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WL1V
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Post
2
Box 4
499
Embarcadero
Suite
R
Oakland
CA 94606
510 836 0757
FAX510 834 9117
WHATI S
OAKLAND S
VACANCY
RATE
I n
the absence
of a
current
objective study
of
Oakland s
vacancy
rate
many
numbers have
been
usedabused
and
manipulated
to
support very
different
conclusions Some of the data that
has
appeared
in
City
discussions and
reports
is
as follows
1990Census
vacancy
rate
66
10 490Home LoanBank Postal
Survey
22
11 17 92Home
Loan Bank Postal
Survey
32
overall rate
822 94HomeLoan Bank Postal
Survey 34overaNrate
294
Oakland
Housing
Neighborhood
Development Survey
of
20
multifamily
buildings containing
750 units
reported
22
vacancy
for all 750units
and 24
for
500of the units
On
the basis of
methodology
the census
vacancy figure
has
tobe the
most
accurate and
reliable The
census
makes
contact with each
dwelling
unit
and
professional
interviewers call back on
non respondents
and
incomplete responses
I n
contrast
the
Home Loan
Bank
survey
is
conducted
by
mailmen as an
extra
unrelated
duty
and carriers
use
on filemail
forwarding
cards
no
forwarding
address return
mail
and word of mouthas
indicators of vacancies
See What s
Wrong
with the
Home
Loan Bank
Vacancy Survey
box on
pages
3and 4 for
more
detail
regarding
the flawed
methodology
of the
survey
The weaknesses
of
the
Home Loan Bank s
survey
methodology
produces
an
artificially
low
vacancy
figure
This
understatement
is not
of concern tothe
bank as
the
figure
is used for internal
policy
considerations not
concerning
the
regulation
of
rental
housing
The OHND
survey
was
toolimited in
sample
selection
and size to
be
extrapolated
to
the entire rental market
However
it is a valid
and accurate
statement
of
the
vacancy
ratefor
the 750
units
surveyed
Related
I ndicators
and
Anecdotal I nformation
A
large vacancy
factor
is
normally
accompanied by falling
rents and
falling
sales
prices
for
rental
property
This has been
the situation in Oakland
since
1985
The
cited
report
statedthe 500 unitshad
a 120 vacanies
or 10
vacancy
factor
This
was
a
math
error as120 vacancies in 500units
represents
a 24
vacancy
factor
CicJ
According
to
the
1994
OHND
City
of
Oakland Rental
Survey
rent increases
have
fallen
substantially
behind inflation since 1985
with rents in real dollars
actually
dropping
by
16for
studios
l3for
one
bedrooms
and 31for two
bedrooms
Anecdotally
for at least
the
last
two
years
rental owners
have
almost
universally reported
having
to
drop
rents
significantly
to
fill
existing
vacancies
According
tothe
1994
report
from
BREI C
Business
Real Estate I nformation
CoAverage price
per
unit for residential rental
property
in
Oakland
Alameda
and
Piedmont
There
are
less
than
30
apartment
building
rental units in
Piedmont
declined
from
49 213
in 1991
to
34 519
in
1994
a
30
decline in
just
four
years
Conclusions
The 1990 Census
is the most accurate
and
reliable
vacancy
factor
available Unfortunately
it is not
available
for interim
years
in the decade While
the
Home Loan Bank
survey
is flawed
and
yields
an understated
result
it
could be
assumed
that the results are
consistently
understated at a
constant
rate
Therefore
a reasonable estimate of the current
census
vacancy
rate could
be
obtained
by altering
the 1990 census
vacancy
factor
by
the
percentage change
in
the
vacancy
factors in
the
Home
Loan
Bank
surveys
for 1990
and
1994
The absolute
change
was 12
34
22
which
represents
a
54 5
increase in
vacancy
When this factor is
applied
to
the
661990
census
vacancy
rate
it
yields
an
1994
vacancy
rateuwc
What
is
an
EquilibriumVacancy
Level
I n
the
tworent control initiatives
advanced
by
Jim Vann in
1980
and
1982
both
initiatives
set
a five
percent
vacancy
factor
as the standard for consideration of
lifting
rent
controls
A
five
percent
vacancy
factor
means one
in
every twenty
units is
vacant A ten
percent vacancy
factor means one
in
every
ten units
is
vacant
twice
as
many
vacancies
as theVann Standard
SOFT believes
a
three
tofour
percent
vacancy
factor is more
than
adequate
for
healthy
competition
in
rent
levels We also
believe
that an
accurate
objective
survey
of Oakland vacancies
will come in
very
close
tothe
10 2
imputed
rate Under
nocircumstance is the
vacancy
rate
anywhere
near the 32ratecited in
the RRAB
proposals
The
high imputed
vacancy
rate
and the
accompanying
decline
in
inflation
adjusted
rent
levels
and
per unit
sales
prices
are
strong
indicators
that
the Oakland rental
industry
is in a
very
serious recession
VACRATE1 11 28 94
2
WHAT SWRONG
WI THTHE HOME
LOAN
BANKVACANCY
SURVEY
Nothing
if
your
the Home Loan Bank
interested in
using
the results for
your
owninternal
policy making
A
great
deal if
your
anadministrative
or
legislative
body
planning
touse the results
as a basis
for
housing
regulation
Methodology
During
the
survey period
each
postman
uses
his
sorting
station
layout
to
report
vacancies A
vacancy
is identified
by
one
of
the
following
means
1
A
mail
forwarding
card is on file and no
mail for a
new
addressee is
being
delivered
tothe address
2 A mail hold is
on
file for
an
address because
mail has
not
been
removed fromthe mailbox and
is
piling up
3A
neighbor
or other source has notified the
postman
that the
address is
vacant
Problems withthe
System
This
system
overlooks a
significant
number of vacancies for the
following
reasons
1
Many
tenants move and do
not
file a mail
forwarding
card The
reasons for not
filing
include
1
Unaware the service is available
or
don t
trust the
post
office to
accurately
forward
their mail and have
arranged
for
a
neighbor
to
pickup
their mail and hold it for them
2
Are
dropping
out
and don twant
any
mail forwarded
or
any
accessible record of their
newaddress
2
Any
vacant address
with a mail slot that does not have a
forwarding
card
on
file
will receive mail until it reaches the mail slot
height
and
blocks the
opening This
writer
has seen
slotted mail
pile
up
for
literally
monthsand sometimes
years
3
I n
rougher neighborhoods
mail
tovacant units is often stolen
daily
so
the
postman
would
never
know
thetenants had moved
4
A
neighbor notifying
the
postman
of a
vacancy
is a
haphazard
formof
notice that
probably
connects less than
50
of the time
eg
Billy
you re
home from
school
today
and
I
have towork soif
you
see the
postman
be
suretotell himthat the
Waynes
have moved
Sure
Momanswers
Billy
as
he clicks
on
the
TV
I n
addition tothe above
methodological
detours
the fact that
postal
workers viewthis
survey
as
an extra
job
for a third
party
that
has
norelation to
3
the basic mission of the
post
office
or
to
their
pay
or
perks
has to
affect the
enthusiasm
thoroughness
and
reliability
withwhich the
task
is
performed
I n
fact
the
Home Loan
Bank warns
in its own
description
of
the
survey
that
Accuracy
can
be
affected however
by
errors
resulting
from data collection or
reporting
The
survey
relies
on
reports
of
posts
carriers
rather than
specially
trained
enumerators
The
survey description goes
on towarn
Because of
potential
individual
survey
errors
statistics
reported
for the total MSA
Metropolitan
Statistical
Area
are
the most reliable The less
aggregate
the level
of
geographic coverage
is
the
greater
the
probability
for error
Oakland s
results
are
merged
in a MSA
that
includes
all of
Alameda and
Contra Costa Counties This
survey
lacks the
methodology
and
professional
administration
necessary
to
provide
results with
adequate
validity
and
reliability
to
use as
a basis for
forming housing regulation
policy
SEVERAL
REMI NDERS OFPOST
OFFI CE PERFORMANCE
LAPSES
Last
month
the Readers
Digest
included an item
about a man in the
midwest who
mailed
a
complaint
tohis local
postmaster possible
about the late
delivery
of
mail
Six months later
the man sletter
was
returned
unopened
I t was
stamped
Addressee Unknown Return
toSender
The
11 26 94Oakland
Tribune
reported
that a
letter
mailed
on
July
5
1944
by
a
GI in Fort
Lewis
WA tohis mother in
Washington
DCwas
delivered on
November
18
1994
some 50
years
later
Both
the soldier
and
his
mother weredead
at thetime of
delivery
but the
postal
service
faithfully
delivered
the letter
tothe
Dept
of
Transportation building
which had been built
on
the site of the mother s
former
address
4
TABLE 1
OAKLAND
ALAMEDAANDPI EDMONT
APARTMENTTRANSACTI ONS
k9911992
1993
1994 PERCENTAGE
DROP
FROM
1991 1994
AVERAGE
PRI CE
PER
49 213
39 939
39 17334 519
30
RENTAL
UNI T
Source Business Real Estate I nformation
Corp BREI C
Piedmont has lessthat 30
apartment
units and
rarely
reports any
salesAlameda
Apartment prices
are
significantly
above Oakland sI f
Oakland s
sales had been
reported separately
it is
very
probable
that
the unit
prices
would be
even
less
OAKLANDMEDI ANRENTS 1980 1994
Table 4
1985 325 00
430 00 600 00
1990 400 00
23 510 00
19 680 00
13
1991 425 00
6 500 00
2 640 00
6
1992 423 00
0 515 00
3650 00
2
1993 425 00
0 495 00
4 605 00
7
1994 400 00
6 540 00
9 650 00
7
TOTAL75 00
23 110 00
26 50 00
8
DOLLAROR
I NCREASE
19851994
CPI I NCREASE 127 00
39 168 00
39 234 00
39
19841994
DOLLARS
UNREALI ZED 52 00 16 58 00
13184 00
31
CPI I NCREASE
PERCENTAGE
Source City
ofOakland 1994Rental
Survey
San Francisco Oakland SanJoseconsumer Price I ndex
The
Argos TheReJii3w
The
Tri Valley
Herald The
Oakland
Tribune
TheAlameda
Times Star
Friday
November
25
7994
r
ALAMEDACOt1NlY ALAMEDACOl1NTY
ALAMEDACOUNTY
ALAMEDA
bl11YTY ALAMEDACOUN YAI AMEDACOI RJTY ALAMmACOI AYEY
APARTMENTSFORRFM APARTMENTS FORRENT
APARTMENTS
FOR
RENT
APARTMENTSFORRENT
APARTMENTS
WR
REM
APARTMEMSFOR
REM APARTMENTS
FORRENT
391Newark
r
383
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984
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1918LAKESHORE
TABLE 2
One Decade Comparison ofActual Rent Paid vs Annual CPI I ncreases in Rent
YEAR RENT
PAI D
actual
RENT
I NCREASE
actual
ANNUALCP1
I NCREASE
DOLLAR
AMOUNTOF
CPI I NCREASE
MONTHLY
RENTWI TH
ANNUALCPI
I NCREASE
DOLLAR AMOUNT
OFMONTHLYCPI
I NCREASETHAT
EXCEEDSACTUAL
RENTPAI b
DOLLAR AMOUNT
OE ANNUALCPI
I NCREASE THAT
EXCEEDSACTUAL
RENT PAI D
1984
base ear
465 00 465 00
1985 485 00 420 00 4521 00
486 00 100 12 00
1986 490 00 1 500 32 16 00 502 00 12 00 144 00
1987 490 00 0 28 14 00 516 00 26 00 312 00
1988 490 00 0 44 23 00 539 00 49 00 588 00
1989 490 00 0 5127 00 566 00 76 00 912 00
1990 495 00 1 500 43 24 00 590 00 95 00 1140 00
1991 495 00 0 46 27 00 617 00 122 00 1464 00
1992 495 00 0 3119 00 636 00 141 00 1692 00
1993 495 00 0 30 19 00 655 00 160 00 1920 00
1994 515 00 4
Zo
30 20 00 675 00 160 00 1920 00
Total rent
increase
50 00
210 00
10 104 00
total rent saved
increase
11 39
Total decade rent increases I Findexed toCPI
Total ACTUALrent increases
during
10year period
TOTALSAVI NGSTO TENANTS
10 104 00
50 00
10 054 00
SOURCE
Tenant srent
petitions filed withRRAB
Bureau of Labor Statisitics SanFrancisco
Oakland San JoseConsumer Price I ndex for Urban Consumers
Z
1918LAKESHORE
Banking Provision
Schedule displays five yearBanking rent increases necessary
toraise penthouse apartment in Table2 totheOakland 1994Median Rent
Level for TwoBedroom
Apartments
A B C D E F G
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tiiii iiii Y
ti iiiiiiii iiiiiI iii 2iiiijiiiiiiiji4ii iL vwiiiiY iviiiiiiti 1994 Base 51500
100
515 00 650 00 Year1995 561 00 46 00 97
545
00 670 00 109 00 1308 00 1996 611
00
50 00 94 574 00 690 00 79 00 948 00 1997 666 00
5500 91606 00 711 00 4500 540 00 1998 726 00
60 00 88639 00 732 00 6 00 72 00 5increase 1999
762 003 only
854 650 003 754 00 800 96 00 36 00
TOTALAMOUNT
SAVED BY TENANT
DURI NG
5YEARS OF BANKI NG I NCREASES
2772 00 Median
Rent as
reported inOHND1994Oakland Rental Survey Thisfigure includesall
utilities garage and
lakeviewDueto
its
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should
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Assumesa
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CI increase of3ayear
3Note
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1999 rentis exactly equal tothe1994 median rent
of
Column Din1994Dollars Therefore theincreases have
notenriched
the owner they have merely kept evenwith inflation
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OHO
OAKLANDHOUSI NG
ORGANI ZATI ONS
I gnacio
dela
Fuente
Chair
Community
Economic
Development
and
Housing
Committee
Oakland
City
Council
50514th
Street
6th
Floor
Oakland
CA
94612
November
10
1994
Dear Chairmande la Fuente
and CommitteeMembers
The
membership
of
Oakland Housing
Organizations
soon
tobecome East
Bay
Housing
Organizations
has directed
me
to
write and
express
their
strong support
for
your
committee to
recommend without modification
the Residential Rent ArbitrationBoard s
proposal
to
modify
the
Residential
Rent
Ordinance
whichwill
come before
your
committee
a
third time on
Tuesday
November
15th
The Residential Rent
Arbitration Board is
a
duly
appointed
board of the
City
with
representation by
landlords
tenants and
neutrals
which underwent
lengthy
considerations
and
compromises
while
crafting
the
proposal
last
year By providing
that the
changes
be
reviewed inthree
years they
have
wisely incoporated
evaluation for
workability
intothe
proposed
modifications
Please
support
the
proposal
and
give
Oakland stenants reasonable
increases in rent
that reflect our
current economic
conditions
Sincerely
Lee Collins Rink
Director
F
Ear
as 9
1330
BROADWAY
SUI TE
1030OAKLAND
CALI FORNI A 94612
TELE
510
839 2446 FAX
510 268 9065
MAXWENDER
PO Box
30923Oakland
CA 94604
Phone FAX510 835 3009
November
28
1994
Please
distribute
to
all members of
the
Oakland
City
Council
FAXNo238 2228
Reference
Proposed
amendments
to
Oakland sResidential
Rent
Arbitration Ordinance No9980
I
urge
that
you approve
the amendments which
Reduce the allowable annual rate of rent increase from 6to3
for the
next 3
years
based on the
Consumer
Price
I ndex
Limit to6the
right
to
carry
over allowable rent increases
banking
to
successive
years
and owners
I ncrease the
specificity
in the
notice
provisions
that landlords
must
