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{mso-style-name:"Table Normal"; mso-tstyle-rowband-size:0; mso-tstyle-colband-size:0; mso-style-noshow:yes; mso-style-priority:99; mso-style-parent:""; mso-padding-alt:0in 5.4pt 0in 5.4pt; mso-para-margin:0in; mso-para-margin-bottom:.0001pt; mso-pagination:widow-orphan; font-size:10.0pt; font-family:"Times New Roman","serif";} </style> <![endif]--><!--[if gte mso 9]><xml> <o:shapedefaults v:ext="edit" spidmax="1026"/> </xml><![endif]--><!--[if gte mso 9]><xml> <o:shapelayout v:ext="edit"> <o:idmap v:ext="edit" data="1"/> </o:shapelayout></xml><![endif]--> </head> <body bgcolor="#FFFFCC" lang=EN-US link=blue vlink=purple style='tab-interval: .5in'> <div class=WordSection1> <p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt: auto;text-align:center'><span class=Heading1Char><span style='font-size:36.0pt; font-family:"Courier New";color:#000066'>Tenant Times</span></span><b><span style='font-size:24.0pt;font-family:"Courier New";color:#000066'><o:p></o:p></span></b></p> <div id=mainContent> <p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt: auto;text-align:center;mso-outline-level:2'><b><span style='font-size:16.0pt; font-family:"Arial","sans-serif";color:#000066;mso-font-kerning:18.0pt'>August, 2010 <o:p></o:p></span></b></p> <p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt: auto;text-align:center'><span style='font-family:"Arial","sans-serif"; color:#000066'>&nbsp;<o:p></o:p></span></p> <p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt: auto;text-align:center'><b><span style='font-family:"Arial","sans-serif"; color:#000066'>In This Issue</span></b><span style='font-family:"Arial","sans-serif"; color:#000066'><o:p></o:p></span></p> <p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt: auto;text-align:center'><span style='font-family:"Arial","sans-serif"; color:#000066'>&nbsp;<o:p></o:p></span></p> <p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt: auto;text-align:center'><span style='font-family:"Arial","sans-serif"; color:#000066'><a href="#1"><strong><span style='font-family:"Arial","sans-serif"'>Supervisors Fail To Place Rent Board Reform on Ballot</span></strong></a></span></p> <p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt: auto;text-align:center'><strong><span style='font-family:"Arial","sans-serif"; color:#000066'><a href="#2">It May Be Easier To Rent If You're A Tourist</a></span></strong><span style='font-family:"Arial","sans-serif";color:#000066'> </span></p> <p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt: auto;text-align:center'><span style='font-family:"Arial","sans-serif"; color:#000066'>&nbsp;<strong><span style='font-family:"Arial","sans-serif"'><a href="#3">Are Landlords Ignoring Law Requiring Disclosure of Tenants Rights When Selling?</a></span></strong><o:p></o:p></span></p> <p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt: auto;text-align:center'>&nbsp;<strong><span style='font-family:"Arial","sans-serif"; color:#000066'><a href="#5">Mandelman For District 8 Supervisor</a></span></strong> </p> <p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt: auto;text-align:center'>&nbsp;</p> <p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt: auto;text-align:center'>&nbsp;</p> <p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt: auto;text-align:center'><span style='font-family:"Arial","sans-serif"; color:#000066'>&nbsp;<o:p></o:p></span></p> <h3><a name=1></a><span style='font-family:"Arial","sans-serif";mso-fareast-font-family: "Times New Roman";color:#000066'>Supervisors Kill Rent Board Reform Once Again</span><span style='mso-fareast-font-family:"Times New Roman"'><o:p></o:p></span></h3> <p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-family:"Arial","sans-serif";color:#000066'>Way back in 2003, hundreds of tenants came together at a citywide Tenant Convention to brainstorm and prioritize the main problems and issues facing renters. Of course, rent increases, evictions and landlord harassment were all at the top but the main issue people zeroed in on was that the San Francisco Rent Board was failing to protect tenants from greedy and abusive landlords and people overwhelmingly voted to make the main priority getting the Rent Board elected, as is done in Berkeley and Santa Monica.</span>&nbsp;</p> <p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-family:"Arial","sans-serif";color:#000066'>Seven years later, the Board of Supervisors for the third time voted down a much diluted version of that proposal and once again Rent Board Reform will have to wait another year. The proposal killed by the Board was a far cry from electing the Rent Board as that proved undoable years ago. The measure killed this year would have made the Board 3 tenants, 2 landlords and 2 homeowners and given 3 of the appointments to the Board, 3 to the Mayor and 1 to be jointly decided. Currently the Board consists of 2 tenants, 2 landlords and 1 homeowner and all are appointed by the Mayor (who can remove them at will).