[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6581595,"mediaKeyId","3091018-fe4d9b5e0918eac811821e0178ca74c4","parentId",3091018,"title","Council narrows renoviction loophole: adds rent cap on return, contractor verification and one‑year cooling period","audioSeconds",6869,"startMs",11327000,"endMs",18196000,"viewUrl","/Search/View?dp=1&key=3091018-fe4d9b5e0918eac811821e0178ca74c4&start=11327&end=18196","thumbnailUrl","https://assets.pipeline.soar.com/3091018-fe4d9b5e0918eac811821e0178ca74c4/thumbnail_11327000.jpg","articleUrl","/articles/6581595/Santa-Barbara-City/Santa-Barbara-County/California/Council-narrows-renoviction-loophole-adds-rent-cap-on-return-contractor-verification-and-oneyear-cooling-period","mediaUrl","https://secure.pipeline.soar.com/6581595-cddedc942c4d1c25d76e8d2895afcfac/orig.mp4?Expires=1771181466&Signature=AccvG3ENd-KTi3t6Dosw9N7kB~NsuapmMAVbLobbo7yLvLOV1fSCo39clCxq6nWv1XE1hrBrpk5DO66d0zwBl2g~3vpVMFd240xpEUiFG3xRxDsq-z6MEenLN08DJmmPt2N8ONS2fVw9Rlh1k38e2dRqMLhBvuGu2n2egA31zh8wR9diF6AcLTGVYGMg0wcC6D~AFpAWlv6uPbnwoLB1Mr4RgGBBhC7Sl0C4n-OrIoI2CniRywtnBHkly8WlTJ4T6watNpDMarebrv6qQkt-arJ~NeZNOHJwGwtW0y8v9nsJINTY8t48qVOTJsUi8VG96yr9ezdAqKn~dwT0GSdrOw__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Santa Barbara, CA","date","2025-04-23T02:21:16.31Z","article","The Santa Barbara City Council voted April 22 to amend the city’s just‑cause eviction chapter (SBMC Chapter 26.5) to add three changes intended to reduce so‑called “renovictions”: a limit on rent increases for a returning tenant, independent verification when owners claim a remodel requires tenant relocation, and a one‑year cooling‑off period following a change of ownership before a no‑fault eviction for demolition or substantial remodel may begin.

Assistant City Attorney Dan Henschke told the council the ordinance change is narrow: it would not apply to newly constructed units (a rolling 15‑year exemption), owner‑occupied single‑family residences that rent two or fewer units, hotels, dormitories operated by educational institutions or deed‑restricted affordable housing. “What the proposed amendment would do is limit the rent that could be charged to a tenant upon exercising the right of first refusal,” Henschke said. Under staff’s draft, the return rent would be the preexisting rent increased by the change in the consumer price index (CPI) plus 5 percent, capped at a 10 percent increase.

Key changes approved

- Cap on return rent: If a tenant is displaced for a substantial remodel and then exercises a right of first refusal to return, the rent charged on return would be no more than the prior rent increased by CPI plus 5% or 10%, whichever is lower. Henschke said the language borrows the state’s CPI definition to reduce ambiguity.

- Independent verification: For an owner to evict a tenant for a remodel that requires the tenant to vacate for more than 30 days, the owner must provide an independent written verification from a licensed construction professional (A, B or B2 classification as applicable) executed under penalty of perjury stating the work cannot reasonably be done with the tenant in place and requires at least a 30‑day vacancy. The report cannot be from the contractor who will perform the work or a party with a financial interest in the work.

- One‑year cooling‑off period: An owner who acquires a property containing five or more rental units may not commence a no‑fault eviction for demolition or a substantial remodel for one year after acquisition.

Election of the measure and council vote

Council Member Santa Maria moved the measures; Council Member Harmon seconded. The motion also added three uncodified intent statements from an earlier January 2024 ordinance record back into the ordinance documentation and directed staff to research an appeals process for owners or tenants, returning with a proposal later. The motion passed 4–2 on roll call: yes—Harmon, Santa Maria, Sneddon and Gutierrez; no—Jordan and Mayor Randy Rouse; Council Member Friedman was absent.

