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Home My WebLink AboutCommittee of the Whole - 05 Jun 2023 - Agenda - Pdf CITY OF RENTON AGENDA - Committee of the Whole Meeting 4:45 PM - Monday, June 5, 2023 7th Floor Council Chambers/Videoconference 1. TENANT PROTECTIONS AND RENTAL REGISTRATION PROGRAM UPDATES a) Presentation If you would like to attend this week's meeting remotely, you can do so by going to https://us02web.zoom.us/j/86753290028?pwd=M2pOc09HWWNrY05uVnlIWnpGS1E4UT09 Zoom Meeting ID: 867 5329 0028, Passcode: 881839 You can call through Zoom at (253) 215-8782 and use the Meeting ID. Tenant Protections & Rental Registration DEPARTMENT OF EQUITY, HOUSING, AND HUMAN SERVICES Maryjane Van Cleave EHHS Administrator mvancleave@rentonwa.gov Hannah Bahnmiller Acting Community Development and Housing Manager hbahnmiller@rentonwa.govAGENDA ITEM #1. a) OVERVIEW Local Need Existing Conditions Future Options Questions & Feedback 1 3 4 2 AGENDA ITEM #1. a) LOCAL NEED Rental Housing and Evictions AGENDA ITEM #1. a) RENTER HOUSEHOLDS New Renton residents are increasingly likely to be renters. The number of renters in Renton is growing. New population growth is primarily renters. Between 2010 and 2021, Renton's renter population growth has outpaced its owner population by three times. The increase in renters is expected to continue. Within CED development pipeline, 7,200 of 7,800 (92%) housing units are anticipated to be rental housing, primarily market-rate. AGENDA ITEM #1. a) RENT PRICES $1,000 $1,250 $1,500 $1,750 $2,000 $2,250 $2,500 $2,750 2015 2016 2017 2018 2019 2020 2021 2022 2023 Bellevue Seattle Renton Kent Auburn Source: Observed Rent Index, 2015-2023AGENDA ITEM #1. a) RENT PRICES 0% 20% 40% 60% 80% 100% 2015 2016 2017 2018 2019 2020 2021 2022 2023 Rents Home Prices Owner Income Renter Income Inflation Home Prices +86% Rents +61% Owner Income +32% Inflation +27% Renter Income +45% Sources: Zillow Home Value and Observed Rent Index, 2023 ACS 5-Year Estimates (2017-2021), US Census CPI Inflation Calculator, Accessed April 2023 AGENDA ITEM #1. a) EVICTION BASIS Basis for Renton Evictions 2022-’23 2021-’22 2020-’21 2019-’20 Total Nonpayment of rent 92 17 0 290 399 Lease violation/ Behavior 11 25 3 8 47 Owner wishes to sell/occupy 11 10 16 0 37 Unauthorized occupants 1 9 4 3 17 No cause termination/expired lease 4 2 0 9 15 Mutual termination 3 0 0 5 8 Post-foreclosure 2 0 2 3 7 Other 3 0 0 2 5 Total 127 63 25 320 535 Source: Eviction Filing Data from King County Bar Association AGENDA ITEM #1. a) EVICTION RATES BY CITY City Rank Evictions Per Capita Evictions Per Capita (Eviction Filings/1000) 2022-23 Eviction Filings 2023 Population Pacific 1 318%23 7,235 Tukwila 2 239%52 21,798 Federal Way 3 208%210 101,030 Kent 4 168%229 136,588 Auburn 5 164%143 87,256 SeaTac 6 149%47 31,454 Des Moines 7 146%48 32,888 Enumclaw 8 136%17 12,543 Newcastle 9 123%16 13,017 Renton 10 119%127 106,785 Seattle 11 105%777 737,015 Shoreline 12 94%55 58,608 Burien 13 90%47 52,066 Kirkland 14 69%64 92,175 North Bend 15 67%5 7,461 Source: Eviction Filing Data from King County Bar Association AGENDA ITEM #1. a) EXISTING CONDITIONS Current policies, programs, and resources AGENDA ITEM #1. a) POLICIES, PROGRAMS, AND RESOURCES Statewide Tenant Protections Renton Human Services Funding Rental Registration Program AGENDA ITEM #1. a) RESIDENTIAL LANDLORD TENANT ACT The Residential Landlord-Tenant Act (RLTA) regulates the creation of residential tenancies and the relationship between landlords and tenants of residential dwelling units. The RLTA establishes rights and duties of both tenants and landlords, procedures for the parties to enforce their rights, how and when a tenancy expires or may be ended, and remedies for violations of the RLTA.AGENDA ITEM #1. a) RLTA AT A HIGH LEVEL •Remedies pursued through a civil process, not state or locally enforced •Tenants and landlords have outlined rights, responsibilities, and remedies •Evictions must be pursued through a formal court process •2023 State Legislative changes to RLTA were related to the return of security deposits and definitions of “normal wear and tear”AGENDA ITEM #1. a) EVICTION AT A HIGH LEVEL Day 1: Rent is due Day 2: Rent is unpaid; landlord can serve 14-day pay or vacate notice Days 3-15: Tenant has 14 days to pay rent in full. Day 16: Rent is still unpaid; landlord can serve tenant for unlawful detainer (eviction summons and complaint) Day 23: Tenant has 7 days to answer summons and complaint or lose by default; tenant may file for notice of appearance Day 24: Show case hearing occurs, and judgement is issued; if tenant has responded, both parties go to court; if no response is received, default judgement and writ of restitution issued Day 27: Sheriff serves tenant writ of restitution Day 30: Tenant has 72 hours after posting of writ of restitution before Sheriff can enforce Day 31: Writ enforceable; sheriff can come to property and oversee removal of tenant and belongings AGENDA ITEM #1. a) RLTA STATEWIDE PROTECTIONS Selection of Adopted Policies at the State Level Policy Citation and Description Notice for Rent Increases RCW 59.18.140 to provide 60-day notice of a rent increase, and increases may not take effect until the completion of the term of the current rental agreement. Notice for Demolition or Substantial Rehabilitation RCW 59.18.200 requires 120-day notice to tenants of demolition or substantial rehabilitation of premises. Move-in Fees and Deposits RCW 59.18.610 provides that a tenant may request to pay deposits, nonrefundable fees, and last month’s rent in installments. Just Cause Eviction RCW 59.18.650 requires landlords to specify a reason for refusing to continue a month-to-month residential tenancy, subject to certain limited exceptions. Relocation Assistance RCW 59.18.440 authorizes cities and counties to adopt relocation assistance ordinances for low-income tenants. Source of Income Discrimination RCW 59.18.255, prohibits source of income discrimination against a tenant who uses a benefit or subsidy to pay rent. Prohibition on Rent Control RCW 35.21.830 preempts cities from adopting and enforcing residential rent control ordinances AGENDA ITEM #1. a) HUMAN SERVICES FUNDING General Fund Biennial Grants •$812,000 awarded to 64 programs for 2023 and 2024 COVID-19 Relief Dollars •Sources include CARES, ARPA and CDBG-CV funds •~$1.3 million in rental assistance allocated AGENDA ITEM #1. a) 2023-2024 Human Services Grant Funding Rental/Emergency Assistance Multi-Service Center Solid Ground St. Vincent de Paul St. Stephen Housing Association Legal Assistance Navigation Eastside Legal Assistance Program (ELAP) King County Bar Foundation/ Housing Justice Project (HJP) 2-1-1 El Centro de la Raza Tenants Union of Washington Vine Maple Place AGENDA ITEM #1. a) RENTAL REGISTRATION PROGRAM Rental Registration Program (RRP) aims to improve the health and safety of long-term residential rental units. Registration-based program that aims to achieve voluntary compliance through annual completion of a self-certified Declaration of Compliance Checklist. RRP imposes no additional standards on landlords, other than those already in place in city and state code. Suspected violations can be further investigated by issuing a request for a landlord to obtain a Certificate of Inspection from a qualified third -party inspector. Violations and penalties follow code compliance process (RMC 1 -3).AGENDA ITEM #1. a) RRP OVERVIEW & STATUS Introduced as CED Docket item “Maintaining Health Standards for Housing” 2015 Rental Registration Program Ordinance 5913 adopted February 2019 Housing Programs Manager hired to implement the program Jan 2020 COVID-19 emergency protections enacted; RRP implementation paused April 2020 Notification and registration pilot; identification of program inefficiencies and barriers April 2021 Code and IT system changes implemented to improve client and staff useability April –Dec 2021 Citywide reorganization creating EHHS and transfer of housing- related staff August 2021 Launch of online registration system Dec 2021 Registration live Cross departmental work to register priority properties and respond to tenant reports 2022-Now AGENDA ITEM #1. a) FUTURE OPTIONS Near-, mid-, and long-term strategies to consider AGENDA ITEM #1. a) STRATEGIES TO CONSIDER Near-Term •Education and Outreach •Improve RRP •Advance Policies