Connect with us

Bay Area

Oakland Landlords Allowed to Raise Rents Aug. 1

Starting on August 1, the amount that landlords can increase the rent for tenants living in rent-controlled units in Oakland will change. For most tenants living in these units, landlords cannot raise their rent more than 2.3%, a figure called the annual allowable rent increase, which is based off of calculating 60% of this years’ change in the consumer price index, or CPI. The city has long limited rent increases to 60% of CPI, and starting in 2022, Oakland passed an ordinance capping rent increases at 3% if the CPI increase exceeds that rate.

Published

on

A rent controlled duplex located in West Oakland. Photographed on July 22 by Zack Haber.
A rent controlled duplex located in West Oakland. Photographed on July 22 by Zack Haber.

By Zack Haber

 

Starting on August 1, the amount that landlords can increase the rent for tenants living in rent-controlled units in Oakland will change.

 

For most tenants living in these units, landlords cannot raise their rent more than 2.3%, a figure called the annual allowable rent increase, which is based off of calculating 60% of this years’ change in the consumer price index, or CPI.

 

The city has long limited rent increases to 60% of CPI, and starting in 2022, Oakland passed an ordinance capping rent increases at 3% if the CPI increase exceeds that rate.

 

Landlords can’t raise rent more than once a year, and they need to inform tenants in writing 30 days prior to any increase going into effect. The current 2.3% annual allowable rent increase will be in effect until Aug 1, 2025.

 

In Oakland, rent control applies to most tenants living in units built before 1983, but excludes those living in all condos and almost all single-family homes, regardless of when those units were built.

 

Most renters who don’t live in a rent-controlled units have their rent increases limited by a separate state law, which allows a higher increase: 5% plus CPI, or 10%, whichever is less. That limitation, however, doesn’t apply to certain types of housing units, including those built within the last 15 years.

 

Under certain circumstances, some landlords with tenants living in rent-controlled units will be able to raise the rent higher than 2.3% as well. In each of these circumstances, the landlord must inform their tenant why the rent increase exceeds the annual allowable rent increase.

 

The most common way an Oakland tenant living in a rent-controlled unit could legally be charged more than the 2.3% limit is through ‘banking.’ In this case, ‘banking’ is a process where a landlord who didn’t raise a tenants’ rent to a maximum allowable amount in one or more of the previous 10 years can bank that increase and apply it to the present year. Essentially, a landlord can calculate how much a tenant’s rent would be if they had charged the maximum allowable increase during those years and apply that increase to the current year. 

 

The new banked increase, however, has a further limitation: it can’t exceed three times the amount of the current years’ annual allowable rent increase. That means that this year, no landlord can raise a tenants’ rent more than 6.9% through banking.

 

Calculating what is legally allowed in a banked rent increase can involve some complicated math. But the city has provided a list of previous years’ maximum allowable rent increases, a banking rent increase calculator, and instructions for its use on its website.

 

In addition to banking, there are few other ways an Oakland landlord can increase the rent higher than the annual allowable limit including capital improvement, increased housing service costs, uninsured repair costs, and fair return.

 

In each of these cases though, the landlord must file a petition with Oakland’s rent adjustment board and get the board’s approval for the increase. Before making any ruling, the board must also inform the tenant of their landlord’s petition and offer them an opportunity to challenge the increase. 

 

A capital improvement increase could include some reimbursement for property improvements that benefit the tenant.

 

An uninsured repair increase could occur if the landlord can prove increased costs arose due to a disaster causing damage that they have to repair to comply with state or local law. A fair return increase could be applied if a landlord chooses to combine any of the previously mentioned increases.

 

If a landlord of a rent-controlled unit raises a tenants’ rent over annual allowable amount for any reason other than banking, they have to include the paperwork from Oakland’s rent board showing the board has allowed the increase.

 

Jackie Zaneri, tenant attorney and manager of California Center of Movement Legal Services, said that if a tenant got a rent increase that they aren’t sure is valid, they should check with an attorney and the rent board.

 

The city’s website lists out legal nonprofits that tenants can check in with for free about the validity of a rent increase. The list includes Bay Area Legal Aid, Central Legal de la Raza, and East Bay Community Law Center. Oakland’s rent board is available by phone Monday through Thursday from 9:30 am to 4:30 pm, and by email at RAP@oaklandca.gov.

Continue Reading
Click to comment

Leave a Reply

Your email address will not be published. Required fields are marked *

Bay Area

Chevron Richmond Installs Baker Hughes Flare.IQ, Real-time Flare Monitoring, Control and Reduction System

While the sight of flaring can cause concern in the community, flares are essential safety systems that burn pollutants to prevent them from being released directly into the atmosphere. They activate during startup and shut-down of facility units or during upsets or equipment malfunctions. The typical flare stack is about 200 feet high so that vapors are well above street levels.

