AFFORDABLE HOUSING & TENANTS’ RIGHTS Recommendations 2010

Land Use Policy

  1. Amend the Housing Element to create a linkage between the construction of new affordable housing and market rate housing which fulfils the demand for affordable housing created by market rate housing development even if such linkage would result in the temporary suspension of approval of market rate housing developments until the affordable housing needs have been met.  In addition, any new housing development classified as “transit oriented” and thus given density bonuses must in fact be affordable to the current San Francisco workforce and directly linked to improvements in transit service to the area in which it occurs even if that linkage results in the temporary suspension of such bonuses if the transit improvements fail to be made or transit service actually reduced.
  2. Secure Community Benefits from CPMC Development to address the housing impacts created by the project and protect existing lower income residents and local small businesses from displacement.  The Congress specifically supports the Board of Supervisors’ Resolution calling for the continued support for the total housing requirements of the Van Ness Special Use District slated to be heard later this year.

Affordable Housing Funding

  1. Create a Permanent Local Source of Funding for Affordable Housing Development that does not directly depend upon the construction of new market rate housing such as a dedicated transfer tax for permanently affordable housing development.
  2. Create and Fund Program for Acquisition/Rehabilitation of Small Sites by encouraging the City to permanently and adequately fund and invest in developing a Small Sites Acquisition and Rehab Program for buildings to be operated as nonprofit owned affordable rental housing for low-income tenants or converted to limited equity housing cooperative/ community land trust properties.
  3. Encourage  limited-equity housing cooperative/community land trust conversions through continued funding for the Real Ownership Opportunities for Tenants program.

Tenants’ Rights

  1. Reform Rent Board Commission to increase Tenant Representation and Give Supervisors Some Appointments, by changing Board to consist of 3 tenants, 2 landlords, and 2 homeowners, with appointments shared between the Mayor and Supervisors.
  2. Permit Tenants to Keep Pets by adopting legislation to prohibit landlords from banning pets altogether.
  3. Limit PG&E Passthroughs altogether or allow landlords to only pass on PG&E increases if the increase actually exceeds the annual rent increase (and only by the amount it exceeds the annual increase).
  4. Increase Prohibition on Short-Term Rental of Apartment Units to allow for more effective enforcement, protect rental stock for long-term tenants and stop evasion of hotel tax payments.
  5. Impose Vacancy Control by making a buy-out a just cause (conditioned on a tenant’s acceptance of the buyout) to enable the city to place vacancy control on the units. Require landlords to file at the Rent Board and extend condo conversion prohibitions to units where tenants were bought out.
  6. Reform Condo Conversion Laws: Require Tenants-in-Common (TIC) Conversions to be reported and recorded at the Rent Board; end lottery exemption for two-unit buildings that are 100% occupied for a year or more; amend condo conversion law to eliminate the two-unit exemption from the cap and lottery; and ban all TICs from becoming condos by prohibiting condo conversion of buildings which were more than 50% owner-occupied at the time of application for conversion.
  7. Escalate Relocation Benefits for Capital Improvements and Temporary Displacement by requiring that all evictions for remediation work have escalating relocation benefits to prevent that from occurring with additional (and higher) relocation benefits required if the displacement last longer than 30, 60 or 90 days.
  8. Pass the Right to Remain Act for Public Housing being sponsored by Supervisor Mirkarimi that will protect residents’ rights during relocation and ensure their right to return to their building after it has been redeveloped in “HOPE SF” properties.
  9. Right of First Refusal to Purchase y requiring owner to send tenants offer letter with real pricing (within range of last best offer from bona fide purchaser), while allowing tenants would have a defined number of days to respond.by tenants when their rental building is placed for sale. Various ownership options could be available for different sized buildings; e.g., buildings up to four units could be purchased as TIC; larger buildings would have to form a resident association or limited-equity housing coop (LEHC).

Homelessness and Supportive Housing

  1. Oppose Propositon L Sit/Lie which targets the City’s poorest under the guise of public safety, while shelters and services for homeless people are being cut.
  2. Maintain Shelter Capacity and Ensure Equitable Access by removing shelter from the definition of housing under Care Not Cash and make shelter access equitable between Care Not Cash recipients and the remainder of homeless people.
  3. Increase Capacity of Housing Affordable to Homeless Families, and increase Capacity of Supportive Housing for Homeless Individuals through creation of dedicated funding sources for supportive housing and related services.
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