provide
totenants
I also
urge
that
provisions
should be included for
Pro tenant
organizations
and
individuals to
be
invited to
recommend
applicants
for
the
Tenant
Representative
on
the
RRAB
Board
When
tenant s
appeal
a
rent increase to
the Board
of
the
RRAB
the
rent increase
should be
suspended pending
the
Board s
decision
even if the Board is
unable tomuster a
quorum
Rent increases should
not be allowed
for
costs of
repairs
whether insured
or
not
or
capital improvements
such as roof
or
heating system repairs
interior or
exterior
painting
appliances carpeting
or
any
other normal
maintenance
cost
since
these costs
are
already
included
in
the rent
Retaliatory
evictions should be
penalized by
automatically
suspending
any
rent
increase
increases
Thanking
you
for
your
favorable
consideration of these
matters
Very respectfully
yours f
ef
J
C I T Y O F O A K LA
N D
Agenda
Report
TO
Office
of
City
Manager
ATTN
Craig
G Kocian
FROM Office
of
Housing
and
Neighborhood
Development
DATE November
29
1994
RE AN
ORDI NANCE
AMENDI NG
THE
RESI DENTI ALRENT
ARBI TRATI ON
ORDI NANCE NO
9980
CMS
TO
CHANGE
THE
RENT
I NCREASE
GUI DELI NES
TO CLARI FY
DEFI NI TI ONS
TO CLARI FY
COMPUTA
TI ONS OF
RENT FOR I NVOLUNTARI LY VACATED
UNI TS
TO
CLARI FY THE
NOTI CE PROCEDURE
TO
TENANTS
AND
TO I NCLUDE
OTHER TECHNI CAL
CHANGES
After the Economic
Development Community
Development
and
Housing
Committee
meeting
of October
2
1994
the Residential
Rent
Arbitration
Board conducted a
regularly
scheduled
meeting
on
November
10
1994toseek additional
input
from interested
parties
regarding
the
changes
proposed
tothe
Ordinance and the Rules and
Procedures The Board held a threehour session
that
provided
for
presentation
of concerns
by
citizens and which
eventually
became a
conversation
between members of the Board and interested
landlords
and tenants
Based
upon
the recommendations
by
include twoadditional
amendments
tives These
are as follows
the
public
the Board
voted to
proposed by
landlord
representa
Rent
I ncrease Guidelines
Capital I mprovements
The
existing
provisions
allow a landlord credit
for
capital
improvements
that
have been
completed
and
paid
for within
the
12 month
period prior
tothe date of the
proposed
rent
increase The
recommendation
includes
a
provision
to
expand
the
12 month
period
toa 24month
period
to
complete
and
pay
for
capital improvements
prior
tothe date of the
proposed
rent
increase
Technical
Changes
I nclude
specific
references
tothe date of the
Comprehensive
Housing
Affordability Strategy CHAS report
used as
reference
for
the overall 32
vacancy
rate in
housing
Therefore
December
22
1993will
be included in the thirdWHEREAS in
the
amended
Ordinance No9980
CMS
An additional reference to
the
Housing Vacancy
Survey
of the
Federal Home Loan
Bank
FHLB system
dated
August 22
1994
reflecting
a
housing
vacancy
rate of
34
will be added
EDI CD
HOUSI NG
f
NOV2
9
1994
Craig
G
Kocian 2 November
29
1994
I naddition tothe twonew
proposed
recommendations
the
Residen
tial Rent Arbitration Board
RRAB
recommends that
prior proposed
changes
toOrdinance
No9980 CMS
and the Rules
and Procedures
be
adopted
A
proposed
Ordinance
amending
Ordinance No9980 and
proposed changes
to
the
Rules and Procedures
that
include these
amendments have been
reviewed
by
the
City
Attorney
and are
attached
The
changes
reflected
in
these
documents include
1
a
reductionof
the annual rate of increase from 60
tothe CPI for the
previous
twelve month
period ending
June 30th
of the current
year
which is
3
2
amore detailed
procedure
for
notice to
tenants
3changes
in
methods
used to
justify
increases under
capital improvements
debt
service and rental
history banking
and
4
a
variety
of
technical
changes
tomake the
process
more efficient and
fair
BACKGROUND
The
RRAB has considered these
proposed
changes
for
several months
as
a
part
of its
ongoing
duty
tohear
appeals
from
Hearing
Officer
decisions and recommend
policy changes
tothe
City
Council The
Board
also
develops
Rules and
Procedures which are
submitted tothe
Council for
approval
The last
amendment tothe
Ordinance and
Rules and
Procedures was
adopted
in
1984
Below
is a
summary
of the
major proposed
recommendations that the
Residential Rent Arbitration Board
is
requesting
that
the Council
adopt
The
substantive
changes
proposed
tothe Ordinance are
Rent I ncrease
Guidelines
The annual rate of
rent increase shall be reduced
from 60to
the
CPI
for the
previous
twelve month
period ending
June 30th
of
the
current
year
which
would
provide
for a rate of
30
Bankina
Presently
the Ordinance allows
landlords to
carry
forward
rent increases without limit
Banking
refers torental
increases that a landlord has chosen
not totake
yearly
and
elects toaccumulate
and take at one
time The
proposed
provision
limits
the
ability
of the landlord
to
carry
forward
rent increases toan amount
equal
tothree
times
the
current
allowable annual rental rate
in one
year
I n noevent
may
the
landlord
carry
forward such
rent increases for more
than ten
years
Notice
The
existing
rule
stipulates
that the
landlord is
required
to
notify
tenants
in
writing
of the existence
of the
Residential
Rent Arbitration Ordinance
Provisions
are
being
added
to
EDI CD
8
HOUSI NG
r
NOV2 9
1994
Craig
G Kocian
3
specify
the
wording
as well as the form of the notice
to
assure
the
correct information
is
provided
by
the landlords
I n
addition
a
penalty
for
failure to
comply
is added
November 291994
The substantive
changes proposed
tothe Rules and Procedures are
Noice
This
section
presently provides
the
wording
tobe
incorporated
in the
required
notice to
notify
a tenant
of
the
existence of
the
Residential Rent
Arbitration
Ordinance This notice is
proposed
tobe
provided
in
the
language
of
Oakland s
five
largest
ethnic
communities
A
section
has been added
to
provide penalties
for
a
landlord
who
is
not in
compliance
with
the
Ordinance and
the Rules
and
Procedures with
regard
to
providing
notice
of
the existence
of
the Residential
Rent Arbitration Ordinance
totenants
The
penalty applies
when
a landlord has
not
given
proper
notice as
prescribed
in
the Rules
and Procedures
The effectivedate
of
any
rental increase otherwise
permitted by
the Ordinance w11
then
be forfeited
for
sixmonths
tent
I ncrease
Guidelines
The
Residential
Rent
Arbitration
Board
Ordinance
provides
that
the Rules and Procedures
will allow landlords
to
justify
increases
above
the
yearly
limit
an
several
grounds
The
Board has made
recommendations toamend
some of those
provi
sions based on the actions of the
Hearing
Officers and the
Board since
1986
Car ial
improvements
The
existing provision
allows
a landlord to
justify
a
rental increase
above
the
allowable rental rate b2 sedon
increased
capital
improvement
casts These
costs
may
be
amortized aver a
period
of five
years
once these costs
have
been
used
to
justify
a
rent increase
higher
than
the
allowable
rental
rate
this
amount is continued indefi
nitely
The recoYnmendation includes
a
provision
that
after the
capital improvement
amortizationof five
years
the dollar
amount of
the
rent
increase
justified
by
capital
improvement
casts will be reduced from the
allowable
rental
rate
The
existing
provisions
allows a
landlord
credit for
capital
improvements
that have been
completed
and
paid
for within
the 12 month
period prior
to
the
date of the
proposed
rent increase The recommendation includes
a
provision
to
expand
the
12 month
period
to
a
24
month
period
to
complete
and
pay
for
capital
improvements prior
tothe date of the
proposed
rent increase
This
recom
4
EDI CD
HOUSiNt
NOV2 9
144
Craig
G
Kocian 4
November
29
1994
mendation
was
a
request by
a
landlord
representing
a
landlord
organization
Debt
Service
The
existing
rule
requires
a conventional
financing
analysis
based
on
assumptions
regarding
market
rate
financing
or casts
based on the
actual
financing
The
Board
is
recommending
the actual
debt
service
mortgage
only
be used to
justify
a rental
increase under
this
provision
Rental History
ankinq
The
existing
zule allows a
landlord tochoose to
carry
forward
allowable
rent
increases not taken
yearly
to
take
the combined
allowable rent
increases all at once
For
example
the allowable
increases since the
inception
of the Ordinance
May 6
1980
are as
follows
X
10 0from
May 6
1980
through
October
31
1983
2
80from
November
1
1983
through
September
30
1986
and
3
60from
October
1
1985
through
the
present
Currently
a landlord whohas
a tenant
xesiding
in
his her
unit
since
May
1980
and has chosen
not to
take
his her
increases
since
1980
the
landlord
may
raise rent
by
a
total
of
172 0in a one
yeaz period
The
proposedprovision
limits
the rental
banking
rent in
creases tothree times
the
current allowable
annu2 lrate
in
any
one
year period
I nnv event
may
a
landlord
carry
such
increases
forward for more than ten
years
this will
substantially
reduce
the
maximum
increase allowed in 1994
from
172 0to
18 0s
3
x
60
and 86 0
10 years
al
lowable
over
several
years
I ncluded zs
a
staff
summary detailing
the
Bvard s
recommendations
an
RFtAB annual
statistical
summary
for the
year
1993and
1994
Consumer
Price
indexes
and letter
from the RRAB
ED CD
HOUSI NG NOV
2 9
1994
Craig
G Kocian
5
November
29
1994
The
changes
are
shown
in the
attached
copy
of the Ordinance
and its
Rules and Procedures
the
deleted sections are lined
through
and
added sections
are
red lined
An amendment which
changes
and
modifies Ordinance No
9980
and a resolution which
adopts
the
amended Rules
and Procedures have
been
prepared
and
are
recommended
for
approval
ANTOI NETTE HEWLT
Director
Attachments
APPROVEDAND FORWARDED TO
THE
ECONOMI C
DEVELOPMENT
COMMUNI TY DEVELOPMENT
ANDHOUSI NG COMMI TTEE
Office
of e
City
Manager
EDI CD HOUSI NG NOV
2 9
1994
STAFF SUMMARY
The Residential
Rent
Arbitration Board
the
appellate body
of this
City s
rent arbitration
process
has submitted
the
following
proposed
amendment
to
the Ordinance
No9980 and
the Rules
and
Procedures
These recommendations
derive
from
fulldiscussion
and
careful deliberation
by
this Board
The Board members
have
stated
that
implementation
of the recommendations
contained in
this
report
will
result in the
improvement
of
the rent arbitration
process
The Residential
Rent
Arbitration
Board
RRAB
has
proposed
to
amend five
major
areas
of the
Ordinance Rules
and
Procedures
Presented below
are the
recommendations
submitted with
background
data that the Board
has used to
prepare
them
I
ANNUALRATE OF I NCREASE
The rate of increase is
the allowable
percentage
rental
rate
set
by
City
Council
Any
rental increase
that exceeds
that
percentage
is
grounds
for a tenant to
petition
tothe Residential
Rent Arbitra
tion
process
to
require
the owner to
justify
any
increase in
excess
of that amount The allowable
annual rate of increase
is
currently
set at 6Oo
per year
This
rate has been in
effect since October
1
1986 An
adjustment
is
necessary
toassure
that the increase is
more related tocurrent
conditions in the
rental
housing
market
The
RRAB
is
recommending
a
change
in the
annual
rental
increase
rate from 60tothe
CPI for the
previous
twelve month
period
ending
June
30th of
the current
year
While
there has not
previously
been
any specific
mechanisms established
todetermine
annual rental increase
rates
staff and the
Board
recommend
that
the
Consumer Price I ndex
CPI
is an
appropriate
measure to
fairly
set a limit on the allowable
rental increase
rate The mechanism
used
by
other
Bay
Area cities
is the CPI
San
Francisco
Hayward
Berkeley
East PaloAltoand
San
Jose
The
advantage
that the CPI
has
over
other
methods researched is
that is
reported frequently
and is
compiled
for the local
area
Oakland
and
San
Francisco
The
CPI
is
reported bi monthly
with
a
publication lag
of one
month
The increase
allowed for the
next 12 month
period
will
be
30
I I NOTI CE
Presently
the Notice
provision
outlined in
the Ordinance
requires
the landlord to
notify
the tenants in
writing
of the existence
of
the RRAB This
notice must be in
the form of an addendum
to
any
lease rental
agreement
I t alsostates that a
landlord must
demonstrate
in advance to
a
hearing
that
he she
has
given
said
notice
to
all
tenants under
disputes
However
the
Ordinance does
not state
what is tobe included
in this notice or what
penalties
if
any
result from
the failure tois
comply
with this
provision
Staff
has
prepared
a model
addendum
notice
but
many
landlords
are
not aware
that notice exists Also
landlords
may
not
be aware of
what
type
of information
should be
provided
totenants to
assure
compliance
EDI CD
HOtJ51 G
NOV2 9
1994
2
The Board has
developed specific
wording
that will
be
required
in
the notice
tobe
provided
under this
section This
will
provide
all landlords with
wording
tobe
given
in this
required
notice
which will be referred
toas an
addendum notice to
a
lease rental
agreement
Also
the Board has
recommended that this
notice be
prepared
by
the
City
and be
provided
tolandlords
and
tenants in
the six
significant
languages
of
Oakland The landlord will
be
able tomake
copy s
of
the notice or use it
to
provide
the
proper
form toa
tenant sAlso
forms will
be available
at the
Residential
Rent Arbitration section
Toreinforce
the
importance
of this
notice the
Board has
proposed
toestablish
anew
penalty
for
landlords that are not in
compliance
with
providing
the
required
notice This
new rule
stipulates
that
if a
landlord does not
give proper
notice as
prescribed
in
the
Rules and
Procedures
the effective
date of
any
rental increase
otherwise
permitted
by
the Ordinance will
be forfeited
postponed
for six months
The landlord will still be
required
to
provide
proof
that the
required
notice has been
given
to
all tenants
The Board believes
these recommendations for
changes
will reinforce
the
importance
of
providing
the
required
notice
of the RRAB s
existence toall tenants
and communicate
clearly
to
all citizen s
the
purpose
of the Residential
Rent Arbitration Ordinance
I I I
BANKI NG
The
existing
rules
stipulate
that if a
landlord chooses not to
increase rents in
