OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Unincorporated Services Committee Meeting on Junk Fees and Urban Forest Planning on July 31, 2026

Board of Supervisors — Friday, July 31, 2026
BodyAlameda County, California
SessionBoard of Supervisors
DateFriday, July 31, 2026
StatusNEW · FILED
Video Record
0:00 / 1:33:00
Transcript — Verbatim
0:10

All right.

0:11

Good evening.

0:15

Good evening.

0:17

See, sorry, running a little behind.

0:21

So we're going to call the meeting to order for the unincorporated services committee for the board of supervisors.

0:28

Clerk want to take the role.

0:30

Supervisor TAM.

0:32

Present.

0:32

Supervisor Miley.

0:34

Present.

0:34

We have a quorum.

0:35

All right.

0:36

So if we could have instructions and interpretation.

0:50

Steven.

0:53

Yes, they're loading on the screen now.

0:57

Dice para seleccionar el canal de lenguaje español.

1:03

Este instrucciones para la persona assistindo a la reunión presencialmente.

1:09

Uno asegurece de tener la applicación de Zoom installada in su teléfono intelligente and conexión al internet.

1:16

Favor de usar audífonos con su dispositivo para no interromper la sala de reunion.

1:22

Abril applicación de Zoom and ingresar a la reunion con el numero 846, 8443, 0209.

1:33

A click in la esquina con los tres puntitos.

1:37

Selecciona interpretación.

1:39

Aga clic in el idioma que desee escuchar.

1:43

Español.

1:44

Y opcional para escuchar solo el idioma interpretado.

1:48

Aga clic in silencio audio original.

1:56

Thank you.

2:05

For in-person participation, the meeting site is open to the public.

2:10

If you'd like to speak on an item, you can fill out a speaker's card in the front of the room and hand it to me, the clerk.

2:16

And for remote participation, you can follow the teleconferencing guidelines posted at www.acgov.org and use the raise your hand function.

2:28

All right.

2:28

So first item this evening is a background and history.

2:32

There's the interpreter speaking.

2:33

Please please turn on the interpretation function.

2:38

Okay.

2:41

Are we okay?

2:42

Yes.

2:43

Okay.

2:43

So first item is informational item on background and policy briefing on junk fees.

2:49

And that'll be the housing and community development department.

2:56

Good evening, supervisors and members of the public.

2:59

My name is Aaron Tiedman with the Alameda County Housing and Community Development Department.

3:04

I'll be presenting this informational item on junk fees tonight.

3:09

I'll wait to get the slides up.

3:11

Thank you.

3:49

Now to define what we're talking about, there's a variety of fees that are routinely charged as part of the rental market that are outside of base rent.

3:59

Often these are part of the lease, though sometimes they're not.

4:36

So it is quite common for there to be a variety of these fees, and many of them are uh very necessary.

4:43

If we can go to the next slide.

4:46

Over the term junk fees specifically refers to uh fees like this that are charged outside of the lease and outside of the rent uh that are perceived as hidden, excessive, or often deceptive.

5:00

And you can see a chart on the right there that is from a National Consumer Law Center study on this that cites some of the most common fees that are perceived as junk fees, and that's from a survey of legal service providers across the country and cites, you know, excessive rental application fees, excessive late fees, uh, utility fees is some of the most common types of what usually constitutes junk fees.

5:23

Um the informality of these fees often makes them very difficult to track consistently and you know, just for them to show up in the data.

5:33

Uh, and these fees can often be uh part of what prices tenants out of their homes or can lead to evictions if they're unpaid for a significant amount of time.

5:42

Uh, so they can be used to you know start that eviction process, even if they are outside of or sort of uh hidden as part of the cost of paying rent.

5:52

We go to the next slide.

5:55

Uh now, as I believe uh board members have heard, uh, we have heard some data coming out of the unincorporated county that there has been a significant increase in the use of junk fee charges uh in the unincorporated areas.

6:09

Uh we have uh received a report from the Eden Renters United in my invoice that canvassed several large rental communities in Ashland, Sherrill and Castro Valley over the last year.

6:20

And they found that in about five of those buildings, and this is you know not an exhaustive report, but uh shows that this is somewhat widespread, there were significant fees being paid in addition to base rent uh that were categorized at junk fees.

