San Rafael staff outline expanded housing-inspection program as tenants report mold, pests and odors

City staff on Aug. 18 described plans to strengthen San Rafael’s housing-inspection program after residents and community advocates reported persistent habitability problems in multiunit buildings.

Assistant Director Luke Kurt, who oversees the city’s building and code programs, said the proactive inspection effort targets residential properties with three or more units (and hotels with six or more rooms) on a five-year cycle and focuses on minimum habitability standards — sanitation, plumbing, climate control, structural integrity, fire safety and proper egress. Kurt told the subcommittee the program can respond outside the five-year schedule when complaints indicate urgent hazards and emphasized relocation assistance for residents when major repairs require displacement.

"The housing inspection program focuses on preserving a safe, sanitary and livable residential environment throughout the city," Kurt said, adding the team has already responded to specific problem properties and can escalate enforcement when owners are uncooperative.

Alexis, a co-presenter from staff, summarized outreach with frontline caseworkers and tenant interviews and said fear of eviction and rent increases often stops residents from reporting problems. "Habitability was a consistent theme," she said, noting staff found some property managers do respond proactively when inspections are planned but many tenants still remain reluctant to come forward.

Staff reported performance trends showing a recovery from pandemic disruptions and projected inspection coverage of roughly 1,593 units by year-end. They told the subcommittee the program is currently supported chiefly by roughly $350,000 per year in tax allocations and faces a widening funding gap if it continues at scale.

To address capacity and targeting, staff proposed several program changes: a shift toward digital case-tracking so any stakeholder can view case status, the addition of mold and lead testing capabilities, and a graduated inspection schedule that would prioritize older or higher‑risk properties for more frequent reviews. Staff also suggested evaluating a fee model to move the program toward self-sustaining funding.

Council members pressed staff on specific next steps. Kurt confirmed the city is experiencing technological challenges in its current software transition but said the goal is a modern case-management workflow that makes timelines and next steps clear to complainants. On funding, staff said options under consideration include rethinking how fines and compliance payments could be applied to bring buildings back into compliance rather than augment the general fund.

Staff said the subcommittee will return with follow-up materials, performance metrics and clearer resident-facing guidance on the complaint and inspection process.