accordance tothe amounts
allowed
by
the
Ordinance
the
remaining
allowable
percentage
increase
may
be
carried
over
to
succeeding
twelve
12
month
periods Basically
this
provision
allows a
landlord
to
go
back tothe
inception
of
this Ordinance
May
6
1980
or tothe
original occupancy
by
a
tenant and tothe
rent amount that would have been
reached if all
increases
had been taken Allowable
rental increase rates
from
May
1980
through
1994 allowa
172 0rent increase
The Board has determined
that when a landlorddoes not
take
his her
rental increases
as
provided
in
the
provisions
on
banking
and
passes through
a substantial rental increase which
is
justified
it
can
be
a
hardship
for a tenant
The
existing
California State
Law
requires
a landlord to
notify
the tenant 30
days
before a rent
increase A tenant can be notified
only
30
days prior
a
rental
increase
of
up
to
172 0
The revised rules would limit
the
carry
over rent increase
to
three
3
times the current
allowable annual rate
eg
30
x
30
90
in
any
twelve month
period
I n
noevent
may
a landlord
carry
abanked increase forward
for more than ten
10 years
This
will
substantially
reduce
the maximum increase allowed in 1994
from
172 0
to18 0
3
x
60
and to
86 0
10
years allowable
over
several
years
F
EDI CD
HORSI NG
NOU2 9
19 94
3
I VCAPI TAL
I MPROVEMENT COSTS
Presently
this
provision
allows
a
landlord
to
justify
a
rental
increase
based on increased
capital
improvement
costs These
costs
may
be amortized
over a
useful life
period
of five
years
or
a 60 month
period
Once a rent has
been raised the increased
rate
is
continued
indefinitely
The revised
provision
specifies
that after
capital improvements
have been amortized over
the
period
of 60
months
the
dollar amount
of the rent increase
justifiedby
capital improvement
costs will be
reduced in
the 61st month
The deletion of
capital
improvement
costs after
the cost
improvements
has been
completely
amortized
represents
a balanced
approach
for
all
parties involved
landlord
and tenants
The
existing provisions
allows
a
landlord
credit
for
capital
improvements
that have been
completed
and
paid
for
within the 12
month
period
prior
tothe date
of the
proposed
rent increase
The
recommendation
includes a
provision
to
expand
the 12
month
period
to
a
24
month
period
to
complete
and
pay
for
capital improvements
prior
tothe date of the
proposed
rent increase This
recommenda
tion
was a
request
by
a
landlord
representing
a
landlord
organiza
tion
VDEBT SERVI CE
The
existing
debt service
procedures provide
that an increase in
rent based
upon
debt service
mortgage payment
costs will
occur
only
in those
cases where the
total
income
from the build
ing unit s
is
insufficient to
cover the combined
housing
service
costs
and debt service costs
The
procedure
currently requires
that the
lesser of actual
mortgage payments
or an amount determined
by
a calculation
based
upon
a conventional
financing
analysis
tobe
used todetermine
allowable debt service
cost The conventional
analysis
is determined
as follows
1
I f
a
property
contained
service
will be
purchased
20 and amortized over
30
one to
four
units
the debt
with
a minimum down
payment
of
years
2
I f a
property
contained
service will
be
purchased
25and amortized
over
25
five
or more
unit
the debt
with a minimum
down
payment
of
years
The interest costs
can not exceed the fixed
rate
reported
by
the
Real Estate Council
in the aforemention
assumptions
The
purpose
of this
conventional financial
analysis
was toassure
that
only
reasonable
and
customary financing charges
were
passed
on
to
tenants
The Board has determined
that
these
assumptions
are no
longer
required
in debt service
analysis
When this
provision
was
ED CD
HOUSI NG
NOV
2 9
1994
4
originally put
in
the Ordinance
there were novariable
rate loans
The
average
interest
rates
at the
inception
of this Ordinance
May
6 1980 ranged
from
approximately
10 0to15 0
and lower
variable
rate loans
are available
and often used to
acquire
rental
property
Fixed
rate loans are now
much lower
averaging
from 70
to90
The revision
will
require
that landlords
use actual
financing
cost at
acquisition
todetermine
the rental
rate to
establish in
a breakeven
determination
Current
experience
is that the
actual debt service
has been lower
than the
conventional
analysis
often due tovariable
interest rate
financing
However
if
any changes
are noted in
the future
housing
financing
market
a recommendation
will be made
by
staff tothe
Board toreview
this section
of the Ordinance
VI
TECHNI CAL
CHANGES
Several technical
changes
have been recommended
tobe made in the
Ordinance
and the Rules
and Procedures to
clarify
the
meaning
and
ensure
consistency
These
technical
changes
include
a
finding
and
purpose
of the Residential
Arbitration
Ordinance
changes
in
definitions
outlined in the Ordinance
to
clarify
the
meaning
and to
correspond
todefinitions in
the Rules and
Procedures
toincrease
the
filing
fee of
10 00
to
15 00
for a tenant or
landlord
filing
a
petition s
tothe Residential
Rent Arbitration
Board
to
specify
seven
7
working days
verses the
present
seven
7
calendar
days
specified
in the
Ordinance
to
update
the fine for
remedy
for
any
person s
convicted of
an infraction under the
provision
of this
ordinance
in accordance to
State
Laws
to
change
the annual rate
review
to
January
to
May
to
specify
the
proper
location
of
meeting
place
to
specify
the
Board
year
to
January
1
through
December 31
of
each
year
and torevise
both documents tobe
conglomerated
in
a more
organized
format
EDI CD
HOUSI NG
NOV
2
9
1994
RESI DENTI ALRENT
ARBI TRATI ONSTATI STI CAL
SI I MMARY
JANI I ARY
1993
THROI I GH DECEMBER 1993
The
following petitions
were
heard
and or
acted
upon by
the
Staff
and
Hearing
Officers
of Residential
Rent Arbitration
I PETI TI ONS RESOLVED BY
HEARI NG
OFFI CERS AND
STAFF
PETI TI ONS
A Petitions Received
through
December
1993
460
B
Petitions Carried
over from 1992
22
TOTAL
1
482
C Petitions Resolved
by
staff via
Consultation
456
Mediation
D Petitions Resolved
by
Hearing
Officers
23
TOTAL
2
479
E Petitions
Pending
at the
end of December
1993
Total
1
minus Total
2
3
I I
CONSI I LTATI ONS MEDI ATI ON
RESOLVED BY
STAFF
A
Office Consultations
scheduled
345
B
Office Consultations
unscheduled
630
C Phone
Consultations Mediation
4886
D Refe7rals toOther
Agencies
2355
E Materials
Requested
by
Mail
3451
Ordinance
Rules
Procedures
Brochures etc
f
ED CD
HOUSI NG NOV2
9
1994
1993
Page
2
I I I PETI TI ONS RESOLVED BYTHE
RESI DENTI ALRENT
ARBI TRATI ONBOARD
ON
APPEAL
A
Appeals
Filed
through
December 1993
3
B
Appeals
carried over from 1992 1
C Total
appeals
heard
through
December
1993 3
D
Appeal
Petitions
Pending
at the
end
of
December 1993
1
V
STATI I 3
OF PETI TI ONS
A
Number
of
Cases
Decided in
Favor of Tenant 10
I ncreases above annual increase
amount
of 6but less than
landlord
requested
Rental
History Banking 5
I ncreased
Capital I mprovements 2
I ncreased
Housing
Service Costs 0
I ncreased Debt
Service
1
Annual
Rental
I ncreases
6
0
No
Rental
I ncreases
0
B
Number of Cases Decided
in Favor of Landlord 13
Rental
History Banking
8
I ncreased
Capital I mprovements
0
I ncreased
Housing
Service Costs
0
I ncreased Debt
Service
5
Total Number
Of
Cases
Heard
Throuqh
December 1993
23
EDI CD
HOUSI i G
NOV
2
9
1994
1993
Page
3
C Cases Closed
Prior to
Hearings
456
Reasons for cases closed
following
mediation counseling
with staff
Per Petitioners
Request
35
Mutual
Agreement
reached
with
Tenant Landlord
362
Landlord
Rescinded
Rent
I ncrease
32
Rent I ncrease
was
not
in Violation
according
to
Ordinance No9980
12
Other
15
VI TOTAL
PETI TI ONS
RESOLVED
SEE
SECTI ON
I
TOTAL
2
479
Others refers toreasons that
are out of the normal
routine
tenant
moved
tenant
lived in non residential
area
tenant
died
etc
EDI CD
HOUSI NG
NOV
291994
RESI DENTI AL
RENT ARBI TRATI ON STATI STI CALSI I MMARY
JANI I ARY 1994 THROI I GH AI I GI I ST 1994
The
following petitions
were heard
and or
acted
upon by
the Staff
and
Hearing
Officers
of Residential Rent Arbitration
I
PETI TI ONS RESOLVED
BY HEARI NG OFFI CERS
AND
STAFF
PETI TI ONS
A Petitions
Received
through August
1994
B Petitions
Carried
over
from
1993
TOTAL
1
C Petitions Resolved
by
staff via
Consultation
Mediation
D Petitions
Resolved
by
Hearing
Officers
TOTAL
2
E Petitions
Pending
at the
end of
August
1994 Total
1
minus Total
2
I I CONSI I LTATI ON3 MEDI ATI ON
RESOLVED BY STAFF
A Office
Consultations
scheduled
B Office
Consultations
unscheduled
C
Phone
Consultations Mediation
D
Referrals toOther
Agencies
E
Materials
Requested
by
Mail
Ordinance
Rules
Procedures
Brochures etc
115
3
118
106
6
112
6
100
228
2981
2035
2552
3
EDI CD
HOUSI NG
NOV2 9
1994
1994
Page
2
I I I
PETI TI ONS
RESOLVED BY THE
RESI DENTI ALRENT
ARBI TRATI ON
BOARD ONAPPEAL
A
Appeals
Filed
through August
1994
2
B
Appeals
carried
over from 1993
1
C Total
appeals
heard
through August
1994
2
D
Appeal
Petitions
Pending
at the end of
August
1994
1
VSTATI I S
OF PETI TI ONS
A Number of
Cases
Decided
in Favor of
Tenant
04
I ncreases
above
annual increase
amount
of 6sbut less
than
landlord
requested
Rental
History Banking
2
I ncreased
Capital
I mprovements
1
I ncreased Housing
Service Costs
0
I ncreased
Debt Service
1
Annual
Rental
I ncreases
6
0
No
Rental
I ncreases 0
B Number of
Cases Decided in
Favor of
Landlord
02
Rental
History
Banking
0
I ncreased
Capital I mprovements
1
I ncreased
Housing
Service Costs
0
I ncreased
Debt Service
1
Total
Number
OY Cases
Heard
Throuqh August
1994
6
Fn rn
uni Cnrnnee d
1994
Page
3
C Cases Closed Prior to
Heariags
106
Reasons
for cases closed
following
mediation counseling
with staff
Per Petitioners
Request
18
Mutual
Agreement
reached
with
Tenant Landlord
26
Landlord Rescinded Rent I ncrease 34
Rent I ncrease was not in Violation
according
toOrdinance No9980 22
Other 6
VI TOTAL
PETI TI ONS RESOLVED
sEE
SECTI ON
I
TOTAL
2
112
Others refers
tenant
moved
etc
to
reasons
that are out of the normal routine
tenant lived innon residential
area
tenant
died
3
En1 0
H1 i15iI Vu
vU r
199
Pro
Q
Q
1Z
Z
Q
C
U
G
Z
C
C
Z
G
J1
W
KrhkFJ IFMKKkMKkKhKMktnk kAhlc kloK 1CKsk I oM KtaoK kKKKIKiKKK
OXiTTll fCTt I1Lt I SIN
TACtTTtCGtII I T 3ANI Uf3I TYAVI tT2A0i
Ai TI1I 3T f37tT17I LXilft
190281 100unlene nUier leemledl
lLYlffT ANU 1f3 1I I AT 1ff1
AI I UABANCtI SUN R6 I URBAN NAO I lJ1ANRRS ANU CI AI CAI NOAI BRS
1RRI RNTCUAN SI CRRC Nt CNANV
Teer 1Month I Teer 1Month
I NURI HS endlnR endln I I ND IS andln endlne
NONTI I I TDATA JULT JUNG JULT JUNG JULT JULT I JOLT JOH JULT JUN JOLT JULT
1990 10011981189119811881 1980 19911981198118911981
1151t1AvornBn
130 198 0138 21711OlI 128 1131 1131 91611OL
1987 100 390 7107 3108 0 I 383 4908 8100 0
0 7t
Ion Angeloo Anel nlw Rlverolde135 b110 8111 6131105I 191 8138 1137 310 9
11987 100
100 7116 8118 2 I 389 1109 2106 7
pnn I roncleco OnklnndBnnJoee 192 9197 8138 2lB16 01131 9138 0138 1It BB 03
t 87 1001
1088122 9 1217 1999 8111 9115 6
9
I Nret 131 3138 6197 9i81801
Dno
1077 100 212 9221 1222 0
Hent A 133 1190 7198 21810 01
Drc
1077 100 217 0228 2221 1
Neet C 128 8133 2131 01310 0 B
Den 1077 100 109 8206 8207 8
I NDBI RS 1RRC N7CBANO TO
1ST NALt 1991
107 2ND 187 iROM
SI MI AlI N11A1DATA I I ALI I ALI I ALl8TNAI 2ND NAI
1998 1990 1091 1800 1890
Anal nrs8e 118 8120 117 3356 21
Oat 1887 100912 0321 1928 0
llnno ulu 136 6110 8118 889 19
1881 10n1373 1987 0101 2
Iortlend 121129 8132 0 0 9 23
1087 1001
385 7978 8388 8
Snn D1 eo 198 6110 9112 2 12 11
11087 100
181 8171 3180 8
Seettle 121 2
129 1133 0 T12B
I 8R7 100
978 8381 3105 2
Slip rlnenee A 1250 000
end over B Not evellehle or Neet C 50 0001
Rnlneee dntn Auguet 111081or wore lntorwetlon cell 115
711 8800or
the pecl loeltlee ere ea tollowu
AnrboreYe 807271 2770 Los An6elee 2191252 7628Ben Dle o
I lonnlulu 808511 2808
Portlsnd 609328 1192 Ben rsnoli
120 813 7136 291901
208 6218 8217 8
128 8196 1196 81110
210 2218 7210 6
I127192 2132 13i 10I06
I197 2203 8206 0
i
II NU I R8PRC NTCANO TO
I
187AALI 1881
I 1ST 2ND 1ST AO11
1 NALI AL8AL187BAI t2ND I I A1 1
1990 1B 01881 1900 t880
I 118 8120 2123 0 66 23
909 4912 8920 2
198 9lll e117 78117
980 8986 8112 6
I 121 0128 8128 88121
I 961 0981 8979 1
1120 8192 2t99 89811
I 115 7129 9130 8
122 0128 9130 2 8728
I 98L8978 2988 1
0 330 000D Mok evallehle Tor Nest
119262 7621CpI 21hour hotllna nuwbere for
818667 6698Beeltle 208
657 0816
icoI l5711 8806
M
l
1
w
krtca rvckw air rrr asawatrrw ra rvwaaw axawrrrv t
CXlT1SUI lei2 zlcrTNI I 3C S
PACI r7 CCI TI L SANI 7U S CI TY AVLEiA aI s
AI 1IlMSINI liClyi
1982 tl4 UOtuileaa olhcrwlsc xtd
NV1T713I EZ 1112
ALLURBAN CONSUI I HRS URDAN WAGB 6ARNBHS ANTI CLBRI GALWOR66NS
F6RCRNT C1I ANGB PBRCRNT LI I ANl3B
Year 1Month Yeer 1Month
I NDRXFS endlnp ending I NDRXHS ending ending
NONT111 7DATA NOVOCT NOVOCT NOVNOVNOVOCT NOVOCT NOVNUV
t9911992 1992 1992 1092 1892 19011992
1992 1992 1992 1982
US Citp Average 13 1814L814 L032 30 01135 8139 6139 83129 01
1987 100
427424 7125 3 404 5415 8416 5
loa Angeles Anabelo Riverside14 5148 4148 2 383301138 0148 6143 53732
01
1967 100
4L38f38 4437 8 i 110 6424 5424 2
San Preanieco Oatland BenJoeo139 0144 3144 2 3431U1138 1142 3142 33330 00
1987 100 47 98143 5443 3 42U 4433 2433 3
i
Mept
139 0193 7113 9373501196 8141 3I 4I 6363502
Dec 1977 00 224 7232 2232 6 220 1227 4227 8
Meet A 140 9145 7145 7373400 137 2if17141 8363401
Des 1977 I UO 729 7237 5237 6 i 222 0229 4229 8
Wcst C 138 7141 0142 2 4140 09t 135 3139 3140 43e 9t3OB
Dec 1977 100 212 1218 8220 6 208 7211 9216 6
Mize nlaeaea A 1250 000and over D Not available for Wont 50 000 to330 000D Not available for
West
ieaee date Decebber 111992 For Wore lnforoation call 415744 6800or 213252 7521CPI 24 hour hotline nuobers for
na pacific cities are ae follows
Anchorage 807271 2770 Los Angeles
213252 7528San Diego 619b57 6638Seattle 206 563 0845
llonolulu 608541 2808Portland 503326 4132 San Francisco415
744 6806
m
v
a
0
c
v
c
z
G
L
Zti
CG
w
w
lkI cl I cMcXk rk
COhI SL LlFFiI Gl I RI CI EXE i3
FAI FI CCI TI ES F1hQJ LJ SCTTY Th F7il
Al lI TEJ I EiI PLL7EXE
15Ht61 1WtnlrmoUier ise rolsvl
