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File Number: 19-310 <br />two significant changes to the Ordinance since the March 4 first reading. <br />The first change adds a section for “Just Cause” mobilehome space tenant evictions to the <br />Ordinance using the State of California Mobilehome Residency Law (MRL) section 798.56 <br />“Seven Authorized Reasons for Termination of Tenancy” as a basis. The MRL “just cause” <br />eviction protections prohibit the owner of a mobilehome park from terminating or refusing to <br />renew the tenancy of an individual who rents a mobilehome space except for specific reasons. <br />Examples of such reasons include the nonpayment of rent, failure of a resident to comply with a <br />rule in a rental agreement, and conduct by the resident that constitutes a substantial annoyance to <br />other residents. The MRL also includes specific requirements regarding the opportunity to correct <br />a violation that must be provided to the resident before an eviction can occur. The protections of <br />the MRL apply throughout California. <br />The proposed ordinance will apply the just-cause eviction provisions of the MRL to all individuals <br />renting a mobilehome space, regardless of the structure located thereon. For example, the <br />provision will apply to individuals who locate certain types of recreational vehicles, defined by the <br />Ordinance, on mobilehome spaces. The proposed Ordinance’s just cause eviction provisions <br />apply to the rental of mobilehome spaces, but not the mobilehomes themselves. The rental of <br />mobilehomes is governed by the City’s Rent Review Ordinance (SLMC Chapter 4-32) and the <br />Tenant Relocation Ordinance (SLMC Chapter 4-37) in addition to specific existing California <br />laws regulating landlord-tenant relations. <br />The second change replaces the Consumer Price Index (CPI), All Urban Consumers, West <br />Region from the March 4th Ordinance with the CPI, All Urban Consumers, San <br />Francisco-Oakland-Hayward as an annual rent increase threshold. Staff evaluated all suggested <br />versions of the Consumer Price Index (CPI), accounting for public comments. Consequently, staff <br />recommends that the CPI (SF-Oakland-Hayward) be used in the Ordinance because it is <br />geographically specific. Attachment C provides a table and line graph that shows a comparison <br />over time of the West Region vs. the San Francisco-Oakland-Hayward CPI Tables. Both CPI <br />indices have changed annually at a similar average rate over the last 8 years, although the CPI <br />(SF-Oakland-Hayward) rate is slightly higher (2.9% vs 2.2%) over this period. <br />Definitions <br />Base Rent - rent in effect for a Mobilehome Space on July 1, 2018. <br />Base Year - the 2018 calendar year or, if a Fair Return Application subsequently establishes a <br />new Base Rent, the calendar year preceding the year the application is made. <br />Fair Return Application - an application to the City seeking to increase space rents above one <br />hundred percent of the Consumer Price Index (CPI) to provide a fair return to the Mobilehome <br />Park Owner. <br />Mobilehome - a structure designed for human habitation and for being moved on a street or <br />highway including manufactured homes and trailers and all other recreational vehicles of all types <br />defined in section 18010 of the California Health and Safety Code. Recreational vehicles defined <br />Page 2 City of San Leandro Printed on 5/29/2019 <br />687