Housing
Seven Ways California’s New “Rent Cap” Law Would Affect You
“We built these ships, we dredged these canals in a San Francisco they never knew existed,” said African-American actor Jimmy Fails in the trailer of the June 2019 movie “The Last Black Man in San Francisco,” which also stars Golden Gate City native Danny Glover.
The film – with sentimental flashbacks of a bygone era – centers on the ongoing gentrification in California’s largest city and how it has sapped the blackness out of the Fillmore neighborhood in San Francisco, once a thriving African-American political and cultural hub in the Bay Area.
In 1970, about 13 percent of San Francisco’s population was Black. That was about 1 in 7 San Franciscans. Today, the city’s Black population is only about 5 percent — or 1 in every 20 residents. And the majority of the 46,000 African Americans who remain in the city of more than 884,000 people now lives in public housing.
Like San Francisco, the high cost of buying and renting homes has contributed to a homelessness crisis in every major city in California and has forced middle class residents in urban areas to relocate to distant suburbs, or smaller cities and rural towns inland. Between 2005 and 2010, for example, more than 54,000 African Americans moved out of Los Angeles to surrounding areas or to other states, mostly in the South.
“California has the fifth-largest Black population in the United States, with an estimated 2,571,208 people who identify as Black,” wrote Mark Ridley-Thomas, a member of the Los Angeles County Board of Supervisors, in an open letter to Gov. Gavin Newsom earlier this year.
“In the moral crisis that is homelessness,” Ridley-Thomas continued, “Black Californians make up nearly 7% of the state’s general population yet are nearly 30% of the homeless population. Californians are struggling to get by. And Black Californians, facing a host of upstream factors that impact their experience, have a particularly distinct struggle.”
Responding to the high cost of living in California’s cities, Newsom and state legislators have been pushing a number of measures to remedy the crisis.
In February, Assemblymember David Chiu (D-San Francisco), along with colleagues Richard Bloom (D-Carlsbad), Rob Bonta (D-Sacramento), Timothy Grayson (D-Sacramento) and Buffy Wicks (D-Sacramento) introduced AB 1482 or the Tenant Protection Act of 2019.
The measure limits the amount landlords can hike rents within one year to 5%, plus local inflation. The Assembly voted in favor of the legislation in May and the Senate passed it in September.
Newsom says he will sign it.
“In this year’s State of the State address, I asked the Legislature to send me a strong renter protection package,” said the governor after the Senate’s yes vote in September. “Today, they sent me the strongest package in America. These anti-gouging and eviction protections will help families afford to keep a roof over their heads, and they will provide California with important new tools to combat our state’s broader housing and affordability crisis.”
Although Chiu prefers to call the legislation a “rent cap” bill instead of a rent control bill, it includes a number of provisions other than the limit on rent increases that tenants and landlords in California should know about.
Here are seven of those things:
1. In California cities that already have local rent control laws in place, AB 1482 will only apply to property that is not already covered by those measures. The only areas in the state that currently have some form of a rental cap are the City of Los Angeles, Beverly Hills, West Hollywood, Santa Monica, Berkeley, Campbell, East Palo Alto, Fremont, Hayward, Los Gatos, Oakland, Palm Springs, San Francisco, San Jose, Thousand Oaks and unincorporated Los Angeles County.
2. The bill exempts condos and single-family homes owned by individuals from the rent cap – unless it is a duplex where the owner lives in one of the units. AB 1482 will only apply to a single-family unit if the property is owned by a corporation.
3.The bill will not apply to property constructed and put on the market within the last 15 years. You can check your county assessor’s office to find out when your building was constructed.
4. The law would not override existing local rent control laws.
5. Before evicting tenants, under AB 1482, landlords would have to show “just cause” such as failure to pay rent, conviction of a crime on the property or other lease violations.
6. For tenants who have lived in a property for more than one year, landlords would have to give that lease holder a chance to “cure” their violation.
7. If a landlord wants to renovate a unit or convert it to a condo, he or she would have to pay relocation fees for the tenant equal to one month’s rent.
Business
From Blueprint to Breakthrough: Tackling Affordable Housing in Oakland
Mercy Housing California and JPMorganChase help neighborhoods—and residents—thrive. Finding an affordable place to live remains a challenge for many as widespread housing shortages persist across the U.S. Rising home prices and high interest rates have made homeownership inaccess
Mercy Housing California and JPMorganChase help neighborhoods—and residents—thrive.
