PREPARED BY: KIERON SLAUGHTER DATE OF MEETING: 09/08/2026
SUBJECT:
TITLE
CONSIDER ADOPTING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN PABLO ADDING CHAPTER 9.60 TO THE SAN PABLO MUNICIPAL CODE ESTABLISHING THE CITY OF SAN PABLO’S RENT REVIEW PROGRAM EFFECTIVE JANUARY 1, 2027
CEQA: This proposed action is not a project as defined by CEQA.
Label
CITY MANAGER RECOMMENDATION
Recommendation
Waive first reading; introduce Ordinance
Body
Compliance statements
FY 2025-2027 Council Priority Workplan Compliance Statements:
Under Major Policy Goal: Expand Housing Options, Policy No. #309 (F) Tenant Protections and Policy No. #310 - Rental Protections: Explore policy feasibility to enhance tenant protections provided by the City are contained in the adopted FY 2025-27 City Council Priority Workplan, effective April 7, 2025.
CEQA Compliance Statement
The Ordinance is exempt from environmental review under the California Environmental Quality Act in accordance with CEQA Guidelines Section 15378(B)(5) because it can be seen with certainty that there is no potential for causing a significant effect on the environment since the project solely involves administrative activity and does not authorize any construction or development activities.
BACKGROUND
Over the past two years, the Economic Development & Housing (EDH) Division has undertaken a comprehensive, coordinated effort to strengthen the City’s tenant‑support and housing‑stability framework. This work is rooted in the FY 2025-27 City Council Priority Workplan under the “Expand Housing Options” policy area and reflects clear Council direction regarding tenant protections, rental‑housing regulations, and community stability.
On March 30, 2026, the City Council adopted Resolution 2026‑041, formally directing staff to develop a new Rent Review Program with broad stakeholder engagement and implementation through a new ordinance by January 1, 2027.
In alignment with that action, the City Council also repealed Chapter 9.60 (Rent Registry Ordinance). Through staff interviews and community listening sessions and meetings with stakeholders, it was determined that the Rent Registry did not provide direct tenant‑provider dispute resolution, protection from sudden rent shocks, or a functional path for early mediation. Repeal of the registry ordinance was undertaken specifically to clear the way for a more robust, engagement‑driven Rent Review Program.
Through this process, staff conducted extensive research into rental‑stability programs across the Bay Area and attended informational sessions, including Fremont’s Rent Review Program question‑and‑answer workshop, to understand effective operational models, staffing structures, and community‑engagement practices. Staff also held internal and external stakeholder discussions, facilitated multiple outreach sessions, and evaluated models used in Albany, San Leandro, Hayward, Mountain View, and other comparable jurisdictions. This research confirmed that a Rent Review Program would best support San Pablo renters and housing providers by offering practical intervention and dispute‑resolution tools.
Parallel to this research, EDH staff engaged in significant community outreach with tenants, mobile‑home residents, nonprofit housing organizations, and property owners. Outreach efforts included public meetings, stakeholder workshops, coordination with community‑serving organizations, and logistical planning to ensure that program information would be accessible in multiple languages and locations outside City Hall. Staff also consulted with the Economic Development, Housing & Project Management Standing Committee, presenting program concepts, draft materials, and operational details during committee meetings held earlier this year. The Committee expressed support for advancing the Rent Review Program to the City Council.
