Measure V does not cover 1995 and newer apartments, single family homes, condos, town-homes, row houses or duplexes. They are EXEMPT!.
So the burden of proof is on the supporters of Measure V, not the opponents! They need to explain why the languages below is good for the city. It is not about capping rents, with just cause evictions, as they have been telling people, but a power grab from the city government side and from private businesses.
***I have posted the page and sections of measure V below, some are a summary explanation of the text, but there is far more in there. But I want people to read this, copy it and email it to everyone. The only way to defeat this will be by word of mouth.*** PLEASE COPY-PASTE-PRINTOUT-HANDOUT!
Page 16 (k) Integrity and Autonomy of Committee.
This new rent board will be totally independent from our current city government. They will be an entire government body with all the power within our current governmental system.The city council and city attorney, and everyone else will have no say or control over what they do. There is no recall provision to remove these people or to be able to change any new laws they will make. No check and balances. The only option to repeal new laws they make will be to constantly raise money and put them on the ballot or challenge them in court.
Page 15 (j) Financing.
This new rent board has unlimited access to the general funds for what ever reason they choose. Measure V gives them this power. Any new laws they pass, and gets challenged in a lawsuit, they can take as much money they need from the general fund to defend the lawsuit.
Page 9 + 10 (7) Owner Move-in. (A) (B) (D)
Measure V is not about capping rents, it is about taking away rights from property owners. As an example, written in Measure V is language that states a landlord can not evict a tenant from a property for a family move in, like son or mother, unless that owner owns at least 50% interest in the property, then that family member has to live there for at least 36 months or be subject to penalties.
If there is already a family member living on the property, no further owner move in will be permitted.
Page 13 Section 1709. Rental Housing Committee (a)
This new 5 panel rent board can not have more than 2 real estate or landlord advocates, and must be a 3 member tenant advocate board. Is this equal or fair?
Page 18 (3) Fair Rate of return - Factors Excluded. (A) (C) (E)
In measure V, in states that "improvements to a property" will not be allowed to have a pass thru to Tenants. Only needed repairs to keep it as is will be allowed for any pass thru.This is the exact language in other rent controlled cities, and why you have and will have neighborhoods deteriorating in our city as well because of this language. No landlord will spend one penny to improve his property when the rent board will not allow any rent pass thru's. For those of you who say it is bad now, wait till all improvements stops and see what happens to neighborhoods then.
The cost of dept service, including principal,interest and fees for any dept obtained after 10/19/15 will not be allowed for any rent pass thru for consideration for "Fair Return".
Income Taxes will not be allowed for consideration for "Fair Return"
There is no business in United States that has these restriction on products or services they provide. To be considered for a truly "Fair Return" you have to take into account dept service, taxes. All businesses have to take these into account to make a profit and stay in business and keep paying the bills.
Page 7 + 8 Just Cause Evictions Protections. (4) Criminal Activity.
"The Tenant has continued, after the Landlord has served the Tenant with a notice to Cease, to be SO DISORDERLY as to destroy the peace, quiet, comfort, or safety of the landlord or other tenants at the property".
Just look at other rent controlled cities and see how they look and the problems they have. SO DISORDERLY is the key word!
East Palo Alto, East San Jose, Hayward, San Leandro, Oakland. San Francisco is the number 1 city in all of United States for property crime, landlords are routinely denied to evict trouble makers there, and this same exact language is in Measure V. It will be up to the rent board to decide to allow any type of eviction, and with a majority tenant rent board, they will deny all evictions, just like S.F does.
These evictions issues should stay in the court system where an impartial judge makes the decisions, not a tenant biased rent board.
Everyone should read it.
If you do not read it and understand it, do not vote for it.
It will be a charter amendment to the city, and will be extremely difficult to change or modify.
That is why a super majority of the city council opposes it, and a super majority of council candidates oppose it.
We all know that markets have cycles, they go up, then they go down. It happened in the 1980's, again in the 1990's, in 2001, and it looks like we are starting the next cycle down. Rents are already falling, vacancies are way up, move in bonuses are being offered for move ins. The period of escalating rents are over, the market is now in reverse.
In every down cycle, rents fall and vacancy's go up.
In the 1980's landlords where offering free microwaves- which was an expensive item back then, and free trips to Hawaii for new tenants.
In 2001 the market rent for a 1 bedroom in Mtn. View was $1500. In 2003 it was $850 with a 30% vacancy factor on top of that.
Apartment owners all over the bay area where struggling to pay their bills. Many lost their properties and had to file for bankruptcy.
You did not have one landlord go to the city council demanding a bailout.
What people do not understand is, these mom and pop landlords can not survive in the next recession with rent control on top of them. These are artificially low rents during a recession and you can not cap these rent increases to CPI and expect these businesses to survive.
You are not capping anyone's Else's expenses that a landlord gets bills from, not one.
It has been proven over and over again. Rent controlled cities, like San Francisco, has fewer rent controlled apartments today than they did when they started rent control. Why, because landlords can not stay in business under rent control and they go out of business.
It totally defeats their arguments to say we have to have rent control to protect family's, when all you are doing is removing these older- most affordable housing stock in the city from the rental market.
This measure had no public review, no Q&A from the public. It was written by outside groups behind closed doors, who have yet to be named. With no one from the business side present so as to get their point across.We do not know where all the money came to fund this, like the $7 paid for each signature gathered.
Measure V Measure W
Rent increase limit 2% to %5 0% to 5%
Just cause evictions._ yes yes
Rent Reduction for
decrease in YES YES
service. Who settles disputes Rent Board--------Professional-Arbitrator,Binding. board.
Retaliation Yes. Yes language.
If you support rent control, Vote No on Measure V and Yes on Measure W.
Measure V is a power grab.
If both measure passes, then Measure V will be the law as it is a Charter Amendment. It will take another 2 years and another ballot measure to fix the flaws.