Published

on

Image courtesy The Richmond Standard.
Image courtesy The Richmond Standard.

The Richmond Standard

Chevron Richmond recently installed flare.IQ, a real-time, automated system that will improve the facility’s flaring performance.

The technology, developed by Panametrics, a Baker Hughes business, uses sensors to monitor, reduce and control flaring in real time. It collects and assesses data on refinery processes, such as temperature, pressure, gas flow and gas composition, and adjusts accordingly to ensure flares burn more efficiently and cleanly, leading to fewer emissions.

“The cleaner the flare, the brighter the flame can look,” said Duy Nguyen, a Chevron Richmond flaring specialist. “If you see a brighter flame than usual on a flare, that actually means flare.IQ is operating as intended.”

While the sight of flaring can cause concern in the community, flares are essential safety systems that burn pollutants to prevent them from being released directly into the atmosphere. They activate during startup and shut-down of facility units or during upsets or equipment malfunctions. The typical flare stack is about 200 feet high so that vapors are well above street levels.

“A key element in Baker Hughes’ emissions abatement portfolio, flare.IQ has a proven track record in optimizing flare operations and significantly reducing emissions,” said Colin Hehir, vice president of Panametrics, a Baker Hughes business. “By partnering with Chevron Richmond, one of the first operators in North America to adopt flare.IQ, we are looking forward to enhancing the plant’s flaring operations.”

The installation of flare.IQ is part of a broader and ongoing effort by Chevron Richmond to improve flare performance, particularly in response to increased events after the new, more efficient hydrogen plant was brought online in 2019.

Since then, the company has invested $25 million — and counting — into flare minimization. As part of the effort, a multidisciplinary refinery team was formed to find and implement ways to improve operational reliability and ultimately reduce flaring. Operators and other employees involved in management of flares and flare gas recovery systems undergo new training.

“It is important to me that the community knows we are working hard to lower emissions and improve our flaring performance,” Nguyen said.

Also evolving is the process by which community members are notified of flaring incidents. The Community Warning System (CWS), operated by Contra Costa County is an “all-hazard” public warning system.

Residents can opt-in to receive alerts via text, e-mail and landline. The CWS was recently expanded to enable residents to receive notifications for “Level 1” incidents, which are considered informational as they do not require any community action.

For more information related to these topics, check out the resources included on the Chevron RichmondCAER and  Contra Costa Health websites. Residents are also encouraged to follow @chevronrichmond and @RFDCAOnline on Facebook and X (formerly Twitter), where additional information may be posted during an incident.

Continue Reading

Activism

Oakland Hosts Town Hall Addressing Lead Hazards in City Housing

According to the city, there are 22,000 households in need of services for lead issues, most in predominantly low-income or Black and Latino neighborhoods, but only 550 to 600 homes are addressed every year. The city is hoping to use part of the multimillion-dollar settlement to increase the number of households served each year.

Published

on

iStock.
iStock.

By Magaly Muñoz

The City of Oakland’s Housing and Community Development Department hosted a town hall in the Fruitvale to discuss the efforts being undertaken to remove lead primarily found in housing in East and West Oakland.

In 2021, the city was awarded $14 million out of a $24 million legal settlement from a lawsuit against paint distributors for selling lead-based paint that has affected hundreds of families in Oakland and Alameda County. The funding is intended to be used for lead poisoning reduction and prevention services in paint only, not water or other sources as has been found recently in schools across the city.

The settlement can be used for developing or enhancing programs that abate lead-based paint, providing services to individuals, particularly exposed children, educating the public about hazards caused by lead paint, and covering attorney’s fees incurred in pursuing litigation.

According to the city, there are 22,000 households in need of services for lead issues, most in predominantly low-income or Black and Latino neighborhoods, but only 550 to 600 homes are addressed every year. The city is hoping to use part of the multimillion-dollar settlement to increase the number of households served each year.

Most of the homes affected were built prior to 1978, and 12,000 of these homes are considered to be at high risk for lead poisoning.

City councilmember Noel Gallo, who represents a few of the lead-affected Census tracts, said the majority of the poisoned kids and families are coming directly from neighborhoods like the Fruitvale.

“When you look at the [kids being admitted] at the children’s hospital, they’re coming from this community,” Gallo said at the town hall.

In order to eventually rid the highest impacted homes of lead poisoning, the city intends to create programs and activities such as lead-based paint inspections and assessments, full abatement designed to permanently eliminate lead-based paint, or partial abatement for repairs, painting, and specialized cleaning meant for temporary reduction of hazards.

In feedback for what the city could implement in their programming, residents in attendance of the event said they want more accessibility to resources, like blood testing, and information from officials about lead poisoning symptoms, hotlines for assistance, and updates on the reduction of lead in their communities.

