing crisis is that there are not enough homes for everyone who wants to live here. The problem, a new poll finds, is that the public doesn't believe it." (p.B1). 1612:

The 'newly constructed' designation may be more complicated than it appears. Any rental units built after the 1995 Costa-Hawkins Act would be exempt. But also, with regard to cities with existing rent control ordinances, the Act counts as "new construction' any built after that ordinance was enacted.

1463:, could commence or continue, a judgment against a tenant could not result in an order to evict. On March 16, by N-28-20, Newsom allowed California cities to write local ordinances to craft their own moratoriums. On June 30, Newsom by N-71-20 extended the original moratorium until September 30, 2020. 1131:

of the notice. One accepted way for a landlord to take possession of a rental unit is to use an "owner move-in" eviction, which is recognized as "just cause" to terminate a rent-controlled tenancy. Of course, the landlords are then required to move in and make the rental unit their residence for some

890:

The power to determine most of the elements of rent control (mentioned above) were left to the cities by the Act. Cities remain in control of changes to the rental amount of a tenancy, under constitutional limits. Cities possess a substantive jurisdiction to regulate evictions, and an owner's ability

307:

The Act exempts from rent control: single family dwellings, condos, and new construction. It prohibits local government regulations re "vacancy control" in most situations. For the five cities with "vacancy control" in 1995 the Act is phased-in. It situates government contracts with owners about rent

4444:

Barclay & Gray (2014) re rentals in inclusionary housing. Owner contracts with city re density bonus: for each affordable unit included, an extra market-rate unit (Barclay, pp. 439–440). Exceptions re Act ∮∮ 1954.52(b) and 1954.53(a)(2) (Barclay, p.435). Incentives and concessions to developers:

1393:

measures in 490 California cities and counties (including all the largest ones) showed that rent control was stronger than individual land use restrictions (but not the aggregate effect of all growth restrictions) in reducing the number of rental units constructed between 1980 and 1990. The measures

1333:

Carol Galante, a professor of urban policy at UC Berkeley's Terner Center for Housing Innovation postulated that Prop 10 may have been defeated because it would have opened the door for government regulation of rents on single-family homes; because 40% of the rental housing stock nationwide consists

488:

A maximum permitted price increase may be expressed as a percentage of the existing rent. For example, Alameda 5%, Hayward 5%, Los Angeles 3%, Los Gatos 5%. In 2016 San Jose lowered the allowable annual rent increase from 8% to 5% of existing rent. In 2017 in Beverly Hills by an emergency ordinance,

281:

Although understood as limiting rent control, an agenda more favored by Republicans, some Democrats supported the Act. The pro-tenant Western Center on Law and Poverty (WCLP) had endorsed several features of the Bill that served tenant interests: the prohibition of rent increases "if serious health,

1494:

Over 150 California cities and counties have since enacted eviction moratoriums to be effective during the pandemic emergency. Such local ordinances may impose more restrictions than the State moratorium. The Counties of Los Angeles, Ventura, and San Bernardino have adopted such legislation, and as

1056:

the Landlord contended that this Costa–Hawkins exemption applies to buildings converted from apartments to condominiums (both residential uses), when a new certificate is issued for the latter. The court reasoned that the purpose of the statute's exemption is to promote construction and development

1036:

housing for low income households, hence in effect setting their rent amount. Yet it allows for state oversight by a review (per a feasibility study) of such municipal requirements if applicable to over 15% of the units of a development project. Governor Brown then signed the bill which was among a

979:

case thus removed rentals from the usual formula of inclusionary housing. Critics claimed, however, that the appellate court's opinion was "widely viewed as a misapplication of the Costa–Hawkins Act to a situation it was never meant to address." It sparked a political response in 2013 that aimed to

426:

its analyst Stephen Holloway commented on the constitutional and legal context of rent control, specifically between the state and local governments (e.g., cities). When Costa–Hawkins was enacted, existing California law made "no statutory provision for, but does not prohibit, the adoption of local

1438:

The authors also noted that "...forcing landlords to provide insurance against rent increases leads to large losses to tenants. If society desires to provide social insurance against rent increases, it would be more desirable to offer this subsidy in the form of a government subsidy or tax credit.

1143:

the notice, then entered into a move-out agreement with the tenant, in which the tenant recited that he was not moving out because of the prior notice. The landlord, however, did not move-in, but instead rented the premises to a new tenant. The Berkeley ordinance in question, when applied to these

910:

case 'unexpectedly' upset local laws for inclusionary zoning per rental units. A few other cases are also discussed here. There remain questions about how to apply the Costa–Hawkins statute within the larger legal framework, e.g., its possible interaction with various, adjacent state statutes, and

196:

Across California urban tenants formed numerous local groups, which quickly grew in intensity and strength. Tenant activists organized political agitation directed at state and city government. Gov. Brown's new 'tenant hot line' was getting 12,000 calls a day. "In response to tenant pressure, rent

2640:, at Stanford Law School SCOCAL website. Accessed 2017-10-17. Here, while elements were found to be unconstitutional, the California Supreme Court held generally that "an emergency is no more necessary for rent control than for other forms of economic regulation which are constitutionally valid". 2005:

Dreier (1997), Part II, at section "The Politics of Deregulation in California", Roberti anti-Costa at ¶¶ 2–3, Roberti term limits at ¶¶ 5–7, Costa in Assembly at ¶¶ 1–2, Costa in Senate at ¶¶ 6–9, tenant advocacy weak at ¶3, 9; at section "Rent Control in California", Roberti rent control at ¶3,

1385:

A 2000 study that compared the border areas of four California cities having vacancy control provisions (Santa Monica, Berkeley, West Hollywood, East Palo Alto) with the border areas of adjoining jurisdictions (two of which allowed vacancy decontrol, including Los Angeles, and two of which had no

1381:

Historically, there have been two types of rent control - vacancy control (where the rent level of a unit is controlled irrespective of whether the tenant remains in the unit or not) and vacancy decontrol (where the rent level is controlled only while the existing tenant remains in the unit). In

285:

The WCLP, however, was against the bill. Especially it sought to organize the opposition, to "piece together a coalition" of scattered local groups (tenants, senior citizens, religion affiliated), together with the California cities with rent control. Accordingly, Santa Monica, Berkeley, and West

79:

In 2019, the California legislature passed and the governor signed AB 1482, which created a statewide rent cap for the next 10 years. The Tenant Protection Act of 2019 caps annual rent increases at 5% plus regional inflation. For example, had the bill been in effect in 2019, rent increases in Los

5376:

The Los Angeles-based nonprofit AIDS Healthcare Foundation is bankrolling its most expensive attempt yet to expand rent control. The measure would permit communities to adopt greater protections by allowing limits on rent increases in buildings more than 15 years old. The foundation's president,

2305:

Single family homes and condominiums are exempt from rent control under this state law. So is any apartment built after 1995, when Costa Hawkins was passed, or in some cases much earlier. If a city adopted rent control in 1980, for example — as Oakland and Berkeley did — then that is the cutoff;

1418:

and others published a study which examined the effects of this specific rent control law on the rental units newly controlled compared to similar style units (multi-unit apartments with four or less units) not under rent control (built after 1980), as well as this law's effect on the total city

1816:

Keating, in Niebanck (1985), pp. 57–73, at 57–59 (fall of tenant incomes, rise in rents; the housing shortage: vacancy rates, not enough new construction; low income households and percent spent on rent; housing subsidy cut-backs: fed policy & state budgets; Proposition 13; rent control in

1007:

I saw how difficult it can be to attract developments to low and middle income communities. Requirements to developers to include below-market units in their projects can exacerbate these challenges, even while not meaningfully increasing the amount of affordable housing in a given community."

5325:

One factor that likely weighed heavily against Prop. 10 is the sheer number of property owners who rent out — or might one day consider renting — their single-family homes, which are currently exempt from rent caps, said Carol Galante, a former Obama administration housing official who now is

4856:

The HAA attributed the housing shortage to local governments who reject residential development projects. Govt. Code § 65589.5, at subsections (a)(2), (a)(4). Among operative provisions re local agencies: subsections (b) "not reject or make infeasible" qualified housing developments; (d) "not

84:

in California continue to have their own rent control laws, which remain intact under AB 1482. This ability of city governments is limited by the federal and state constitutions, as well as federal and state laws. Costa–Hawkins is one of the most prominent state statutes limiting the power of

464:

upheld an ordinance which provided that the city council sitting as a rent board would determine what was fair, just, and reasonable regarding an owner's comparable return on investment. The ordinance did not establish a specific formula or procedure to apply when faced with a requested rent

224:

in the Assembly had unsuccessfully carried 'preemption' bills for the real estate industry since 1983. He was now in the Senate, where his 1995 bill passed the Judiciary Committee; absent Roberti, it drew Democratic votes. The bill then passed the Senate with one vote "more than the majority

579:

require the owner to pay the departing tenant an allowance for moving and similar expenses, e.g., in event of no-fault termination. Each city has its own specifics. The tenant will not receive such an allowance in the event of "just cause" terminations, where the tenant is at fault (such as

1096:. This decision dealt with similar facts (a landlord attempting to raise the rent of the son of original lessees who had moved out). The court first found that, as the family had moved in prior to the enactment of Costa–Hawkins, even if the son was merely a subtenant, he would have been 1048:

In 2014 the California Court of Appeals clarified the Act's provision concerning a rent-control exemption based on a "certificate of occupancy issued after February 1, 1995." The provision was held to apply only to certificates of occupancy that preceded the residential use of the unit.

1985:

moved from opposition into support for rent control. "Tenants then turned to local government for relief via rent control." Fourteen cities. A poll taken in May 1979 had Californians in favor of rent control 56% to 21%, tenants in favor 73% to 20%. At that time 55% of Californians were

4846:

by Rebecca Rabosky: p.1 at (2)(d) California has a housing deficit of two million units; p.1, (2)(e) California ranks 49 of 50 States in homeownership rates, and in supply of housing per capita; p.2, (2)(g) 1.5 million renters (almost a third) spend more that 50% of their income on

4427:(California League of Cities 2014), at p.7: two quotes (Brown's veto, the builder); at p. 9: The authors comment about Bay Area cities using money from "a straight fee to support affordable housing construction, instead of an in lieu fee... he city can presumably work around the 3707:

Heskin (1985), pp. 63–65. The Santa Monica tenant movement became "a nationwide symbol" of political success in the late 1970s. At a meeting in Baltimore in 1980 they received from rent control advocates "a spontaneous and sustained standing ovation." Media coverage included the

1015:

felt stymied. Yet there were alternatives that avoided the exemption for new construction under Costa–Hawkins: "the builder receives either financial assistance" or other valuable consideration such as a density bonus, and "agrees by contract with the city to restrict rents."

4757:

website. Accessed 2017-11-21. At p.5: "From 2015–2025, approximately 1.8 million new housing units are needed to meet projected population and household growth, or 180,000 new homes annually." While 200,000 were produced in 2004 and 2005, in 2015 there were only 100,000

290:

consensus was that Costa–Hawkins was a "done deal" and the opposition a "last gasp". The passage of Costa Hawkins into law was seen as a rollback of some tenant advantages. Rent control advocates became uneasy at the challenge to their victories of the 1970s and 1980s.

730:

control the amount of rent per se. Accordingly, these six have a mediation service: Campbell, Fremont, Gardena, Palo Alto, San Leandro, Union City. Definitions differ as to whether this would even count as "rent control". As noted above, Palo Alto declares that it has

3085:

Lenvin & Moskovitz (2017), ∮7.76A, payments to tenants, re relocation, e.g., San Francisco Residential Rent Stabilization and Arbitration Ordinance, ∮37.9C. Lenin & Moskovitz ∮7.65, p.7-110: relocation allowance to tenant if termination for move-in of owner's

1347: 1346: 861:

Costa–Hawkins preempted local laws to allow 'vacancy decontrol', i.e., it abolished "vacancy control". Accordingly, the Act permits landlords to "establish the initial rental rate for a dwelling or unit" following voluntary departure by the prior tenants or following

1348: 391:) aimed at mitigating the disruptive effect, on neighborhoods and on individual renters, of escalating or fluctuating prices in the residential rental market. It may also seek to promote the maintenance of safe and habitable dwelling units during housing shortages. 356:

conversions after the 1995 Act. Owners of an apartment building may obtain a new certificate of occupancy due to a condo conversion even without then selling any converted units. In such case, the rental units do not become exempt from rent control under the Act.