to SKHHP Mid-Term •Distribution of Information Requirements Long-Term •Other local policy options AGENDA ITEM #1. a) NEAR-TERM ACTIONS Education and Outreach •Develop and implement a program of education and information events, materials, and resources for tenants and landlords •Encourage knowledge of and use of existing remedies and assistance •Increase outreach to tenants through the Neighborhood Program Improve Rental Registration Program •Advance code changes to modify the RRP to include required periodic inspections •Implement the program requiring landlords to complete and submit a periodic Certificate of Inspection completed by a qualified third-party inspector Advance Policies to SKHHP •Advance a recommendation to South King Housing and Homelessness Partners (SKHHP) to adopt a Resolution similar to that adopted by the ARCH Executive Board, recommending certain tenant protection policies AGENDA ITEM #1. a) LONGER-TERM ACTIONS Distribution of Information Requirements •Recommended as part of the Renton Housing Action Plan •Requires landlords to provide tenants with information related to rental rules, regulations, and resources Other Local Policy Options •ARCH Executive Board recommendations 1.Notice of Rent Increase: Require landlords to provide a minimum of 120 days' written notice of rent increases greater than 3%, and 180 days' notice of rent increases greater than 10%, except in subsidized housing where rent is set based on the income of the tenant. Note: Existing requirements in the RLTA requires landlords to provide at least 60 days-notice for rent increases of any amount. 2.Limits on Late Fees: Establish a cap on fees for late payment of rent at 1.5% of a tenant's monthly rent. 3.Limits on Move-In Fees: Establish a cap on move-in fees and security deposits of no more than one month's rent except in subsidized tenancies where rent is set based on the income of the tenant, and allow tenants to pay in installments. Note: Existing requirements in the RLTA provides that tenants may request to pay deposits in installments. •Additional policies adopted in King County (next slide)AGENDA ITEM #1. a) LONGER-TERM ACTIONS Type Policy Description Related to Education and Accommodations Distribution of Information Requirements Requires landlords to provide tenants with information related to rental rules, regulations, and resources. Reasonable Accommodation Requests Requires landlord to review and comply with requests for reasonable accommodations for notices to be served in formats other than the default. Social Security Numbers Prohibits landlords from requiring a social security number to be provided as part of rental application. Due Date Adjustments Allow tenants on fixed-income and/or government assistance to adjust payment dates to align with payment of benefits. Related to Rent and Fees Notice for Rent Increases* Increases the required notice period for rent increases; can be graduated based on increase amount. Move-in Fees and Deposits* Requirements related to the amount and acceptance installment payments of move-in fees and deposits. Late Fees Establishes caps on the charging of fees for late payment. Rent Increase on Defective Properties Prohibits landlords from increasing rent on properties failing to meet habitability standards. Related to Changing Tenancy or Ownership Just Cause Termination*Extend state policy to require good cause in order to evict or refuse to renew or continue a rental agreement; can require registration in local registration or licensing program before able to lawfully evict. Relocation Assistance After local authorization, requires payment of relocation assistance to low-income tenants who are displaced by demolition, substantial rehabilitation, and/or change of use. Notice of Intent to Sell Policy requiring owners of multi-family rental housing notify the City a certain number of days before listing the building or advertising it for sale. *indicates local policy beyond state requirements AGENDA ITEM #1. a) QUESTIONS & FEEDBACK Maryjane Van Cleave EHHS Administrator mvancleave@rentonwa.gov Hannah Bahnmiller Acting Community Development and Housing Manager hbahnmiller@rentonwa.govAGENDA ITEM #1. a)