7l LY17iSfV Q7ISTtiAl F19 sS
RLLURBAN CONSl M4ER9
PERCENT CHANGE
Veel t Month
I NDEXEB enJLrq endlnq
MONTHLY DATA JULY JUNE JLLY
JANE JULY Jl1LY
1992 19931993199319931993
U8City Average 140 3111 1111 130 2B OO
11967 100
420 8437 4432 6
Loe
Mgelee Mahelw Rlverelde 116 7119 7149 82121O1
1967 1001433 3442 3142 6
Ban Francisco Oakland BanJoee 112 2 146 1146 130 27OO
11967 I 00 137 2119 2149 1
Nest 141 9116 0146 0 3129 OO
Dec 1977 100 229 4235 9236 0
Nest A 143 9147 8147 729 26 Ol
Dec 1977 100 234 6241 0210 9
Neet C 139 1144 0114 940 42 06
lDee 1477 100 213 7223 4221 8
NDEXEB PERCENT CI I AfI GE TO
18T I I AI F1993
18T 2ND leT FROMf
SEMI ANNUALDRTR HALF HALF HALF 18THALF ZND I WLF
1992 1992 1943 1992 1992
Mchoraga 127 3129 1131 33319
tOct 1967 1001339 9344 4331 0
Flonolulu 153 9136 4158 6 314
1967 100 423 6430 6436 5
Portland 138 8110 9143 6 3319
1967 100 106 4412 5420 3
San
Diego 117 0147 7130 123lB
1967 100 197 1499 6300 7
Beattle 137 8110 2 111 930 12
1967 100 420 0427 3132 4
Bite clascesf A
1250 000and over B Not evaila6le for Nest C 50 000
Release date Auqust 131993For more inforwstion cell 415741 4600ur
for the pacific citiesareas follotis
Mrchorags 947271 2770 Los
Myeles
21 1252 75 LO San Dieyo
Honolulu SOS 541 2808Portland 5032312045 San Francla
URBAN NAOE EARNERB AND CLERI CALNOR ER6
PERCENT CHANGE
Ve r 1Mw th
lNDEXEB endlnq enrling
JULY JI XiE JI YJANE JI M YJULY
1992 19Y3 1993 19931993 1993
138 4142 0142 12827O1
412 1123 1423 2
112 2 114 8114 82ll 6 OO
20 1128 0428 1
110 4144 0141 126 26 Ol
127 6136 5430 7
139 7143 1143 42B 26 OO
I224 8230 7230 8
140 1143 7143 6 26 23O1
1226 9232 7232 5
137 6142 1142 837
3O
OS
I212 3219 1220 3
INDE E8
PERCENT CI I AN6E TO
II ST I I AI F 1993
I18T 2ND I BT FRONT
I11AI FI I AI F FI A1 F1ST I I AI F 2ND HALF
I1992 1992 1993 1992 1992
1
1 127 0129 1131 1
3716
I330 6335 9312 0
1 154 6157 2139 43l11
132 0139 3415 3
I133 3137 7110 33S
19
1 390 5396 6104 3
1137 9138 A110 922 l 7
1 144 3117 1131 1
1 134 6137 2I 3B 930 12
1 399 606B itL9
to330 000
D Nut awil Lletur Nrrt
213252 7521CPI 21hour hullinr oumbrrc
6191557 633G Sr lllr2u6
331 0643
co4151741GOS
t
300 LAKESI DE DRI VE
15TH FLOOR
OAKLAND
CA
94612 3537
Office of
Community
Development
TTY
839 6431
October
26
1993
HONORABLE CI TY COUNCI L
Oakland
California
Mayor
Harris
and
Members of the
City
Council
Subject
Residential Rent Arbitration Board Annual
Rent I ncrease
Under
the
provisions
of Ordinance No9980
CMS
which
estab
lished the
Residential Rent Arbitration Board and
its
regulations
the
Ordinance
requires
that the
Legislative
and
Long
Term
Planning
Committee of the
City
Council review the
general
rate of rental
increase
This review is to
determine
whether a
change
in the rate is
necessary
The current rate
is
60
This rate has been in effect
since October
1
1986
The
Residential Rent Arbitration Board is
recommending
a
change
in
the annual rate
I t is
the
belief of staff and the Rent Board that
an
adjustment
is
necessary
The
following
are
the
allowable
percentages
from the
inception
of the
Residential Rent Arbitration
Ordinance
No9980 CMS
10 0from
May 6
1980
through
October
31
1983
80from November
1
1983
through
September
30
1986
and
60from October
1
1986
to
the
present
While the annual rate has never been
specifically
tiedtoa
measure
such
as
the Consumer Price I ndex
CPI
staff and the board
believes that at this time the CPI is an
appropriate
measure
to
fairly
set a limit on the allowable
rental increase rate allowed
yearly by
a
landlord owner
The
advantage
that the CPI has
over
other methods
researched is
a
frequent
reporting
period
coupled
with a
fairly manageable reporting
area The CPI
is
reported
bi
monthly
with a
publication lag
of
one
month
3
ED CD
huuS N
ivy
Iy4
HONORABLE
CI TY COUNCI L
2 October
26
1993
The Board
recommends
that the annual
permissible
rent increase for
the next
three
years
be
based
on the San Francisco Oakland San
Jose
CPI
Each
year
the
average
of the CPI
for the
previ6us
twelve
month
period ending
June 30th of that
current
year
shall be the
permissible
annual rent increase effective
October 1st
The
CPI
figure
will
be rounded to
the nearest whole
number
The
CPI
reported
for
the
past
twelve
months
ending
in June 1993
was
26
Therefore
30is an
appropriate
standard for
annual
rate
adjustments during
the
present
economical
climate
I t
isrecommended
therefore
that the current allowable
annual rate
of 60be decreased
to
30
effective
October
1
1993
Respectfully
submitted
RI CHARD COWAN
Acting Chair
Residential
Rent
Arbitration
Board
R
DI CU
huu5u
vs
v y 1y94
APPROVEDASTO FORM
ANDLEGALI TY
I NTRODUCEDBYCOUNCI LMEMBER
DRAFT
ORDI NANCE
NO
C
MS
I TYATTORNEY
AN
ORDI NANCE AMENDI NG
THE
RESI DENTI ALRENT
ARBI TRATI ON
ORDI NANCE
N0 9980
CMS
TO
CHANGE THE RENT
I NCREASE
GUI DELI NES
TO
CLARI FY
DEFI NI TI ONS
TO
CLARI FY
COMPUTATI ONS OF
RENT FOR I NVOLUNTARI LY
VACATEDUNI TS
TO CLARI FY
THE NOTI CE
PROCEDURE TO
TENANTS
AND TO I NCLUDE
OTHER TECHNI CAL
CHANGES
WHEREAS
the
Oakland
Residential
Rent
Arbitration
Board
RRAB
has
not
conducted
a
comprehensive
review
of the
Residential Rent
Arbitration
Ordinance
No
9980
CMS
the Ordinance
for
many
years
and
has not
proposed
amendments tothe Ordinance
since
approximately
1986
and
WHEREAS
the RRAB
and staff have
determined
that various
clarifications
are
necessary
to
ensure
consistency
between the
Ordinance
and the
RRAB sRules
and Procedures
established
by
Resolution No63429 CMS
and
changes
need tobe
made to
update
sections
of the Ordinance
toreflect the
current conditions
in the
rental
housing market
and
WHEREAS
the last
available
Comprehensive
Housing
Afford
ability
Strategy
CHAS
report
of the
Oakland
Housing
and
Neighbor
hood
Development
OHND Department
dated
December
22
1993
indicates
that the overall
vacancy
rate in
housing
is at 32
percent
and
WHEREAS
the
Housing Vacancy
Survey
of the Federal Home
Loan
Bank
FHLB
system
dated
August 22
1994
shows an
overall
housing
vacancy
rate of
34
and
WHEREAS
the information
from the above
referenced
CHAS
report
indicates
that there is
a
continuing
need
for
affordable
safe
decent
sanitary housing
particularly
for
persons
in
low and
moderate
income
households
senior
citizens
and
persons
on fixed
incomes
as demonstrated
by
more
than
16 000
families on the
Housing Authority
waiting list
and
WHEREAS
in
very
low income
rental
households
commonly
more
than 75of
residents
pay
more
than 30
of their
gross
income
for
rent
and
WHEREAS
the current
shortage
of such
affordable
housing
units
has
a detrimental
effect on the
health
safety
and welfare
of a
substantial
number of
Oakland
residents
and
600 245 005
783
EDI CD
HOUSI NG
NOV
2 9
1994
WHEREAS
landlords
need tobe
assured of a fair
return on
their
property
at the
same time that
tenants are
safeguarded
from
excessive
rent
increases
and
WHEREAS
the OHND
staff and
the
RRAB
recommend
that the
Consumer Price I ndex
CPI
for the
San Francisco Oakland San
Jose
area is an
appropriate
measure
to
fairly
set a limit
on the
annual
allowable rental increase
rate
and
WHEREAS
the
mechanism used
by
other
Bay
Area
cities
such as
San
FranciscoHayward
Berkeley
East PaloAlto
and
San Jose
to
fairly
set
a
limit
on the annual
allowable rental increase
rate is
the Consumer Price
I ndex
CPI
WHEREAS
the RRAB
recommends that the
notice
required
of
landlords tobe
given
to
tenants be
prepared
by
the
City
and
provided
in the five
significant languages
of the residents of
Oakland toassist in
assuring
that all citizens
receive clear
communication
regarding
the
purpose
of the
Ordinance
and
WHEREAS
to
protect
tenants from sudden
large
increases in
rent
the
RRAB recommends
limiting
the
length
of
time
during
which
a landlord is
allowed to
bank
in other
words foregoimposition
of a rent increase until
a later
date
his or
her annual allowable
rent increases tothree
3
times
the allowable rate
of increase in
any
twelve
12
month
period
and
in no
event
to
carry
a banked
increase
forward for
more than ten
10 years
and
WHEREAS
the
current Ordinance allows
an additional rent
increase
based
on
capital improvement
costs to
landlords over a
sixty
60
month
period
but does not
provide
for a
subsequent
reduction in rent
once the
capital improvement
has been
amortized
the
RRAB
recommends
that the dollar amount
of the rent increase
justified
by capital improvement
costs be
reduced
in
the
sixty
first
61st
month
and
WHEREAS
due to
changes
in the
housing
financing market
the
RRAB recommends that
in
the determination
of additional
rent
increases
based on debt
service
in
effect mortgage
payment
costs
that the
actual
financing
costs be used
rather than the
lesser of actual
mortgage payments
or an
amount based
upon
a
conventional
financing
analysis
and
WHEREAS
other technical
changes
need tobe made in
the
Ordinance
to
clarify
the
meaning
and ensure
consistency
now
therefore
THE
COUNCI L
OF
THE CI TY
OF OAKLAND DOES ORDAI N AS
FOLLOWS
Ordinance
No9980
CMS
as
previously amended
is
hereby
amended
as follows
2
ED DHt USI NG NOU 29
1994
Pursuant
to
section
f3x
of the
Charter of the
City
of
Oakland
there is
hereby
created aResidential
Rent Arbitration
Board
SECTI ON X31
DEFI NI TI ONS
a Board
The
Residential
Rent Arbitration
Board established
by
this ordinance
b
Capital I mprovements
Those
improvements
which
materially
add tothe value
of the
property
and
appreciably prolong
its
useful
1
i
fe
or adapt
it tonew
building
codes ar
d
Hearing Officer
Person s
designated by
the
City Manager
to
render
initial
decisions in
all rent arbitration
disputes
As
added Ordinance No
10090
CMS
passed
July 7
1981
3
EDI CD HOUSI NG
NOV2 9
1994
c Debt Service
The
monthly principal
and interest
payments
on the
Deed s
of
Trust secured
by
the
property As
added
by
Ordinance
No10116
CMSpassed
August 41981
e Housinct
Services
Services
provided
by
the landlord
related to
the use or
occupancy
of a
rental
unit
including
but
not limited
to
insurance repairs
replacement
maintenance
painting
lighting
heat water
elevator
service
laundry
facilities janitorial
service
refuse
removal furnishings
parking
security
service
and
employee
services
f
Landlord Any owner
or lessor
of real
property
d
r
ran th r
eFe oa
ra
and the
re resentative
a ent
rcrrcurti iircrre
Cye
P
g
or
successor of such g
Rent
The total
consideration demanded or
received
by
a
landlord
in
exchange
for
the use or occupancy
of
arental
unit h
Rental History The
record ofany
consideration
demanded
or
received forrent
as
defined by
item
g
above for
a
rental unit
As
amended
by
Ordinance
No
10402
C
MSpassed
November
1
1983
i
Rental
Unit Anresidential
unit
s1csir lt y ed
with such
unit r
and
all housin services provid
a
gear
rg
tl
at sYocated rithe City
of
Oakland andused
or occupied
by
the
payment
of
rent provided
however
that
the
following
dwelling units
are
not deemed rental
units for purposes
of
this ordinance 1
Dwelling
units
whose
rents are controlled
orregulated
by
any
government unit
agency
or
authority
2
Housing
accommodations
inany
hospital convent
monas
tery
extended
care facility
convalescent
home
non
profit
home
for
the aged
or
dormitory
owned
and
operated
by
an
educational institution
3
Accommodations
in
motels
hotels inns tourist
houses
rooming
houses and
boarding
houses
provided
that
such accommodations
arenot occupied
bythe
same tenant
for 30or
more continuous days
As amended
by
Ordinance
No
10677
C
MSpassed
January
7
1986
4
Dwelling units
in
a
non
profit cooperative
owned occupied
and
controlled
by
a
majority
of
the res
idents
5
Buildings
containing
rental
units which
were newly
constructed
and
received acertificate of
occupancy
on
or after
January
11983
As
added
by
Ordinance
No
10402 C
MSpassed
November
1
19836
Substantially
rehabilitated
buildings on
which owners have
spent
a
minimum
of
50 ofthe average
basic
cost for 4
EDI CO
HOUSI NG
NOV
2
9
1994
new construction
as determined
by
the Chief
Building
I nspector
As
added
by
Ordinance No
10402
CMS
passed
November
11983
j
Security Deposits
Any payment
fee deposit
or
charge
including
but not limited
to
an
advance
payment
of
rent
used
or
tobe used
for
any purpose
including
but not limited
tothe
compensation
of a landlord
for a
tenant s
default
in
payment
of
rent
the
repair
of
damages
tothe
premises
caused
by
the
tenant
or the
cleaning
of the
premises
upon
termination
of the
tenancy
As
added
by
Ordinance No10080 CMSpassed
December
231980
k Tenant
A
person
entitled by
written
or oral
agreement
to
the
use or
occupancy
of
any
rental unit
As
added
by
Ordinance
No
10008
CMSpassed
December
231980
1Uninsured
Repairs
That work done
by
a
landlord
or
tenant
to
arental unit or to
the common area of the
property
or
structure
containing
a rental unit
which
is
performed
tosecure
compliance
with
any
state or
local law as to
repair
damage resulting
from
fire
earthquake
or
other
casualty
or
natural
disaster
tothe
extent such
repair
is
not reimbursed
by
insurance
proceeds
As
amended
by
Ordinance
No
10008CMSpassed July 71981
m Rules and
Procedures Rules and
procedures
shall be those
rules and
procedures developed
by
the Residential
Rent Arbitration
Board and
approved
by
the
City
Council for
implementation
of this
Ordinance
As
added
by
Ordinance
No
10402
CMSpassed
November
11983
n
Voluntarily
Vacated Units A
voluntarily
vacated unit
shall be a unit where
the tenant initiated the
termination of
tenancy As
added
by
Ordinance
No10402
CMSpassed
November
11983
o
I nvoluntarily
Vacated
Unit
An
involuntarily
vacated unit
shall
be a unit where the
landlord initiated the
termination of
tenancy
As
added
by
Ordinance
No10402
CMSpassed
November
11983
SECTI ON
3PURPOSE DUTI ES
AND
FUNCTI ONS
OF
BOARD
I tshall bethe function
and
responsibility
of the Residential Rent
Arbitration
Board tohear
appeals
from the
decisions of the
Hearing
Officer s
which
the Board in its
discretion determines
are
inconsistent with
prior
decisions
of the Residential Rent Arbitra
tion
Board The Board will alsoreview
all decisions
involving
new
policy questions
and in cases
where a
Hearing
Officer sdecision
is
reversed
