Item 5 Staff Report Rent Mediation ProgramTO:
FROM:
SUBJECT:
n
COUNCIL AGENDA REPORT
December 11, 1996
MAYOR AND TOUNCIL
TOWN MANAGER
RENT MEDIATION PROGRAM
MEETING DATE: 12-16-96
ITEM NO.
A. ACCEPT RENT MEDIATION PROGRAM FISCAL YEAR 1995-96 REPORT
B. ADJUST 1996/97 PROGRAM BUDGET TO COVER COSTS OF INCREASED
MEDIATIONS AND ARIBITRATIONS
RECOMMENDATION:
A. Accept informational report regarding 1995-96 Rent Mediation Program.
B. Adjust 1996/97 Program Budget to cover costs of increased mediations and arbitrations.
BACKGROUND:
The Rent Mediation Program was established to administer Town Code Sections 14.80 and 14.85 Rental and Other
Landlord/Tenant Disputes; its purpose is to resolve disagreements between tenants and property owners and to prevent
excessive and unreasonable rent increases while assuring property owners a fair and reasonable return on investment.
The Town contracts with Information and Referral Services, Inc. (I&R) to implement the program. I & R has submitted
its Los Gatos Rental Mediation Program Annual Report in conformance with its contract. I&R participates in reviewing
the Rent Mediation Ordinances and Regulations with the Rent Advisory Committee and Community Services
Department staff.
DISCUSSION:
Although the Program's workload indicators are generally within the range of past years, service requests increased
dramatically toward the end of the year. May and June account for 37% of all telephone contacts and 33% of all the
petitions filed. I&R attributes this to the low vacancy rate experienced througout the County.
Indicators
Tenant/Landlord Counseling
Initial Contacts
Additional Contacts
No. of Petitions Filed
No. of Petitions Withdrawn
Telephone Conciliations
Mediations Held
Arbitrations Held
PREPARED BY:
RAF:kv
CSD22:A:1CNCLRPTS
Reviewed by: Atto
Rent Mediation Program Overview
1992-93 1993-94 1994-95 1995-96
2,230
823
1,497
18
2
14
8
1
Regina A. Fa
Community S
T.I&R
inance
es Director
1,707
699
1,008
16
0
17
10
2
1,736
918
818
10
0
12
2
0
2,258
965
1,293
21
2
16
5
0
Revised: 12/11/96 1:39 pm
Reformatted: 10/23/95
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: ACCEPT RENT MEDIATION PROGRAM FISCAL YEAR 1995-96 REPORT
December 11, 1996
The Rent Advisory Committee reviewed the report and recommends acceptance.
ENVIRONMENTAL ASSESSMENTS:
This is not a project defined under CEQA, and no further action is required.
FISCAL IMPACT:
1995/96 Annual Report
The FY 1995-96 budget included $34,700 for services provided by I&R and its mediators and arbitrators. Funds for the
program are fee generated. Current fees are $22.00 per unit where there are three or more units and $11.00 per unit for
properties with two units. FY 1995-96 revenues totaled $53,700. Fees were evaluated and adjusted in November 1993
to eliminate a mid -year fund cash deficit. We had a positive cash balance throughout FY 1995-96.
1996/97 Program Budget
Because high service levels continued through the first five months of the current fiscal year, funds allocated for
mediation and arbitration services have been expended. Staff recommends a transfer of $5,000 from the Program's fund
balance to cover costs anticipated during the balance of the fiscal year. The contract with Information and Referral will
be amended to reflect the budget adjustment.
Funded by fund balance 7/1/96 $71,890
Adjustment
Revised Fund Balance
$(5,000)
$66,890
Decrease/Increase
From
To
Mediation Fees 2217-61030
$5,000
$2,000
$7,000
ATTACHMENT:
Los Gatos Rent Mediation Annual Report FY 1995-96.
DISTRIBUTION:
Information and Referral Services, Inc.
Susan Fish, Chair; Rent Advisory Committee.
LOS UATOS RENT MEDIATION PROuRAM
1245 So. Winchester Blvd., #200
San Jose, Calif. 95129
(408) 243-8565
1995 - 1996 ANNUAL REPORT
The rental market has become very active this year. The vacancy rate has become very
tight. We are dealing with a vacancy rate of less than one percent for the whole county.
This is causing a great demand for rental units. In some cases, owners now have waiting
lists of prospective tenants. This has not happened in a very long while. This is reflected
in the number of inqueries concerning rent increase and the ordinance.
The initial contacts have increased 20 % from 918 in 1994-95 to 965 for 1995-96. The
additional contacts increased 58 % from 818 in 1994-95 to 1293 for 1995-96. Our total
contacts have increased from 1736 in 1994-95 to 2258 for 1995-96. This is an increase of
30 % for all contacts.