What supporters said

Speakers representing tenant organizations, community groups and service providers urged adoption of the measures to protect long‑term residents, seniors and lower‑wage workers from displacement. Jacqueline Inda of Casa de la Raza said the organization serves families who “come in with situations with regard to rental evictions and fears” and urged the council to “fill those loopholes.” Legal aid advocates and tenant coalition members urged the rent cap on return as the essential protection to prevent landlords from rehousing returned tenants at substantially higher rents.

Opponents’ concerns

Property owner representatives and several landlords told the council the amendments would make routine renovations or financing difficult and could deter investment in the city’s aging housing stock. Betty Jeppesen of the Santa Barbara Rental Property Association warned that the independent verification requirement could be “virtually impossible” to satisfy because it would require a second licensed contractor willing to sign a statement under penalty of perjury.

Staff follow‑up and process

Henschke and other staff said they will return with the redlined ordinance and the uncodified intent language at the next consent calendar meeting (April 29) and will research an appeals process as directed by council. The council’s action introduces and authorizes reading of the ordinance by title only; final codification and any technical edits will appear in a subsequent adoption step.

Votes at a glance

- Item 16 (Amendments to Chapter 26.5 – just cause/renovictions): Motion by Council Member Santa Maria, seconded by Council Member Harmon. Roll call: Harmon—Yes; Santa Maria—Yes; Sneddon—Yes; Gutierrez—Yes; Jordan—No; Mayor Randy Rouse—No; Friedman—Absent. Outcome: approved, 4–2.

Why it matters: Council members who supported the motion said the changes close a narrow but consequential loophole that has produced displacement in Santa Barbara; opponents said the changes risk discouraging needed maintenance and rehabilitation of rental housing and could raise legal and financing complications for owners.","mediaType","Video","parentTitle","City Council - City Council April 22, 2025","oneSentenceSummary","The Santa Barbara City Council voted April 22 to amend the city’s just‑cause eviction code to limit rent increases for tenants returning after substantial remodels, require third‑party verification for remodel‑related evictions, and bar new owners from initiating such evictions for one year after purchase.","taxTitle","Santa Barbara City, Santa Barbara County, California","taxId",4209,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6581601,"Santa Barbara previews two‑year budget; Measure I proposed to fund police, fire, libraries and housing",1866,2614000,4480000,"/Search/View?dp=1&key=3091018-fe4d9b5e0918eac811821e0178ca74c4&start=2614&end=4480","https://assets.pipeline.soar.com/3091018-fe4d9b5e0918eac811821e0178ca74c4/thumbnail_2614000.jpg","/articles/6581601/Santa-Barbara-City/Santa-Barbara-County/California/Santa-Barbara-previews-twoyear-budget-Measure-I-proposed-to-fund-police-fire-libraries-and-housing","https://secure.pipeline.soar.com/6581601-bf8127ed40c53cfbceb9549b6131e2ed/orig.mp4?Expires=1771181466&Signature=RsSG9JpV2-S~QFc7DGcFVHWazRv7EB0k0PWK0bu-~wlAdtGzu7nMVW99B7zk3xDW9nj8R05pXaPs~pi2upWPOEvMCo9LnOxm-98CmwmjStv2eFuT8UW1~HtsKP-pAUhbnPKvqOZjGNuWA5oHHank0DG8ZGvsR3cTgY0NPrpFklBNLBf1gEFjUTOrpAH32MFLkSb6JLjw9VUY3dyZz~b7ISj2G~oNJNtLcRX0q~IOkvXDcTEOyMwfvQxtP5~P8lbuwuyqDidtt5JkfikgSfDw6RyOerK3iwCiWlEMZZl0x92V6AUerp0gE4iIBw4PhOT80TPGDSF3SJSZbtGr-wPZ7Q__&Key-Pair-Id=KUT5TJCACFTXG","City Administrator Keith DeMartini presented a recommended two‑year financial plan to the Santa Barbara City Council on April 22, 2025, proposing that the first full year of Measure I sales tax revenue be used to restore public safety and services and to seed housing and homeless programs.