the Board will
report
its
findings
tothe
Hearing
Officer s
The Board
can
develop
rules and
procedures
to
implement
this
ordinance
which
shall be
approved by
the
City
Council
As
amended
by
Ordinance No10090
CMS
passed July
7
1981
and Ordinance No
10402
CMS
passed
November
11993
5
1
CA f1
0 I JAI lbleih
i 1v n n
nn
SECTI ON4
MMJi xSUr 1ritsVHKL
Trt tiJBSi Vl trcsrsr rzr yrraui isw
ri
a
The Board shall consist of
severi
7
members
appointed
pursuant
toSection 9
of the
Charter
whoshall
serve
without
compensation
b
Of the Board
members
appointed
one
1
shall
be a land
lord
one
i
shall
be a
tenant
and five
5
shall be neutrals
neither
landlords
or
tenants
As
amended
by
Ordinance
No10090
CMSpassed July
71981
c Four
Board
Members
shall constitute a
quorum
and
any
decision
by
the
Board shall
require
a
majority
of
those members
present
I n
the event of a tie
vote
the
Hearing
Officer s
decision
is affirmed
As
amended
by
Ordinance
No10008
CMSpassed
December
231980
d
All
Board
members
shall
of two
2 years
duration
As
CMSpassed
December
23
1980
passed
August
41981
be
appointed
for
staggered
terms
amended
by
Ordinance No
10008
and Ordinance
No
10116
CMS
e A
vacancy
on the Board will exist
whenever a Board
member
dies resigns
or
is
removed
or whenever
an
appointee
fails
tobe
confirmed
by
the Council within ten
10 days
of
appointment
A
Board
member
may
be removed
pursuant
toSection 501
6
of the
Charter
Among
other
things
conviction of a
felony
misconduct
incompetency
inattention or
inability
to
perform
his her
duties
or absence
from three
3
consecutive
regular hearings
except
on
account of
his her
illness
or when absent from
the
City by
permission
of the
Board
shall constitute cause for removal
As
amended
by
Ordinance No100080
CMS
passed
December
231980
SECTI ON
RENT I NCREASE
GUI DELI NES
a
Occupied
Units
This ordinance
shall
apply
to
any occupied
unit in the
City
of
Oakland wherein
the rental increase or
total
increases within
any
consecutive
twelve
12
month
period
beginning May
6
1980
exceeds
nom ge e6e
e annual
rate se
by
the
City council
eft ea
annual
ar asera rri ancre seyery
we ve
xao2
s amen e
Ord inance No10008CMS
passed
December
231980
Ordinance No
10058
CMSpassed May
5
1981
Ordinance
No10090
CMS
passed July
7
1981
and Ordinance
No10402
CMS
passed
November
1
1983
and Ordinance
No10788
CMS
passed
October
7
1986
6
Fn cDHOUSI NG
NOV29 1994
1
May
6
1980
through
October
31
1983
the annual rate
was
10
2 November
1
1983
through
September
30
1986
the
annual
rate was 8
Ull3Mfr 1ti lU7
As
added
by
Ordinance
No10116
CMS
passed
August 41981
and
as amended
by
Ordinance
No10402
CMS
passed
November
1
1983
and as
amended
by
Ordinance
No
7
1986
b
1
e t1
lncreas c
th
e ren
a
for uri its riot occuped
ori
Iay
6
1980
or for
any
rental
unit which
thereafter
becomes vacant
involuntarily
shall
not
exceed
teoze ea
iz
a
amenaea n
23
1980
Ordinance
nance
No
Ordinance
7
EDI CD
HOUSI NG
camber
981
rdi
and
rNOV
29
1994
I fa landlord
chooses not toincrease
his her
rents in excess
of
the
annual rates
below he she
reserves
the
right
to
carry
over the
remainin allowable ercenta
a increase
to
succeedin twelve 12
months eriods
ab x P
l
i
Ordinance
No10058
CMSpassed
May
5
1
No
10090 CMSpassed July
7
1981
O
10116 CMSpassed August
41981
No
10402
CMS
passed
November
11983
2 sI f a
unit b Y
ecomes
voluntaril
vacated tfie
provisions of
this
section shall not
apply
However once
a
new tenancy has
been
created provisions
of
this
section shall
apply As
amended by
Ordinance
No
10463C
M
Spassed May 11984
Ordinance
No
10607
C
M
Spassed July
16
1985
and
Ordinance
No10747
C
M
Spassed June 24
1986
and
Ordinance
No
10787C M
Spassed October 7
1986
c Standards
Any
rental
increase
for any
occupied
rental unit
which
exceeds the
aforementioned limitations and
is
under dispute must
be
justified
on
one
or more
of thefollowing grounds
1
Capital
improvement costs
2Uninsured
repair
costs
3I ncrease
in
housing
service
costs
4
Past
history
of
rent
increases 5
Debt
service
costs ee
ibLe
tea eis
te 4rda s6Any
other factors
theHearing Officer
and
theBoard deem
relevant 8
EDI fA
HOUSI NG
r
NOV
2
9
1994 As amended
by
Ordinance
No
10008C M
Spassed December
23
1980
Ordinance
No
10116
C
M
Spassed July 71981
and Ordinance
No
10116
C M
Spassed August 4
1981and Ordinance
No10794
CM
Spassed October 28
1986
e Notice
r a
i a t U
3
c
iz r
vr
r
trr6tiz e3ai
t
eAi 6azruuuczzcczim 11P7
Tf
i
r
i
i
vr zrrazzEe e
nnnn n
ws
i
a
i a
F
vi cr ccrr l
ect
ealeibiiz
rrg
u
t
tieeeaee
j era r
vil Ft eevv v8
6
a r
iv ri
9
nCD HOUSI NG
NOV2
9 1994
SECTI ON STAFF
The
positions
of
Hearing
Officer
and
Secretary
tothe
Ren
Arbitration
Board
shall be established
Staffing
shall be
provided
through
the Office
of the
City Manager
As
amended
by
Ordinance
No
10116 CMS
passed
August 4
1981
a
Hearing
Officer
The
Hearing
Officer s
shall hear
all
disputes
between landlords
and
tenants
regarding
rent
increases
arbitrate
these
disputes
pursuant
tothe
guidelines
set forth in
the
Ordinance
and
render an initial
decision which
may
be
appealed
by
either
party
to
the
Residential
Rent Arbitration
Board All
cases
involving policy
considerations
not
covered
in
the Rules and
Procedures shall be referred
tothe
Board
by
the
Hearing
Officer
with recommendations As
added
by
Ordinance No10090 CMS
passed
July
7
1981
and as
amended
by
Ordinance
No
10402 CMS
passed
November
11983
b
Secretary
tothe
Board The
Secretary
to
the Board should
process
all
petitions
for review
submitted
by
landlords
and or
tenants
set Board
hearings
and
perform
the
general
administrative
duties
assigned
tothe
Secretary
by
the
Board
As
amended
by
Ordinance
No
10090
CMSpassed
November
11983
SECTI ON
8HEARI NG PROCESS
The
Hearing
Officer
shall hear matters to
determine whether a
rent
increase
complies
with
the
provisions
of Section 6 of this
ordinance
upon receipt
of a
petition
for
review submitted
by
a
landlord
and or
a
tenant provided
the
following
conditions
are
met
As
amended
by
Ordinance
No10090
CMSpassed July
7
1981
a The
petition
made under
penalty
of
perjury
alleges
a
rent increase which
exceeds the amount
authorized
by
Section
6
As
amended
by
Ordinance No
10090
CMSpassed
December
23
1980
b
Each
petition
shall be
accompanied by
a
I t
filing
fee I n
the event the
Secretary
consolidates
hearings as
authorized hereinafter
a
filing
fee of
8
tC
plus
s
f
for
each additional unit
shall be
required Asamended liy
Ordinance
No10090
CMSpassed July 7
1981
and Ordinance
No
10116
CMSpassed
August
4
1981
c The
petition
is filed
within
thirty 30
calendar
days
after
receipt
of a notice
of a
proposed
rent increase
or
thirty
30
calendar
days
after
receipt
of a notice
as described in
Section
6d
Notice
whichever
is most recent
Tobe
eligible
to
file a
petition
a tenant s
rent must be current
As
amended
by
Ordinance No
10008
CMS
passed
December
231981
d The
Secretary
shall
notify
the
opposing
party
tothe
petition
for review
that
he she
has
fourteen
14
calendar
days
to
respond
tothe
petition
To
be
eligible
to
file
a
response
toa
10
FI 11CD
HOUSI flG
NOV2
9
1994
petition
a landlord
must
hold a current
City
business license
As
amended
by
Ordinance
No
10008CMS
passed
December
23
1980 and
Ordinance No
10116
CMSpassed August
41981
e The
Secretary
shall
notify
the landlord
and
tenant in
writing
of the time
and
place
set for
hearing
Disputes involving
more than one unit
in
any single
building
may
be consolidated
for
hearing by
the
Secretary
if
the
Secretary
determines
consolidation
to
be in the best interest
of
the
parties
As
amended
by
Ordinance
No10090 CMS
passed
July 7
1981
f
The
Hearing
Officer
shall have
the
goal
of
hearing
the
matter
within
thirty
30
calendar
days
of the
filing
of the
original petition
I n
those instances
where the
goal
cannot be
achieved
the
Hearing
Officer
shall
assure that the
landlord and
tenant both receive
notification of
the
reason s
for
the
delay
each
thirty 30
day period following
the
filing
of the
original
petition As
amended
by
Ordinance
No
10008CMS
passed
December
23
1980
and Ordinance
No10090
CMSpassed
July 7
1981
g
The
Hearing
Officer
shall render
his her
decision
not more
than seven
7
een adaystaka nea
after the
conclusion of
the
hearing
and all
parties
sliaii lie
notified in
writing
As
amended
by
Ordinance No10008CMSpassed
December
23
1980
and
Ordinance
No10090
CMS
passed
July 7
1981
h
Any
proposed
rent
increase
that
exceeds the amount
autho
rized
by
Section 6 is
not
operative
until
the decision of
the
Hearing
Officer has
been made
As
amended
by
Ordinance No 10008
CMS
passed
December
23
1980
and
Ordinance
No10402
CMS
passed
November
11983
i Either
party
may
appeal
the
Hearing
Officer sdecision
within
seven
7
qzr
after
receipt
of
the
notice
of decision
by filing
with
tie
Secretary
tothe
Board
a
written notice
of such
appeal
setting
forth the
ground
therefor
Each
appeal petition
shall
be
accompanied by
a
ten ao T
aedo saz f
i1ing
fee
plus
rr
ii ases
for
each
additional unit
in
consolidation
c
7
he ecretary to
the Board shall set the
matter for hearing
and
cause
notice thereof
tobe given
to
appellant
not
less than
5
days
prior to
such
hearing
As
added
by
Ordinance
No
10090 C
MSpassed July
7
1981
j
The
Board shall have a
goal
of
hearing
the
appeal
within
30
calendar
days
of
filing
the
notice of
appeal
I n
those instances
where
thegoal
cannot
beachieved
the
Board
shall assure that
thelandlord
andtenant
receive notification of
the reasons for
the delay
each
thirty
30
day
period
following the
filing
of
the
appeal
As
added
by
Ordinance
No
10116
CMSpassed August 4
198111
EDI CD
HOUSI NG
NOV
2
91994
SECTI ON
CONDUCT
OF
BOARD
HEARI NGS
The
following
procedures
shall
apply
to
all
hearings
of the
Board
a All
hearings
conducted
by
the Board
shall be
public
and
tape
cassette
recorded
b
Any
party
toa
hearing
may
be assisted
by
an
attorney
or
any
other
person
so
designated
by
the
party
c
Any
relevant
evidence
may
be submitted
by any
party
and
shall be submitted
under oath
d I n the
event that either
party
fails to
appear
at the
designated
hearing
the Board
may
hear
and review
such evidence as
may
be
presented
and
render a decision
e The Board must
render its decision
employing
the
standards
set
forth in Section
6 of this ordinance
f
Norent
adjustment
above the limit
set forth in Section
6
of this
ordinance
shall be
granted
unless
supported
by
a
preponder
ance of the evidence submitted
at the
hearing
g
The conclusions
and
findings
of the
Board shall be final
and
there shall be
no
appeal
rights
to
the
City
Council
The
Board saction does not
preclude
review
by
a court of
competent
jurisdiction
SECTI ON r
RETALI ATORY
EVI CTI ONS
a The landlord
may
not recover
possession
of a rental unit
in
retaliation
against
a tenant for
exercising
his her rights
pursuant
tothis ordinance
I f a landlord
attempts
torecover
a
rental
unit from the date
of the
original filing
of a
petition
to
within six
6
months after
the notice of final
decision
such
recovery
will
be
rebuttably presumed
tobe in retaliation
against
the tenant for
the exercise of
his her
rights
pursuant
tothis
ordinance
As
added
by
Ordinance
No10090
CMSpassed
July 7
1981
b
Section 1942 5of
the California Civil
Code also
precludes
the
landlord from
retaliating against
a
tenant for
exercising
his her
rights pursuant
tothis ordinance
As
added
by
Ordinance
No10402 CMS
passed
November
11983
c Prior to
commencing
an eviction
for the
purposes
of
rehabilitation
of
the
premises
a
landlord must first obtain
a
City
of Oakland
building
permit
when
required
todothe
proposed
work on the
premises
As
added
by
Ordinance
No10402
CMS
passed
November
11983
d
A
tenant
who
alleges
that his
or her landlord has a
pattern
or
practice
of
evicting
other tenants in
the
building
to
12
EDI CD
HOUSI NG
NOU2
9 1994
substantially
raise rents
above those
permitted by
this
ordinance
shall have
standing
to
appear
before the
Residential
Rent Arbitra
tion Board
I f the Board finds
that the
tenant s
allegations
are
true
said
tenant shall be entitled
toa six month
6
rebuttable
presumption
that an
unlawful detainer action
brought against
him
or
her
by
said
landlord is
retaliatory As
added
by
Ordinance
No
10402
CMS
passed
November
11983
SECTI ON
yy
REMEDY
girt
a
An aggrieved party
may
bring
an action
for
injunctive
relief
or
damages
or
both
in
court of
competent jurisdiction
for
any
violation of
the
provisions
of this ordinance
b Failure of
a
party
toabide
by
an order or decision
of a
Hearing
Officer
and or
the
Residential
Rent Arbitration
Board shall
be
deemed aviolation
of
this
ordinance
and shall be
punishable
as
an infraction unless
otherwise
provided
in this
code
c Each
party violating
this ordinance
shall be
guilty
of
a
separate
offense for
each and
every day during any
portion
of which
any
violation
of
any provision
of this ordinance
is
committed
continued
or
permitted
by
such
person
and shall be
punishable
accordingly
d Such violations
may
be redressed
by
Civil
Action
brought
by
the
City
Attorney
or the
landlord tenant
or
his her
represen
tative
e
Any
person
convicted of
an infraction under the
provisions
of this ordinance
shall be
punishable upon
the first
conviction of
afine of
not more than fft
a
and for
a second conviction within
a
period
of
orie
year liy
a
fine
7 7
y yy
and for a third of
13ndr dY
VrV
of not
more than 3668tc
any
subsequent conviction
wtY
ri aorie
iea rperiod by
a
fine of
However
air
not
more
than s
88
fae
J
cbeyonc
ithe
third
conviction within
aone year
period may lecfiarged by
the
City
Attorney
or
the
District Attorney
as
amisdemeanor
and
the
penalty
for
aconviction of
the same
shall
be
punishable
by
a
fine ofnot more than
A
ets
tor
by
imprisonment in
the Count
Jail or aperiod
of
not more than six
months
orboth f
I n addition to
the punishment
provided by
law a
violator is
liable for such
costs
expenses
and
disbursements paid
or
incurred
by
the
City
in
abatement and
prosecution
of
the violation g
Pursuant
to
Section 8365of
the California Penal Code
the
Deputy
City
Manager or
his
her authorized
representatives
are
hereby
