ISSUES HEAT SUMMER LOCALLY AND THE STATE more on page 2
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TAY Informed
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LANDLORD TENANT
VENTURA
OFFICE eNEWS June/July | Volume #27
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LANDLORD TENANT ISSUES HEAT UP FOR SUMMER LOCALLY AND THE STATE n the past year, there have been well-coordinated and highly funded rent stabilization efforts by CAUSE in the cities of Oxnard, Ventura and Santa Barbara. Many of your clients own or wish to purchase multi-unit properties in these areas and recent local plus future state initiatives are making the property owner tenant relationship more complicated.
AB 1482 Statewide
Expiration Sunsets 2030
Rent Cap
Exemptions
EvictioN Provisions
5% + local CPI or 10% whichever is lower
Low income or moderate income units
Tenant lived for minimum of 12 months
Single family homes and condo if the property is not in a real estate trust, a corporation or an LLC
Tenant only displaced for just cause reasons
AB 1482 passed in the California Legislature late 2019 and is designed to limit rent increases by property owners and to compensate tenants when evicted for just cause purposes. This law sunsets in 2030. In contrast, Ventura County initiatives that are passed or under consideration are in perpetuity with no sunset. CAUSE is successful in rallying tenants to lobby local City Councils. Sadly, property owners speaking to council members or public forums is sparse. In order to present a balanced picture to Councils there must be more vocal and organized property owner groups. The recent Oxnard ordinances contains a cap on rent increases and initiates relocation fees. The recent Ventura action codifies tenant displacement payments when major renovation occurs. Ventura Council is open they will consider rental cap amounts in 2023. AB 2710 in the California legislature will prohibit property
A 2 unit property provided second unit was occupied by owner for entire tenancy
Oxnard Rent Cap Ordinance
Expiration None
Expiration of lease is not a just cause eviction
Rent Cap
Exemptions
EvictioN
4% annually
Units built after 2007 Single Family Homes ADU’s
Landlord compensates tenant 2 months’ rent or $5,000 whichever is greater for just cause eviction
owners offering their property for sale until it is offered to tenants or nonprofit organizations prohibiting the free sale of the unit(s). Affordable housing is a discus-
sion at national, state and local levels with each body imposing legislation they consider aiding the problem. My observation is local bodies have not waited to see results from the passage of AB 1482 before layering local
Ventura Expiration Tenant Protection for None Revitalization / remodel ordinances creating a web of restrictions for property owners.
Rent Cap Not part of this ordinance. To be considered 2023
Exemptions None
Our primary purpose as REALTORS is to protect private property rights and those have sustained erosion in the past year. All of us have empathy for tenants with rising rents/ expenses but property owners suffer higher prices with supply chain and manufacturing complications due to the pandemic. What is the solution to affordable housing? No one really knows. It’s clear all parties want to solve the problem but opposing environmental, citizen groups, city councils, public constituents, tenant rights organizations and builder profit needs are not satisfying housing requirements. Until all parties come to the table with a reasonable plan and an ability to concede for the greater good the problem will grow. Talk to your investors and landlords and encourage them to speak to their local and state representatives. Their input is critical to insure all parties are heard in an escalating local and statewide conversation about tenant rights and affordable housing. For a FAQ on AB 1482 leginfo.legislature.ca.gov/ Left & Right are major highlights from current ordinances and proposed legislation
EvictioN Provisions Landlords must detail plans for substantial remodeling and explain why it cannot be completed with tenant in property Landlord must obtain permits before providing notice to tenants Landlord must pay tenant 2 months’ rent 15 days following eviction notice
AB 2710 Currently in consideration by legislature
Expiration None
Rent Cap Affects the ability to sell units on open market
Exemptions
EvictioN Provisions
TBD
Property must be offered to tenant or non profit organization before entire free market
Differing time periods for 2-4 units, 5+ units
Notice to tenant is 10 days and if they are interested provide disclosure packet Tenant has 40 days to review disclosure packet and to make offer 30 days from offer tenant must secure financing plus 15 day extension
Armando Gomez As a young immigrant from Mexico assimilating to a new culture was challenging at first. However, being raised by Mexican parents, both with strong principles made things easier for me to succeed.