6:34

Uh most of these uh in these buildings were categorized as utility fees for sort of garbage, water or sewer services, um, which you know makes it difficult to determine exactly what the source of those fees are, but we'll go into that a little more on the next slide.

6:52

Um I just said, uh, you know, these fees they are attached to utilities, but uh for a variety of reasons reported by the tenants in these uh surveys and door knocking that's been conducted by uh these groups in the unincorporated areas, these appear to be junk fees uh for a couple reasons.

Discussion Breakdown — Share of Meeting
Affordable Housing█████████████████████████25%
Environmental Protection███████████████████19%
Unincorporated Area Services██████████████████18%
Consumer Protection██████████10%
Public Works███████7%
Public Engagement██████6%
Workforce Development█████5%
Water And Wastewater Management████4%
Procedural███3%
Summary of Proceedings

Unincorporated Services Committee Meeting – July 31, 2026: Junk Fees Briefing and Urban Forest Planning Update

The Unincorporated Services Committee (USC) met on July 31, 2026, at the San Lorenzo Library to receive informational briefings on two topics: a background and policy briefing on "junk fees" in the unincorporated rental market, and an update on the Unincorporated Urban Forest Planning project. Both items were informational; no votes were taken. The committee heard public testimony on both items and provided direction to staff on next steps.

Public Comments & Testimony

  • Kristen Hackett (Eden Renters United) presented bills showing a family paying $738/month in extra fees (including a $250 month-to-month lease fee) and argued fees are divorced from actual costs (the landlord pays $153/month for trash but charges $200 per tenant).
  • Lindsay Wright (reading testimony for Nika B) asked for investigation and documentation requirements due to unpredictable utility billing.
  • Sandra Hernandez (My Eden Voice) reported fees ranging from $80 to $700/month were found in five of eight surveyed buildings, emerged after 2019 state rent control, and are used to circumvent rent caps; she argued housing is a human right.
  • A representative from the California Apartment Association (CAA) supported education and transparency over new local ordinances, stating renters should understand charges.
  • Tahira Dean (Public Advocates) stated state bill AB 1248 to ban junk fees failed, and the county should pass a local ordinance; she noted landlords often hide fees or add them via coerced leases.
  • Derek Barnes (Fair Rental Housing Association) supported protecting residents from surprise charges but urged the county to avoid the loaded term "junk fees" and to study actual practices before regulating; he distinguished legitimate utility costs.
  • Diane Weither (San Lorenzo resident) commented on the urban forest item, raising concerns about PG&E tree removals without coordination, need for tree maintenance education, and grants for proper trimming.
  • Miguel (in Spanish, interpreted) commented on tree maintenance responsibility and broken sidewalks, suggesting a dedicated maintenance agency.
  • Mila (intern for Supervisor Miley) announced the Healthy Living Festival on September 24, 2026, at the Oakland Zoo for Alameda County seniors.

Discussion Items

1. Informational Item: Background and Policy Briefing on Junk Fees Aaron Tiedman (Housing & Community Development) presented an overview of junk fees – hidden, excessive, or deceptive charges outside base rent. A survey by Eden Renters United of five large rental buildings in Ashland, Cherryland, and Castro Valley found fees for garbage, water, and sewer ranging from $85 to $700/month, often without notice, not tied to service, and used to pressure tenants. State law (AB 1482/SB 567) does not cover these fees; AB 1248 failed at the state level. The California Apartment Association (CAA) argued fees are standard and can help tenants manage costs, but supported transparency in listings. The National Consumer Law Center recommended limiting fees, requiring opt-in consent, and mandating transparent advertising. Local examples from Salinas and Mountain View define rent narrowly to ban junk fees. Possible county options include defining rent in a stabilization ordinance, banning specific fees, seeking state clarification, or funding enforcement.

Supervisor Lena Tam asked clarifying questions about which fees are at issue; the problematic fees are primarily for garbage, water, and sewer that are not separately metered. She also asked whether junk fees have appeared in unlawful detainer proceedings; staff did not have that data. Supervisor Nate Miley emphasized the need to distinguish between legitimate and abusive practices, and proposed exploring:

  • Requiring all rental listings and agreements to include all costs and fees (subject to county counsel review)
  • Determining if imposing junk fees could be treated as harassment under an anti‑harassment ordinance
  • Conducting a broader study of the problem

The supervisors agreed that more information is needed. Staff and county counsel were asked to return in 3–4 months with a comprehensive informational report on legal options and potential studies.