authorized
to
enforce
thisordinance and
arrest violators thereof
13
UGI NG
rNOV
2
9
1994 EDI CD
HO
h The
City Manager
shall have the
power
to
designate by
written order
that
particular
officers or
employees
shall be
authorized to
enforce
particular
provisions
of this
ordinance in
addition
those officers
enumerated
in
subsection
g
officers or
employees
so
designated
shall have
the
authority
toarrest
persons
whoviolate
any
of said
provisions As
amended
by
Ordinance
No
10008CMS
passed
December
231980
Ordinance
No10090
CMS
passed July
71981
and Ordinance
No10392
CMSpassed
October
18
1983
SECTI ON
A SEVERABI LI TY
This ordinance
shall be
liberally
construed toachieve its
purposes
and
preserve
its
validity
I f
any provision
or clause of this
ordinance
or
application
thereof to
any
person
or
circumstances
is
held
invalid
such
invalidity
shall not
affect other
provisions
or
applications
of this ordinance
which
can be
given
effect without
the invalid
provision
or
application
and tothis end
the
provi
sions of
this
ordinance
are
declared tobe severable
and are
intended tohave
independent
validity
SECTI ON a NON
WAI VERABI LI TY
Any provision
whether oral or
written
in or
pertaining
toa
rental
agreement
whereby any provision
of this ordinance is waived
or
modified
is
against public policy
and void
I N
COUNCI L
OAKLANDCALI FORNI A
PASSEDBY THE FOLLOWI NG
VOTE
19
AYES
BAYTON
DE
LA
FUEI JTE
JORDANMiLEY
MOORE
OGAWASPEES
WOODS I ONES
and
PRESI DENT
HARRI S
NOES
ABSENT
A
BSTENTI ON
6ab242
1KXi1
ATTEST
CEDA FLOYD
City
Clerk and
Clerk of the
Council
of
the
City
of
Oakland
California
I
yv
0
L11iliAlf
I 99 1QQQ
SECTI ON
7r
3
ANNUALRATE
OF
REVI EW
The
Legislative
Committee
of the
City
Council
shall
review
the
general
rate of increase
annually
in the month of
y
to
determine
whether a
change
in
the rate is
necessary
As
acTd eci
by
Ordinance
No10402
CMS
passed
November
1
1983
CI TY
OFOAKLAND
1994
RENTAL
SURVEY
COVERI NG
YEARS 1980
1994
Prepared By
City
of Oakland
Office
of
Housing
and
Neighborhood
Development
300 Lakeside Drive
15th Floor
Oakland
CA
94612
510 238 3502
EDI CD
HOU51riG
1
NOV
29
1994
CI TY OF
OAKLAND
1994RENTALSURVEY
METHODOLOGY
Data for the Rental
Survey
is
compiled
from
listings
of
vacant
apartment
units advertised in
the
Classified Section of
the
first
Sunday
Edition in
July
of the Oakland Tribune and
from the
Classified Section
ofthe first
weekly
edition in
July
of the Montclarion
Citywide figures
are
provided separately
for
the
extent of
overlap
between the two
listings
is ur
these
figures
Tribune and
Montclarion
listings
Because the
known
no
attempt
has
been made to
combine
Data that is
classified
by
area has
been
compiled exclusively
from
listings
in the
Oakland
Tribune
as
the
Moraclarion
does not
provide
a
breakdown
by
area
Thearea boundaries used
are those
designated
by
the Oakland Tribune in its real estate section
These
boundaries
were
changed by
the Tribune
during
the
survey period
covered
however because
past
and
current
areas
substantially coincide they
have been treated as the same A
map showing
the locations
of
these areas is
displayed
below
Areas 396 and
400
HillsArea
have been excluded due toinsufficient
datain all
years
Area
402
Piedmont
is alsonot included in the
survey
I ndicationof
not
available
signifies
that there
are
four or fewer
listings therefore
no
median
hasbeen
calculated
cnI M1Nn i
NO 2
9
19g
CI TYWI DE
RENTFI GURES
EDI CD
HOUSI NG
NOV
2 9 1994
CI TY
OF
OAKLAND
RENTAL
SURVEY
MEDI AN
MONTHLY
RENTALOF
OAKLAND S
APARTMENTS
BY
SI ZE
YEAR AND
PERCENTAGE OF
CHANGEOVER
PREVI OUS
SURVEY
YEAR SMEDI AN
OAKLAND
TRI BUNE
LI STI NGS
STUDI O
ONE BEDROOM
TWO BEDROOM
Change
Change
Change
Yeat of
Median Percent
Since Median
Percent Since
Median
Percent
Since
Survey
Rental Change
1980 Rental
Change
1980
Rental
Change
1980
1980
1985
1990
1991
1992
1993
1994
Source City
of
Oakland Office
of
Housing
and
Neighborhood
Development
NA not
available
Data
compiled
from
Oakland Tribune
Classified
Ads
of apartment
rentals from
thefirst
Sunday
Edition
in
July
for
the
years
shown
above
4
FnirnR Housir t
Nov
29199
CI TY
OFOAKLANDRENTAL
SURVEY
MEDI ANMONTHLYRENTAL
OFOAKLAND S
APARTMENTS BY SI ZE
YEARAND
PERCENTAGE OFCHANGEOVER
PREVI OUS SURVEYYEAR S
MEDI AN
THE MONTCLARI ONLI STI NGS
STUDI O ONE BEDROOM
TWO BEDROOM
Change
Change
Change
Year
of Median
Percent Since
Median Percent
Since Median
Percent
Since
Survey Rental
Change
1980 Rental
Change
1980 Rental
Change
1980
1980
1985
1990
1991
199
1993
1994
Source
City
of
Oakland
Office
of
Housing
and
Neighborhood Development
NA
not available
Data
compiled
fromthe
Montclarion Classified
Ads
of
apartment
rentals
fromthe first editionin
July
for the
years
shown above
s
EDI CD
Hiu itiu P y
1994
RENTSBYAREA
EDI CD
HOUSI AG
NOV
2 9
1994
CI TYOFOAKLAND
RENTALSURVEY
MEDI ANMONTHLY
RENTALOFOAKLAND
APARTMENTS BYSI ZE
AREA
AND
PERCENTAGEOF
CHANGEOVER
PREVI OUS SURVEYYEAR S
MEDI AN
Area393
Northwest Oakland
West of
Broadway
and
Collegc
STUDI O
ONE BEDROOM
TWO BEDROOMS
Year of Median
Percent
Median Percent
Median
Percent
Survey
Rent
Change
Rent
Change
Rent
Change
1980
SSQ Tf14 56t
AS
25 Nlk
1985
34t1
579 6
4896
495 r1990
3
z
a 494 496
600
1991
X84
9
4 4 8
G00 1992
3g8
g5
3
613 1993
Aflb
1
s
510
39 fi00
1994 39Q
396
4 5
610
Source City
of
Oakland Office
of Housing andNeighborhood
Development
Oakland
Tribune
Classified
Rental
Areas Area393
formerly
Area
162
NA
not
available
Data compiled
from
Oakland
Tribune
Classified Ads
of
apartment
rentals
from
the
first
Sunday Edition in
July
forthe
years
shown
above
Gnicn
Nni
is
nrivcly 291994
CI TYOF
OAKLANDRENTAL
SURVEY
MEDI AN
MONTHLY
RENTALOFOAKLAND
APARTMENTS
BYSI ZE AREA
AND
PERCENTAGEOFCHANGE
OVER PREVI OUS
SURVEYYEAR S
MEDI AN
Area 394
Broadway
to13th
Ave
below
MacArthur
Freeway
STUDI O
ONE BEDROOM
TWO BEDROOMS
Year of
Median
Percent Median
Percent
Median
Percent
Survey
Rent
Change
Rent
Change
Rent
Change
1980
I AA
I AA
985
5ZB
IA
f551 9
700
1990
E
j
ii jiii
EE
pEaiEE
1991
425 1992
ri
iis 45Q
r
69
E
i
z1993JJ
0
1994
t25
69a 4
I
b9 Source
City
of
Oakland
Office of
Housing
and
Neighborhood
Development
Oakland
Tribune
Classified
RentalAreasArea
394
formerly
Area
163
NA
not
available Data
compiled
from
Oakland
Tribune Classified Ads
ofapartment
rentals
from
thefirst
Sunday
Edition
in
July
for
the
years shown
above
EDI CDHOUSI NG
OV
2
91994
CI TYOFOAKLAND
RENTAL
SURVEY
MEDI AN
MONTHLYRENTAL
OFOAKLAND
APARTMENTS
BY
SI ZE AREA
AND
PERCENTAGEOF
CHANGEOVER
PREVI OUS
SURVEYYEAR S
MEDI AN
Area 395
Alcatraz 51st toBroadway
Terrace
STUDI O
ONE BEDROOM
TWO BEDROOMS
Year of
Median
Percent
Median Percent Median
Percent
Survey
Rent
Change
Rent
Change
Rent
Change
1980
iiii
i
i ii ii iii ii
I 1
Eii Ei E
i
iii
A
h1A AEA
4
1985
iii N
F3
NLX685
1990
NA r
at
plft
II A
735
1991
r
1tis
3
1ikIIAL
AEA
i4
19 N
PE
9 NA5
1994
I A
1A
r
d95
Source City
of Oakland
Officeof
Housing
and
Neighborhood
Development
Oakland
TribuneClassified Rental
Areas
Area
395
formerly
Area
164
NAnot
available
Datacompiled
from Oakland
TribuneClassified
Ads of
apartment
rentals from
thefirst
Sunday
Edition in
July
for
the
years
shownabove
EDI CD
8
HOUSI VG
NOV2
9
1994
CI TY OFOAKLAND
RENTALSURVEY
MEDI AN
MONTHLYRENTALOFOAKLAND
APARTMENTS BY
SI ZE AREA
ANDPERCENTAGEOF
CHANGEOVER PREVI OUS SURVEYYEAR S
MEDI AN
Area397
Park BlvdEast Between MacArthur
and Warren
Freeways
STUDI O ONE BEDROOM
TWO BEDROOMS
Year of Median
Percent Median Percent Median Percent
Survey
Rent
Change
Rent
Change
Rent
Change
1980
5
1985
Nr
N
3A
1tt b75
I9
1990
725
9 19
I
1N
5
53
zy
325
1992 z
TI Ek
N
A550
39 S
1993 NA 1tk s
535
4 I
A1994
I
raII
r
i525675 S
r1Source City of Oakland Office
of
Housing
and Neighborhood Development Oakland
Tribune
Classified
Rental
Areas
Area397
formerly Area
166
NA
not
available
Data
compiled
from Oakland Tribune
Classified
Ads
ofapartment rentals from
the
first
Sunday
Edition inJuly for
the
years
shown
above
xEDI CD
HOUSI NG
NOU2
9
1994
CI TY
OFOAKLANDRENTAL
SURVEY
MEDI AN
MONTHLYRENTAL
OFOAKLAND
APARTMENTS BYSI ZE AREA
AND
PERCENTAGEOF
CHANGE
OVER PREVI OUS SURVEYYEAR S
MEDI AN
Area 398
13th
Avenue
toSeminary
belowMacArthur
Freeway
STUDI O
ONE BEDROOM
TWO BEDROOMS
Year of
Median
Percent
Median Percent Median
Percent
Survey
Rent Change
Rent
Change
Rent
Change
1980
I 3A
N
1985
25
395
5T9
5525 N
990
isi ii i3is ip S
Th
EEiEEE
4r 600
1991
s
30
1992
3s 9r
r 1993
410
d
4
5i9 60
10
1994
3E35
4
4T349
61Q Source City
of
Oakland
Office
of Housing
and Neighborhood
Development
Oakland
Tribune
Classified
Rental Areas
Area
398formerly
Area
167NA
not
available
Data
compiled
from
Oakland
Tribune
Classified
Adsof
apartment
rentals
from
the
First
Sunday Edition
in
July
forthe
years
shown
above
f
EDI CDHOUSiNG
NOV
29
1994
CI TYOF
OAKLAND
RENTAL
SURVEY
MEDI AN
MONTHLYRENTALOFOAKLANDAPARTMENTS
BY
SI ZE
AREA
ANDPERCENTAGEOF
CHANGEOVER PREVI OUSSURVEYYEAR SMEDI AN
Area 399
Seminary
to109th
Avenue belowMacArthur
Blvd
STUDI O
ONE BEDROOM TWO BEDROOMS
Year
of
Median
Percent Median
Percent
Median Percent
Survey
Rent
Change
Rent
Change
Rent
Change
980
r shi pr Ni4
zlk
1985
r1A
A
Q
1990
tkI
kx
96 50
S
f
9
s
1992
z A 4
6
6SE
1993 A
1994 a
A
NSourceCity
ofOakland
Office ofHousing and
Neighborhood
Development
Oakland
Tribune
Classified Rental AreasArea
399
formerly
Area
168
NA
not
available Data
compiled
from
Oakland
Tribune Classified Ads
ofapartment
rentals
from
thefirst
Sunday
Edition
in
Julyfor
the
years shown
above
sEDI CD
HOUSI NG
r
NOV
2
9
1994
RENTS
BYUNI TTYPE
FD D
R
HOt tiiNC
i111
99
1Qtld
CI TYOFOAKLANDRENTALSURVEY
MEDI ANMONTHLY RENTALOFOAKLANDAPARTMENTS BY AREA
YEARANDPERCENTAGEOFCHANGEOVER PREVI OUS SURVEYYEAR SMEDI AN
STUDI O APARTMENTS
AREA393 AREA394 AREA395 AREA397 AREA398 AREA399
Yearof Median Percent Median Percent Median Percent Median Percent Median Percent Modien Percent
Survev Rent Change Rent Change Rent Change
Rent Change
Rent Change
Rent Change
1980
5
1985
1990
1991
1992
1993
1994
Source City of Oakland Officeof Housing
and
Neighborhood Development
Oakland Tribune sClassified Rental Areas
Data
compiled
from Oakland Tribune Classified Ads of
apartment
NAnotavailable
rentals fromthefirst Sunday Edition in
July
for the
years
shownabove
CI TYOFOAKLANDRENTALSURVEY
MEDI ANMONTHLYRENTALOFOAKLANDAPARTMENTS BY AREA
YEAR ANDPERCENTAGE OFCHANGEOVER PREVI OUSSURVEYYEAR SMEDI AN
ONE BEDROOMAPARTMENTS
tT
v
C7
a
O
C
c
Z
O
G
i
AREA393 AREA394 AREA395 AREA397 AREA398 AREA399
Year of Median Percent Median Percent Median Percent Median Percent Median Percent Median Percent
Survey Rent Change
Rent Change
Rent
Change
Rent
Change
Rent Change Rent Change
1980
ip b5 i
zi
1N Ar
i
3
Esi
i
ti siiiii si sssa rz2t1985 36S396 47 5
S
b d7
NJS l
tA NA 895 6696 A
N
1990 d90
3d96 54
r 1991
d30 896 54d fib
NA I dA
535 d9b 4 5d4 s01992 d95l0
5S0
NA 560 5
495
296 45tf 096 1993 5lQ X96
5411 2 s525 NA 535 49o
d75 496 d412b1994 d7579b 541Q d 5NA 525 d
J5 d5tf 296
Source City of
Oakland Office of Housing and Neighborhood Development
Oakland
Tribune sClassified Rental AreasData compiled
from
Oakland
Tribune Classified Ads ofapartment NAnot
available
rentals
fromthefastSunday Edition inJuly
for theyears
shown above cDtDice
M
CI TYOFOAKLANDRENTALSURVEY
MEDI ANMONTHLYRENTALOFOAKLANDAPARTMENTSBY
AREA
YEAR
ANDPERCENTAGE OFCHANGEOVERPREVI OUSYEAR SMEDI AN
TWO BEDROOMAPARTMENTS
rnV
n
v
u
s
C
C
yr
ss
Z
Q
C
i
GD
AREA393 AREA394 AREA395 AREA 397 AREA398 AREA399
Year of Median Percent Median Percent Median Percent Median Percent Median Percent Median Percent
Survey
Rent
Change
Rent Change
Rent
Change
Rent Change
Rent
Change
Rent
Change
1980 NAss Nt lk 111
1985
d95 16
X700 i
G5Nl 65936 r25i4 443NA
1990 GOO 2 bI SS J 51fJ 4
1991 GOO o
68 I rT
NA
3
5
5
1992 G 3 2 TI S 5 NA
N
68S 6 GOO 779c
6
1993 600 25b 713
N1
A
tA 600
0 0 96 5th 229 0t994
bltl
296
64
45 SEA
NA 67S NA
b1Li
9b
624 1156 Source
City
of
Oakland Office ofHousing
and
Neighborhood Development Oakland
Tribune sClassified Rental Areas Data
compiled
fromOakland Tribune Classifed Adsofapartment NA
notavailable rentals
fromthefirst Sunday
in
July
for
the years
shown
above CD
CO
MEDI ANRENTSBYAREA
FROMOAKLAND
TRI BUNE
JULY
3
1994
AREA STUDI O 1BR 2BR
393 5390 5475 5595
394 S4 S 5540 5695
395 NA 5495 NA
397 NA 5525 5675
398 5395 5475 5595
399 NA
5450 5610
CI TYWI DEMEDI ANSFROMOAKLAND
TRI BUNE
JULY
3
1994
STUDI O
5400 00
I BR 5540 00
2BR
5650 00
CTrYVVI DE
MEDI ANSFROM
MONTCLARI AN
JULY
3
1994
STUDI O
5493 00
1BR
5575 00
2BR
5772 50
i
ED CD HOUS1 1
iDU
291444
GO
F
Housing Vacancy
Surveys
The Federal
Home LoanBankof
San Francisco
spon
sorsthe
preparation
and
publication
of
Housing
Vacan
cy Surveys
for
Metropolitan
StatisticalAreas
MBAs
and
otherselected
areasin theEleventhFederal Home Loan
Bank
District
which
consists ofArizonaCalifomia and
Nevada
Methodology
The
Housing
Vacancy Surveys
are conducted underan
interagency
agreement
between the
USPostal Serv
iceand
the Federal Home Loan Bank
Board Thesur
veys
are
based
on data
supplied by
individual mail
carriers
underthe
supervision
oflocal
postmasters
as
they
cover their residential
delivery
routes The carrier
reports by type
of
unit
the
following
information
3The data are
reported by housing
structure
type
single family
detached
housing
single family
attached
housing
multifamily housing
andmobile
homes
rather than
by
tenure
owner occupied
renter occupied
4 Because of
potential
individual
survey
errors
statis
tics
reported
for the total MSAare the
most
relia
ble The less
aggregate
the level of
geographic
coverage
is
the
greater
the
probability
for error
Definition of Terms
Unit aroom or
group
of rooms intended for use as
separate living quarters
1The number of
housing
units
on
the
route
2 The number of
housing
unitsthat have
previously
received deliveries but are
presently
vacant
Single Family
DetachedUnit detached
housing
unit
with
open space
on all sides
Single Family
Attached Units individual
housing
3
The
number
of new
housing
unitsthat couldreceive
units
attached
to
each other
on one or more
sides
delivery
but
have never
been
occupied
and