</span></p> <p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-family:"Arial","sans-serif";color:#000066'>There are two fundamental problems with the current Rent Board Commission structure: First, all are appointed by the Mayor--a Mayor who opposes rent control thus gets to decide who will enforce rent control. And it's not just Mayor Newsom: San Francisco regularly elects Mayors on the conservative side, so nearly every Mayor since 1979 has created a Board which generally has seen its mission as protecting landlords from rent control. San Francisco is the only city in California which lets the Mayor appoint the Rent Board. Second, the structure of having one homeowner, or supposedly &quot;neutral&quot; member results in that one person running the Rent Board as the two landlords will vote pro-landlord, the two tenants will vote pro-tenant and then this one person decides. It's sort of like a judge telling the Prosecutor and Defense Attorney that they can vote along with the judge to decided what the verdict will be. Again, San Francisco's Rent Board is unique in California in having just one homeowner or neutral member.<o:p></o:p></span></p> <p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-family:"Arial","sans-serif";color:#000066'>The result of these structural weaknesses is weak rent control--tenants get their rent increased or get evicted when they shouldn't and the Rent Board does nothing about it. In fact the Board spends the bulk of its time processing rent increases for landlords: In 2009 they held hearings and approved 1,894 rent increases for landlords while holding 0 (that's zero) hearings on tenant petitions for wrongful evictions. And of all the measures which voters have passed over the years strengthening rent control, the Board has either tried to weaken them or provided no enforcement (since Prop M passed in 2008 letting tenants get rent increases for landlord harassment, the Board has not awarded a single dime to tenants who've filed petitions for harassment). Probably the largest issue, though, is that the Rent Board had developed a culture where it sees its mission as very narrow and its goals is not to regulate landlords or limit rents or minimize evictions.<o:p></o:p></span></p> <p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-family:"Arial","sans-serif";color:#000066'>Reforming the Rent Board requires a Charter Amendment and Charter Amendments can only be approved by the voters. This latest rejection of Rent Board Reform was largely a result of landlords threatening to spend large sums to defeat needed revenue measures on the November ballot and Mayor Newsom refusing to sign the budget if the measure was on the ballot. The extent to which landlords and the Mayor went to get this measure defeated show how much reform is needed. Landlords feel they have control of the Rent Board and thus have minimized the effects of rent control and they don t want to lose that.<o:p></o:p></span></p> <h3><a name=2></a><span style='font-family:"Arial","sans-serif";mso-fareast-font-family: "Times New Roman";color:#000066'>Illegal Tourist Conversions Becoming Epidemic In San Francisco, Other Cities</span><span style='mso-fareast-font-family:"Times New Roman"'><o:p></o:p></span></h3> <p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-family:"Arial","sans-serif";color:#000066'>Tenants at Golden Gateway apartments have long complained of all the tourists renting units in their building as hotel rooms, fearing that so many strangers coming and going threatened their security and annoyed when accosted by suitcase toting guests looking for the bellhop. Tenant advocates have long complained that the &quot;hotelization&quot; of Golden Gateway and numerous other large apartment buildings was depleting the rent controlled housing stock in San Francisco. And in recent years the problem has grown even worse as &quot;hotelization&quot; spread from the large apartment buildings into the city's substantial stock of apartment buildings with 6 or fewer units. Thanks largely to companies forming internet sites which let landlords list apartments for tourist rentals, like <a href="http://www.vrbo.com">Vacation Rentals By Owner</a> (which claims to list over 140,000 vacation rentals in apartments worldwide) and the lucrative &quot;rents&quot; which can be charged ($500 a night or $3,000 a week is typical) San Francisco now has thousands of rent controlled apartments which have been converted into tourist rentals.</span></p> <p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-family:"Arial","sans-serif";color:#000066'>The worst part is that these are illegal conversions yet the city has done nothing to stop them. San Francisco Administrative Code Chapter 41A, which prohibits the conversion of apartments into &quot;tourist or transient use,&quot; defined as renting of the apartments for a term of less than 30 days. But the city ()Department of Building Inspection (DBI) is the agency responsible for enforcement) has rarely, if ever, enforced this law. And 1998 amendments to the law made it difficult, if not impossible, for tenants or tenant organizations to enforce it. Those amendments limited enforcement to &quot;permanent residents&quot; of the converted building which doesn't work at all in the hundreds of buildings where all the tenants were evicted to turn it into tourist rentals and requires that &quot;permanent residents&quot; must first get DBI to cite the violation before a lawsuit can be brought.