Attendees also asked how they’d know where they are on the prioritization list and what would be done to address lead in the water found at several school sites in Oakland last year.

City staff said there will be a follow-up event to gather more community input for programming in August, with finalizations happening in the fall and a pilot launch in early 2026.

Continue Reading

Alameda County

Oakland Begins Month-Long Closure on Largest Homeless Encampment

At 8 a.m. sharp, city workers began piling up trash and dismantling makeshift homes along the nearly five-block encampment. City crews blocked off streets from 14th Ave to 17th Ave, between E. 12th and International Blvd, due to the Safe Work Zone Ordinance that was passed by the city council in 2022 to protect workers from harassment during cleanings, according to a city spokesperson.

Published

on

The City of Oakland began sweeping their largest homeless encampment on E 12th St. Monday morning. Advocates claim that the city has not done its due diligence with providing ample resources or outreach for residents at the encampment. Photo by Magaly Muñoz.
The City of Oakland began sweeping their largest homeless encampment on E 12th St. Monday morning. Advocates claim that the city has not done its due diligence with providing ample resources or outreach for residents at the encampment. Photo by Magaly Muñoz.

By Magaly Muñoz

The City of Oakland began a three-week-long breakdown of the largest homeless encampment in the city on E. 12th Street on Monday morning. Residents and advocates said they are devastated about the displacement of dozens of people.

At 8 a.m. sharp, city workers began piling up trash and dismantling makeshift homes along the nearly five-block encampment. City crews blocked off streets from 14th Ave to 17th Ave, between E. 12th and International Blvd, due to the Safe Work Zone Ordinance that was passed by the city council in 2022 to protect workers from harassment during cleanings, according to a city spokesperson.

Jaz Colibri, one of the many advocates at the closure, said the encampment sweeps were “intense and terrifying” to witness. They claimed that several residents, many of them non-English speakers, had not been aware that the sweep was happening that day because of a lack of proper communication and outreach from Oakland.

Colibri added that the city had done a Census “many months ago” and “had not bothered to count people since then”, meaning dozens of individuals have missed out on housing and resources in the last few weeks because the city doesn’t offer outreach in multiple languages.

“Basically, [Oakland] dropped the ball on actually getting to know everybody who lives here and then creating a housing solution that meets everyone’s needs,” Colibri said.

City spokesperson Jean Walsh told the Post that notices of the closure operation were posted in Spanish and Chinese prior to Monday, but did not clarify if outreach was done in those languages as well.

Nearly a dozen Oakland police vehicles, California Highway Patrol officers, and Oakland Public Works staff were gathered along E 12th waiting for residents to pack up their belongings and move away from the area.

Advocates said residents “felt unsafe” due to the hefty law enforcement presence.

One city worker, who was picking up debris near 16th Ave, said, “They’ve known we were coming for a long time now” in reference to resident confusion about the sweeping.

The state doubled down on its requirement to get cities and counties to deal with their homelessness crisis at a press conference Monday afternoon. Gov. Gavin Newsom’s office released a “model ordinance” that is intended to provide a starting point that local municipalities can use to build from and adjust in creating their own policies on encampments, if they haven’t done so yet.

Newsom said “No more excuses, time to deliver” after the state has poured hundreds of millions of dollars into solving the issue.

Oakland was awarded a $7.2 million grant from the state in 2024 to close long-standing encampments in the city, including camps at Martin Luther King, Jr. and 23rd Street, and Mosswood Park.

Residents at these encampments were offered wraparound supportive services, temporary shelter, and eventually will be transitioned to permanent supportive housing, according to a city statement from last year.

Residents who accepted housing at these three encampments were moved into newly acquired property, formerly the Extended Stay America Hotel in West Oakland, which will first serve as interim housing for up to 150 individuals and couples in 105 units, and in the coming year, will be converted into 125 units of permanent housing.

Walsh said as of May 2, “32 residents of the recently closed Mosswood Park encampment moved into the Mandela House program” and as of May 12, “41 residents of the East 12th Street encampment have already accepted offers to move to the Mandela House.” The city will provide final numbers of how many accepted and moved into housing after the closure operation is over.

Continue Reading

Subscribe to receive news and updates from the Oakland Post

* indicates required

CHECK OUT THE LATEST ISSUE OF THE OAKLAND POST

ADVERTISEMENT

WORK FROM HOME

Home-based business with potential monthly income of $10K+ per month. A proven training system and website provided to maximize business effectiveness. Perfect job to earn side and primary income. Contact Lynne for more details: Lynne4npusa@gmail.com 800-334-0540

Facebook

Trending

Copyright ©2021 Post News Group, Inc. All Rights Reserved.