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Landlords and tenant advocates clash at public hearing over successor occupancy and eviction thresholds
Summary
Public commenters at the June 25 Rent Control Board hearing sharply disagreed over proposals to expand who can remain in a unit after a tenant leaves and on a proposed small-rental-debt threshold tied to HUD FMRs; landlords warned the changes could prevent rent resetting, while tenant advocates called the provisions humane and necessary.
At the Santa Monica Rent Control Board’s June 25 public hearing on proposed tenant-protection charter amendments, public commenters sharply disagreed over successor-occupancy and how to set a small-rental-debt eviction threshold.
Housing-provider representatives argued the proposed expansions would erode owners’ rights to return units to market rents. Joseph Ramos of the Association of Greater Los Angeles warned the board that expanding successor-occupancy beyond death or incapacitation "would transform that limited exception into a perpetual tenancy," saying the change "goes far beyond every city identified by your own staff." Similarly, speakers identifying as small landlords urged the board to retain narrow exceptions so aging, rent‑controlled buildings remain financially viable.
Landlord commenters also cited legal constraints. Michael Milman referenced recent case law and Costa Hawkins, saying owners will "stand up and... fight" to preserve their ability to set rents; he added bluntly, "You're not going to get ocean view apartments for $600." Several commenters argued a 150% FMR threshold would inflate the standard and delay landlords’ ability to file for nonpayment-based terminations.
Tenant advocates and individual residents urged broader protections. Heather Thomasson described real-life family needs and supported occupancy protections to allow family members who move in to be safeguarded from immediate eviction: "This is good policy and it's the humane thing to do." Jay Johnson, who identified himself as a landlord, offered a mixed critique focused on the HUD benchmark and urged clearer explanation of how the HUD numbers would apply to legacy tenants who pay below-market rents.
Board members heard these concerns and adjusted language to narrow enumerations of family, require one-year residency for occupants to qualify to remain after vacancy, and add notice and reasonableness procedures to balance landlord and tenant interests. Several commenters predicted further legal dispute over how successor occupancy interacts with state law and deed restrictions; the board did not resolve those legal questions in the hearing and directed staff to prepare final transmittal language for City Council review.
The City Council will decide whether to place any of the recommended charter amendments on the November 2026 ballot.
