Rental Housing Committee Regular Meeting - November 20, 2025
Rental Housing Committee Regular Meeting - November 20, 2025
The Rental Housing Committee met on November 20, 2025 at 6:03 PM. The meeting included a consent calendar, an appeal hearing on rent reduction petitions, and adoption of new anti-retaliation and anti-harassment regulations. All votes were unanimous.
Consent Calendar
- Approved by one motion: minutes from October 23, 2025, Q1 FY2025-26 financial expenditure reports for CSFRA and MHRSO, and the Rent Stabilization Division activity report for Q1 FY2025-26. Vice Chair Cox highlighted key statistics from the activity report: a new high in notices to cease, low failure-to-pay rent notices, vacancy rates for newly built units at 10.6% (down 3%), fully covered units at 3.5%, and rents per month at $44.61 for newly built units versus $28.96 for fully covered (a 54% premium, down 1% from prior).
Public Comments & Testimony
- Oral Communications (non-agenda): No speakers.
- Appeal Hearing (Item 5.1): Two public comment periods. Appellant tenant Mr. Negrete (unit 11) spoke through an interpreter, stating he never thought the hearing officer erred but wanted restoration of parking and storage, and highlighted ongoing harassment from an upstairs neighbor. Respondent landlord David Orvik stated that construction is complete and parking and storage can be restored, and that eviction proceedings for the problematic tenant are underway. Respondent tenant Ms. Steele (unit 25) also requested restoration and cited vehicle wear and tear. In rebuttal, Mr. Negrete’s representative asked what to do in the meantime; landlord replied the rent reduction compensates for that.
- Anti-retaliation regulations (Item 6.1): One public speaker, representing the California Apartment Association, urged rejection of the regulations, arguing they are unnecessary given existing state law.
Discussion Items
- Appeal of Hearing Officer’s Decision (Petitions 24-25, 40-25, 44-25, 49-25): Staff presented a consolidated appeal covering two units and three petitions for downward rent adjustment due to decreased housing services (removal of pool, parking, storage; and failure to mitigate neighbor harassment for unit 11). The hearing officer had awarded monthly reductions: $165 for parking (each unit), $162 for storage (each), and $165 for loss of quiet enjoyment (unit 11 only). The landlord appealed the parking and storage amounts; the tenant appealed for higher amounts on all three items. Staff recommended affirming the decision. The committee deliberated, with Vice Chair Cox moving to accept the tentative appeal decision. The motion passed unanimously. Members noted the hearing officer had wide discretion and the decision was supported by substantial evidence.
- Adoption of Anti-Retaliation and Anti-Harassment Regulations: Staff presented draft regulations (CSFRA Chapter 14, MHRSO Chapter 13) following two study sessions. Minor edits from the October 23 study session were incorporated. Committee debate ensued: Alternate Balch argued for data showing state law inadequacy and expressed concerns about increasing litigiousness. Vice Chair Cox supported the regulations for providing clarity to tenants. Member Brown supported them based on tenant feedback. Member Keating emphasized the value tenants have in staying in rent-controlled units. The motion to adopt passed 5-0. The committee also agreed to forward the adoption to the City Council for information.
Key Outcomes
- Consent Calendar: Approved unanimously.
- Appeal Decision: The committee upheld the hearing officer’s decision in its entirety, affirming monthly rent reductions of $165 for parking, $162 for storage (both units), and $165 for loss of quiet enjoyment (unit 11 only). Refunds and ongoing reductions as ordered.
- Anti-retaliation and Anti-harassment Regulations: Adopted unanimously. Regulations become effective immediately for CSFRA and MHRSO units.
- Staff Updates: Due to staffing limitations, the Rent Stabilization Division will move from quarterly to semi-annual reporting for financial and activity reports (items 3.2 and 3.3). Upcoming workshops on utility adjustment petitions scheduled for December 2025. The next regular meeting is December 18, 2025 at 6 PM.
Meeting Transcript
Good evening. Welcome to the November 20, 2025 rental housing committee regular meeting. This meeting is called to order at 6.03 PM. I'll proceed with roll call. I see all members are present. Moving on to item three, consent calendar. These items will be approved by one motion unless any member of the committee wishes to remove an item for discussion. The purpose of the consent calendar is for the committee to efficiently and quickly consider routine or administrative business items with one motion. Public comment will occur after discussion. We invite you to submit a speaker card now if you'd like to speak on this item during public comment. Would any member of the committee like to pull an item? Pulling an item? If you're commenting, we can do that. can do that afterwards. Okay, I now invite public comments, in-person public comments will be called to speak first. Any member of the public wishing to provide virtual comment on consent calendar items, please click the raise hand button on Zoom or press star 9 on your phone. This is for consent calendar. Seeing none, I will now bring the item back for committee action. A motion to approve the consent calendar should include reading the title of the agenda items. Do I get to comment? Vice Chair Cox. Okay. Thank you. I just want to make a few short comments on item 3.3, rent stabilization division activity report for quarter one of fiscal year 2025-26. Just some things stuck out in the report and I thought they were worth noting. One is that there's a new high in notices to cease. And so that's a little bit concerning. But the failure to pay rent notices is at a very low point, which is good. As far as the market conditions, the vacancy rate for the newly built units is down to 10.6%, which is about a drop of 3%, which is a positive thing. And for fully covered units, it's down to 3.5%, which means that it's getting harder and harder to find a rent-controlled unit in Mountain View, which is somewhat of concern. The rents for the newly built units are actually up to $44.61 per month, and for fully covered units, it's still around $28.96, which is a ratio of means that the rents for the newly built units are 54% higher, which is down 1% from last time, but is still stubbornly high. So there's a big discrepancy between the newly built units, rents and fully covered units. And so that's a troubling situation for our city. Anyway, those are my comments. Thank you for letting me make them. Anyone else would like to speak? Otherwise, a motion is in order.
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