3884:

See the list of 'rent-controlled' cities in Brown, Portman, Rosenquest (2017), pp. 88 (included here, evidently only because of mediation: Campbell, Fremont, Gardena, Palo Alto); c.f., Appendix A, pp. 431–467 (abstract analysis of 'rent control laws' of eighteen

1817:

California), and at pp. 70–73 (growth and land use restrictions, increased fees and requirements for new housing construction; Proposition 13; very high mortgage interest rates; state budget problems limit its housing remedies; Proposition 13; policy trade-offs).

178:, a Democrat, vetoed state legislation (AB 3788) that would have preempted local rent control laws. It had been supported by a mainstream real estate group, the California Housing Council (CHC). In response to the veto, the real estate industry managed to get an 1995:

Heskin (1983), pp. 39, 43–47, 48–49: 1970s growth of tenant movement; p.48: Governor's 'hot line'; pp. 50–55: tenant groups active in Los Angeles, rent freeze becomes rent control; pp.55–61, 63–65: in Santa Monica, Prop. A rent control, tenant majority on city

365:

Costa-Hawkins is the key state legislation which serves to guide the operative provisions and practice of rent control in California. Yet it is the local governments, for the most part the cities, which actually write and adopt the specific rent control laws.

2488:

Heskin (1983), for additional proponent views, and ideological perspectives. ""Tenancy excludes no group although certainly tenants are more likely to be young, female, minority, and low income in larger proportions than the population taken as a whole" (pp.

3712:. Their local opponents coined the name "People's Republic of Santa Monica" (p.xv). From a "feeble" force in 1976, tenants had won elections that installed a tenant majority on the City Council, and a strict city rent control regime. Baltimore quote p.65. 891:

to otherwise end a tenancy. Accordingly, cities could prohibit an owner from terminating a tenant without "just cause". Also in terminations, the city by ordinance may place costs on an owner, and grant rights to a tenant, e.g., the relocation allowance.

624:

rely on this analysis to justify laws like Costa-Hawkins, which restrict the ability of municipalities to enact rent control. Across the U.S., these groups have been successful in drastically limiting or completely outlawing rent control since the 1950s.

5377:

Michael Weinstein, is well-known as an aggressive, litigious leader thanks to his history of sponsoring high-profile ballot measures, including another on this list. Proposition 21 - $ 125,436,982 - Supporters - AIDS Healthcare Foundation - $ 40,187,371

760:

During the years from 1977 to 1983, the "voters of 22 cities 27 proposed rent control initiatives." Among those cities that then avoided rent control: Pasadena (1977), Santa Barbara (1978), Santa Cruz (1979), Long Beach (1980), and San Diego (1980).

4508:

housing in new developments. In addition to the California Housing Consortium, supporters included California Rural Legal Assistance Foundation, Housing California, Non-Profit Housing Association of Northern California, and Western Center on Law and

1276:

abstained, and commented that rent control would do nothing to increase the supply of housing and may discourage new construction at a time the state needs it the most. Perhaps a thousand proponents representing the opposing sides attended the vote.

1345: 1076:

In January 2015, the First District Court of Appeals decided that, while Costa–Hawkins allows a landlord to establish a new rental rate where the "original occupants" on the lease no longer permanently reside at the premises, this decontrol was

4986:, at California Legislative Information. Accessed 2-17-11-21. Chap. 2.7 contains only the entire Costa Hawkins Act. On Mar. 16, 2017, it was referred to the Assembly Committee on Housing and Community Development. No further action is reported. 1962:

Heskin (1983), p.47: Jarvis announced agreement between two landlord associations to lower rent if Prop.13 passed; p.48: statewide tenant revolt following Prop. 13 vote and few landlords pass on tax savings to tenants; p.49: landlord costs go

2365:

1) First off, understand the math of the region. San Francisco has a roughly thirty-five percent homeownership rate. Then 172,000 units of the city's 376,940 housing units are under rent control. (That's about 75 percent of the city's rental

1057:

that increase the supply of rental housing, not to promote token reclassification without such a result. "We conclude that section 1954.52, subdivision (a)(1), refers to certificates of occupancy issued prior to residential use of the unit."

756:

From the section on non-rent elements (mediation and just cause eviction), depending on definitions, these cities might be added here (to those that refuse to actually control the rent amount): Campbell, Gardena, San Leandro, and Union City.

320:, and on newly built rental units. Generally, 'new' means any building constructed after February 1, 1995 (per the 1995 Costa-Hawkins Act). But for cities with existing rent control, 'new' is back-dated per the local rent control ordinance. 947:. About one-third of California cities and counties have inclusionary zoning ordinances. Such laws might require, beside affordable units for sale, units for rent. In this case, a Los Angeles housing ordinance in effect mandated that sixty 1257:

free to control much of the residential rental pricing regulations, their reach, and similar issues. By April the bill was facing stiff opposition and bleak prospects in the legislature. It was then "parked in committee" until next year.

4200:, v.42, p.276: Costa Hawkins does not impair the authority of local government to monitor and regulate the grounds for an eviction. But it "cannot impose a procedural condition to an eviction" such as requiring a city permit (p. 279). 323:

In those cities the enactment date of rent control determines what is 'new'. Only rental units constructed before then will remain subject to the city's rent control. Those built after will remain exempt under Costa-Hawkins. Hence, in

781:) in setting the rental price; and, to exempt certain categories of rental units from rent control, e.g., new construction, and single family dwellings and condominiums. The exemption for new units sought to encourage housing supply. 1796:

Lenvin and Moskovitz , ∮7.8 on factors causing rent control in the 1970s: rising real estate prices for homes and for apartment houses; economy-wide inflation; tight housing markets from short supply and high demand; the consumer

1806:

Sternlieb and Hughes, in Niebanck (1985), pp. 11–28: rent control by cities "dependent on national market factors" at p.11; own versus rent, and housing supply, at pp. 11–20; private investment in rental housing property, at pp.

1289:

which would repeal wholesale the 1995 Costa–Hawkins Act. ACCE calls the current rents across California too high, and out of control. To qualify for a November 2018 vote by the public, 365,880 signatures are said to be required.

739:

Glendale's ordinance prohibits an eviction without just cause. But, like Palo Alto, Glendale declined 'rent control'. Almost all rent-controlled cities also prohibit evictions without just cause. Among California cities which do

1434:

The authors stated that "This substitution toward owner occupied and high-end new construction rental housing likely fueled the gentrification of San Francisco, as these types of properties cater to higher income individuals."

638:

However, housing officials have disputed the methodology of the prevailing economic argument, and in California, housing officials have claimed the inability to manage housing costs via rent control has exacerbated the ongoing

1848:

Keating (1983), pp. 3–4. Sponsors of Proposition 13 claimed that tenants would share in the benefits of reduced property taxes. But after it passed, most landlords declined to do so. The legislature refused to heed the tenant

339:

These exemptions, however, may leave most of a city's total rental stock under rent control. For example, in San Francisco, as of 2014, about 75% of all rental units were rent controlled, and in Los Angeles in 2014, 80% of

2337:

So that an apartment building in Los Angeles built in the 1980s and hence exempt as newly built under the City's 1978 rent control ordinance, would not lose its exemption because it was built before the 1995 Costa-Hawkins

1490:

contested the Judicial Council's suspension of legal proceedings regarding all evictions. The latter alleges that a malfeasant tenant is allowed to commit illegal acts, create nuisance, and damage property with impunity.

1148:

when their new tenants challenged the validity of their market-rate rent. Accordingly, the vacant unit was still linked to the amount of the previous controlled rent, a situation to which the new tenants were entitled.

4424: 4386: 1838:

professor suggests: "A locality's interest in rent control has at least as much to do with underlying cultural, socioeconomic, political, and ideological factors as it has to do with market conditions" at pp. 110–111

1422:

They found that while San Francisco's rent control laws benefited tenants who had rent controlled units, it also resulted in landlords removing 30% of the units in the study from the rental market, (by conversion to

809:

rent control regimes also limited the rent a landlord could charge on the open market, that is, after the apartment became vacant by the voluntary exit of the prior tenant, or vacant by a just-cause eviction. Hence,

1891:

found that "housing problems among low-income tenants was the primary grievance behind the mid-1960s ghetto rebellions." The National Tenants' Organization, founded in 1969, was for a time widespread across America

1183:

Here the legislature aims to overcome the shortage by increasing the housing supply. The HAA imposes detailed limits on a city's power to restrict new housing construction. The recent HAA amendments, signed by Gov.

1293:

Proponents announced in late April that they have enough signatures to qualify an initiative to repeal Costa Hawkins. Its supporters named it the "Affordable Housing Act". The initiative was Proposition 10 on the

695:

These are: Alameda, Berkeley, Beverly Hills, East Palo Alto, Hayward, Los Angeles, Los Gatos, Mountain View, Oakland, Palm Springs, Richmond. San Francisco, San Jose, Santa Ana, Santa Monica, and West Hollywood.

2470:

Dreier (1997), Part II, at section "Appendix: Arguments For and Against Rent Control". Discussion of the benefits of rent control as advanced by proponents and the author, and rejoinders to opposition arguments.

2594: 1737:

qualified renters of residential dwellings. These provisions are mentioned below, but are not the focus here. The Act's 3-year phase-in for vacancy decontrol, and these reforms, complicate the language of the

72:, even in cases where the prior tenant voluntarily vacated the apartment or was evicted for a 'just cause' (such as failure to pay rent). Costa–Hawkins changed this by allowing an apartment owner the right to 1261:

On January 11, 2018, chairperson Chiu (San Francisco) of the Assembly's Housing and Community Development Committee put Bloom's bill to a vote. It failed to pass. The two Republicans voted against. Democrats

1168:

The housing cycle that began with the crisis of the 1970s and 1980s has apparently come full circle. A housing shortage has recurred and apparently reached the crisis stage. In a 2014 California treatise on

1406:

which expanded the city's existing rent control laws to include small multi-unit apartments with four or less units, built prior to 1980. (about 30% of the city's rental housing stock at the time). In 2017,

4499:

of March 30, 2017, at California Housing Consortium, in favor of AB 1505 addressed to its Assembly sponsors Bloom, Chiu, and Gloria. This letter describes AB 1505 in favorable terms as the fix for the 2009

752:

Within the last few years, these cities either voted to repeal a rent control ordinance, or otherwise decided against rent control: Fremont (2017), Glendale (2013), Palo Alto (2017), and Santa Rosa (2017).

735:

rent control, but it does offers mediation over rent raises. On the other hand, Fremont lists as the third of six purposes for its mediation services: "Limit rent increases to fair and reasonable amounts."

1485:

Two lawsuits have been filed challenging the moratorium orders. On June 8, the Apartment Association of Greater Los Angeles filed against the City of Los Angeles over its local ordinance. A week later the

866:

evictions. For cities then with vacancy control, this preemption started the process of "vacancy decontrol" which was phased-in over three years. Accordingly, on January 1, 1999, it went into full effect.

4209:

Costa–Hawkins Act, Civil Code ∮1954.52: "(c) Nothing in this section shall be construed to affect the authority of a public entity that may otherwise exist to regulate or monitor the basis for eviction."

1394:(both rent control and growth management) helped displace new construction from the metropolitan areas to the interiors of the state with low income and minority populations being particularly impacted. 4264: 3924: 1252:

introduced AB 1506, a bill that if passed would simply repeal wholesale the Costa–Hawkins Rental Housing Act of 1995. Given the vacancy decontrol and exclusions of Costa–Hawkins, its repeal would leave

962:

held, however, that the exemption from rent control of new construction under Costa–Hawkins applied to the particular facts of this case. Thus the city could not enforce its housing mandate against the

379:

A local rent control ordinance may explicitly declare its purpose. Stated or implied is the finding, or assumption, that the rent control being enacted will in fact improve the community's well-being.