I
knew I needed to learn English, so I started attending college in Santa Barbara in the mid1980s. At the same time, I had multiple jobs in the Montecito area including construction, landscaping, and pretty much anything that would help me make some money to pay for my expenses.
considerably to be able to survive. This is when I decided to start my career in the real estate industry. My goal is to continue to serve my clients by using the utmost care and professionalism until I retire.
After college, my professional career began and I started working for several Spanish radio stations in the Ventura and Santa Barbara area. Some of my responsibilities included on-air personality, program director, accounts executive, commercials translation, and editing. Also, my job on the radio opened up the doors for me to participate in some TV commercials. After about 10 years of working in the radio industry, I felt that I needed another challenge. In 1996 I left the radio business and went to work for a publisher with headquarters based out of Santa Barbara, CA. I spent the next 6 years working here as a National Accounts Executive. My daily responsibilities included selling print advertising to I’m married and have two sons; Diego 28 years old and my youngest Evan is now 11. I’m very lucky to be married to a beautiful and smart lady, Eva Gomez. She works for California State University Channel Islands (CSUCI) as the Director of Annual Giving and Special Gifts.
top 500 companies in the US, as well as sponsorship packages for different events nationwide. Unfortunately, after the terrorist attacks of September 11, 2001, I lost my job. By early 2002, the publishing company had to reduce its workforce
We like to do lots of activities as a family such as camping, traveling, hiking, watching movies, spending time with friends, etc. In addition, we all have special hobbies that we enjoy. My wife is a marathon runner. She has run several marathons in the US and including the Great Wall of China Marathon and coming up, she’ll be running the Berlin Marathon. In my case, I’m a passionate road cyclist. I enjoy riding with friends and my son. I like to ride all over Ventura County. Some of my favorite routes are along Ventura Beach, Ojai to highway 150, Westlake, and Agoura Hills.
If you could go back in time and tell your 6 year old self important life information what would it be? I would tell my 6-year-old self that life is beautiful as long as we follow the following principals: work hard, be honest, have integrity, respect and love others.
Education/ Background I have an AA from Santa Barbara City College and I’m fluent in English and Spanish, as well as some German.
What do you consider some of your personal major accomplishments? Having an amazing family that loves me and supports me in whatever I do. Also, my career as a realtor with Berkshire Hathaway HomeServices California Properties has allowed me to have many accomplishments because I’ve been able to help many families with their real estate needs.
ELIZABETH JEBEF
DONNA NELSON
June 20th Happy Birthday Elizabeth!
July 1st Happy BirthdayDonna!
ROCKY HOBER
BUKI BURKE
WILL KNOX
SUZZI KOENIG-BROWN
DOMONIQUE RODRIGUEZ
SU-LIN RUBALCAVA
June 20th Happy Birthday Rocky!
June 22nd Happy Birthday Will!
June 24th Happy Birthday Domonique!
July 9th Happy Birthday Buki!
July 9th Happy Birthday Suzzi
July 28th Happy Birthday Su-Lin!
MICHAEL HESTER
July 30th Happy Birthday Michael!
y a d h t r i B
t s a To
What is Chalk Digital and What are these ALP emails! In our upcoming TUESDAY 6/14/2022 meeting, Jennifer will be covering BHHS’ latest transition f rom Adwerx over to our new partner, Chalk Digital, for your 7-day company-paid Automated Listing Ads.
CHALK DIGITAL
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~J E N
NIFE
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IT!
H OW T O : MONTHY M AR K ET T R AC K E R R EPORT
MyConnect> Resources>Reports> Reports again
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Thanks for all your hard work and efforts and to Lynda Bernal for leading the charge with the Mortgage Scholar Series!
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