Finding an affordable place to live remains a challenge for many as widespread housing shortages persist across the U.S. Rising home prices and high interest rates have made homeownership inaccessible to a large portion of the population. Meanwhile, as rental demand increases, the number of renters facing affordability challenges is rising.
The State of the Nation’s Housing 2025 by Harvard University’s Joint Center for Housing Studies reveals that cost burdens for renters reached another record high in 2023. Similarly, the JPMorganChase Institute reports that renter affordability is declining, forcing people to devote more of their take-home pay to housing costs. There is a growing need for affordable housing across the U.S., and that rings true here in Oakland.
To close that gap, it’s essential that all Oakland residents share in its growth, with housing options that accommodate a range of needs and budgets. For Mercy Housing California, this meant delivering a concrete solution to the local community, resulting in housing for individuals and families who otherwise might not have been able to live in the area.
For older adults living on fixed or limited incomes—including seniors who had been without a stable place to call home—The Eliza offers something that can feel out of reach in today’s housing market: a place to belong in the Oakland community where they’ve put down roots. Developed by Mercy Housing California with support from J.P. Morgan, The Eliza brings 97 new homes to seniors aged 62 and older, with 20 of those homes set aside for seniors who were formerly homeless. Here, “affordable” means rents are tied to what residents can actually pay so that a home stays within reach rather than consuming a household’s entire budget.
“As housing costs continue to rise across California, far too many older adults living on fixed incomes face the heartbreaking risk of displacement or homelessness, often for the first time later in life,” said Tiffany Bohee, President of Mercy Housing California. “Here, seniors can age in place independently, access onsite services tailored to their needs, and find a community where they can truly feel at home. Thanks to the commitment of partners like JPMorganChase, we’re helping ensure Oakland remains a place where seniors of all incomes can age with dignity, stability, and belonging.”
“We’re proud of the far-reaching impact this project will have. It reflects Mercy Housing California’s mission to uplift our communities and expands the supply of high-quality, affordable homes,” said James Vossoughi, Community Development Banking, J.P. Morgan. “Every additional housing unit matters—and increasing the number that are affordable is critical.”
A broader commitment to Oakland’s future
While The Eliza is foundational, the vibrancy of a community depends on much more. In Oakland, the firm provides banking services to more than 675,000 customers and works across sectors to expand economic opportunity. Over the last five years, JPMorganChase has invested $35 million in local nonprofit organizations, supported 61,600 small business clients and delivered financial health education to thousands of residents to broaden access to banking, financial health resources, homeownership and other wealth building tools.
“As we work with local stakeholders to expand housing options, JPMorganChase’s goal is to create inclusive economic opportunity for all,” said Dan Schrauth, Managing Director, J.P. Morgan Private Bank and Chair, Bay Area Market Leadership Team, JPMorganChase. “When our communities thrive, we all thrive.”
The journey to close the affordable housing gap continues, with industry leaders like Mercy Housing, Inc. finding a path forward to bring real solutions to the Oakland community.
Locally and nationally, this project reflects JPMorganChase’s American Dream Initiative, a commitment to scaling local housing solutions across the country—learn more at www.jpmorganchase.com/America.
You can also read more about what’s happening in the Bay Area at https://www.jpmorganchase.com/communities/sf-bay-area.
Business
Gov. Newsom Announces $109.6 Million in Funding for 278 Supportive Homes in Bakersfield, Contra Costa, Sacramento and Fresno
POST NEWS GROUP — “Every Californian deserves a safe place to call home, particularly the veterans who bravely served our country,” said Newsom in a statement on July 23. “California voters approved Proposition 1 because they know we must do more to address homelessness and behavioral health challenges.”
Last week, Gov. Gavin Newsom announced $109.6 million in Proposition 1 funding to create 278 permanent supportive homes in Bakersfield, Contra Costa County, Sacramento and Fresno, including 103 homes reserved for veterans experiencing or at risk of homelessness.
The funding, awarded through California’s Homekey+ program, is intended to expand permanent supportive housing and behavioral health services for veterans and other Californians experiencing or at risk of homelessness. State officials said the investment advances Proposition 1, the voter-approved measure aimed at increasing housing, treatment and support services for people with behavioral health needs.
“Every Californian deserves a safe place to call home, particularly the veterans who bravely served our country,” said Newsom in a statement on July 23. “California voters approved Proposition 1 because they know we must do more to address homelessness and behavioral health challenges.”
The largest award, nearly $32.6 million, will help the City of Fresno and Parkway Prime LLC convert an interim housing project into 84 permanent supportive homes at Parkway Terrace, including nine units reserved for veterans. The City of Sacramento and Urban Capital LLC will receive nearly $31.9 million to develop the Rio Linda Senior Housing Project, which will include 100 homes, 49 of them reserved for veterans.