3853:, City of San Leandro. Accessed 2017-10-12. San Leandro requires a 60-day notice for rent increased of 10% or more. It encourages tenants to apply for its below market rate (BMR) rental housing units. 3043:

Lenvin and Moskovitz , ∮∮ 7.53 to 7.80; at ∮7.54 are described ten causes that may be considered "just cause" under the ordinances of various cities. ∮∮ 7.56 to 7.68 analysis examples of "just cause".

5549: 3353: 1368:, was an attempt to have a more limited and partial repeal of Costa-Hawkins, as opposed to a complete repeal which was on the ballot in 2018. This measure also failed, 59.85% "no" to 40.15% "yes". 3321: 529:

Every city or county with some variety of 'rent control' has its own, crafted law which may differ significantly in scope and content. Among the other issues a 'rent control' law might address:

2108:

Dreier (1997), Part II, at section "The Politics of Deregulation in California". WCLP in opposition at ¶9 (coalition quote, two phrases quoted). WCLP was "an arm of legal services" (apparently

5588: 4754: 2506:, April 1, 2015. Accessed 2017-11-13. "The real goal of rent control is protecting the moral rights of... long-term tenants who... have a legitimate interest in staying in their apartments." 1863: 2864:, triplexes, four-unit apartment buildings (whether owner-occupied or not); luxury rentals (units with high rents), government subsidized units. Cf. Brown, Portman, Rosenquest (2017), p.89. 2696:

Cf., Keating (1983), p. 4: In the 1970s and early 1980s, the California courts found unconstitutional rent control ordinances or their elements in Berkeley, Cotati, Davis, and Palm Springs.

2099:, Aug. 10, 1978; also p.75 code violations, pp. 132–133 poor condition of rentals). Nationwide, some owners had abandoned urban rental properties that needed substantial repairs (cf. p.32). 5800: 4746: 1922:

Keating (1983), pp. 5–6: Although somewhat similar to Costa–Hawkins, in its details Prop. 10 would have been substantially different, e.g., Prop. 10 mandated that a city could not enact a

669:, perhaps two-dozen have enacted rent control ordinances, or lesser laws. A city may later discontinue its rent control, e.g., Santa Rosa voted to repeal its new rent control law in 2017. 2479:

Keating (1983), esp. at pp. 2–3 and 15–18, for additional proponent views. Keating centers on the preservation of affordable housing during a severe supply shortage, among other issues.

1344: 5657:"Does Rent Control Do More Harm Than Good? - A new study suggests that policies meant to keep rents down actually jack them up overall, reduce the rental stock and fuel gentrification" 4647: 308:

charged (e.g., provisions for low income housing), and the effects of a notice of violation, e.g., about health or safety. Costa–Hawkins also addresses subtenancies, and other issues.

2680: 2038: 580:

non-payment of rent, or creating a nuisance). But an owner's decision to end an existing tenancy (by written notice, by a court's eviction order) without the tenant being at fault,

5154: 212:

The strength of the tenants groups, however, eventually began to dissipate. Yet CHC attempts to partially 'preempt' rent control were thwarted by Democrats, led by State Senator

5727:"Rent Control's Winners and Losers - With rents going through the roof in hot cities, the hunt is on for a better way to protect tenants from being priced out of their homes" 5627: 2293: 5100: 4607: 2387: 1858:

Heskin (1983): 1960s rental glut, 1970s fall in housing construction and rise in rents (pp. 32–33, 40–41); Prop. 13 and 'tenant revolt' (pp. xiv, 41, 47–49). Civil rights,

3733: 3480:

Cf., Brown, Portman, Rosenquest (2017), at p. 88 (list of nineteen, including four cities because of mediation services), at p. 431 (list of eighteen, dropping Palo Alto).

286:

Hollywood contributed funds to hire a lobbyist. A concession (obtained by negotiation with proponents of the bill) was the 3-year phase-in of 'vacancy decontrol'. Yet the

42:

ordinances. Costa–Hawkins preempts the field in two major ways. First, it prohibits cities from establishing rent control over certain kinds of residential units, such as

980:

adjust the Act. Accordingly, Assembly Bill 1229 was passed by the California legislature "to re-establish the legitimacy of affordable housing requirements for rentals."

5902: 1717: 5189:"Ballot measure would expand rent control across California. Proposal wants to repeal 1995 Costa–Hawkins Act which prevents rent control in newly constructed buildings" 4188:

Levrin & Moskovitz (2017), ∮7.25: the Act per Civil Code ∮1954.53(e) "allows public entities to control the grounds for evictions from rent controlled properties."

2591: 1286: 2093:

had spoken of the "thousands of vacant and substandard housing units in South Central. ... My constituents want decent housing and a decent rent" (p.51, quoting the

517:

Vacancy control, in which the amount of rent charged for a rental unit (rather than for a tenancy) is strictly regulated by local government, is discussed below in "

5283: 4399: 3786:, City of Thousand Oaks. Accessed 2017-12-13. The City apparently also controls the rent for the few apartment-house tenants whose tenancy began on or before 1987. 432: 282:

safety, fire, or building code violations were discovered and not corrected for six months," and some claims by subtenants to lower rent under an existing tenancy.

4687: 4406:, pp. 5–6, 7–9, 10–12 (Sept. 9, 2009). Ac'd 2017-10-07. The law firm here makes the argument that the decision of the Court of Appeals was mistaken regarding the 3841:. Accessed 2017-11-23. At p.8: "Is there rent control in Palo Alto? No." Palo Alto does mandate a non-binding mediation service (p.3) and offers counseling (p.4). 1334:

of single-family homes (predominantly owned by private individuals), this resulted in a large number of owners with the ability to vote against this proposition.

201:

passed a six month rent freeze in August 1978." By 1988, fourteen cities had adopted full rent control, and sixty-four cities rent control for mobile home parks.

1478:, judgments and lock-out orders, and was to be effective for 90 days after the emergency. Housing providers, however, may still serve a defaulting tenant with a 5311: 4435:

would not apply to a city- subsidized project (or where the city is a lender and negotiates terms of the loan to include affordability)." Faber (2014) at p. 9.

4050:

Keating (1983), p.4 (quote; list & dates). Several of the 22 cities, however, later sdopted other versions: Berkeley, Oakland, San Francisco, Santa Monica.

3921: 3424: 5247:

See above "Rent Control in California" for views of proponents of rent control in section "Declared purposes", and for views of its opponents in "Opposition".

5666: 5540:"Rent-control policy 'likely fueled the gentrification of San Francisco,' study finds - As California debates rent caps, economists offer a cautionary note" 5539: 5031: 2958: 906:

In the two decades the Act has been on the books, a number of lawsuits have been filed citing it. Of those appealed, some became written case law. The 2009

4914:"What in the Sam Hill are Cows doing on Sand Hill Road. They're eating the priciest grass in America, thanks to California's out-of-control land-use rules" 2932:

Minimal standards such as safety and health (e.g., functioning utilities, heat and plumbing, protection from weather) are set forth under California state

3343: 435:

if it is reasonably calculated to eliminate excessive rents and at the same time provide landlords with just and reasonable returns on their properties."

2851:

Brown, Portman, Rosenquest (2017), Appendix A at pp. 431–467: information about rent control in 18 California cities, described and compared in abstract.

2601:, ∮13.76.030 of the Rent Stabilization and Eviction for Good Cause Ordinance, at Rent Stabilization Board, City of Berkeley website. Accessed 2017-11-13. 2141: 1081:

available to the landlord where a minor child, who moved in with his parents at the commencement of the lease, remained there after they had vacated. In

1761: 3783: 3009: 2886: 2540:, March 4, 2013. Housing activist Denny Zane at ¶17: "The marketplace on its own does not produce affordable housing. It produces market rate housing." 3311: 2461:

Various other state laws impact rental housing, e.g., warranties of habitability, the building codes, rental agreements, unlawful detainer, et cetera.

5701: 4913: 3279: 1774:. Accessed 2018-11-1. This study covers three rental housing crises and related rent control enactments in Los Angeles: the above post-war, the post- 1330:; it endorsed the measure. The preliminary results with 100% of precincts reporting: 38% or 2,675,378 voted for, and 62% or 4,310,298 voted against. 5505: 3952: 3073: 233: 68:

If an apartment was under "vacancy control", the city rent control ordinance worked to deny or limit an owner's ability to increase its rent to new

5580: 5451:

Levine, Ned (November 1, 1999). "The Effects of Local Growth Controls on Regional Housing Production and Population Redistribution in California".

4743: 4546: 1713: 952: 54:(these are deemed exempt). Second, it prohibits "vacancy control", also called "strict" rent control. The legislation was sponsored by Democratic 1953:

Keating (1983), pp. 3–4. Proposition 13 proponents: their unfullfilled promise to lower rents inspires tenants to mount a fight for rent control.

1360:), in the wake of the failure to attract majority support, decided to put another initiative to amend the Costa-Hawkins Act on the ballot in the 676:, city councils have adjusted to the changed circumstances. Especially, the State of California has established a temporary eviction moratorium. 478:

Its chief provisions regulate the dollar amount charged the tenant each month. The political intent of most rent control ordinances, usually the

5734: 3965: 3154: 3606: 3452: 1972:

Dreier (1997), Part II, at section "Rent Control in California", Governor's 'hot line' at ¶7, fourteen cities at ¶8, Los Angeles quote at ¶9.

1499: 1189: 1177: 456: 5389:

Levine, Ned; Grigsby, J. Eugene; Heskin, Allan D. (1990). "Who Benefits from Rent Control? Effects on Tenants in Santa Monica, California".

4961:, Aug. 11, 2017. Accessed 2017-12-4. Discussed are two housing finance bills, and another bill to limit city regulation of new construction. 2885:

Thousand Oaks apparently excludes from rent control all apartment-house tenancies that began after 1987, the vast majority of such tenants.

1068: 5730: 5501: 1835: 1536: 1100:. Such a "subtenant" could be an "original occupant". The court, however, went on to find that he was also an original occupant under the 935:

laws (also called inclusionary zoning) apply to the construction of new multi-unit developments and seek to mandate the inclusion of some

5756:"Guidance and Frequently Asked Questions on Residential and Commercial Eviction Limitations and Moratoriums During the COVID-19 Pandemic" 4823: 2937: 706:, but offers a mediation service), Fremont (rejected rent control in 2017), and Thousand Oaks (has limited rent control: mostly just for 4648:"First District Court of Appeals Highly Committed to Mosser Companies Opinion in T & A Drolapas & Sons, L.P. v. CCSF (Borjas) –" 1312: 150: 2023:, July 25, 1995. Sen. Jim Costa said the Act represented "an 11-year effort to try to end extreme forms of rent control in California." 870:

The Act additionally exempted from municipal rent control certain kinds of dwelling units, namely, "separately alienable" units, i.e.,

5783: 4781: 1944:

Dreier (1997), Part II, at section "Rent Control in California", Jarvis at ¶5, CHC and Prop. 13 at ¶¶ 5 and 6b, Proposition 10 at ¶15.

1285:

On October 23, 2017, the Alliance of Californians for Community Empowerment (ACCE) filed papers with the state Attorney General for a

496: 5416:

Heskin, Allan D.; Levine, Ned; Garrett, Mark (2000). "The Effects of Vacancy Control: A Spatial Analysis of Four California Cities".

5172:"Tenant groups, AIDS Foundation introduce initiative to repeal Costa Hawkins. It would allow Los Angeles to expand rent control laws" 4218: 4116: 2622: 2550: 2212: 2060: 1439:

This would remove landlords’ incentives to decrease the housing supply and could provide households with the insurance they desire."

