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repairs. <br /> <br />c. The pattern of rent increases in the years prior to the Base Year and whether those <br />increases reflected increases in the CPI. <br /> <br />d. Base Year Rents were disproportionately low in comparison to the Base Year Rents <br />of other comparable parks in the City. <br /> <br />e. Other exceptional circumstances, excluding any comparisons of Base Year Rents to <br />Rents of other comparable parks located outside of the City or to market rents <br />determined from comparable Parks located outside of the City. <br /> <br />C. Calculation of Net Operating Income. <br /> <br />1. Net Operating Income. Net operating income shall be calculated by subtracting <br />operating expenses from gross rental income. <br /> <br />2. Gross Rental Income. <br /> <br />a. Gross rental income shall include the following: <br /> <br />i. Gross Rents calculated as gross rental income at 100 percent occupancy, <br />adjusted for uncollected Rents due to vacancy and bad debts to the extent <br />such vacancies or bad debts are beyond the control of the Park Owner. <br />Uncollected Space Rents in excess of three percent of gross Space Rent shall <br />be presumed to be uncollectable unless established otherwise and shall not <br />be included in computing gross rental income. <br /> <br />ii. All other income or consideration received or receivable in connection with <br />the use or occupancy of the Rental Unit, except as excluded below. <br /> <br />b. Gross rental income shall not include the following: <br /> <br />i. Utility charges for submetered gas and electricity. <br /> <br />ii. Charges for water, refuse disposal, sewer service, and/or other services <br />which are either provided and charged to Mobilehome Owners solely on a <br />cost pass- through basis and/or are regulated by state or local law. <br /> <br />iii. Any amount paid for the use and occupancy of a Mobilehome unit (as <br />opposed to amounts paid for the use and occupancy of a Mobilehome <br />Space). <br /> <br />iv. Charges for laundry services. <br /> <br />v. Storage charges. <br /> <br />vi. Rental Income from Spaces exempted from Rent limitation by state law or <br />this Chapter. <br /> <br />3. Operating Expenses. <br /> <br />a. Operating expenses shall include the following: <br /> <br />i. Reasonable costs of operation and maintenance.