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CityWatch,
July 2001
by Wes Wellman
ANNUAL GENERAL
ADJUSTMENT APPROVED
The
Santa Monica Rent Control Board has approved the 2001 Annual General Adjustment
in rents of 4.2% per year with a cap of $40 per month. In recommending
the increase the Board noted that residential electricity rates are scheduled
to increase 37% when the new rates take effect, gas rates have increased
over the last two years 56.9%, and water and refuse rates have also increased
but by smaller percentages than gas or electricity rates. Units rented
between September 1, 2000 and August 2001 are not eligible for the 2001
general adjustment.
Master-Metered buildings were approved for a supplemental increase. If
a landlord pays for all gas and electrical service for the common areas
and, additionally, for all electrical service or all gas and electrical
electrical service in individual units on the property, the landlord may
increase the rent by an additional $10, in addition to the general adjustment.
By way of comparison, 2001 Rent increases in other rent controlled Cities
were as follows: Berkeley- $10, plus an additional and $8 if the owner
pays for all gas service to the rental unit; New York City- 3% for one-year
leases and 5%for two year leases plus a $15 per unit supplement for apartments
renting for $500 or less.
SMRPH, VERITAS AND
NOW FAIR,
BUT OPPOSED BY SMART
If one wants high pay and regular employment in the private sector in
Santa Monica, landlord tenant law or political consulting are the best
bets. The activist and extremist nature of Santa Monica Government guarantees
constant litigation and political maneuvering.
With the last election barely over, already two new ballot initiatives
and a referendum are in various stages of action. SMRPH, the condominium
conversion initiative has qualified for the next ballot. VERITAS, the
governmental reform initiative, has signature gatherers on the street
at this time in an effort to force a special election during which both
SMRPH and VERITAS would go before the voters.
Now FAIR (Fighting Against Irresponsible Regulation), a coalition of hotel,
restaurant and retail interests, has announced plans to gather signatures
to force a referendum requiring the Living Wage Ordinance, still being
amended by the Santa Monica Council, to be approved by the voters. Samuel
Johnson once described a second marriage as "the triumph of hope
over experience". Proposition KK, last year's attempt by the hotel
industry to water down the proposed Living Wage Ordinance and to prohibit
the Council from making additional changes without a public vote, lost
by a 4 to 1 margin and looks at this stage to be the political equivalent
of a second marriage. In an attempt to pass Prop KK, the hotel industry
spent close to $1 million and received fewer than 8,000 votes.
FAIR is opposed by SMART (Santa Monicans Allied for Responsible Tourism).
This is a coalition of the usual local left-wing political suspects spiced
with some outside labor interests.
So it's full employment for political consultants in Santa Monica and
if FAIR loses, look for the attorneys to go to work on a lawsuit challenging
the constitutionality of the Living Wage Ordinance. Perhaps, a deal could
be cut wherein hotels and restaurants could continue to employ entry level
workers at the $6.25 per hour minimum wage as long as the workers are
either law or political science students.
TENANT RENT GOUGERS THREATENED
The New York Times reports that a New York City judge has ruled that landlords
may evict tenants who charge roommates more than a fair share of the rent.
The case involved an elderly tenant who was charging her roommate over
120% of her monthly rent in violation of a new state regulation on roommate
overcharges.
Profiteering by tenants in low rent apartments is a common practice in
Santa Monica as well. But, although the Santa Monica Rent Board brings
the full force of the police state to bear to any owner guilty of overcharging
tenants, I am unaware of any case ever brought against a tenant for overcharging
a roommate.
Perhaps Santa Monica needs one more ballot initiative to deal with this
issue, TART (Tenants Are Rent-gougers Too).
DOGGONIT
Martin Snitow reports in the San Francisco Apartment Magazine that a Presa
Canario-mastiff dog owned by one apartment tenant attacked another tenant
in the same building. The attacked tenant soon died. Snitow says, "A
landlord who knows a tenant's animal is dangerous is at risk for liability
due to any injury or damage it causes. However, under certain conditions,
the law requires a landlord to permit a tenant to keep an animal in a
rental unit". So if you are aware of a dangerous dog in your building,
better contact the attorney of your choice.
BUSTED IN BERKELEY
The Los Angeles Times reports that a Berkeley Landlord convicted of importing
young females for sex and cheap labor filed papers claiming a "cultural
defense". Attorney Ted Cassman asked a Judge to "consider that
Lakireddy Bali Reddy is a product of a society" in which "the
norms of his society were amenable to conduct which is clearly offensive
in the U.S." He might have gone on to assert the "Berkeley Defense"
that he is living in a city where the norms of mainstream society have
never applied.
DOT.GONES
A St. Paul, Minnesota newspaper refers to hi-tech renters who have lost
their high paying internet related jobs, high rent apartments, and have
moved from the area as dot.gones. At least you know that your dot.commers
who left without paying the rent aren't in Minnesota.
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