1311:

found that 28% of eligible California voters believed that the lack of rent control was the main contributing factor to California's

4069: 1982: 1689: 1389:

A 1999 study that compared the effects of local rent control measures (both vacancy control and vacancy decontrol) with other local

1316: 1308: 1193: 94: 5617: 5121: 3999: 3414:, June 7, 2017. Accessed 2017-10-25. A new focus is building affordable housing, including current subsidies, and exploring a bond. 2839: 2610: 2523:, Sept. 12, 2014. This article, while giving opponent views, is more favorable to proponents of rent control. Accessed 2017-008-22. 2285: 620:

reduces the supply of housing over time, and students of economics are taught this analysis early on in their instruction. Housing

167: 5090: 1875:

Dreier (1997), Part I, "The Battle for Rent Control" at ¶¶ 8–10. Earlier tenant movements of the 1960s were "spillovers" from the

1516: 1144:

facts, raised the presumption that the prior tenant moved out because of the owner move-in notice. The landlords were not able to

5226: 5205: 5171: 4547:"Reading Legislative Intent into Costa-Hawkins: Burien, LLC v. Wiley, Cal. Court of Appeal, 2nd Appellate Dist., 5th Div. 2014 –" 3632:"Richmond: Judge rejects effort to halt rent control. Strikes down request for preliminary injunction and keeps law on the books" 2379: 1775: 1270: 894:

Each California city may independently adopt and enact its own rent control ordinance. Those in force range across the spectrum.

186: 142: 4810:

Liam Dillon, "Little consensus over a shortage of homes. Experts and public disagree over housing crisis' roots, poll finds" in

3236: 3104: 2516: 2112:). Also: Dreier (1997) Part II, section "Comparative Analysis," subsection "Weakness and Fragmentation of Tenancy Constituency". 2006:

tenant groups weaken at ¶16; at section "Comparative Analysis," subsection "Weakness and Fragmentation of Tenancy Constituency".

5584: 4954: 4879: 4528: 3407: 2215:. California Legislative Information website. Note: 3-year phase-in (p.3,#2); housing programs repeal (p.2,#5, p.4,#7, p.6,#4). 1127:

in Berkeley's rent ordinance that presumes that, where a tenant has moved out after a termination notice, the tenant moved out

5137: 3982: 829:

determination (except for exempt categories, such as newly built units). Prior to the enactment of Costa–Hawkins, such strict

5897: 3631: 1637:

Phil Hawkins served one term in the Assembly, 1994–1996, where he "carved out a solidly conservative record on most issues".

1467: 1365: 1254: 1205: 4929: 4835: 4141: 3212: 5258: 3822: 3390: 2971: 2353: 2260: 5887: 5340: 3141:

Lenvin & Moskovitz (2017), Ellis Act: ∮ 7.64 to 7.64H. Relocation allowances by a city not preempted by Ellis Act per

2923:

Brown, Portman, Rosenquest (2017), pp. 90, 148 (mediation). Different are hearings before a rent control board, pp. 95–99.

818:. The controlled rental amount thus became specific not only to a particular tenancy, but also to a specific rental unit. 648: 621: 611: 584:

trigger an owner's duty to pay the allowance. Withdrawal of a unit from the residential rental market is governed by the

105:

made single family homes in California less affordable. Disappointed buyers often moved into apartments. A rental housing

5188: 4496: 2321: 4479: 4032:

Santa Rosa in 2017 repealed its rent control. For links to two press articles, see above at "List of California Cities".

3546: 3468: 3397:, June 6, 2017. Accessed 2017-08-22. The vote was 52.5% to repeal vs. 47.5%, with repeal forces out-spending the retain. 549: 4340: 4132:

also applies to rental units where prior tenants are evicted for cause, e.g., for non-payment of rent, or for nuisance.

2566:

Cf., Website of proponents of 'strict' rent control re California Proposition 10 (General Election, November 6, 2018):

931:(2009), the issue involved how to apply Costa–Hawkins to an inclusionary housing ordinance of the City of Los Angeles. 4983: 4230: 1906: 1654:

The "decontrol" of such "vacancy controlled" rents was phased in over a three-year period starting at the end of 1995.

1415: 1163: 959: 871: 640: 607: 43: 5069: 4896: 1787:"The California experience is representative of the range of public responses... ." Keating in Niebanck (1983), p.57. 5826: 5301: 2089:

Heskin (1983). On the Los Angeles City Council, black leaders voiced a different view of housing shortages. Earlier

2705: 2683:, at California Legislative Information website. Accessed 2017-10-19. California's requirement that cities enact a 2109: 1826:

Niebanck, in Niebanck (1985), pp. 105–122. After analysis of multiple issues in a city's rental economy, including

1709: 1357: 850: 846: 461: 4467: 174:

In 1972 Berkeley became the first California city to adopt a second-wave rent control ordinance. In 1976 Governor

5656: 2786: 1880: 1361: 1295: 666: 423: 4794: 4771:, pp. 29–30, California Budget Project (Feb. 2008), at California Budget and Policy Center. Accessed 2017-11-15. 465:

increase, but instead stated eleven factors to consider. Here the board had then relied on an expert's opinion.

336:, the years those cities passed their rent control laws. In the City of Los Angeles, the date is October, 1978. 5801:"California courts suspend evictions, foreclosure proceedings until 90 days after coronavirus emergency lifted" 1487: 879: 838: 451: 415: 287: 198: 51: 5052: 4996: 3940: 2138: 1760:

The first wave was in the late 1940s, during the economic surge following World War II. Alisa Belinkoff Katz,

5222: 5013: 3582: 1663:

The act also addresses incidental technical issues, such as, when such rents may be increased on a remaining

5892: 5622: 4154: 1521:(Institute of Governmental Studies, University of California, Berkeley 1983), 24 pages. Accessed 2017-10-17. 1249: 1170: 997: 789: 272: 114: 4768: 4716: 4667: 4627: 4578: 4016: 3829:, City of Gardena. Accessed 2017-10-12. Gardena requires a 60-day notice for rent increases of 10% or more. 3755: 3172: 2429: 2080:, July 25, 1995: bill sponsors Phil Hawkins and Jim Costa; legislation quote per WCLP. Accessed 2017-08-28. 1459:. It contained provisions for a statewide temporary eviction moratorium. Although court proceedings, e.g., 5693: 4857:

disapprove a housing development project... unless it makes written findings... ."; (i) "burden of proof".

4221:, at p.3,#4 (re requirement of 'just cause' for terminations). California Legislative Information website. 3286: 1902: 1866:

movements were followed by tenants who organized, first in college towns (p.32). Kerner Commission, p.102.

1638: 1273: 1145: 895: 5495:"The Effects of Rent Control Expansion on Tenants,Landlords, and Inequality: Evidence from San Francisco" 5494: 5365: 2122: 2073: 2016: 5827:"Landlords sue California over Eviction Ban. Lawsuit accuses California Judicial Councit of overreaching 5306: 4608:"Will Mosser Companies v. City and County of San Francisco Prompt Another Amendment to Costa-Hawkins? –" 3348: 3316: 1876: 1209: 964: 242: 4529:"Gov. Brown just signed 15 housing bills. Here's how they're supposed to help the affordability crisis" 4486:

case is expressly named in Sec. 3(e), and in Sec. 3(i) the Costa Hawkins Act as codified is referenced.

2634: 1580:

Nancy C. Lenvin & Myron Moskovitz, "Practicing under Rent and Eviction Control Laws," Chapter 7 in

1470:

suspended statewide proceedings for evictions and foreclosures. This body, headed by the Chief Justice

4365: 4000:"Rent control seems unlikely in Glendale but additional affordable housing may ease burden on renters" 2533: 5726: 5661: 4866: 4725:. Accessed 2017-08-22. Named with the Board as respondent was real party in interest: Alexander Ziem. 3838: 2383: 2095: 1625:

Dreier (1997), Part II, section "The Politics of Deregulation in California" at ¶1 & ¶8 re Costa.

932: 834: 718:

Two examples of the many cities with rent control only for mobile home parks: Cotati, Thousand Oaks.

511: 447: 443: 333: 118: 5366:"Billions have been spent on California's ballot measure battles. But this year is unlike any other" 3807: 3754:

Cotati now has rent control for mobile homes, and special protections for children of renters, cf.,

4941: 4676:. Accessed 2017-08-22. With the Board as respondent was named real party in interest Gerald Borjas. 4569:

case, at p.2 (quote), cf. pp. 7 & 8, and p.10. The rental was on Sawtelle Blvd. in Los Angeles.

4454:

Nadia I. El Mallakhh, "Does the Costa Hawkins Act prohibit local inclusionary zoning programs?" at

4411: 3142: 2272:

San Francisco's version of rent control also does not apply to buildings constructed after 1979,...

1831: 1471: 1431:) which led to a 15% citywide decrease in total rental units, and a 7% increase in citywide rents. 1266: 1237: 388: 329: 299:

The Costa–Hawkins legislation is found in the California Civil Code, sections 1954.50 to 1954.535.

257: 62: 4940:

by Rebecca Rabosky: p.2 at (3), & pp. 3–4: the three sponsors; p.3, HAA also called the "anti-

3721: 3449: 1763:"People are simply unable to pay the rent" What History tells us about Rent Control in Los Angeles 1547:"Rent Deregulation in California and Massachusetts: Politics, Policy, and Impacts – Part I" (1997) 197:

strikes, and steady news coverage about rent increases and angry tenants, especially seniors, the

5468: 5433: 4688:"Evidentiary Presumption in Berkeley Rent Ordinance Punishes Landlords Who Fake Owner Move-Ins –" 4343:(June 29, 2015), at National Low Income Housing Coalition website. 2017-08-28. The focus here is 3177: 2873: 1734: 1553:, at International and Public Policy Center, Occidental College, Los Angeles. Accessed 2017-11-6. 1456: 1320: 1123:, the First District Court of Appeals interpreted Costa–Hawkins in the context of an evidentiary 1012: 936: 842: 179: 134: 126: 102: 98: 5872: 5816:

Barta, "COVID-19... " (NOLO Press). All evictions were suspended whether due to COVID-19 or not.

4955:"Senate bills aim to make homes more affordable, but they won't spur nearly enough construction" 4119:, five cities with 'vacancy control' at p.2 and p.4. California Legislative Information website. 492: 271:

1164. After enduring several negotiated changes, it had passed in both chambers. The Republican

17: 3912:

Brown, Portman, Rosenquest (2017), p.93 (list of cites with just cause required for evictions).

2898: 2613:, Rent Control Charter Amendment, § 1800, at City of Santa Monica website. Accessed 2017-11-17. 5755: 5370: 5095: 5032:"Assembly Members Chiu, Bonta and Bloom Introduce AB 1506 – Attempt To Repeal Costa-Hawkins –" 3768: 3061: 2861: 2773: 2720: 2090: 1888: 1694: 1460: 1428: 1403: 1390: 1303: 778: 744:

control the rent amount, but do prohibit no-cause evictions: Glendale, San Diego, Union City.

673: 246: 182:, Proposition 10, on the state ballot for 1980. It was soundly defeated, however, 65% to 35%. 138: 106: 55: 35: 3128:

A mandated relocation allowance might be analogized to an unwilling landlord being forced to

5544: 5460: 5425: 5398: 3076:, January 2015, at p.1, San Diego County Apartment Association website. Accessed 2017-12-12. 2818:, East Palo Alto, Palm Springs, Santa Monica, and West Hollywood use only a fraction of CPI. 1884: 1721: 1550: 1546: 1506:

designed for tenants in order to comply with requirements of the moratorium and suspension.

1419:

rental stock, and on overall rent prices in the city, covering the years from 1995 to 2012.

1004: 707: 672:

This survey was completed circa October 2018. Since the severe economic consequences of the

69: 5144:, at Initiative coordinator, Attorney General's Office, Oct. 23, 2017. Accessed 2017-11-21. 4445:

zoning, taxes, fees, amenities, fast track, infrastructure (Barclay, p.439 text & n40).

482:, directs the city's attention at the ownership, and limits its ability to raise the rent. 431:(1976) 17 Cal. 3d 129, held that rent control is a proper exercise of a local government's 410: 5206:"Tenant groups say they have enough signatures for repeal of Costa Hawkins repeal measure" 4750: 4179:

For the "just and reasonable returns" standard, see above section "Constitutional limits".