<o:p></o:p></span></p> <p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-family:"Arial","sans-serif";color:#000066'>The problem is not unique to San Francisco: <a href="http://www.nytimes.com/2010/07/07/business/global/07rent.html">Paris</a> is looking to crack down on the rental of apartments for tourist use and the <a href="http://www.state.ny.us/governor/press/072310Statements.html">New York State</a> legislature just made it illegal to rent apartments for short term tourist use. Officials in both cities decried the loss of needed rental housing for residents as well as how the conversions have changed the fabric of residential neighborhoods and endangered residents. Now San Francisco is taking a new look at the issue (the New York Times<a href="http://www.nytimes.com/2010/08/13/us/13bcjames.html"> reported on San Francisco's problem</a> this month) and Sup. David Chiu has been in conversations with the Tenants Union to determine how to best address. Likely Chiu will hold hearings on the issue in upcoming weeks and is expected to introduce legislation to tighten up San Francisco's law and ensure that city officials take steps to enforce it.<o:p></o:p></span></p> <h3><a name=3></a><span style='font-family:"Arial","sans-serif";mso-fareast-font-family: "Times New Roman";color:#000066'>Landlords Ignore Building Sales Disclosure Law; Tenants Union Looking At Beefing Up Enforcement Provisions</span><span style='mso-fareast-font-family:"Times New Roman"'><o:p></o:p></span></h3> <p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#000066'>In San Francisco's hot real estate market, one of the biggest problems tenants face is that their apartment buildings are often up for sale. This poses many problems: Renters are unsure of what the sale means and if a new landlord can simply kick them out or even if the current landlord can evict them to sell the building empty. And landlords can sell buildings for more if they are empty or close to empty so they often tell tenants they will have to move. Sometime the mere act of putting a for sale sign on building will get tenants to move out, unsure of what their future holds. </span></p> <p class=MsoNormal>&nbsp;</p> <p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#000066'>San Francisco requires landlords who are selling apartment buildings to give tenants a written disclosure notice stating, amongst other things, that tenants cannot be evicted because the building is being sold, that a new landlord cannot raise the rent or change the terms of the tenancy. The buyer is then required to give an additional notice stating the same. Our experience, though, has been that when apartment buildings are being sold, tenants are far more likely to get an eviction notice than the required disclosure notice telling them they can't be evicted because a building is up for sale. </span></p> <p class=MsoNormal>&nbsp;</p> <p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#000066'>The Tenants Union is looking at beefing up this law to add penalties to landlords who do not give tenants the required disclosure. Help us collect data if your building has been up for sale or been sold since 2008, take this<a href="http://www.kwiksurveys.com/online-survey.php?surveyID=KBHOLN_1ea08694"> quick 3 question survey.</a></span></p> <h3><a name=5></a><span style='font-family:"Arial","sans-serif";mso-fareast-font-family: "Times New Roman";color:#000066'>Mandelman For District 8 Supervisor is Clear Choice For Tenants</span><span style='mso-fareast-font-family:"Times New Roman"'><o:p></o:p></span></h3> <p class=msonormal111><span style='color:#000066'>This year's key election for tenants is Supervisor of District 8 (Castro, Noe Valley &amp; Glen Park), a district made up mostly of renters but represented for the past eight years by a Supervisor who always voted against rent control and tenants rights. The November election will decide if that will continue as there is one candidate who's a strong supporter of rent control opposing twp. other candidates who would continue to vote against rent control every time and who may even take affirmative steps for rent control.</span></p> <p class=msonormal111><span style='color:#000066'>&nbsp;<o:p></o:p></span></p> <p class=msonormal111><span style='color:#000066'>The clear choice endorsed by the SF Tenants Union (as well as the SF Democratic Party and SF Labor Council) is Rafael Mandelman, a longtime affordable housing advocate who has been involved in the fights to strengthen and protect rent control for many years. Mandelman is heads and tails better than his 2 main opponents, Scott Wiener and Rebecca Prozan. Both Prozan and Wiener flunked their Tenants Union questionnaires, coming out in favor of more conversions and demolitions of rent controlled apartments and against extending rent control in any way. Both even opposed modest Rent Board reform. Whether or not you live in District 8,<a href="http://rafael2010.com/"> get involved in the Mandelman campaign</a>, If Rafael wins, tenants will get that long-sought 8th vote enabling us to override Mayoral vetoes! <o:p></o:p></span></p> <p class=msonormal111><span style='color:#000066'>&nbsp;<o:p></o:p></span></p> <p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-family:"Arial","sans-serif";color:#000066'><o:p>&nbsp;</o:p></span></p> </div> <div id=footer> <p><i style='mso-bidi-font-style:normal'><span style='font-size:10.0pt; font-family:"Arial","sans-serif";color:#000066'>You are receiving this e mail Tenants Times newsletter as a member or supporter of the San Francisco Tenants Union. If you no longer wish to receive such e mails about tenant and housing issues or changes in tenants rights laws, please reply with  remove in the subject line or body of the message. <o:p></o:p></span></i></p> </div> </div> </body> </html>