CITY COUNCIL ACTION IMPLEMENTING THE TENANT SUPPORT & ASSISTANCE PACKAGE
Special City Council Meeting on July 1, 2025
On July 1, 2025, the City Council held a special meeting to review their current tenant protection policies in the Workplan, and to discuss the merits of rent control (stabilization). The City Council heard from housing advocates, tenants, property owners and service providers. After discussion, the Council voted 3-1 to continue developing the new tenant protection policies in the Workplan and affirmed the following direction, as follows:
1). Authorize the City Manager/staff to prioritize implementation of existing adopted rental housing regulation policies/programs contained in the adopted FY 2025-27 Council Priority Workplan (updated as of April 7, 2025);
2). Authorize the City Manager/staff to prioritize the implementation of all 56 Housing Action Plan programs identified under the City’s Housing Element certified by State HCD in March 2024;
3). Authorize the City Manager/staff to prioritize seeking additional General Fund budget capacity and support for the existing rental housing regulations adopted in FY 2025-27 Council Priority Workplan (as of April 7, 2027), as follows:
• Residential Health & Safety Inspection Program, Rent Registry, Mediation, Tenant Relocation Assistance
4). Direct the City Manager to enhance community awareness, education and outreach on rental regulations and rent stabilization, including but not limited to the following:
• AB 1482 California Tenant Protection Act (ACCE Supported) Education and Awareness
• Tenants’ Rights and Responsibilities
• Home Ownership Opportunities with SPEDC Programs
• Housing Counseling and Tenant Legal Services
• Cost-neutral Rental Regulations and Rent Stabilization policies
• Community polling of community at-large and electorate on rental regulations and rent stabilization with Strategy Research Institute (SRI, Inc.)
City Council Meeting on January 20, 2026
At its regular meeting on January 20, 2026, the City Council considered the proposed Just Cause for Eviction Protections, and Housing Stability and Anti-Harassment Ordinances and directed staff to amend the ordinance and return for reconsideration.
City Council Meeting on February 2, 2026
At its regular meeting on February 2, 2026, the City Council considered the proposed Just Cause for Eviction Protections, and Housing Stability and Anti-Harassment Ordinances and directed staff to amend the ordinance and return for reconsideration.
City Council Meeting on February 17, 2026
At its regular meeting on February 17, 2026, the City Council considered the proposed Just Cause for Eviction Protections, and Housing Stability and Anti-Harassment Ordinances and made minor amendments and waived the first reading, and introduced the ordinance.
DISCUSSION
The proposed Rent Review Program establishes a new, locally administered process to review rent increases that exceed 7 percent within a 12‑month period. The program provides tenants and housing providers with a structured path to resolve rent‑related disputes through conciliation and voluntary mediation. Unlike rent control or rent stabilization, this program does not impose rigid rent caps or dictate allowable rent levels; instead, it creates a fair, transparent, and collaborative process to review significant rent increases and encourage mutually acceptable solutions. A look‑back period beginning July 1, 2026 is included to discourage premature rent increases prior to the Program’s operative date and to promote fairness and market stability during the transition to the new Rent Review Program.
Many rental units within San Pablo, including certain single-family homes, mobile home spaces, accessory dwelling units, duplexes, and other housing types not protected under the California Tenant Protection Act (AB 1482), remain vulnerable to sudden and significant rent increases. Establishing a Rent Review process promotes housing stability, provides an avenue for resolving rent disputes, and supports the general welfare of the City. This program would apply to all units, with the exemption of the following residential properties:
1. Residential Properties consisting of single-family homes, provided that the owner of such single-family home is not one of the following:
a. A real estate investment trust (as defined in Section 856 of the Internal Revenue Code);
b. A corporation; or
c. A limited liability company in which at least one member is a corporation.
2. Residential Properties subject to a recorded regulatory agreement with rent restrictions imposed by federal, state, or local affordable housing programs.
3. Residential Properties owned or operated by any government agency.
4. Residential Properties owned by nonprofit hospitals or institutions used for temporary housing related to medical, religious, or charitable purposes.
If a tenant receives a notice to lawfully increase their rent more than 7 percent within a 12-month period, they have the option to utilize the Rent Review Program. Upon receiving a tenant’s request for rent review, the Economic Development & Housing Division will initiate conciliation by contacting the housing provider to encourage early communication and problem resolution. If conciliation does not produce an agreement, either party may request mediation, which will be conducted by a trained, neutral Rent Review Officer. Mediation will focus on rent‑increase justification, tenant hardship, cost‑of‑ownership considerations, and other relevant factors. The mediation process is non‑binding but designed to foster voluntary agreements that reflect fairness and reasonableness. If mediation does not produce an agreement, the tenant has the opportunity to request a public hearing with the Rent Review Board.