3928: 3850: 3826: 3618: 3456: 3198: 3025:

Costa–Hawkins leaves the cities free to regulate tenant evictions. Civil Code ∮1954.52(c).

2598: 2145: 1771: 1581: 1452: 660: 204: 4669:

T & A Drolapas, and Sons, LP v. SF Residential Rent Stabilization and Arbitration Bd.

3570: 3261: 2499: 1215:

Yet it's said that the HAA and similar bills subsequently introduced will not be enough.

1108:, there was no evidence that the landlord knew about the son when the tenancy commenced. 4041:

Cf., above "Opposition to rent control" for link per repeal by Cambridge, Massachusetts.

3862:

Union City has a mandatory, non-binding mediation service, and bars no-cause evictions.

3745:

See further below: subsections "With limited rent control" and "With non-rent elements".

1935:

Heskin (1983): Berkeley, CHC and AB 3788: Brown's veto (pp. 41–43); Prop.10 (pp. 61–63).

1352:

A renter named Mario talks about his experience with rent gouging in California in 2019.

1228: 647:

groups have advocated for expansion of rent control, resulting in the unsuccessful 2018

241:

The Costa–Hawkins Rental Housing Act became law in 1995. The statute became codified as

5155:"Rent control in California could expand dramatically under a possible 2018 initiative" 3955:, January 2015, at San Diego County Apartment Association website. Accessed 2017-12-12. 3373: 2999:

Marcia Stewart, "Rent Control: Evictions in Rent Control Areas", at Nolo Press website.

1859: 1827: 1197: 940: 507: 261: 146: 81: 2814:

See below re such city ordinances linked to websites, at "List of California Cities".

2166:

For vacancy control issues, see below under section "Effect of the Costa-Hawkins Act".

1028:

The legislature in 2017 approved a bill (AB 1505) that modified the court's ruling in

5881: 5472: 5437: 1241: 822: 644: 395: 325: 268: 213: 190: 5259:"Experts say California needs to build a lot more housing. But the public disagrees" 1356:

The same activists who advocated for Proposition 10 (both financially backed by the

5212:, April 23, 2018. Accessed 2018-4-30. 565,000 signatures obtained, needed: 365,880. 3344:"Will rent control kill California housing production? Not necessarily, data shows" 2933: 2582:, quote at ∮ 37.1(b)(2) of The Rent Ordinance, at San Francisco Rent Board website. 2350:"How Burrowing Owls Lead To Vomiting Anarchists (Or SF's Housing Crisis Explained)" 2257:"How Burrowing Owls Lead To Vomiting Anarchists (Or SF's Housing Crisis Explained)" 1542: 1448: 1139:

served the tenant a notice of termination for an 'owner move-in'. But the landlord

692:

Sixteen cities are currently listed as rent controlled by the State of California:

617: 479: 384: 39: 5618:"Rent-control policies likely 'fueled' SF gentrification, Stanford economists say" 3064:, at Los Angeles Housing and Community Investment Department. Accessed 2017-11-13. 4504:

case, in that the bill restores to cities their prior discretion re inclusionary

4389:(California League of Cities 2014), at p.7: two quotes (misapplication, AB 1229). 3534: 3237:"Will New Statewide Rent Control Laws Decrease Housing Supply? | Urban Institute" 3119:, at Los Angeles Housing and Community Investment Department. Accessed 2017-11-1. 3116: 2972:"Los Angeles wants a registry of how much rent everyone is supposed to be paying" 328:

only construction older than 1979 can be rent controlled, and older than 1980 in

5178:, Oct. 23, 2017. Accessed 2017-11-21. LA Tenants Union supported the initiative. 5122:"Rent Control in California: Proposal to lift restrictions blocked in committee" 3863: 3819: 3798:, City of Campbell. Accessed 2017-10-12. City "encourages" owners to limit rent. 3672: 2802: 2349: 2286:"Rent control in California: Proposal to lift restrictions blocked in committee" 2256: 1424: 1185: 1124: 1000: 983: 944: 875: 353: 317: 275: 175: 47: 5053:"The largest effort to expand rent control in decades is on hold in Sacramento" 4255:

Keating in Niebanck (1965), pp. 59–61 (cities), pp. 64–65 (Los Angeles County).

3659: 3312:"San Mateo County: Affordable housing crisis inspires talks about rent control" 1094:

T & A Drolapas v. San Francisco Residential Rent Stabilization and Arb. Bd.

1092:

rule was then expanded in July 2015 by the First District Court of Appeals, in

5429: 5402: 3647: 1032:. This bill restores to local governments the ability to require inclusionary 253: 217: 5581:"Rent control linked to gentrification in San Francisco, Stanford study says" 1690:"California will limit rent increases under bill signed by Gov. Gavin Newsom" 454:

affirmed the rulings by lower state courts in favor of the city. In the 2005

3795: 3459:, at California Department of Consumer Affairs website. Accessed 2017-10-09. 3155:"Appeals Court strikes down San Francisco law on tenant relocation payments" 1910: 1411: 1372:

Studies on effects of California Rent Control (not limited to Costa-Hawkins)

1245: 585: 537: 249: 221: 130: 122: 58: 4869:, at California Apartment Association, Sept. 21, 1916. Accessed 2017-11-15. 2827: 2579: 1498:

Western Center on Law and Poverty provides support for the moratorium, and

5464: 5014:"Are your housing costs sky high? A new fight over rent control is coming" 4323: 1083:

Mosser Companies v. San Francisco Rent Stabilization and Arbitration Board

684: 5784:"California extends eviction moratorium on coronavirus through September" 1664: 1408: 699:

Sacramento adopted the Tenant Protection and Relief Act August 13, 2019.

506:

Alternatively, rent raise limits may be directly keyed to changes in the

267:

Introduced first in the Senate, the text of the legislation later became

110: 5070:"Battle over rent control in California expected to drag into next year" 4470:, Oct. 2, 2013, at California Apartment Association website. 2017-08-28. 3558: 3440:

See below section "Coronavirus/COVID-19: Temporary eviction moratorium".

5697: 4341:"From the Field: California Supreme Court upholds inclusionary housing" 3966:"Union City: Council passes law barring tenant evictions without cause" 3943:, at San Diego Municipal Code, Article 8: Housing. Accessed 2017-12-12. 3561:, at Los Angeles Housing and Community Department. Accessed 2017-10-09. 1739: 1733:

The Act also repeals or reforms various California state programs that

1475: 1263: 1201: 1140: 565:. A no-cause (or no-fault) rental termination by the owner is one that 189:

had been approved two to one by California voters. Before the election

166: 73: 3695: 3201:, at National Multifamily Housing Council website. Accessed 2017-11-7. 2860:

These types have also been excluded by some cities from rent control:

878:. The Act also exempted new construction, i.e., dwelling units with a 3510: 3498: 3129: 2139:"A General Overview of California's Costa–Hawkins Rental Housing Act" 1315:. 24% of respondents believed that the most significant cause of the 245:, §§ 1954.50 to 1954.535. The legislation's sponsors were Democratic 117:

of new dwelling units. As prices rose for rental housing properties,

4826:(quote), at California Legislative Information. Accessed 2017-11-15. 3408:"Following rent control defeat, Santa Rosa City Council looks ahead" 2687:

does not grant nor repeal a city's authority regarding rent control.

1586:(Oakland: California Continuing Education of the Bar: updated 2017). 4880:"Berkeley's bid to stop new housing being built overruled by judge" 4431:

case by using the money for either for-sale or rental units, since

4351:

case because it regards rentals rather that housing for sale as in

3522: 2551:"New Research changes the narrative on the effects of rent control" 2420:

case, pp. 5–9 & fns. 2 & 3, legislative history at pp. 7-8.

2148:, at California Apartment Association website. Accessed 2017-11-25. 4629:

Mosser Co. v. San Francisco Rent Stabilization and Arbitration Bd.

4144:, Rent Stabilization Board, City of Berkeley. Accessed 2017-10-09. 4094:

Dreier (1997), Part II, at section "Consequences of Deregulation".

3213:"Reminder: Rent Control Will Not Solve the Florida Housing Crisis" 3010:"San Jose City Council approves policy against no-cause evictions" 2184:

Cf. 1954.52(a)(3)(C) and 1954.53(a)(1) & 1954.53(b) & (c).

1716:

constitutions both establish and limit government power. Cf., the

1341: 1227: 1067: 826: 608:

California housing shortage § Community resistance (NIMBYism)

491: 409: 203: 165: 5341:"California Proposition 21, Local Rent Control Initiative (2020)" 2193:

Cf. 1954.52(b), 1954.53(a)(1)(B); & 1954.535, and 1954.53(f).

651:

Proposition 10 which would have directly repealed Costa-Hawkins.

125:

motivated new landlords with mortgages to raise rents. State and

5091:"Proposal to expand rent control in California fails to advance" 4324:"Court rules LA inclusionary housing mandate violates state law" 4103:

Cf., Marcia Stewart, "Rent Control: Limits on Rent Control", at

2322:"Garcetti says he would consider expanding rent control in L.A." 1708:

Here the issue is State of California limits put on its cities.

1526:

Tenants and the American Dream. Ideology and the tenant movement

898:

may also enact rent control laws, in accordance with state law.

777:

and thereby reestablish an intermittent role for market forces (

109:

appeared, rents went up. For chiefly non-housing reasons (e.g.,

5846:

Barta, "COVID-19... " (NOLO Press): list, abstract of contents.

4782:"California's Housing Shortage--It's even worse than you think" 3953:"SDCAA White Paper: City of San Diego Cause Eviction Ordinance" 3594: 3107:, City of Santa Monica Rent Control Board. Accessed 2017-08-24. 3074:"SDCAA White Paper: City of San Diego Cause Eviction Ordinance" 1981:

Keating, in Niebanck (1985). After Prop. 13, Los Angeles Mayor

911:

with varieties of municipal rent control and other ordinances.

4231:"Does a Landlord need to give a reason for evicting a tenant?" 4059:

Keating (1985), p.60 (a list of cities avoiding rent control).

3499:"Rent Review, Rent Stabilization and Limitations on Evictions" 2567: 1474:, makes policy for California courts. The suspension included 629: 5493:

Diamond, Rebecca; McQuade, Tim; Qian, Franklin (2017-10-11).

5076:, April 24, 2017, updated July 13, 2017. Accessed 2017-11-21. 2961:, at Santa Monica Rent Control Board. Accessed Dec. 12, 2017. 1326:

On November 6, Prop 10 was decisively defeated, reported the

1232:

Richard Bloom, Assembly member; former Mayor of Santa Monica.

2764:

See ordinances linked below, at "List of California Cities".

2711:, at Stanford Law School SCOCAL website. Accessed 2017-11-3. 4744:"California's Housing Future. Challenges and Opportunities" 4518:

AB 1505, Sec. 2 re feasibility studies and review by state.

4283: 2625:, California Legislative Information website, quote at p.1. 2517:"LA Rent: Has rent control been successful in Los Angeles?" 2380:"LA Rent: Has rent control been successful in Los Angeles?" 352:

The Act was amended in 2002 to close a loophole related to

220:

forced his retirement in 1995. On the other hand, Democrat

76:

the vacancy at any price (i.e., usually the market price).

4755:

California Department of Housing and Community Development

3469:"Southern California Cities with Rent Control Regulations" 499:

from 1913 (in blue), its percentage annual change (in red)

316:

The Act prohibits rent control on single family homes, on

2232: 2230: 1037:

package of fifteen housing bills for California in 2017.

4266:

Palmer/Sixth Street Properties LP v. City of Los Angeles

3931:, at Glendale California website. Accessed Dec.10, 2017. 1603:

The Act's complexities are abridged and simplified here.

943:, along with a larger number of units to be sold on the 929:

Palmer/Sixth Street Properties LP v. City of Los Angeles

400:

Residential Rent Stabilization and Arbitration Ordinance

4867:"Gov. Brown signs bill to help enforce pro-housing law" 3983:"Fremont isn't ready for rent control, council decides" 2306:

nothing built afterward can be subject to rent control.