1995-96 1994-95 % of change
Initial Contacts 965 918 + 20 %
Additional Contacts 1293 818 + 58 %
TOTAL CONTACTS 2258 1736 + 30 %
1995-96
1994-95 % of change
Initial Contacts
Tenant 669 628 + 15 %
Landlord 248 254 - 2 %
Other 48 36 + 33 %
Total 965 918 + 5 %
Additional Contacts
Tenant 658 433 + 52 %
Landlord 415 271 + 53 %
Other 48 36 + 33 %
Total 1293 818 + 58 %
INITIAL CONTACTS
1995-96 1994-95
Eviction 249 26 % 232 25 %
Deposit 179 19 % 199 22 %
Rent Increase 162 17 % 63 7 %
Repairs 151 16 % 155 17 %
Lease/Contract 83 9 % 126 13 %
Ordinance 70 7 % 52 6 %
Right to Privacy 33 3 % 32 3 %
Misc. 38 4 % 59 6 %
965 918
ADDITIONAL CONTACTS
1995-96 1994-95
Repairs 397 31 % 180 22 %
Eviction 305 24 % 309 38 %
Rent Increase 211 16 % 58 7 %
Lease/Contract 143 11 % 46 6 %
Deposit 116 9 % 105 13 %
Ordinance 43 3 % 18 2 %
Mobile Home 42 3 % 27 3 %
Right to Privacy 25 2 % 3 1 %
Discrimination NA 54 7 %
Misc. 11 1 % 18 2 %
1293 818
PETITIONS REQUESTED
1995-96 1994-95
Repair 15 50 % 7 35 %
Rent Increase 6 20 % 3 15 %
Eviction 5 17 % 8 40 %
Rent Increase/Repair 2 7 % NA
Repair/Eviction 1 3 % 2 10 %
Lease/Contract 1 3 % NA
30 20
PETITIONS FILED
1995-96 1994-95
Repair 12 57 % 2 18 %
Eviction 6 29 % 5 45 %
Rent Increase/Repair 2 10 % NA
Lease/Contract 1 5 % NA
Rent Increase NA 3 27 %
Repair/Eviction NA 1 9 %
21 11
SUMMARY OF CASES RESOLVED
395 Case reopened Landlord to deduct rent based on 1985 figures M
399 Case reopened Landlord to deduct rent based on 1985 figures M
404 Rent Increase Case closed due to lack of interest WD
407 Eviction Eviction canceled. Tenant to pay on tome M
408 Repair Repairs made C
409 Eviction Landlord to extend tenancy to 9/14/95 M
410 Repair Repairs made C
411 Repair Repairs made C
412 Repair Repairs made C
413 Repair Repairs made C
414 Repair Repairs made C
415 Repair Repairs made, tenant to move C
416 Eviction Tenant moved C
417 Repair Ongoing repairs repaired on a piece -meal basis C
418 Repair Repairs made C
419 Repair Closed due to legal action WD
420 Repair Tenant moved C
427 Eviction Eviction canceled, tenant to pay back rent M
Conciliation 11 61 % Mediation 5 28 % Withdrawn 2 11 %
The staff participated in various meetings with other agencies to share information and
receive training. Staff was responsible for the coordination of other Tenant/Landlord
programs from Santa Cruz, San Mateo and Santa Clara Counties to be represented at the
Tri-County Trade Show.
July 12, 1995
August 9, 1995
October 11, 1995
November 8, 1995
January 10, 1996
February 5, 1996
February 12, 1996
March 18, 1996
April 17, 1996
May 6, 1996
Rent Advisory Committee
Tenant/Landlord Providers Roundtable
Rent Advisory Committee
Tenant/Landlord Providers Roundtable
Rent Advisory Committee
Rent Advisory Committee
Rent Advisory Committee
Rent Advisory Committee
Tri-County Trade Show
Rent Advisory Committee
TOWN OF LOS GATOS
RENT MEDIATION
ANNUAL ACTIVITY REPORT
MY 1995 thrcu,1.UNE 1996
Tenant
Landlord
* I• Additional
CATEGORY
7
Units
1
Units
2
Units
3+
Units
1
Units4nits
2
3+
-t
T
L
0
TOTAL
Evictions
68
29
`
69
37
16
29
1
149
124
32
554
_
Deposits
52
29
65
12
10
11
_
76
33
7
295
Rent Increases
_
14
11
71
_ 7
10
37 -
12 -
10
-
53
51
373
34
21
86
4
2
4
201
137
59
548
Repairs
—
,
Lease/Contract
Discrimination
20
7
27
7
7
14 1
78
41
24
226
3
1
4
Right to Privacy
Hand Book
12
6
10
1
4
13
10
2
52
Ordinance
Mobile Homes
2
2
8
8
2
10
18 28 6
1 4
25
7 .30
10
7
113
55
Miscellaneous
Months Total
Year to Date
5
207
1
106
9
356
1
71
1
56
3 2
M
3
121 48 _658
7
415 220
*Other - Town Staff, Mediators, Arbitrators,Realtors, Uther Agencies
TOTALS
INITIAL CONTACTS ADDITIONAL CONTACTS
Tenant 669
Landlord 248
Other 48
Total 965
TOTAL CONTACTS 2258
Tenant 658
Landlord 415
Other 220
Total 1293
32
2258
PETITIONS REQUESTED 30
PETITIONS FILED 21
CASES RESOLVED 17
CASES PENDING 6
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Eviction - 30 day notice
Los Gatos Mobile Home Park - RI 2%
Rent increase $600 -• $650 = 8%
Repair / Eviction
Repair - Sewer order from shower
and drain
Mobile Home Ord. & Rent increase
Eviction - 30 day notice
Eviction - 30 day notice
Eviction 18 cats in a 2 bedroom
apt.