DeMartini said the administration expects Measure I to generate about $15.1 million in fiscal year 2026 and roughly $15.5 million in fiscal year 2027. “Measure I enabled us not to make further reductions this year,” DeMartini said, adding staff proposed using the revenue to fund police officers, firefighters, library staff and homelessness contracts that previously relied on one‑time funds.

The proposal would allocate Measure I dollars to restore 34 full‑time police officers and 19 firefighter positions; add eight Parks and Recreation positions including restoration of after‑school programs; and fund five library positions and security and digital collections that were previously sustained with one‑time grants.

Why it matters: Council members and members of the public urged the city to prioritize affordable housing funding as part of the budget debate. The presentation lays out where Measure I revenue would be appropriated and sets the hearing calendar the council will use to refine the plan and adopt the budget in June.

Key elements of the recommended plan

- Measure I distribution: Staff proposed appropriating all forecasted Measure I revenue for FY 2026–27, continuing existing programs and establishing two new ongoing transfers: $1.5 million per year to a general-purpose housing and homeless services fund and $1.5 million per year to the local housing trust fund for capital investment in affordable housing projects.

- Organizational changes: The recommended budget would create a new deputy city administrator position to oversee housing and human services, community vitality initiatives (including the State Street master plan and ombuds program) and a newly organized downtown services program (parking management, plaza support and downtown ambassador services). To offset the deputy’s cost, the Community Development Director position would be held vacant for part of the year.

- Downtown parking: Staff proposed maintaining core parking operations in the enterprise fund while shifting certain downtown services back to the general fund (eliminating a prior cross‑subsidy). Proposals include piloting pay‑by‑plate at Helena Lot, discounted rates to encourage downtown activity, affordable off‑street parking options for downtown residents and a pause on capital projects to complete a comprehensive needs assessment.

- Budget transparency and schedule: Budget Manager Natalia Glusak demonstrated the city’s online budget book, which includes a Measure I landing page and searchable department pages. Council approved the proposed schedule of hearings and workshops that will culminate in budget adoption on June 17. The council vote to approve the hearing schedule was 6–0 (Council Member Sneddon motion; Council Member Santa Maria second; roll call yeses: Harmon, Santa Maria, Sneddon, Gutierrez, Jordan; Mayor Randy Rouse yes; Council Member Friedman absent).

Quotes from staff and advocates

“Measure I enabled us not to make further reductions this year,” DeMartini said during his presentation.

Natalia Glusak, budget manager, demonstrated the online budget book and emphasized the administration’s aim to make financial documents more accessible to the public: “We continue to try and improve our overall accessibility, taking feedback from our various board commissions and the public.”

Public comment and next steps

Speakers during the public comment period included representatives from nonprofit housing providers and homeless services who urged larger, dedicated investments in deeply affordable housing. Habitat for Humanity, New Beginnings and the Housing Authority urged increased allocations to the local housing trust fund, arguing local gap financing leverages state and federal dollars.

The council approved the schedule of hearings and public meetings that will allow staff to return with detailed line‑item information and proposed fee updates. The next comprehensive budget hearing is scheduled for May 6, with final adoption targeted for June 17, 2025.","City administrators presented a two‑year recommended budget that incorporates the first full year of Measure I sales tax revenue and proposes new staffing and reorganizations for housing, downtown services and public safety. Council set the public hearing schedule for final deliberations and adoption in June.","actionData","errors"]

Article not found

Council narrows renoviction loophole: adds rent cap on return, contractor verification and one‑year cooling period

Santa Barbara previews two‑year budget; Measure I proposed to fund police, fire, libraries and housing