This Rent Review Board is a key component of the program and is a volunteer body appointed by the City Council. The Board will consist of up to five members representing three distinct perspectives: tenants, housing providers, and homeowners who do not rent out residential property. The Board’s diverse composition ensures impartiality and encourages balanced discussion, with no single stakeholder group holding disproportionate influence.
Board members will be appointed through the City’s standard open recruitment and public‑appointment process. This process ensures transparency, accessibility for interested residents, and Council oversight in selecting members who demonstrate fairness, objectivity, and a commitment to community well‑being. The Board will meet as needed to review applicable cases, provide oversight of the program, and make policy recommendations during the program’s annual review.
Public outreach played a major role in shaping this program. EDH staff developed a community‑engagement strategy that included direct outreach to tenants, landlords, mobile‑home residents, and community organizations. Staff coordinated with other departments, explored multiple community venues for workshops, and considered both in‑person and virtual outreach methods. This inclusive approach ensured that residents from all parts of San Pablo had opportunities to learn about the program and contribute input during its formation.
Outreach and Engagement
Community Advisory Group convened to discuss rental regulations on August 19, 2025.
Participants:
• David Sharples, ACCE
• Ethan Silverstein, Movement Legal
• Rhovy Lyn Antonio, California Apartment Association
• Heather Schiffman, Contra Costa Association of REALTORS
• Genoveva Garcia Calloway, EDC Board Member
• Sergio Caldera, Chief Building Official
• Kieron Slaughter, Economic Development & Housing Manager
• Ellie Lopez, Management Analyst
Community Advisory Group met on April 22, 2026.
Participants:
• Jennifer Rizzo, California Apartment Association
• Genoveva Garcia Calloway, EDC Board Member
• Nancy Martinez, ECHO Housing
• Raquel Gonzales, ECHO Housing
• Aurora Betancourt, San Pablo EDC
• Mellissa Ranese, San Pablo EDC
• Kieron Slaughter, Economic Development & Housing Manager
• Ellie Lopez, Management Analyst
• ACCE, Rising Juntos, Movement Legal invited but didn’t participate
A community meeting for Tenants and Mobile Home Park Residents was held on May 28, 2026.
Standing Committee Action
Additionally, staff presented an overview of the ordinance to the Economic Development, Housing, and Program Management Standing Committee on February 19, 2026, May 13th, 2026, and on July 1, 2026. The Committee expressed support for the ordinance and recommended its consideration and adoption by the full City Council.
Housing Provider and Tenant Education and Outreach
The City will continue to make available educational materials and resources to inform tenants and housing providers of their rights under this Chapter and applicable state law and the EDH launched a new Housing Hub webpage at https://sanpabloca.gov/housinghub
Consistent with the City’s Housing Element and Housing Action Plan, staff will collaborate with housing partners including nonprofit organizations, legal aid providers, and community-based groups to support outreach and education efforts. This includes participation in housing fairs, workshops, and digital campaigns designed to educate tenants and housing providers.
FISCAL IMPACT
The adoption of this Ordinance - Chapters 9.60 Rent Review, will require additional staff time and resources to support implementation, particularly in the areas of tenant education, community outreach, and the requirements to appoint a board secretary. In addition, there will be staff involvement in developing multilingual educational materials, responding to inquiries, and collaborating with housing partners.
At this time, the fiscal impact cannot be precisely quantified, as it will depend on the volume of tenant inquiries, the level of outreach required, and the extent of public hearings requested. A separate fee resolution will be brought to the City Council to establish cost‑recovery mechanisms for program administration, including options informed by practices used in other cities with similar programs.
ATTACHMENTS:
Att A. Ordinance