includes
townhouses
row
houses duplexes
4
Thenumber of
housing
unitsthat are
presently
un
der construction
The
data for the
Eleventh
District
are
compiled
verified
and
analyzed
at
the
direction
of the
Federal
Home loan
Bank
of
San FranciscoThe
surveys represent
acan
vass
of
anarea
rather than
a
sample
survey therefore
sampling
error is not afactor in
survey accuracy
Ac
curacy
can be
affected
however
by
errors
resulting
from
data
collection or
reporting
The
survey
relieson
reports
of
postal
carriers
rasher
than
specially
trainedenumer
ators
Tominimize
survey
error
the
reports
are reviewed
and edited for
logical consistency
Multifamily Units housing
unitsinthesame
building
attachedtoeach other
along
the
side s
floor
and or
ceiling
includes
apartment buildings
and
high rise
con
dominiums
Mobile Home installedunit
only
excludes vacant
pads
units ondealer
lots
and
temporarily parked
units
Total
Units occupiedhousing
units
plus
vacant
used
and
newunits
Vacant
Used
Unit housing
unit
vacant
but
previous
ly occupied
Vacant NewUnit avacant unit that
appears compiet
ed
but
has not been
occupied
before
These
important
elements
of
the
data
reported
should
be noted
1
The
survey provides
data
on houses and
apart
ments
including
those under
construction
andmo
bile homes I t
does
not include
stores offices
commercial or industrial
facilities hotels motels
boarding
housesdormitories
institutional or mili
tary
facilities
boarded uphousing
units
or hous
ing
units
receiving
bulk
delivery
2
The
data
are
reported
for
only
nonrural routes
Any
post
office
with
only
star routesor
rural
delivery
is
anot
inGuded
in the
survey
Unit Under Construction constructionhas
begun
but unit
does
not
appear ready
for
occupancy
Peroent
Vacant vacancy
rates for each
housing
category
are
given
as
percentages
of the total
units
surveyed
Additional
copies
of the
Housing Vacancy
Surveys
may
beobtained from
the
Federal
Home Loan
Bankof San
Francisco
Public
I nformation
Department
P O Box
7948
San
FranciscoCalifornia 94120
EDI CD
HOI iStNG
tNOV
2 9 1964
SURVEY DATE 11 24 93THRU 08 22 94 FEDERALNOME LOANBANK SYSTEM PAGE 1
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
DEFI NI TI ONOFTERMS
THE FOI LONI NG ARE DEFI NI TI ONS OFTERMS USED I N tHI S SURVEY
HOUSI NG TYPE
A ROOM OR GROUP OF ROOMS I NTENDED FOR USE AS SEPARATE LI VI NG QUARTERS
SI NGLE FAMI LYDETACHED UNI T
DETACHED HOUSI NG UNI T KI THOPEN SPACE ON ALLSI DES
SI NGLE FAMI LYATTACHEDUNI T
UNI TS ATTACHEDTO EACH OTHER ON ONE OR MORE SI DES
MULTI FAMI LYUNI T
TNO OR MORE UNI TS I NTHE SAME BUI LDI NG ATTACHEDTO ANOTHER ALONG SI DE S
FLOOR AND ORCEI LI NG
MOBI LE HOME
I NSTALLEDUNI T ONLY EXCLUDES VACANT PADS
TOTALUNI TS
OCCUPI ED HOUSI NG UNI TS PLUS VACANT USED ANDNEN UNI TS
VACANT USED
HOUSI NG UNI T VACANT BUT PREVI OUSLY OCCUPI ED
VACANT NEN
HOUSI NG UNI T THAT APPEARS COMPLETED BUT NEVER OCCUPI ED
UNDER CONSTRUCTI ON
EXCAVATI ON BEGUN BUT DOES NOt APPEAR READY FOR OCCUPANCY
TO BE ABSORBED
SUM OFVACANT USEDVACANT NEN AND UNDER CONSTRUCTI ON
THI S SURVEY PROVI DES DATA ON HOUSES APARTMENTS AND MOBI LE HOMES I NCLUDI NG
THOSE UNDER CONSTRUCTI ON I T DOES NOT I NCLUDE STORES OFFI CES COMMERCI ALOR
I NDUSTRI ALFACI LI TI ES H07ELS MOTELS BOARDI NG HOUSES DORHI TORI ES
I NSTI TUTI ONALOR MI LI TARY FACI LI TI ES BOARDEDUP HOUSI NG UNI TS OR HOUSI NG
UNI TS RECEI VI NG BULK DELI VERY THE SURVEY ENCOMPASSES ALLHOUSI NG UNI TS I N
THE SURVEY AREA SERVED BY POST OFFI CES NHI CH HAVE CI TY DELI VERY ROUTES
THI S SURVEY NAS FUNDED BY THE
US DEPARTMENT OFHOUSI NG AND URBAN
DEVELOPMENT OFFI CE OFPOLI CY
DEVELOPMENT ANDRESEARCH UNDER AN
I NTERAGENCY AGREEMENT KI TH THE
FEDERALHOME LOAN BANK SYSTEM
SURVEY DATE 11 24 93THRU 08 22 94
SURVEY AREA ZI P CODE
ALAMEDA COUNTY
ALAMEDA
ZI P CODE 94501
ZI P CODE 94502
TOTALALAMEDA
BERKELEY
ZI PCODE 94702
ZI P CODE 94703
ZI P CODE 94704
2I P CODE 94705
ZI P CODE 94706
ZI P CODE 94707
ZI P CODE 94708
ZI P CODE 94709
ZI P CODE 94710
TOTALBERKELEY
FREMONT
ZI P CODE 94536
ZI P CODE 94538
ZI PCODE 94539
ZI PCODE 94555
TOTALFREMONT
HAYMARD
ZI P CODE 94541
ZI P CODE 94542
ZI P CODE 94544
ZI P CODE 94545
ZI P CODE 94546
ZI P CODE 94552
TOTALHAYNARD
LI VERMORE 94550
NENARK 94560
OAKLAND
ZI P CODE 94601
ZI P CODE 94602
ZI P CODE 94603
ZI P CODE 94605
ZI P CODE 94606
ZI P CODE 94607
ZI P CODE 94608
ZI P CODE 94609
ZI P CODE 94610
FEDERALHONE LOANBANK SYSTEM
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
ALLHOUSI NG TYPES
TOTAL
UNI TS
25 607
4817
30 424
0
0
0
0
0
0
0
0
0
O
20 662
17 567
13 526
10 588
62 343
19 528
4239
22 093
8865
16 554
2868
74 147
24 112
12 610
14 397
11 762
9496
15 510
14 767
7998
10 484
9984
15 983
PAGE 1
VACANT UNDER TO BE
USED NEM 1OTALCONSTRUCTI ON ABSORBED
NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT
798314 01802 3110180331
44 09 10145 09 10 02 5511
842 285 01847 28110185828
0 00 0 00 0 00 0 00 O 00
0 00 0 00 0 00 O 00 0 00
0 00 0 00 0 O0 0 00 0 00
0 00 0 O0 0 00 0 00 0 00
0 00 0 00 O 00 0 00 0 00
0 00 0 00 O 00 O 00 0 O0
0 00 0 00 0 00 0 00 0 00
0 00 0 00 0 00 0 00 0 O0
O 00 0 00 0 00 0 00 0 00
0 00 0 O0 0 00 0 00 0 00
3651870 03435219 01444 21
34820 37 02 38522 7 01392 22
11809 1801136 10 27 02 16312
84 082803112 1147 04 159 15
9151515302 10681790 01115819
56529 44 02 609 3120 01629 32
9322 40 09 1333140 09 17341
479 22 3502 514 2320 01534 24
164 i9 27 0319122 127 14 31836
38323102 06 48529 2802 51331
19 072 0121071O122 08
170323250 03195326 236 032189 30
386 16 1150550121113 05614 25
336 2769 0540532 60 0546537
6934852 04 74552 1080885359
224 19 1301237 20 501242 21
496 52 2102 517 54 6 0152355
429 2810 01439 287 01446 29
160 116 01166 112 0116811
434 54 180 23614 7716 02 630 79
456 4352 0550848270 26 77874
229 231101240 24 7 01247 25
15310 0 00 15310 101154 10
SURVEY DATE 11 24 93THRU 08 22 94 FEDERALNOME LOANBANK SYSTEM PAGE 2
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
ALLHOUSI NG TYPES
VACANT UNDER TO BE
TOTALUSED NEN TOTALCONSTRUCTI ON ABSORBED
SURVEY AREA ZI P CODE UNI TS NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT
ALAMEDA COUNTY CONTI NUED
OAKLAND CONTI NUED
22P CODE 94611 17 401659 3812 0167139 9105762 44
ZI P CODE 94612 6152
296 480 00 296 48101297 48
ZI P COOE 94618 6842 67 10 21038813377 5546568
ZI P CODE 94619 9474 15316 12 011651719 02 184 19
ZI P CODE 94621 8265 396 4810112 497 60 50 06 547 66
TOTALOAKLAND 158 515484531491035336
34 960 06 6296
40
PLEASANTON
ZI P CODE 94566 12 414 1881516 01204 16 57 0526121
ZI P CODE 94568 7982 9812 6 01104 1316 02 120 15
ZI P CODE 94588 8466
143174 01147 174 0115118
TOTALPLEASANTON 28 862 429 1526 01455
16 77 03532 18
SAN I EANDRO
ZI P CODE 94577 16 524 50130 4303544 3370 04 614 37
ZI P CODE 94578 14 315 512 36 1301525378106 606 42
ZI P CODE 94579 6255 1552539 06 194 31O 00 194 31
TOTALSAN LEANORO 37 094 1168319503126334 15104 1414 38
SAN LORENZO 94560 8483 144 17O O0 144 17159 19 30336
UNI ON CI TY 94587 16 679 3482127 02 37522 18511560 34
TOTALALAMEDA COUNTY 453 269 11 116 2512310312 347272042
0514 389 32
CONTRA COSTA COUNTY
ALAMO 94507 36012106 280849 14 40 1189 25
ANTI OCH 94509 26 764 87533199 071074 40 40315147755
BRENTNOOD 94513 4578
77 17104 2318140 96 21277 61
CLAYTON 94517 3029 29 10 70 2399 3353 18152 50
CONCORD
ZI P CODE 94518 10 479
245234 01249 24 2803277 26
ZI P CODE 94519
7048
15822 0 00 15822 0 00 15822
ZI P CODE 94520 13 558 436 32 3 01439 32 32324 762 56
ZI P CODE 94521 14 871264 181301277 19 92 06 369 25
ZI P CODE 94523
13 872
30822 101309 22 2 0131122
TOTALCONCORD
59 828141124 21011432 24 44507187731
CROCKETT 94525 1569 70 45101714550376 48
DANVI LLE
ZI P CODE 94506 5082 79 16 6813147 29 40 08187 37
t
7
k
ti
SURVEY DATE 11 24 93THRU 08 22 94
SURVEY AREA ZI P CODE
CONTRA COSTA COUNTY
DANVI I LE
ZI P CODE 94526
TOTALDANVI LLE
ELCERRI TO 94530
LAfAYETTE 94549
MARTI NEZ 94553
MORAGA 94556
ORI NDA 94563
PI NOLE 94564
PI TTSBURG 94565
RI CHMOND
ZI P CODE 94801
ZI P CODE 94803
ZI P CODE 94804
ZI P CODE 94805
ZI P CODE 94806
TOTALRI CHMOND
RODEO 94572
SAN RAMON 94583
WALNUT CREEK
ZI P CODE 94595
ZI P CODE 94596
ZI P CODE 94598
TOTALWALNUT CREEK
TOTALCONTRA COSTA COUNTY
TOTALSURVEY
FEDERALHOME LOANBANK SYSTEM PAGE 3
OAKLAND CA PHSA HOUSI NG VACANCY SURVEY
ALLHOUSI NG TYPES
VACANT UNDER TO BE
tOTAI USED NEN TOTALCONSTRUCTI ON ABSORBED
UNI TS NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT
I CONTI NUED
CONTI NUED
12 218 120 10 7 01127 10 2802 15513
17 300 199 12 7504 274 16 6804 342 20
10 321118 112102 139 134 0114314
7216 76 116 0182 111102 9313
18 252 377 215303430 24 57 03487 27
5764 751312 02 87 152 0189 15
6555 101151102 112 171302 12519
6684 117 184 01121183806 159 24
23 746 975 4129 011004 42 85 04 1089 46
9220 487 5327 03514 56 2803542 59
9059 147 16 44 051912162 0725328
14 186 4012814 0141529 10 0142530
5266 134 253 01137 26 7 01144 27
18 045 603338505688 382 01690 38
55 776 1772 32 173 031945
35109 02 2054 37
3003 106 350 00 106 350 00 106 35
15 146 9806 2802 126 0880 05206 14
10 015 32332 0 00 32332 0 00 32332
19 287 206 1134 02 240 12 3302 27314
10 197 12312 17 02 140 14 22 02 162 16
39 499 652 1751017031855 O175819
308 6317149 23886 03803526 1564
059599 31
761 900 18 26524 21170320 382 273606 0523 98831
SURVEY DATE 11 24 93THRU 08 22 94 FEDERALNOME LOANBANK SYSTEM PAGE 1
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
SI NGLE FAMI LYDETACHED UNI TS
SURVEY AREA ZI P CODE
ALAMEDA COUNTY
ALAMEDA
ZI P CODE 94501
ZI P CODE 94502
TOTALALAMEDA
BERKELEY
ZI P CODE 94702
ZI P CODE 94703
ZI P CODE 94704
ZI P CODE 94705
ZI P CODE 94706
ZI P CODE 94707
ZI P CODE 94708
ZI P CODE 94709
ZI P CODE 94710
TOTALBERKELEY
FREMONT
ZI P CODE 94536
ZI P CODE 94538
ZI P CODE 94539
ZI P CODE 94555
TOTALFREMONT
HAYMARD
ZI P CODE 94541
ZI P CODE 94542
ZI P CODE 94544
2I P CODE 94545
ZI P CODE 94546
ZI P CODE 94552
TOTALHAYMARD
LI VERMORE 94550
NEWARK 94560
OAKLAND
ZI P CODE 94601
ZI P CODE 94602
ZI P CODE 94603
ZI P CODE 94605
ZI P CODE 94606
ZI P CODE 94607
ZI P CODE 94608
ZI P CODE 94609
ZI P CODE 94610
VACANT UNDER TO BE
TOTALUSED NEN TOTALCONSTRUCTI ON ABSORBED
UNI TS NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT
10 490 162 154 01166 16 101167 16
2629 2309 0 00 2309 10 04 3313
13 119 18514 4 01189 14 1101200 15
O 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 O 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 O 00 0 00 0 00
O 0 00 0 00 0 00 0 00 0 O0
0 0 00 0 00 0 00 O 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 0 O0 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 O 00 0 00 0 00 0 00
12 582 124 10 62 05186 159 0119516
9388 9810 1802 116 12 0 00 116 12
11 115 70 06 1802 880827 02 11510
7370 72 10 1302 8512 8O19313
40 455
364 09 1110347512 44 01519 13
11 231164 151301177 16 14 0119117
2886 5519 40 14 953340 14 13547
10 715 121119 01130 12 20 02 150 14
5510 8816 27 05115 21127 23242 44
11 350 136 12 3803174 151301187 16
2547 17 072 0119 0710120 08
44 239 58113129 03710 16 2150592521
17 661
206 12 62 04 268 1511106 379 21
8863 147 i70 00 147 170 00 147 17
8540
356 42 2102 377 44 6 0138345
8791133 151101144 16 501149 17
7279 331452103352 482 01354 49
11 616 3182710 01328 287 0133529
5004 57 114 016112 0 00 6112
2340 2038797 41300 12 812 05312 13 3
5372 26349 4809 311586 01317 59
4116 77 19 2 0179 19 3 0182 20
4646 38080 00 380810139 08
SURVEY DATE 11 24 93THRU 08 22 94 FEDERALHOME LOAN BANK SYSTEM PAGE 2
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
SI NGLEFAMI LY DETACHEDUNI TS
VACANT UNDER TO BE
TOTALUSED NEM TOTALCONSTRUCTI ON ABSORBED
SURVEY AREA ZI P CODE UNI TS NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT
ALAMEDA COUNTY tCONTI NUED
OAKLAND CONTI NUED
ZI P CODE 94611 10 696 426 40 12 O1438419109 529 49
ZI P CODE 94612 505 12 24 0 00 12 24 102 1326
ZI P CODE 94618 4476
4109 802 49 11212 4726158
ZI P CODE 94619 7444 981312 02 110 1519 03129 17
ZI P CODE 94621 6115 299 49 1502 314 5150 08364 60
TOTALOAKLAND 86 940 2652 3126103291334 415 05332838
PLEASANTON
ZI P CODE 94566 8012 84 10 50189 1127 03116 14
ZI P CODE 94568 5068 47 09 6 015310 0 O0 5310
ZI P CODE 94588 557144 084 014809 4 0152 09
TOTALPLEASANTON 18 651175 09 1501190 10 3102 22112
SAN LEANDRO
ZI P CODE 94577 10 800 270 253503305 2860 06 36534
ZI P CODE 94578 7378 133 181302 146 20 79 1122531
ZI P CODE 94579 5106 6312 39 08102 20 0 00 102 20
TOTALSAN LEANDRO 23 284 466 20 87 04 55324 139 06 692 30
SAN LORENZO 9458b 7292 10114 0 00 10114 159 22 260 36
UNI ON CI TY 94587 10 148 1511527 03178181851836336
TOTALALAMEDA COUNI Y 270 652 5028
19 696 035724 211310 057034 i2 6
CONTRA COSTA COUNTY
ALAMO 94507 3423 19 06 280847 14 40 12 87 25
ANTI OCH 94509 20 489 456 22 16308619 30 38319 1002 49
BRENTNOOD 94513 3594 4813100 28148 4196 27244 68
CLAYTON 94517 2647 2811210849 19 281177 29
CONCORD
ZI P CODE 94518 6933 82 12 4 0186 12 2804 114 16
ZI PCODE 94519 5846 77 130 00 77 130 00 77 13
ZI P CODE 94520 4909 11523101116 24 0 00 116 24
ZI P CODE 94521 10 149 114 111301127 1392 09 219 22
ZI P CODE 94523 8362 102 12 1O110312 2 0110513
TOTALCONCORD 36 199 490 14 19 01509 14 122 0363117
CROCKETT 94525
1083 22 20 101232150528 26
DANVI LLE
ZI P CODE 94506 4819 74 156814 142 29 40 08182 38
1
n
Ro
93
SURVEY DATE 11 24 93THRU 08 22 94
SURVEY AREA tI P CODE
CONTRA COSTA COUNTY
DANVI LLE
ZI P CODE 94526
TOTALDANVI LLE
ELCERRI TO 94530
LAFAYETTE 94549
MARTI NEZ 94553
MORAGA 94556
ORI NDA 94563
PI NOI E 94564
PI TTSBURG 94565
RI CHMOND
ZI P CODE 94801
ZI P CODE 94803
ZI P CODE 94804
ZI P CODE 94805
ZI P CODE 94806
TOTALRI CHMOND
RODEO 94572
SAN RAMON 94583
WALNUT CREEK
ZI P CODE 94595
ZI P CODE 94596
ZI P CODE 94598
TOTALNALNUT CREEK
TOTALCONTRA COSTA COUNTY
TOTALSURVEY
FEDERALHOME LOAN BANK SYSTEM PAGE 3
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
SI NGLE FAMI LYDETACHEDUNI TS
VACANT UNDER TO BE
TOTALUSED NEWTOTALCONSTRUCTI ON ABSORBED
UNI TS NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT
CONTI NUED
CONTI NUED
9526 8809 5 O19310 280312113
14 345 162 11730523516 680530321
8033 86 112103107 134 O111114
5776 52 09 6 015810 1102 69 12