1926:

requirement for evictions. Re Berkeley 1972 (pp. 3, 4).

3894:

See also next section on cities refusing rent control.

3796:"Housing: Campbell Rental Increase Dispute Resolution" 3782:

Thousand Oaks has rent control for all mobile homes.

3673:"Rent Stabilization and Just Cause Eviction Ordinance" 2876:, at San Francisco Rent Board. Accessed Dec. 12, 2017. 2874:"Topic No. 17, Overview of Covered and Excluded Units" 1535:(University of North Carolina 1985), the editor was a 1121:

Jason Mak v. City of Berkeley Rent Stabilization Board

4997:"Largest effort to expand rent control in decades..." 4410:

case, in that it did not follow established law. The

3734:"Sacramento Just Passed Ordinance to Protect Renters" 1482:

to Pay Rent or Quit, and file papers with the court.

1323:; only 13% believed it was insufficient new housing. 595: 518: 5488: 5486: 5484: 5482: 4784:, at KCET website, Aug. 23,2017. Accessed 2017-12-4. 4425:"Inclusionary Housing Requirements: Still Possible?" 4387:"Inclusionary Housing Requirements: Still Possible?" 2949:

Brown, Portman, Rosenquegst (2017), pp. 76, 195–196.

1518:

Rent Control in California. Responding to the Crisis

85:

California cities to regulate their rental markets.

5364:Menezes, Ryan; Moore, Maloy; Do, Phi (2020-11-03). 1613:

See below the section "Exemptions to rent control".

1570:(Toronto: Thomson & Reuters 2016, update 2017). 1443:

Coronavirus/COVID-19: temporary eviction moratorium

801:) limit an owner's ability to increase the rent to 702:Additionally, Campbell (does not have rent control 5720: 5718: 5084: 5082: 4282:, on Wilshire Blvd. adjacent to the 110 Fwy., cf. 4219:Analyses: AB 1164, Assembly Floor 7/25/95 – DIGEST 4117:Analyses: AB 1164, Assembly Floor 7/25/95 – DIGEST 4085:Cf., Lenvin and Moskovitz , ∮∮ 7.4, 7.25 to 7.28A. 3810:, at City of Fremont website. Accessed 2017-12-12. 2623:Analyses: AB 1164, Assembly Floor 7/25/95 – DIGEST 2213:Analyses: AB 1164, Assembly Floor 7/25/95 – DIGEST 2061:Analyses: AB 1164, Assembly Floor 7/25/95 – DIGEST 2033: 2031: 2029: 5574: 5572: 5570: 5568: 5566: 4347:(2015). The article at ¶6 distinguishes the 2009 4288:, at its commercial website. Accessed 2011-10-25. 3425:"Seven California cities to vote on rent control" 3342:Hart, Angela; Murphy, Katy (September 28, 2018). 922: 665:Over the last fifty years, out of a total of 482 208:Jim Costa, circa 2013, a sponsor of the 1995 Act. 97:ordinances in California, and nationwide. Rising 4707:Civil Code, sections 1954.52(a), and 1954.53(a). 1683: 1681: 1679: 1677: 1675: 1673: 630:§ Shortage of affordable housing, & HAA 4974:case, per note discussing 15 new housing bills. 4932:re HAA, at California Legislative Information. 4838:re HAA, at California Legislative Information. 4468:"Update: Brown vetoes inclusionary zoning bill" 4070:"You want rent control in San Diego? Sign here" 3698:, at City of Santa Monica. Accessed 2017-10-09. 3597:, City of Oakland website. Accessed 2017-10-09. 2787:"Beverly Hills extends emergency rent controls" 2707:Kavanau v. City of Santa Monica Rent Control Bd 2448:Cf., section below "Certificates of Occupancy: 489:the rent raise maximum plunged from 10% to 3%. 27:1995 California state law covering rent control 5763:Business, Consumer Services and Housing Agency 5687: 5685: 5683: 4718:Mak v. City of Berkeley Rent Stabilization Bd. 4170:See above, "The Act's provisions as codified". 3808:"Residential Rent Increase Dispute Resolution" 3537:, City of East Palo Alto. Accessed 2017-10-12. 3391:"Santa Rosa rent control beaten at ballot box" 3280:"Rent Regulation in New York: Myths and Facts" 2889:, City of Thousand Oaks. Accessed 2017-12-13. 2776:, at California Apartment Association website. 2316: 2314: 1556:Cecily Talbert Barclay & Matthew S. Gray, 5611: 5609: 5607: 5605: 3758:, Cotati Municipal Code. Accessed 2017-10-12. 3650:, City of San Francisco. Accessed 2017-10-09. 3585:, City of Mountain View. Accessed 2017-10-12. 3052:Brown, Portman, Rosenquest (2017), pp. 92–95. 2995: 2993: 2987:Brown, Portman, Rosenquest (2017), pp. 89–90. 2063:. California Legislative Information website. 1778:in 1979, and the current, on-going situation. 1573:David Brown, Janet Portman, Nils Rosenquest, 1558:Curtin's California Land Use and Planning Law 1115:: "Just cause" notice & 'vacancy control' 726:Some cities have rental housing laws that do 446:'s rent control law as a form of "taking" or 442:case, a rental property owner challenged the 38:enacted in 1995, placing limits on municipal 8: 5418:Journal of the American Planning Association 5391:Journal of the American Planning Association 5302:"California's rent-control measure defeated" 4970:Cf. subsection above re the 2017 fix re the 4912:Cf., Lee E. Ohanian and Edward C. Prescott, 3875:See also the next section below ("refused"). 3696:"Overview: Rent Control Law and Regulations" 3609:, City of Palm Springs. Accessed 2017-10-12. 3489:See below, section "With non-rent elements". 2842:, City of Berkeley Rent Stabilization Board. 1834:, and income percentage spent on rent), the 1455:N-44-20 on COVID-19, declaring a California 450:prohibited by the federal Constitution. The 3773:, at Find Law website. Accessed 2017-10-12. 3770:152 Valparaiso Associates v. City of Cotati 3211:Institute, The James Madison (2022-09-26). 2803:California Consumer Price Index (1955–2017) 1887:movements (¶8). He notes (at ¶10) that the 1560:(Point Arena: Solano Press 34th ed., 2014). 633: 5650: 5648: 5646: 5644: 4897:"How California's housing crisis happened" 4328:California Planning and Development Report 3547:"Residential Rent Stabilization Ordinance" 2726:, at Find Law website. Accessed 2017-11-3. 1398:2017 study of San Francisco housing market 1301:A survey conducted in October 2018 by the 1176:Regarding the shortage in California, the 955:'s 350-unit development west of downtown. 5533: 5531: 5529: 5527: 5525: 4734:Barclay & Gray (2014), p.409 (quote). 4269:, at Google Scholar. Accessed 2017-10-25. 3573:, Town of Los Gatos. Accessed 2017-10-12. 3511:City of Berkeley Rent Stabilization Board 3471:, at UpNest website. Accessed 2017-10-12. 2774:"San Jose approves stricter rent control" 2039:"California Civil Code, 1954.50–1954.535" 1768:UCLA Luskin Center for History and Policy 1528:(New York: Paeger 1983), re Santa Monica. 1158:Shortage of affordable housing, & HAA 1153:2010s housing shortage and repeal efforts 971:2013 bill to restore inclusionary rentals 661:Rent regulation § California studies 5903:Housing legislation in the United States 4596:See section "2002 Amendment of the Act". 3621:, City of Richmond. Accessed 2017-10-12. 3595:"Welcome to the Rent Adjustment Program" 3523:City of Beverly Hills Rent Stabilization 2123:"Legislature deals blow to rent control" 2074:"Legislature deals blow to rent control" 2017:"Legislature deals blow to rent control" 1296:General Election ballot of November 2018 982: 886:Rent control elements retained by cities 788: 683: 232: 5290:, November 6, 2018. Accessed 2018-11-6. 4155:"City struggles with vacancy decontrol" 4128:Civil Code, section 1954.53(a): quote. 4017:"Council rejects study of rent control" 3571:"Rental Dispute Resolution Regulations" 3549:, City of Hayward. Accessed 2017-10-12. 3501:, City of Alameda. Accessed 2017-10-12. 3095:Brown, Portman, Rosenquest (2017), p.95 2914:Lenvin and Moskovitz , ∮∮ 7.41 to 7.52. 2653:Keating in Niebanck (1985), pp. 66–67 ( 2320:Emily Alpart Reyes and David Zahniser, 1596: 1402:In 1994, San Francisco voters passed a 918:(2009): rentals in inclusionary housing 773:purposes of the Act were: to eliminate 5003:, April 6, 2017. Accessed 2-017-08-22. 4535:, Sept. 29, 2017. Accessed 2018-09-15. 4006:, Sept. 23, 2013. Accessed 2017-10-12. 3724:, West Hollywood. Accessed 2017-10-12. 3161:, March 22, 2017. Accessed 2017-08-24. 2722:Berger Foundation v. City of Escondido 2157:Cf. §1954.52(a)(1), (a)(2), (a)(3)(A). 1639:"Sally Havice (D) v. Phil Hawkins (R)" 1377:Research published in 1990, 1999, 2000 1019: 951:for low-income tenants be included in 902:Court interpretations of Costa–Hawkins 857:Rent control elements denied to cities 294: 93:The late 1970s saw the second wave of 5223:"Qualified Statewide Ballot Measures" 5161:, Oct. 23, 2017. Accessed 2017-11-21. 5020:, April 3, 2017. Accessed 2017-08-22. 4930:"AB1515 Planning and Zoning: Housing" 4886:, July 25, 2017. Accessed 2017-11-16. 4836:"AB1515 Planning and Zoning: Housing" 4237:, Feb. 19, 2017. Accessed 2017-10-09. 4076:, Aug. 28, 2017. Accessed 2017-10-12. 4023:, Oct. 18, 2017. Accessed 2017-11-23. 3989:, July 12, 2017. Accessed 2017-10-12. 3972:, April 5, 2017. Accessed 2017-10-12. 3638:, Feb. 15, 1017. Accessed 2017-10-12. 3431:, October, 2016. Accessed 2018-05-03. 3268:, April 1, 2015. Accessed 2017-11-13. 2978:, Feb. 17, 2016. Accessed 2017-08-23. 2938:California Civil Code, section 1941.1 2735:Cf., Lenvin and Moskovitz , ∮∮ 7.10 ( 2328:, April 23, 2018. Accessed 2018-4-30. 1901:Heskin (1083), p.61: "a coalition of 1500:Legal Services of Northern California 1188:, were sponsored by three Democrats: 797:Most rent control ordinances (deemed 457:H.N. and Frances C. Berger Foundation 157:The Costa–Hawkins legislation of 1995 127:federal low-income housing assistance 7: 5731:Stanford Graduate School of Business 5502:National Bureau of Economic Research 5128:, Jan. 11, 2018. Accessed 2018-1-13. 5059:, April 6, 2017. Accessed 2017-11-6. 4903:, Aug. 31, 2017. Accessed 2017-12-4. 4824:California Government Code § 65589.5 4801:, Dec. 4, 2012. Accessed 2017-11-15. 4767:Alissa Anderson & Scott Graves, 4246:See above, section "Other elements". 2557:, Oct. 22, 2018. Accessed 2018-11-1. 1751:See text below for source citations. 1633: 1631: 1621: 1619: 1064:rule: children per 'vacancy control' 923:'New construction' exemption applies 5765:. State of California. 7 April 2020 5284:"California voters reject Prop. 10" 4920:, Dec. 1, 2017. Accessed 2017-12-2. 4372:, March 4, 2013. Costa–Hawkins and 3117:"Relocation Assistance Information" 2899:"Hearings, Mediations, and Appeals" 2407:Civil Code, § 1954.52 (exemptions). 2129:, July 25, 1995: advocates alarmed. 1913:" formed to promote Proposition 10. 1645:, Oct. 9, 1998. Accessed 2017-11-9. 1583:California Landlord-Tenant Practice 427:rent control ordinances. Case law, 162:Political events leading to the Act 5655:Delgadillo, Natalie (2018-02-14). 5616:Robertson, Michelle (2017-11-03). 3866:, Union City. Accessed 2017-10-12. 3450:"List of Cities with Rent Control" 1575:The California Landlord's Law Book 1564:West's California Jurisprudence 3d 992:Governor Brown's 2013 veto message 394:An example of such city intent is 89:Factors causing 1970s rent control 25: 4423:Andrew L. Faber, Berliner Cohen, 4385:Andrew L. Faber, Berliner Cohen, 3941:"∮98.0730 Termination of Tenancy" 3062:"Tenant is at-fault for Eviction" 2681:Government Code, section 65589(b) 1309:University of Southern California 991: 229:The Act: sponsors, and opposition 5257:Dillon, Liam (21 October 2018). 5227:Secretary of State of California 4938:09-15-17 Assembly Floor Analysis 4844:09-15-17 Assembly Floor Analysis 4366:"The fight against rent control" 3839:"City of Palo Alto Tenant Guide" 3662:, San Jose. Accessed 2017-10-12. 2959:"Maintenance of Rental Property" 2534:"The fight against rent control" 2384:Southern California Public Radio 2348:Cutler, Kim-Mai (Apr 14, 2014). 2255:Cutler, Kim-Mai (Apr 14, 2014). 1770:, October 2018. Introduction by 1495:have 45 cities located therein. 785:Vacancy control prior to the Act 596:Vacancy control prior to the Act 519:Vacancy control prior to the Act 418:on S. Spring St. in Los Angeles. 295:The Act's provisions as codified 113:), cities began restricting the 32:Costa–Hawkins Rental Housing Act 18:Costa-Hawkins Rental Housing Act 5737:from the original on 2018-03-09 5704:from the original on 2018-02-01 5669:from the original on 2018-02-22 5630:from the original on 2017-12-03 5591:from the original on 2018-12-02 5585:American City Business Journals 5552:from the original on 2018-01-04 5511:from the original on 2018-08-03 5314:from the original on 2018-11-17 5103:from the original on 2018-02-01 4795:"The Affordable Housing Crisis" 4297:Lenvin & Moskovitz (2017), 3922:"Just Cause Eviction Ordinance" 3429:Metropolitan Council on Housing 3356:from the original on 2018-09-29 3324:from the original on 2016-10-14 3199:"The high cost of rent control" 2390:from the original on 2014-09-13 2356:from the original on 2014-04-30 2296:from the original on 2018-01-23 2263:from the original on 2014-04-30 1219:Efforts to repeal Costa–Hawkins 882:issued after February 1, 1995. 765:Effect of the Costa–Hawkins Act 5725:Andrews, Edmund (2018-02-02). 4414:of Costa–Hawkins is addressed. 4345:Calif. BIA v. City of San Jose 3034:Civil Code ∮∮ 1946 and 1946.1. 3016:, April 18, 22017. 2017-08-24. 2791:Park Labrea News/Beverly Press 2666:Lenvin and Moskovitz , ∮7.10 ( 2636:Birkenfeld v. City of Berkeley 2175:Cf. 1954.52(a) and 1954.53(a). 1111: 1060: 1003:vetoed the bill. He said, "As 821:Under such a "strict" regime, 429:Birkenfeld v. City of Berkeley 278:then signed AB 1164 into law. 185:In the meantime, in June 1978 1: 3903:See next section ("refused"). 3380:website. Accessed 2017-10-09. 1236:On February 17, 2017, in the 1104:rule, even though, unlike in 1054:Burien, LCC v. James A. Wiley 634:§ By initiative: Prop 10 612:Lobbying in the United States 567:does not state a "just cause" 5579:Truong, Kevin (2017-11-09). 4330:, Aug. 20, 2009. 2017-08-28. 3535:"Rent Stabilization Program" 3310:Kinney, Aaron (2015-03-01). 3262:"In Defense of Rent Control" 3171:Krugman, Paul (2000-06-07). 2793:, Feb. 22, 2017. 2017-08-27. 2500:"In Defense of Rent Control" 2416:2002 Amendment discussed in 2041:. Leginfo.legislature.ca.gov 1577:(Berkeley: Nolo Press 2017). 1451:on March 4, 2020, signed an 1319:was insufficient funding of 1313:housing affordability crisis 833:had existed in five cities: 793:Berkeley: Dwight Way rental. 680:With rent-control ordinances 344:units were rent controlled. 312:Exemptions from rent control 5836:Los Angeles, June 15, 2020. 5694:"Rent Control: a Reckoning" 5692:Misra, Tanvi (2018-01-29). 5538:Murphy, Katy (2017-11-02). 5300:Murphy, Katy (2018-11-06). 5089:Dillon, Liam (2018-01-11). 4944:Act". Accessed 2017-11-18. 4458:, vol. 89, pg. 1849 (2001). 4310:Barclay & Gray (2014), 3378:California League of Cities 3173:"Reckonings; A Rent Affair" 3143:Government Code, ∮7060.1(c) 2830:, San Francisco Rent Board. 2378:Bergman, Ben (2014-09-12). 2284:Murphy, Katy (2018-01-11). 2245:Civil Code, §1954.52(a)(2). 2236:Civil Code, §1954.52(a)(1). 1688:Dillon, Liam (2019-10-08). 