2. Informational Item: Unincorporated Urban Forest Planning Project Update Ali Abbors (Planning Department) updated the committee on the Urban Forest Plan project, funded by a $685,000 Calfire grant (IRA funding). The project has two main deliverables: (1) an Unincorporated Urban Forest Plan, including a complete street‑tree inventory (expected ~16,000 trees), analysis of canopy equity, urban heat, and fire risk, and recommendations to achieve the Board's goal of 20% canopy cover by 2050; (2) a Growing Futures workforce development pilot program in partnership with Merritt College and the Hayward Area Recreation and Park District (HARD), providing 5–8 students with free coursework and stipends in arboriculture. The project timeline runs through March 2028. A tree advisory group of 15 members (non‑Brown Act body) has been formed. The tree inventory is underway (about 4,000 trees inventoried as of the meeting). The project covers the urban unincorporated areas: San Lorenzo, Hayward Acres, Ashland, Cherryland, Fairview, and urban Castro Valley.

Supervisor Tam noted that San Lorenzo values tree canopy and asked about the existing tree advisory board (TAB) under Public Works, which has not met since 2023; its members may be invited to the new advisory group. She also asked about the selection and composition of the new advisory group. Supervisor Miley stressed that he would need strong convincing before supporting any regulation of trees on private property, noting past controversies. Staff confirmed that the canopy equity analysis will include private property data from satellite imagery but the inventory is limited to public trees. Recommendations from the plan could include updates to the county's recommended tree list and possibly a future urban forest management plan. The committee will receive another update after the inventory and existing conditions study are completed.

Key Outcomes

  • No votes were taken; both items were informational.
  • Junk fees: Supervisors directed staff (Community Development Agency and County Counsel) to prepare a comprehensive report within 3–4 months exploring legal options for requiring transparency in rental listings and agreements, possibly treating junk fees as harassment, and conducting a study of the scope of the problem.
  • Urban Forest Plan: The committee will receive a future update after completion of the tree inventory and existing conditions study (anticipated within the next few seasons). The project timeline continues with public workshops and advisory group meetings.
  • The tree advisory group (15 members) for the Urban Forest Plan has been seated; the committee asked that its membership be disclosed at the next report.
  • The Growing Futures workforce program is recruiting 5–8 participants; information will be shared via newsletters and social media.

Meeting Transcript

All right. Good evening. Good evening. See, sorry, running a little behind. So we're going to call the meeting to order for the unincorporated services committee for the board of supervisors. Clerk want to take the role. Supervisor TAM. Present. Supervisor Miley. Present. We have a quorum. All right. So if we could have instructions and interpretation. Steven. Yes, they're loading on the screen now. Dice para seleccionar el canal de lenguaje español. Este instrucciones para la persona assistindo a la reunión presencialmente. Uno asegurece de tener la applicación de Zoom installada in su teléfono intelligente and conexión al internet. Favor de usar audífonos con su dispositivo para no interromper la sala de reunion. Abril applicación de Zoom and ingresar a la reunion con el numero 846, 8443, 0209. A click in la esquina con los tres puntitos. Selecciona interpretación. Aga clic in el idioma que desee escuchar. Español. Y opcional para escuchar solo el idioma interpretado. Aga clic in silencio audio original. Thank you. For in-person participation, the meeting site is open to the public. If you'd like to speak on an item, you can fill out a speaker's card in the front of the room and hand it to me, the clerk. And for remote participation, you can follow the teleconferencing guidelines posted at www.acgov.org and use the raise your hand function. All right. So first item this evening is a background and history. There's the interpreter speaking. Please please turn on the interpretation function. Okay. Are we okay? Yes. Okay. So first item is informational item on background and policy briefing on junk fees. And that'll be the housing and community development department. Good evening, supervisors and members of the public. My name is Aaron Tiedman with the Alameda County Housing and Community Development Department. I'll be presenting this informational item on junk fees tonight. I'll wait to get the slides up. Thank you. Now to define what we're talking about, there's a variety of fees that are routinely charged as part of the rental market that are outside of base rent. Often these are part of the lease, though sometimes they're not. So it is quite common for there to be a variety of these fees, and many of them are uh very necessary. If we can go to the next slide. Over the term junk fees specifically refers to uh fees like this that are charged outside of the lease and outside of the rent uh that are perceived as hidden, excessive, or often deceptive.

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