11 858 150 1340 03190 16 57 05247 21
382124 06 4 O128072 0130 08
6179 9816 1102 109 181302 122 20
4956 52 10 4 0156 1122 04 7816
15 682 55836 9 01567 36 8505652 42
5442 308 5724 04 332 6122 04 354 65
7249 104 14 17 02 121171502 136 19
9862 174 1812 01186 19 10 01196 20
4608 102 22 3 01105 237 02 112 24
10 438 222 211301235 232 01237 23
37 599 910 24 69 02 979 26 56 01103528
2573 9336 0 00 9336 0 O0 9336
9515 5306 28038109 80 0816117
2732 54 20 0 O0 54 20 0 00 54 20
7072 76 111302 89 133305122 17
6749 73111502 881322 03110 16
16 553 20312 2802 23114 5503286 17
204 3253504 17625 034129 20 112706 5256 26
474 9778532 1813210398532124370512 290 26
SURVEY DATE 11 24 93THRU 08 22 94 FEDERALNOME LOAN BANK SYSTEM
PAGE 1
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
SI NGLE FAMI LYATTACHED UNI TS
SURVEY AREA ZI P CODE
ALAMEDA COUNTY
ALAMEDA
ZI P CODE 94501
ZI P CODE 94502
TOTALALAMEDA
BERKELEY
ZI P CODE 94702
ZI P CODE 94703
ZI P CODE 94704
ZI P CODE 94705
ZI P CODE 94706
ZI P CODE 94707
ZI PCODE 94708
ZI PCODE 94709
ZI PCODE 94710
TOTALBERKELEY
FREMONT
ZI P CODE 94536
ZI P CODE 94538
ZI P CODE 94539
ZI P CODE 94555
TOTALFREMONT
HAYMARD
ZI P CODE 94541
ZI P CODE 94542
ZI P CODE 94544
ZI P CODE 94545
ZI P CODE 94546
ZI P CODE 94552
TOTALHAYNARD
LI VERMORE 94550
NEWARK 94560
OAKLAND
ZI P CODE 94601
ZI P CODE 94602
ZI P CODE 94603
ZI P CODE 94605
ZI P CODE 94606
ZI P CODE 94607
ZI P CODE 94608
ZI P CODE 94609
ZI P CODE 94610
VACANT UNDER TO BE
TOTALUSED NEN TOTALCONSTRUCTI ON ABSORBED
UNI TS NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT
1349 42 310 00 42 310 00 42 31
2068
150710116 080 00 16 08
3417 57 1710158170 O0 5817
0 0 00 O 00 0 00 0 00 0 00
0 O 00 0 O0 0 00 0 00 0 00
0 0 O0 O O0 0 00 0 00 0 O0
0 0 O0 0 00 O O0 0 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 0 00 O 00
1214 1512 0 00 1512 0 00 1512
1000 37 370 00 37 377 0744 44
826 1822 0 O0 1822 0 00 1822
504 102 510 6 12 6 12 12 24
3544 7120 50176 211304 89 25
2607 107 419 03116 452 0111845
118 16 13 6 0 O0 16 13 6 0 00 16 13 6
122143356 0549 40 0 00 49 40
323 8 250 00 8 250 00 825
1100 454110 09 5550 1514 70 64
186 1050 00 1050 00 105
5555 220 40 250524544 17 03262 47
2003 43210 00 43212 014522
449 9 20 40 89 49 10 9 60 13 4 109 24 3
569 40 70 0 O0 40 70 6 1146 81
324 1134 2 06 1340 0 O0 1340
780 64 82 0 00 64 82 0 00 64 82
511 3 06 0 00 3 06 0 O0 3 06
280 0 00 0 00 0 00 0 00 0 00
1676 42 2570 42 112 672 O1114 68
477 32 672 04 34 712 04 36 75
880 2832 0 00 2832 2 02 30 34
751 10 130 00 10 130 00 10 13
SURVEY DATE 11 24 93TNRU 08 22 94 FEDERALNOME LOANBANK SYSTEM PAGE 2
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
SI NGLE FAMI LYATTACHED UNI TS
VACANT UNDER TO BE
tOTALUSED NEN TOTALCONSTRUCTI ON ABSORBED
SURVEY AREA ZI P CODE UNI TS NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT
ALAMEDA COUNTY CONTI NUED
OAKLAND CONTI NUED
ZI P CODE 94611 216 11510 00 11510 00 1151
ZI P CODE 94612 44 0 00 0 00 0 00 0 00 0 00
ZI P CODE 94618 844 1315131526 3116519 6 19122 6
ZI P CODE 94619 402 2562 0 00 2562 O 00 2562
ZI P CODE 94621 500 36 72 14 2850 10 0 0 00 50 10 0
TOTALOAKLAND 8254 3153810112 416 50 177 2l 59372
PLEASANTON
ZI P CODE 94566 1107 3330 0 00 3330 20 l85348
ZI P CODE 94568 650 10 15O 00 10 150 00 10 15
ZI P CODE 94588 445 10 22 0 00 10 22 0 00 10 22
TOTALPLEASANTON
2202 5324 0 00 5324 20 09 7333
SAN LEANDRO
ZI P CODE 94577 625 29 46 2 033150 2 033353
ZI P CODE 94578 505 30 59 0 00 30 59 0 00 30 59
ZI P CODE 94579 0 0 00 0 00 0 00 0 00 0 00
TOTALSAN LEANDRO 1130 59 52 2 02 6154 2 02 6356
SAN LORENZO 94580 247 9 36 0 00 9 36 0 00 9 36
UNI ON CI TY 94587 1385 43310 00 43310 00 4331
TOTALALAMEDA COUNTY
28 186 679 31174 06 10533729110 1344 48
CONTRA COSTA COUNTY
ALAMO 94507 95 2 210 00 2 210 00 2 21
ANTI OCH 94509 1302 90 69 36 28126 9720 15146 11 2
BRENTMOOD 94513 327 1340 4 12 17 52 0 00 17 52
CLAYTON 94517 342 10329 8530 8825 735516 1
CONCORD
ZI P CODE 94518 369 12 330 00 12 330 O0 12 33
ZI P CODE 94519 259 519 0 00 519 0 OO 519
ZI P CODE 94520 796 27 34 0 00 27 34 172 21 6 199 25 0
ZI P CODE 94521 1082 2119 O 00 2119 0 00 2119
ZI P CODE 94523 1299 2519 0 00 2519 0 O0 2519
TOTALCONCORD 3805 90 24 0 00 90 24 172 45262 69
CROCKETT 94525 264 20 76 0 00 20 76 0 00 20 76
DANVI LLE
ZI P CODE 94506 263 519 0 00 519 0 00 519
R1
v
f2
Z
O
6
t
b
Lp
cG
ja
SURVEY DATE 11 24 93THRU 08 22 94 FEDERALHOME LQAN BANKSYSTEM
PAGE 3
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
SI NGLEFAMI LYATTACHED UNI TS
VACANT UNDER TO BE
TOTALUSED NEWTOTALCONSTRUCTI ON ABSORBED
SURVEY AREA ZI P CODE
UNI TS NUMBER PCT NUMBER PCT NUMBER PCT
NUMBER PCT NUMBER
PCT
CONTRA COSTA COUNTY CONTI NUED
DANVI LLE
ZI P CODE 94526
CONTI NUED
1855 24 130 00 24 130 00 24 13
TOTALDANVI LLE 2118
29 14 0 00 29 14 0 00 29 14
El CERRI TO 94530 452 14 310 00 14 310 00 14 31
LAFAYETTE
94549 209 8380 00 8380 00 838
MARTI NEZ 94553 2145
60 282 0162 29 0 00 62 29
MORAGA
9456 1138 3329 4 04 37 330 00 37 33
ORI NDA 94565 15q 0 00 0 00 0 00 0 00 0 00
PI NOLE 94564 652 10 150 00 10 1516 2526 40
PI TTSBURG 94565 1674
7142 4 02 75450 00 7545
RI CHMOND
ZI P CODE 94801 876 47 54 30350 576 0756 64
2I P CODE 94803 373 10 272 0512 32 0 00 12 32
ZI P CODE 94804 682 34 50 2 0336 530 00 36 53
ZI P CODE 94805 174 9 52 0 00 9 52 0 00 9 52
ZI P CODE 94806 851 11132 02 1315
0 00 1315
TOTALRI CHMOND 2956 111389 03120 416 02 126 43
RODEO 94572 36 0 00 0 00 0 00 0 00 0 00
SAN RAMON 94583 1110 0 00 0 00 0 00 0 00 0 00
NALNUT CREEK
ZI P CODE 94595 1494 50 330 00 50 330 O0 50 33
ZI P CODE 94596 2043 2311804 31150 00 3115
ZI P CODE 94598 1168
22 19 2 02 24 210 00 24 21
TOTALNALNUT CREEK 4705 9520 10 02 105 22 0 00 10522
TOTALCONTRA COSTA COUNTY 23 484
647 289804 74532 239 10 984 42
TOTALSURVEY 51 670 1526 30 272 051798
35530 10 232845
SURVEY DATE 11 24 93THRU 08 22 94
SURVEY AREA ZI P CODE
ALAMEDA COUNTY
ALAMEDA
ZI P CODE 94501
ZI P CODE 94502
TOTALALAMEDA
BERKELEY
2I P CODE 94702
ZI P CODE 94703
ZI P CODE 94704
ZI P CODE 94705
ZI P CODE 94706
ZI P CODE 94707
ZI P CODE 94708
ZI P CODE 94709
ZI P CODE 94710
TOTALBERKELEY
FREMONT
ZI P CODE 94536
ZI PCODE 94538
ZI P CODE 94539
ZI P CODE 94555
TOTALFREMONT
HAYNARD
ZI P CODE 94541
Z1P CODE 94542
ZI P CODE 94544
ZI P CODE 94545
2I PBODE 94546
2I P CODE 94552
TOTALHAYNARD
LI VERMORE
94550
NENARK 94560
OAKLAND
ZI P CODE 94601
ZI P CODE 94602
ZI P CODE 94603
ZI PCODE 94605
ZI PCODE 94606
ZI P CODE 94607
ZI P CODE 94608
ZI P CODE 94609
ZI P CODE 94610
FEDERALHOME LOANBANK SYSTEM
PAGE 1
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
MULTI FAMI LY
UNI TS
VACANT
UNDER TO BE
TOTALUSED NEN TOTALCONSTRUCTI ON ABSORBED
UNI TS NUMBER PCT NUMBER PCT NUMBER PCT NUMBER
PCT NUMBER PCT
13 768
594 430 00 594 430 00 594 43
120 6 50 0 00 6 50 0 00 6 50
13 888 600 430 00 600 430 00 600 43
0 0 00 0 O0 0 00 0 00 0 O0
0 0 00 0 00 0 00 0 O0 0 O0
0 0 00 0 O0 0 00 O 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 0 00 0 00
0 0 00 0 00 0 00 0 00 0 00
6858 22132 801
229 33
0 O0 229 33
6850
2133119
03232
34 0 00 232 34
1582
30 19 0 00 30 19 0 00 30 19
2477 1104 10 04 2108331354 22
17 767
4752737 02 512 29 3302 545
31
5510
272 49 22 04 294 534 01298 54
1235 22 180 00 22 180 00 22 18
8634 286 33
20 02 306 350 00 306 35
2326 48210 00 4821
0 00 4821
3487 169 4854 1522364 O 00 22364
131 1080 00 1080 00 108
21 323 7983796 05894 42 4 0189842
3989 124 315313177 44 0 00 177 44
3298 180 5529 09 209 630 00 209 63
5286 297 56 3106 32862 96 18424 80
2647
80 30 0 O0 80 30 0 00 80 30
1420 101710 00 101714 0310574
3383 10832 0 00 10832
0 00 10832
9435 103112 01105112 O110T 11
3977 189 4813 03202 51
2 01
204 51
4b35 161352 0116335
262 5742592
4948
124 259 02 133272 0113527
10 586
10510 0 00 10510 0 00 10510
SURVEY DATE 11 24 93THRU 08 22 94 FEDERALHOME LOANBANK SYSTEM PAGE 2
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
MULTI FAMI LY UNI TS
rn
v
S
O
C
Z
G
O
C
t
VACANT UNDER TO BE
TOTALUSED NEN TOTALCONSTRUCTI ON ABSORBED
SURVEY AREA ZI PCODE UNI TS NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT
ALAMEDA COUNTY CONTI NUED
OAKLAND CONTI NUED
ZI P CODE 94611 6489 222 34 0 00 222 34 0 00 222 34
ZI P CODE 94612 5603 284 510 00 284 510 00 284 51
ZI P CODE 94618 1522 1309 0 00 1309 0 00 1309
ZI P CODE 94619 1606 30 19 0 00 30 19 0 00 30 19
ZI P CODE 94621 1650 613772 44 133 810 00 13381
tOTALOAKLAND 63 187 187830 129 02 200732 36806 237538
PLEASANTON
ZI P CODE 94566 2882 5519 1104 66 2310 0376 26
ZI P CODE 94568
2237 40 180 00 40 1816 0756 25
ZI P COOE 94588 2450 89 36 0 00 89 36 0 00 89 36
TOTALPLEASANTON
7569 184 24 1101195 26 26 0322129
SAN LEANDRO
ZI P CODE 94577
4814 181386 01187 39 802 19541
ZI P CODE 94578 6140 33154 0 00 33154 2 0133354
ZI P CODE 94579 693 7811 30 00 7811 30 00 7811 3
TOTALSANLEANDRO 11 647 590 516 01596 5110 01606 52
SAN LORENI O 94580 928 3336 0 00 3336 0 00 3336
UNI ON CI TY 94587 4217 12329 0 00 12329 0 00 12329
TOTALALAMEOA COUNTY 147 813498534 36102 5346 36 44103578739
CONTRA COSTA COUNTY
ALAMO
94507 83 0 00 0 00 0 00 0 00 0 00
ANTI OCH 94509 4551321710 00 321710 00 32171
BRENTNOOD 94513 410 3 07 0 00 3070 00 3 07
CLAYTON 94517 40 0 00 20 50 0 20 50 0 0 00 20 50 0
CONCORD
ZI P CODE 94518
2413 117 480 00 117 480 00 117 48
ZI P CODE 94519 868 55630 00 55630 00 5563
ZI P CODE 94520 7217 27839 2 01280 39 1512143160
ZI P CODE 94521 3640 129 350 00 129 350 00 129 35
ZI P CODE 94523 4202 180 430 00 180 430 00 180 43
TOTALCONCORD 18 340 759 412 017614115108912 50
CROCKETT 94525 220 2812 70 00 2812 70 00 2812 7
DANVI LLE
ZI P CODE 94506 0 0 00 0 00 0 00 0 00 0 O0
CO
CO
SURVEY DATE 11 24 93THRU 08 22 94
SURVEY AREA ZI P CODE
ALAMEDA COUNTY
ALAMEDA
ZI P CODE 94501
ZI P CODE 94502
TOTALALAMEDA
BERKELEY
ZI P CODE 94702
ZI P CODE 94703
ZI P CODE 94704
ZI P CODE 94705
ZI P CODE 94706
ZI P CODE 94707
ZI P CODE 94708
ZI P CODE 94709
ZI P CODE 94710
TOTALBERKELEY
FREMONT
ZI P CODE 94536
ZI P CODE 94538
ZI P CODE 94539
ZI P CODE 94555
TOTALFREMONT
HAYWARD
ZI P CODE 94541
ZI P CODE 94542
ZI P CODE 94544
p
ZI P CODE
ZI P CODE
94545
94546
ZI P CODE 94552
TOTALHAYMARD
LI VERMORE 94550
NENARK
94560
OAKLAND
ZI PCODE 94601
ZI P CODE 94602
ZI P CODE 94603
ZI P CODE 94605
ZI P CODE 94606
ZI P CODE 94607
i ZI P CODE 94608
GC ZI P CODE 94609
ZI P CODE 94610
CC
LO
FEDERALHOME LOAN BANK SYSTEM
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
MOBI LE HOMES
TOTAL
UNI TS
0
0
0
0
0
O
0
0
0
0
0
0
0
8
329
3
237
577
180
0
1523
706
617
4
3030
459
0
VACANT UNDER
USED NEM 70TALCONSTRUCTI ON
NUMBER PCT NUMBER PCT NUMBER PCT NUMBER PCT
0 00
0 00
0 00
0 00
0 00
0 00
0 00
0 00
0 00
0 00
0 00
0 00
0 00
562 5
0 00
0 00
0 00
509
22 12 2
0 00
29 19
20 28
3353
0 00
104 34
1328
0 00
2 0 00
0 0 08
17 0 00
0 0 00
48 0 00
5 0 00
0 0 00
40 0 00
0 0 00
PAGE 1
TO BE
ABSORBED
NUMBER PCT
SURVEY DATE 11 24 93tHRU 08 22 94 FEDERALNOME LOAN BANKSYSTEM
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
MOBI LE HOMES
VACANT
TOTALUSED NEM TOTAL
SURVEY AREA ZI P CODE UNI TS NUMBER PCT NUMBER PCT NUMBER PCT
ALAMEDA COUNTY CONTI NUED
OAKLAND CONTI NUED
ZI P CODE 94611 0 0 00
2I P CODE 94612 0 0 00
ZI P CODE 94618 0 0 00
ZI P CODE 94619 22 0 00
ZI P CODE 94621 0 0 00
TOTALOAKLAND 134 0 00
PLEASANTON
ZI P CODE 94566 413 16 39
ZI P CODE 94568 27 137
ZI P CODE 94588 0 0 00
TOTALPLEASANTON 440 17 39
SAN LEANDRO
ZI P CODE 94577 285 2174
ZI P CODE 94578 292 1862
ZI P CODE 94579 456 14 31
TOTALSANI EANDRO 1033 5351
SAN LORENZO 94580 16 163
UNI ON CI TY 94587 929 3133
TOTALALAMEDA COUNTY 6618 224 34
CONTRA COSTA COUNTY
ALAMO 94507 0 0 00
Frt ANTI OCH 94509 422 819
G7
BRENTMOOD 94513 247 1353
v
CLAYTON 94517 0 0 00
p
CONCORD
C ZI P CODE 94518 764 34 45
ZI P CODE 94519 75 2128 0
6
ZI P CODE 94520 636 16 25
ZI P CODE 94521 0 0 00
ZI P CODE 94523 9 111 1
TOTALCONCORD
1484 72 49
CROCKETT 94525 2 0 00
DANVI LLE
ZI P CODE 94506 0 0 00
Ca
CO
UNDER
CONSTRUCTI ON
NUMBER PCT
PAGE 2
TO BE
ABSORBED
NUMBER PCT
P
G
t
G
CT
6
tp
SURVEY DATE 11 24 93THRU 08 22 94
SURVEY AREA 2I PCODE
CONTRA COSTA COUNTY
DANVI I I E
ZI P CODE 94526
TOTALDANVI LLE
ELCERRI TO 94530
LAFAYETTE 94549
MARTI NEt 94553
MORAGA 94556
ORI NDA 9456
PI NOLE 94564
PI TTSBURG 94565
RI CHMOND
ZI P CODE 94801
ZI P CODE 94803
ZI P CODE 94804
ZI P CODE 94805
ZI P CODE 94806
TOTALRI CHMOND
RODEO 94572
SAN RAMON 94583
NAI NUT CREEK
ZI P CODE 94595
ZI PCODE 94596
ZI PCODE 94598
TOTALNALNUT CREEK
TOTALCONTRA COSTA COUNTY
TOTALSURVEY
FEDERALHOME LOANBANK SYSTEM
OAKLAND CA PMSA HOUSI NG VACANCY SURVEY
MOBI LE HOMES
VACANT
TOTALUSEDNEN TOTAL
UNI TS NUMBER PCT NUMBER PCT NUMBER PCT
CONTI NUED
tCONTI NUED
0 0 00
0 0 00
10 0 00
0 0 00
747 2331
0 0 00
0 0 00
0 0 00
1516 8858
5 0 00
60 0 00
0 0 00
0 0 00
911 30 33
976 30 31
27 0 00
1 0 00
0 0 00
1 0 00
0 0 00
1 0 00
5433 234 43
12 05145838
UNDER
CONSTRUCTI ON
NUMBER PCT
PAGE 3
TO BE
ABSORBED
NUMBER PCT
c0
tC
OHO
OAKLAND
HOUSI NGORGANfzATI ONS
I gnacio
dela
Fuente
Chair
Community
Economic
Development
and
Housing
Committee
Oakland
City
Council
50514th
Street
6th Floor
Oakland
CA
94612
November
10
1994
Dear Chairman
dela Fuente and
CommitteeMembers
The
membership
ofOakland
Housing
Organizations
soon
tobecome East
Bay
Housing Organizations
has
directed metowrite and
express
their
strong
support
for
your
committee to
recommend
without modificationthe Residential
Rent
Arbitration Board s
proposal
to
modify
the
Residential
Rent
Ordinance
which
will
come
before
your
committee
a
third time on
Tuesday
November
15th
TheResidential Rent Arbitration
Board is a
duly appointed
board of
the
City
with
representation by
landlords
tenants
and
neutrals
whichunderwent
lengthy
considerations
and
compromises
while
crafting
the
proposal
last
year
By providing
that the
changes
be
reviewed
in three
years they
have
wisely
incoporated
evaluation for
workability
intothe
proposed
modifications
Please
support
the
proposal
and
give
Oakland stenants reasonable
increases
in
rent
that reflect our current economic
conditions
Sincerely
Lee Collins
Rink
Director
F
cD
na4 e
1330
BROADWAY
SUI TE
1030OAKLAND
CALI FORNI A
94612
TELE
510
839 2446 FAX
510 268 9065