Ord 1598 - ORDINANCE AMENDING CHAPTER 24 OF THE TOWN CODE RELATING TO THE AMOUNT OF ANNUAL RENT INCREASE AND TO FACTORS OF REASONABLENESS IN DETERMINING RENT INCREASESORDINANCE N0. 1598
ORDINANCE AMENDING CHAPTER 24 OF THE TOWN CODE
RELATING TO THE AMOUNT OF ANNUAL RENT INCREASE
AND TO FACTORS OF REASONABLENESS IN DETERMINING RENT INCREASES
The Town Council of Los Gatos hereby ORDAINS:
SECTION 1.
Section. 24.07.015 of Chapter 24 is hereby amended to read as follows:
" 24.70.015. Specific St andards.
(1) Exemptions
The first rent increase after the following events shall be exempt
from this chapter:
(a) Construction of a new unit.
(b) A voluntary vacancy.
(c) Eviction of a tenant by a court for non- payment or other
violation of a written rental agreement.
(2) Frequency o Rent Increases
Rent should not ordinarily be increased more frequently than annually,
but it may be increased:
(a) When the fee imposed under Part 6 hereof is paid, it may be
passed through at the rate of no more than 1 /12th of the fee per month.
(b) At any time, with the written consent of all affected tenants,
which shall be sought through conciliation or mediation:
(3) Amount of Annua Inc
Annual rent increases shall not exceed the 70% CPI ceiling or 5 %,
whichever is greater, unless the Hearing Officer determines that other factors
render a larger increase reasonable. CPI is the Consumer Price Index -- All
Urban Consumers for the San Francisco - Oakland Area. The most recent CPI is the
"bimonthly figure most recently available fran the Bureau of Labor Statistics. The
70% CPI ceiling is an mount arrived at by adjusting the current rent to reflect
70% of the most recent annual average change in the CPI."
SECTION 2.
Section 24.70.020 of Chapter 24 is hereby amended to read as follows:
"24.70:020. Othe Factor of Reasonableness.
(1) Increases Deemied 'Reasonable
Where the amount of the proposed rental increase consists only of
passing through one or more of the (a) the fee imposed under Part 6
hereof, (b) costs of capital improvements, (c) increased costs of maintenance and
operation, or (d) costs of .rehabilitation.; plus no more than 5% of the monthly
rent, they shall be ordinarily deemed reasonable, provided that:
(i) Cost figures have been established to the reasonable satis-
faction of the Hearing Officer.
(ii) The costs of capital improvements if any are averaged on a
per unit basis and are amortized over a period of not less than 60 months.
(iii) The costs of rehabilitation if any are averaged on a per unit
basis and are amortized over not less than 36 months.
(iv) Each of the costs proposed to be passed through to tenants,
whether it be costs of capital improvements, increased costs of operation and
maintenance, or costs.of rehabilitation, bears a reasonable relationship to the
purpose for which such costs were incurred and the value of the real property to
which they are applied; or
(2) When Co sts of Debt Service Deaned To Be Reasonable
The Hearing Officer shall deem as reasonable and allowable to be
passed through to tenants the costs of debt service where he finds the debt is a
secured, arms- length transaction in the following instances:
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"(a) In the case of increased costs of debt service by new owners,
shall be limited to $0% of the increased costs of debt service arising from that
proportion of the aggregate amount of debt not exceeding 70% of the value of the
property as established by a lender's appraisal. Where no lender's appraisal is
available, the Hearing Officer may secure such,appraisal to be paid for by the
landlord as a cost of maintenance and operation.
(b) In the case of increased cost of debt service refinance by
an existing owner, shall be limited to costs of debt service generated by the
amount reinvested in the property, including liquidation of existing debt; or
(3) Standards Applicable to Rent Increases Which Exceed the Foregoing
When the amount of any rent increase or portion thereof exceeds
any of the foregoing standards under sub - sections 1 or 2 of this Section, the
Hearing Officer shall determine what is reasonable under the circumstances taking
into account any of the following factors on which he has received information:
(a) In the case of increased costs of debt service due to a sale
or refinancing of the rental units or the building or property of which the units
are a part within. 12 months of the increase; (i) the arms- length nature of the
transaction, (ii) the landlord's rate of return on the investment, (iii) the fre-
quency of past resale or refinances, and (iv) the extent to which prior rental
increases have made provisions for appreciation of asset value.
(b) The rental history of the unit or the ccmplex of which it is
a part, including: (i) the presence or absence of past increases, (ii) the fre-
quency of past rent increases, (iii) the landlord's response to Proposition 13
savings, and (iv) the occupancy.rate of the complex in comparison to comparable
units in the same general area.
(c) The physical condition of the rental unit or complex of which
it is a part, including the quantity and quality of maintenance and repairs per-
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"formed during the last 12 months.
(d) Any increases or reductions of housing services since the last
rental increase before the effective date of this ordinance.
(e) Other financial information which the landlord is willing to
provide.
(f) Existing market value of rents for units similarly situated."
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This ordinance takes effect 30 days after the date it is adopted. Within 15
days after this ordinance is adopted, the Town Clerk shall cause it to be published
once in a newspaper of general circulation published and circulated in the Town.
This ordinance was introduced at a regular meeting of the Town Council of
the Town of Los Gatos on November 7, 1983 and adopted by the following vote
as an ordinance of the Town of Los Gatos at a regular meeting of the Town Council
on November 21, 19
AYES: COUNCILMET'IBERS Joanne Benjamin, Eric D. Carlson,
T errence J. Daily and Mayor Thomas J. Ferrito
NOES: COUNCILMEMBERS None
ABSENT:
COUNCI.LM MERS Brent N. Ventura
COUNCIL`
SIGNED:
ATTEST:
erk o t e ' own af Los os
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