On Tuesday, the Contra Costa County Board of Supervisors will discuss whether to continue its temporary eviction prohibition on certain residential and commercial property.
According to the agenda, the board will be presented with two versions of the urgency ordinance.
Version 1: would continue a temporary prohibition on no fault evictions of residential tenants, and would continue a temporary prohibition on evicting tenants for allowing an unauthorized tenant to live in the dwelling unit if the unauthorized tenant is an immediate family member living in the unit because of the pandemic. Version 1 also would continue a moratorium on certain residential rent increases. Version 1 specifies that these restrictions will last through September 30, 2021, but the Board could choose a different date.
Version 2: would include the residential eviction prohibitions and residential rent increase moratorium that are specified in Version 1. Version 2 would also extend a temporary prohibition on certain evictions of small-business commercial tenants through September 30, 2021, as authorized by a recent Executive Order issued by the Governor. The Board could choose a date earlier than September 30 for ending this restriction.
According to the Agenda:
Prohibition on Residential Evictions and Rent Moratorium
The COVID-19 Tenant Relief Act of 2020 (the Act), is a state law (Assembly Bill 3088 and Senate Bill 91) that provides eviction protections for residential tenants, including mobilehome tenants, who are experiencing a financial hardship related to COVID-19. The Act prohibits residential tenants from being evicted for failure to pay rent because of a COVID-
19-related hardship, as long as the tenant provides the landlord with a written declaration of hardship. Under the Act, residential tenants who experienced a new COVID-19-related hardship between September 1, 2020, and June 30, 2021, are also protected from eviction through this date as long as they pay 25 percent of the rent due by June 30, 2021. The Act also authorizes local jurisdictions to amend existing urgency ordinances to continue prohibitions on certain types of residential evictions, including no-fault evictions.
As authorized by the Act, Version 1 of the attached urgency ordinance continues the County’s existing prohibition on certain residential evictions and the County’s existing rent moratorium. These regulations were contained in Ordinance No. 2021-11. The attached ordinance would prohibit a landlord from terminating a residential tenancy for a “no-fault” reason; prohibit a landlord from terminating a residential tenancy on the basis that a tenant allowed an unauthorized occupant to live in the dwelling unit, if the occupant is the tenant’s immediate family member living in the dwelling as a result of the COVID-19 pandemic; and prohibit a landlord from increasing rent on a residential real property. Version 1 specifies that these restrictions will last through September 30, 2021. At the Board’s discretion, the Board could choose a different date.
Prohibition on Small-Business Commercial Evictions
On June 11, 2021, the Governor issued Executive Order N-08-21, which authorizes local jurisdictions to suspend, through September 30, 2021, the evictions of commercial tenants for the non-payment of rent if the non-payment was a result of the COVID-19 pandemic.
Version 2 of the proposed urgency ordinance additionally would prohibit a landlord of a small business commercial property from terminating a tenancy for failure to pay rent if the tenant demonstrates that the failure to pay rent is directly related to a loss of income or out-of-pocket medical expenses associated with the COVID-19 pandemic. The tenant must provide documentation showing loss of income or out-of-pocket medical expenses. In addition, a landlord of a small business commercial property may not charge or collect a late fee for unpaid rent due from a tenant who demonstrated substantial loss of income or substantial out-of-pocket medical expenses. These regulations were contained in Ordinance No. 2021-11. Under the attached Version 2, these protections would last through September 30, 2021. In addition, under Version 2, a grace period for rent repayment would last through November 30, 2021. At the Board’s discretion, the Board could choose different dates for ending these protections.
The regulations in both versions of the ordinance apply to cities within Contra Costa County and unincorporated Contra Costa County. Government Code section 8634 authorizes the Board of Supervisors to “promulgate countywide orders and regulations necessary to provide for the protection of life and property” during a local emergency. The California Attorney General has opined that when a county has declared a local emergency within its jurisdictional boundaries in an area that includes both unincorporated and incorporated territory, the county may adopt emergency rules and regulations pursuant to Government Code section 8634 that will be effective in both unincorporated and incorporated areas. (62 Ops.Cal.Atty.Gen. 701 (1979).) Under both versions of the ordinance, if the governing body of a city enacts an ordinance or adopts a regulation that governs the subject matter of this ordinance, that city ordinance or regulation will supersede the attached ordinance within that jurisdiction.
Full Agenda: Click here
|Ordinance No. 2021-20 – Version 1|
|Ordinance No. 2021-20 – Version 2|