Eviction - 30 day notice
COMPLAINT SUMMARY
Eviction cenceled 1/3/95
C
Case reopenea - L.L. to 10/30/C.
deduct rents based on 1995 e c
finiire 1
Landlord reduced rent
increase to $30.00 (5%)
Repairs made - Eviction
canceled
L.L. made some repairs -
odor gone
Case reopened - L.L. to 1
deduct rents based on igg5�11/15/9
figures C
Eviction canceled. All
repairs signed off by
Housing Authority
Tenant buying house. L.L.
extended tenancy until end
of June
Tenants moved through
Housing Authority
Tenant moved
RESOLUTION
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December 16, 1996
Los Gatos, California
ARTS COMMISSION/COMMENDATION/DALE CHAMBERS (YYY.20)
Vice Mayor Lubeck presented a Commendation from the Town to Dale Chambers for his time
and service to the Town while serving on the Arts Commission. Mr. Chambers was present to
receive his commendation and thanked the Town for the opportunity to have served. He
presented a poster of last years performances autographed by the performers to Ms Lubeck.
SCHEDULE OF PUBLIC HEARINGS (01.01)
Informational report regarding currently scheduled public hearings was received and filed.
PAYROLL RATIFICATION/NOVEMBER 1996 (02.V)
Motion by Mr. Attaway, seconded by Mr. Blanton, that Council ratify the check register for the
payroll of November 17 through November 30, 1996, paid on December 6, 1996, in the amount
of $357,850.15. Carried by a vote of 4 ayes. Mrs. Benjamin absent.
ACCOUNTS PAYABLE/RATIFICATION/DECEMBER 1996 (03.V)
Motion by Mr. Attaway, seconded by Mr. Blanton, that Council ratify the accompanying check
registers for accounts payable invoices paid on December 6, 1996 in the amount of $332,579.20.
Carried by a vote of 4 ayes. Mrs. Benjamin absent.
MINUTES OF DECEMBER 2, 1996 (04A.V)
Motion by Mr. Attaway, seconded by Mr. Blanton, that Council approve the Minutes of
December 2, 1996 as submitted. Carried by a vote of 4 ayes. Mrs. Benjamin absent.
MINUTES OF DECEMBER 9, 1996 (04B.V)
Motion by Mr. Attaway, seconded by Mr. Blanton, that Council approve the Minutes of
December 9, 1996 as submitted. Carried by a vote of 4 ayes. Mrs. Benjamin absent.
RENT MEDIATION PROGRAM (05.19)
Motion by Mr. Attaway, seconded by Mr. Blanton, that Council accept Rent Mediation Program
Fiscal Year 1995-96 Report and adjust 1996-97 program budget to cover costs of increased
mediations and arbitrations. Carried by a vote of 4 ayes. Mrs. Benjamin absent.
HOUSING CONSERVATION PROGRAM/LOAN EVALUATIONS (06.19)
Motion by Mr. Attaway, seconded by Mr. Blanton, that Council accept report on periodic
Housing Conservation Program (HCP) loan evaluations. Carried by a vote of 4 ayes. Mrs.
Benjamin absent.
ARTS COMMISSION/MASTER PLAN/RESOLUTION 1996-156 (07.20)
Motion by Mr. Attaway, seconded by Mr. Blanton, that Council adopt Resolution 1996-156
entitled, RESOLUTION OF THE TOWN OF LOS GATOS ADOPTING THE ARTS
COMMISSION MASTER PLAN. Carried by a vote of 4 ayes. Mrs. Benjamin absent.
MUSIC IN THE PLAZA/GUIDELINES/DONATIONS/RESOLUTION 1996-157 (08.20)
Motion by Mr. Attaway, seconded by Mr. Blanton, that Council adopt Resolution 1996-157
entitled, RESOLUTION OF THE TOWN OF LOS GATOS ADOPTING MUSIC IN THE PLAZA
GUIDELINES. Carried by a vote of 4 ayes. Mrs. Benjamin absent.
TC,D8:MM121696
2