Page 43 - AAGLA-JUNE 2022

Local Advocacy Update
renters who receive higher than typical rent increases and income eligible, “mom and pop” housing providers with the payment of back rent owed. It is anticipated that City Staff will return in June with additional data and information and a framework for the program.
Oxnard Adopts Rent Control and Just Cause Eviction Ordinances – Effective June 4th
On May 3rd, the Oxnard City Council adopted two ordinances: one establishing rent control with an annual rent “cap” of 4% and another instituting just cause eviction requirements and relocation fees equal to two-months’ rent or $5,000, whichever is greater. The ordinances go into effect 30 days after adoption, on June 4, 2022. The associated programmatic fees for the administration of the two programs, to be paid for by owners, will be established at a later to be determined date, through a City Council resolution. We encourage members with properties in the City of Oxnard to review the full details of the two ordinances. Summarized below are some of the provisions contained within each of the ordinances.
Rent Control Ordinance
The rent control ordinance includes, but is not limited to, the following provisions:
• Annual Rent Cap: Limits rent increases to one rent increase per 12-month period not to exceed 4%.
• Fair Return Petition Process: Provides owners with a Fair Return Petition Process to seek a rent increase beyond the 4% cap. The cost of the petition process is the responsibility of the owner.
• Exemptions: The ordinance does not apply to residential real property that has a certificate of occupancy issued after February 1, 1995, single family homes where the owner is not a real estate investment trust, as defined in section 856 of the Internal Revenue Code, a corporation, or a limited liability company in which at least one of the members is a corporation and the owner provides the renter with written notice of the exemption as
specified in the ordinance.
In addition, duplexes are exempt under the following limited circumstance: “a property containing two separate dwellings units within a single structure in which the owner occupied one of the units as the owner’s principal place of residence at the beginning of the tenancy so long as the owner continues in occupancy, and neither unit is an accessory dwelling unit or a junior accessory dwelling unit.”
• Notice Requirements: owners must provide written notice to renters including on or before the start of a tenancy, in a form prescribed by the City, relative to the existence and scope of the ordinance and a renter’s right to respond to a fair return petition filed with the City by the owner. There are also specific written notice requirements that must be provided with any notice of a rent increase. Written notices must be provided in the same language as the lease. Where there is no written lease, the written notice must be provided in the language that the owner and renter used to negotiate the terms of the tenancy.
• Violations: subject to civil citations prior to prosecution as a misdemeanor, civil action, and related damages.
•
Expiration: December 31, 2030
“Just Cause” Eviction Regulations Ordinance
The “just cause” eviction ordnance includes, but is not limited to, the following provisions:
• Just Cause Eviction Requirements: After a renter has continuously and lawfully occupied a residential real property for 30 days, the renter cannot be evicted without “just cause”, based on one of the grounds listed in the ordinance, such as due to non-payment of rent or nuisance.
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