Contra Costa County and Satellite Affordable Housing Associates will receive $28.8 million to develop an 82-unit senior housing community, with 62 units designated for people experiencing or at risk of homelessness who have behavioral health challenges, including 30 units for veterans. In Bakersfield, Community Action Partnership of Kern will receive nearly $14.1 million to convert a 38-room motel into 30 permanent supportive homes, with 15 units reserved for veterans.
State officials also announced an additional $2.3 million for three previously awarded Homekey+ projects in Olivehurst, Sanger and Stockton, primarily to support operating costs and increase veteran housing.
Since its launch, Homekey+ has awarded $968.4 million to 54 permanent supportive housing projects expected to create 2,749 affordable homes statewide, including 723 homes reserved for veterans. Officials said Proposition 1 is expected to expand California’s behavioral health system by funding additional supportive housing, treatment facilities and services for people experiencing homelessness and behavioral health challenges.
Crime
Oakland Faith Leaders Welcome New Police Chief, Mobilize Around Housing and Civic Action
POST NEWS GROUP — Hosted by the Interfaith Council of Alameda County (ICAC), the meeting brought together clergy, businesses and residents to identify practical resources, strengthen community partnerships and coordinate action on issues affecting Oakland and surrounding Alameda County communities. Participants also discussed opposition to a proposed coal terminal in West Oakland.
OAKLAND — Newly appointed Oakland Police Chief James Beere joined faith leaders, nonprofit representatives and community advocates on July 22 for a wide-ranging discussion on public safety, affordable housing, homelessness and civic engagement.
Hosted by the Interfaith Council of Alameda County (ICAC), the meeting brought together clergy, businesses and residents to identify practical resources, strengthen community partnerships and coordinate action on issues affecting Oakland and surrounding Alameda County communities. Participants also discussed opposition to a proposed coal terminal in West Oakland.
Beere, the meeting’s keynote speaker, discussed strategies for collaborating on public safety, community policing, Oakland’s Ceasefire program and ICAC’s overnight safe-parking sites for unhoused people living in vehicles in East and West Oakland.
Dr. Jim Hopkins, pastor emeritus of Lakeshore Avenue Baptist Church, offered a prayer for Beere following his remarks.
The conversation then turned to affordable housing. Evita Chavez, a senior program officer with the Local Initiatives Support Corporation, discussed resources available to affordable housing developers and advocates, including predevelopment assistance, development coaching and partnership opportunities.
Representatives of No Coal in Oakland — Ann Harvey, Margaret Rossoff and Ted Franklin — joined Care 4 Community lead organizer Nicole Dean to discuss the proposed development of a coal terminal in West Oakland near the Bay Bridge.
The advocates said transporting thousands of tons of coal from Utah through Contra Costa and Alameda counties to Oakland for overseas shipment would increase daily traffic and pollution in West Oakland, a historically underserved community with high rates of asthma and other health problems.
Meeting participants also viewed the Oakland FAITH art gallery, which features photography and maps documenting 450 clergy members and congregations across the city. The project was created by photographer Nicolo Sertorio.
During the meeting, ICAC founding president Dr. Ken Chambers also raised concerns about funding for the organization’s safe-parking programs. Chambers said ICAC has not yet received a $450,000 grant approved by the Oakland City Council on Dec. 19, 2023, to support overnight parking sites for individuals and families living in their vehicles.
West Side Baptist Church and Williams Chapel Baptist Church have served more than 1,000 clients through the program since it opened in 2017, according to Chambers.
Chambers said he is working with Oakland Mayor Barbara Lee and the interim city administrator to secure the grant funding. He said the money would allow the program to accommodate up to 50 clients each night and provide a safe environment, wraparound services, minor automobile repairs, smog checks, Department of Motor Vehicles registration assistance, insurance support, job development and help securing permanent affordable housing.
Joe Davis, an ICAC client, described how the program helped him transition from living in his vehicle to temporary housing and employment.
“If it hadn’t been for a safe place to park overnight, and now I’ve moved into a tiny home temporary shelter, I started a new job working at the post office, walking distance from the program. I’m so thankful,” Davis said.
ICAC’s next community meeting is scheduled for Sept. 10 from 1 to 2:30 p.m. at the Oakland FAITH Gallery, 1500 Broadway in downtown Oakland. The meeting will focus on job development at the Port of Oakland.
For more information or to donate, visit interfaithac.org or call Chambers at 510-239-6969.
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