1164:California housing shortage 1119:In the September 2015 case 5919: 5807:Sacramento, April 6, 2020. 4376:case discussed at ¶¶ 6–16. 3660:"Apartment Rent Ordinance" 2743:), 7.13 (fair return: two 2741:Fisher v. City of Berkeley 1531:Paul L. Niebanck, editor, 1358:AIDS Healthcare Foundation 1178:Housing Accountability Act 1161: 1041:Certificate of occupancy: 688:Santa Monica: Ocean Avenue 658: 627: 605: 602:Opposition to rent control 462:California Court of Appeal 361:Rent control in California 5545:The San Jose Mercury News 5430:10.1080/01944360008976096 5403:10.1080/01944369008975755 4753:, January 2017 Draft, at 2224:Cf. Civil Code, §1954.52. 2202:Cf. 1954.53(b) & (d). 1362:2020 California elections 748:That refused rent control 714:With limited rent control 655:List of California cities 424:California State Assembly 348:2002 Amendment to the Act 3132:a month-to-month tenant. 2903:San Francisco Rent Board 1830:and two benchmarks (the 1488:Pacific Legal Foundation 880:certificate of occupancy 616:Most economists believe 452:California Supreme Court 199:Los Angeles City Council 145:effects then stimulated 50:, and newly constructed 5623:San Francisco Chronicle 4918:The Wall Street Journal 3784:"Housing: Rent Control" 3619:"Richmond Rent Program" 3217:James Madison Institute 3105:"Relocation Assistance" 2887:"Housing: Rent Control" 1533:The Rent Control Debate 1171:real estate development 563:Just cause terminations 44:single-family dwellings 34:("Costa–Hawkins") is a 5328: 5140:Affordable Housing Act 4636:. Accessed 2017-08-22. 4587:. Accessed 2017-08-22. 4301:case at ∮7.25, p.7-45. 4161:. Accessed 2017-10-09. 4153:Cf., Meagan Messerly, 3145:, at Find Law website. 2905:. Accessed 2017-08-24. 2805:. Accessed 2017-10-23. 2747:cases), 7.14 (taking: 2611:"Statement of Purpose" 2439:. Accessed 2017-08-22. 1903:real estate developers 1353: 1338:By initiative: Prop 21 1281:By initiative: Prop 10 1233: 1146:rebut this presumption 1073: 988: 896:Counties in California 794: 722:With non-rent elements 689: 594:. Discussed below at " 543:condition of premises, 533:additional exclusions, 500: 419: 387:is a city-made law (a 238: 209: 171: 133:was economy-wide, yet 5898:Housing in California 5465:10.1080/0042098992539 5323: 5307:San Jose Mercury News 5159:The Los Angeles Times 5138:"Initiative proposal 5057:The Los Angeles Times 5001:The Los Angeles Times 4959:The Los Angeles Times 4533:The Los Angeles Times 4456:California Law Review 4235:The Los Angeles Times 4159:The Daily Californian 4004:The Los Angeles Times 3851:"Rent Review Program" 3349:San Jose Mercury News 3317:San Jose Mercury News 2570:. Accessed 2018-11-1. 2326:The Los Angeles Times 2290:San Jose Mercury News 2127:The Los Angeles Times 2078:The Los Angeles Times 2021:The Los Angeles Times 1643:The Los Angeles Times 1568:Landlord & Tenant 1351: 1240:, Democratic members 1231: 1162:Further information: 1071: 986: 965:real estate developer 792: 687: 659:Further information: 606:Further information: 555:relocation allowance, 510:, as measured by the 495: 413: 406:Constitutional limits 236: 207: 169: 5888:1995 in American law 5193:Curbed San Francisco 5030:admin (2017-02-19). 4686:admin (2015-09-08). 4646:admin (2015-07-13). 4606:admin (2015-02-09). 4545:admin (2014-11-11). 3736:Accessed 2019-08-14. 3722:"Rent Stabilization" 3583:"Rent Stabilization" 3374:"Learn about Cities" 3278:Timothy L. Collins. 2644:, opening paragraph. 2580:"Title and Findings" 1524:Allan David Heskin, 987:Jerry Brown, c.2015. 933:Inclusionary housing 872:single family houses 573:Relocation allowance 512:Consumer Price Index 448:inverse condemnation 444:City of Santa Monica 119:return on investment 36:California state law 5034:. Costa-hawkins.com 4690:. Costa-hawkins.com 4650:. Costa-hawkins.com 4610:. Costa-hawkins.com 4580:Burien LCC v. Wiley 4549:. Costa-hawkins.com 4412:legislative history 4400:"Letter Brief" per 4142:"Vacancy Decontrol" 3710:Wall Street Journal 2785:Gregory Cornfield, 2450:Burien LLC v. Wiley 2431:Burien LCC v. Wiley 1515:W. Dennis Keating, 1472:Tani Cantil-Sakauye 1364:. This initiative, 1238:California Assembly 1043:Burien LLC v. Wiley 643:. For this reason, 575:. A city ordinance 389:municipal ordinance 5210:Curbed Los Angeles 5176:Curbed Los Angeles 5074:The Sacramento Bee 5018:The Sacramento Bee 4901:The Sacramento Bee 4799:The New York Times 4749:2017-12-19 at the 4364:Jeremy Rosenberg, 4314:case, pp. 434–435. 4015:Allison Levitsky, 3927:2017-12-11 at the 3825:2017-10-13 at the 3455:2017-10-10 at the 3412:The Press Democrat 3395:The Press Democrat 3178:The New York Times 2976:Curbed Los Angeles 2828:"Rent limitations" 2597:2019-09-29 at the 2532:Jeremy Rosenberg, 2144:2017-12-01 at the 1828:market malfunction 1461:unlawful detainers 1457:state of emergency 1354: 1321:low-income housing 1234: 1224:By the legislature 1074: 1020:2017 bill 'fixes' 1013:affordable housing 989: 825:are excluded from 803:an existing tenant 795: 690: 622:industry advocates 501: 420: 239: 237:Pete Wilson, 1993. 210: 172: 170:Jerry Brown, 1976. 151:municipal politics 135:wages and salaries 99:real estate values 5859:, April 6, 2020). 5459:(12): 2047–2068. 5371:Los Angeles Times 5288:Los Angeles Times 5263:Los Angeles Times 5096:Los Angeles Times 4812:Los Angeles Times 4769:"Locked Out 2008" 4198:West's Cal Jur 3d 4130:Vacancy decontrol 3864:"Rent Ordinances" 3677:City of Santa Ana 3008:Ramona Giwargis, 2970:Bianca Barragan, 2840:"2014 adjustment" 2753:Berger Foundation 2091:Robert C. Farrell 1889:Kerner Commission 1695:Los Angeles Times 1404:ballot initiative 1391:growth management 1349: 1328:Los Angeles Times 1304:Los Angeles Times 1255:local governments 779:supply and demand 708:mobile home parks 674:COVID-19 pandemic 667:California cities 649:ballot referendum 375:Declared purposes 256:) and Republican 139:consumer movement 16:(Redirected from 5910: 5860: 5853: 5847: 5844: 5838: 5823: 5817: 5814: 5808: 5799:Chris Nicholas, 5797: 5791: 5781: 5775: 5774: 5772: 5770: 5760: 5752: 5746: 5745: 5743: 5742: 5722: 5713: 5712: 5710: 5709: 5689: 5678: 5677: 5675: 5674: 5652: 5639: 5638: 5636: 5635: 5613: 5600: 5599: 5597: 5596: 5576: 5561: 5560: 5558: 5557: 5535: 5520: 5519: 5517: 5516: 5510: 5499: 5490: 5477: 5476: 5448: 5442: 5441: 5413: 5407: 5406: 5386: 5380: 5379: 5361: 5355: 5354: 5352: 5351: 5337: 5331: 5330: 5320: 5319: 5297: 5291: 5280: 5274: 5273: 5271: 5269: 5254: 5248: 5245: 5239: 5238: 5236: 5234: 5219: 5213: 5204:Elijah Chiland, 5202: 5196: 5185: 5179: 5170:Jenna Chandler, 5168: 5162: 5151: 5145: 5135: 5129: 5126:The Mercury News 5118: 5112: 5111: 5109: 5108: 5086: 5077: 5066: 5060: 5049: 5043: 5042: 5040: 5039: 5027: 5021: 5010: 5004: 4993: 4987: 4981: 4975: 4968: 4962: 4951: 4945: 4927: 4921: 4910: 4904: 4893: 4887: 4876: 4870: 4864: 4858: 4854: 4848: 4833: 4827: 4821: 4815: 4808: 4802: 4793:Cf., Editorial, 4791: 4785: 4778: 4772: 4765: 4759: 4741: 4735: 4732: 4726: 4714: 4708: 4705: 4699: 4698: 4696: 4695: 4683: 4677: 4665: 4659: 4658: 4656: 4655: 4643: 4637: 4625: 4619: 4618: 4616: 4615: 4603: 4597: 4594: 4588: 4576: 4570: 4564: 4558: 4557: 4555: 4554: 4542: 4536: 4525: 4519: 4516: 4510: 4493: 4487: 4477: 4471: 4465: 4459: 4452: 4446: 4442: 4436: 4421: 4415: 4398:HansonBridgett, 4396: 4390: 4383: 4377: 4362: 4356: 4337: 4331: 4321: 4315: 4308: 4302: 4295: 4289: 4276: 4270: 4262: 4256: 4253: 4247: 4244: 4238: 4228: 4222: 4216: 4210: 4207: 4201: 4195: 4189: 4186: 4180: 4177: 4171: 4168: 4162: 4151: 4145: 4139: 4133: 4126: 4120: 4114: 4108: 4101: 4095: 4092: 4086: 4083: 4077: 4074:San Diego Reader 4066: 4060: 4057: 4051: 4048: 4042: 4039: 4033: 4030: 4024: 4013: 4007: 3998:Arin Mikailian, 3996: 3990: 3979: 3973: 3962: 3956: 3950: 3944: 3938: 3932: 3919: 3913: 3910: 3904: 3901: 3895: 3892: 3886: 3882: 3876: 3873: 3867: 3860: 3854: 3848: 3842: 3836: 3830: 3820:"Rent Mediation" 3817: 3811: 3805: 3799: 3793: 3787: 3780: 3774: 3765: 3759: 3752: 3746: 3743: 3737: 3731: 3725: 3719: 3713: 3705: 3699: 3693: 3687: 3686: 3684: 3683: 3669: 3663: 3657: 3651: 3645: 3639: 3628: 3622: 3616: 3610: 3604: 3598: 3592: 3586: 3580: 3574: 3568: 3562: 3556: 3550: 3544: 3538: 3532: 3526: 3520: 3514: 3508: 3502: 3496: 3490: 3487: 3481: 3478: 3472: 3466: 3460: 3447: 3441: 3438: 3432: 3423:Steven Wishnia, 3421: 3415: 3406:Kevin McCallum, 3404: 3398: 3389:Kevin McCallum, 3387: 3381: 3371: 3365: 3364: 3362: 3361: 3339: 3333: 3332: 3330: 3329: 3307: 3301: 3300: 3298: 3297: 3291: 3285:. Archived from 3284: 3275: 3269: 3266:Pacific Standard 3258: 3252: 3251: 3249: 3248: 3233: 3227: 3226: 3224: 3223: 3208: 3202: 3197:Lisa Blackwell, 3195: 3189: 3188: 3186: 3185: 3168: 3162: 3152: 3146: 3139: 3133: 3126: 3120: 3114: 3108: 3102: 3096: 3093: 3087: 3083: 3077: 3071: 3065: 3059: 3053: 3050: 3044: 3041: 3035: 3032: 3026: 3023: 3017: 3014:The Mercury News 3006: 3000: 2997: 2988: 2985: 2979: 2968: 2962: 2956: 2950: 2947: 2941: 2930: 2924: 2921: 2915: 2912: 2906: 2896: 2890: 2883: 2877: 2871: 2865: 2858: 2852: 2849: 2843: 2837: 2831: 2825: 2819: 2812: 2806: 2800: 2794: 2783: 2777: 2771: 2765: 2762: 2756: 2733: 2727: 2718: 2712: 2703: 2697: 2694: 2688: 2677: 2671: 2664: 2658: 2651: 2645: 2632: 2626: 2620: 2614: 2608: 2602: 2589: 2583: 2577: 2571: 2568:"Yes on Prop 10" 2564: 2558: 2549:James Brasuell, 2547: 2541: 2530: 2524: 2513: 2507: 2504:Pacific Standard 2496: 2490: 2486: 2480: 2477: 2471: 2468: 2462: 2459: 2453: 2446: 2440: 2427: 2421: 2414: 2408: 2405: 2399: 2398: 2396: 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5918: 5917: 5913: 5912: 5911: 5909: 5908: 5907: 5878: 5877: 5869: 5864: 5863: 5854: 5850: 5845: 5841: 5825:Matthew Blake, 5824: 5820: 5815: 5811: 5798: 5794: 5790:, July 2, 2020. 5788:CBS Los Angeles 5782: 5778: 5768: 5766: 5758: 5754: 5753: 5749: 5740: 5738: 5724: 5723: 5716: 5707: 5705: 5691: 5690: 5681: 5672: 5670: 5654: 5653: 5642: 5633: 5631: 5615: 5614: 5603: 5594: 5592: 5578: 5577: 5564: 5555: 5553: 5537: 5536: 5523: 5514: 5512: 5508: 5497: 5492: 5491: 5480: 5450: 5449: 5445: 5415: 5414: 5410: 5388: 5387: 5383: 5363: 5362: 5358: 5349: 5347: 5339: 5338: 5334: 5317: 5315: 5299: 5298: 5294: 5281: 5277: 5267: 5265: 5256: 5255: 5251: 5246: 5242: 5232: 5230: 5221: 5220: 5216: 5203: 5199: 5187:Adam Brinklow, 5186: 5182: 5169: 5165: 5152: 5148: 5136: 5132: 5119: 5115: 5106: 5104: 5088: 5087: 5080: 5067: 5063: 5051:Andrew Khouri, 5050: 5046: 5037: 5035: 5029: 5028: 5024: 5011: 5007: 4995:Andrew Khouri, 4994: 4990: 4982: 4978: 4969: 4965: 4952: 4948: 4928: 4924: 4911: 4907: 4894: 4890: 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The 91: 61:and Republican 52:apartment units 28: 23: 22: 15: 12: 11: 5: 5916: 5914: 5906: 5905: 5900: 5895: 5893:California law 5890: 5880: 5879: 5876: 5875: 5868: 5867:External links 5865: 5862: 5861: 5848: 5839: 5818: 5809: 5792: 5776: 5747: 5714: 5679: 5640: 5601: 5562: 5521: 5478: 5443: 5424:(2): 162–176. 5408: 5397:(2): 140–152. 5381: 5356: 5332: 5292: 5275: 5249: 5240: 5214: 5197: 5180: 5163: 5146: 5130: 5113: 5078: 5061: 5044: 5022: 5012:Angella Hart, 5005: 4988: 4976: 4963: 4946: 4922: 4905: 4888: 4871: 4859: 4849: 4828: 4816: 4803: 4786: 4773: 4760: 4736: 4727: 4709: 4700: 4678: 4660: 4638: 4620: 4598: 4589: 4571: 4559: 4537: 4520: 4511: 4497:Support Letter 4488: 4472: 4460: 4447: 4437: 4416: 4391: 4378: 4357: 4332: 4316: 4303: 4290: 4271: 4257: 4248: 4239: 4223: 4211: 4202: 4190: 4181: 4172: 4163: 4146: 4134: 4121: 4109: 4096: 4087: 4078: 4061: 4052: 4043: 4034: 4025: 4008: 3991: 3987:East Bay Times 3974: 3970:East Bay Times 3957: 3945: 3933: 3914: 3905: 3896: 3887: 3877: 3868: 3855: 3843: 3831: 3812: 3800: 3788: 3775: 3760: 3747: 3738: 3726: 3714: 3700: 3688: 3664: 3652: 3640: 3636:East Bay Times 3623: 3611: 3607:"Rent Control" 3599: 3587: 3575: 3563: 3559:"RSO Overview" 3551: 3539: 3527: 3515: 3503: 3491: 3482: 3473: 3461: 3442: 3433: 3416: 3399: 3382: 3366: 3334: 3302: 3270: 3253: 3228: 3203: 3190: 3163: 3147: 3134: 3121: 3109: 3097: 3088: 3078: 3066: 3054: 3045: 3036: 3027: 3018: 3001: 2989: 2980: 2963: 2951: 2942: 2925: 2916: 2907: 2891: 2878: 2866: 2853: 2844: 2832: 2820: 2807: 2795: 2778: 2766: 2757: 2728: 2713: 2698: 2689: 2672: 2659: 2646: 2627: 2615: 2603: 2584: 2572: 2559: 2542: 2525: 2508: 2491: 2481: 2472: 2463: 2454: 2441: 2422: 2409: 2400: 2370: 2352:. 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467: 414:A site of the 407: 404: 376: 373: 371: 368: 362: 359: 349: 346: 343: 313: 310: 304: 301: 296: 293: 260:Phil Hawkins ( 258:Assemblymember 230: 227: 187:Proposition 13 163: 160: 158: 155: 143:Proposition 13 103:interest rates 90: 87: 82:municipalities 65:Phil Hawkins. 63:Assemblymember 26: 24: 14: 13: 10: 9: 6: 4: 3: 2: 5915: 5904: 5901: 5899: 5896: 5894: 5891: 5889: 5886: 5885: 5883: 5874: 5871: 5870: 5866: 5858: 5852: 5849: 5843: 5840: 5837: 5833: 5830: 5829: 5822: 5819: 5813: 5810: 5806: 5802: 5796: 5793: 5789: 5785: 5780: 5777: 5764: 5757: 5751: 5748: 5736: 5732: 5728: 5721: 5719: 5715: 5703: 5699: 5695: 5688: 5686: 5684: 5680: 5668: 5664: 5663: 5658: 5651: 5649: 5647: 5645: 5641: 5629: 5625: 5624: 5619: 5612: 5610: 5608: 5606: 5602: 5590: 5586: 5582: 5575: 5573: 5571: 5569: 5567: 5563: 5551: 5547: 5546: 5541: 5534: 5532: 5530: 5528: 5526: 5522: 5507: 5503: 5496: 5489: 5487: 5485: 5483: 5479: 5474: 5470: 5466: 5462: 5458: 5454: 5453:Urban Studies 5447: 5444: 5439: 5435: 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