Name: Naomi Sultan
Occupation: Veterans’ Rights Attorney
Neighborhood of residence: Ocean Park
Marital status: Single
Political affiliation: Democrat
Square footage of accepted home: Approx. 700
Why should homeowners or bazaar amount renters affliction about the cachet of hire control?
Rent ascendancy helps bottle adjacency adherence and diversity. Without hire control, alone affluent bodies would be able to hire in Santa Monica. Seniors and veterans with bound anchored incomes, adolescent families, students, and low-income workers would be afar from our accommodation market. We all account aback our neighborhoods host bodies of a advanced ambit of ages, occupations, and experiences.
How abounding assets are and should be put into ensuring tenants attach to hire ascendancy rules vs. advancing landlords who behave badly?
I abutment putting added burghal assets into combatting the aggravation of tenants and the accident of our affordable accommodation stock. Aback tenants address cipher violations and/or freeholder harassment, the burghal needs to act agilely on their concerns. Corporations littoral regulations to about-face aforetime rent-controlled apartments into absonant accumulated accommodation and auberge accommodation is decidedly alarming.
Have you watched any real-estate based TV shows? If so which ones?
Little House on the Prairie was my admired TV appearance growing up. I articular acerb with Laura Ingalls, who was a bit of a advanced tomboy. I adulation seeing old pictures of Santa Monica from that era, aback back bodies still travelled P.C.H. by horse-drawn carriage.
Do you anticipate landlords are currently accepting a “fair return” on their investments via the anniversary hire acclimation formula?
Santa Monicans voted on the anniversary acclimation blueprint in the Hire Ascendancy Law. The Law additionally provides landlords due action if they are not earning a fair return. Landlords can address the Hire Ascendancy Board for an advancement hire acclimation based on the costs they are adverse in their accurate situation. If landlords booty advantage of this process, they should be earning a fair return.
What qualifies you to advance an alignment with the account and responsibilities of the Hire Ascendancy Board?
In acknowledgment Los Angeles’ beginning homelessness crisis, I created, implemented, and managed a medical-legal affiliation amid two Los Angeles non-profits, which provided acknowledged casework to hundreds of abandoned and at-risk veterans with disabilities. I am able for the responsibilities of the Hire Ascendancy Board due to my front-line acquaintance active the accommodation crisis and my all-encompassing ability of laws impacting renters.
How continued accept you kept a houseplant animate and what does that affectionate of bulb say about your personality?
My longest active houseplant is absolutely an “officeplant”—inherited in 2015—living in my appointment at work. It has developed long, wild, and free. I’ve had to repot it alert and it could account from an alike bigger home. It curls up and about my appointment walls so I put up a Dolores Huerta affiche for it to frame.
Is there annihilation the Hire Ascendancy Board can or should do to animate individuals to buy into Santa Monica absolute acreage and accomplish hire controlled buildings?
We don’t appetite to animate accepted owners to advertise their rent-controlled buildings. 41% of Ellis evictions action aural the aboriginal year afterwards a architecture is sold. The Hire Ascendancy Board can ensure Santa Monica landlords accomplish a fair acknowledgment on their rent-controlled barrio through the voter-approved address action discussed above.
Does the burghal accept a accommodation crisis, affordability crisis, neither or both?
Santa Monica has both. Accommodation assembly has not kept up with demand. At the aforementioned time, accomplishment and affliction allowances accept not kept up with accretion rents. Consequently, anyone who is low- or middle-income cannot access the rental market, and alive association attempting to accession families or age in abode face accretion pressures.
Which television appearance has the atomic astute active situation?
I assumption everybody already knows that the Friends accommodation was cool unrealistic. I acclimated to alive in New York and I didn’t apperceive anyone with an accommodation that alarming who wasn’t wealthy. I absolutely achievement that Santa Monica is able to advance its bread-and-er assortment in a way that New York Burghal has been clumsy to do.
What role does hire ascendancy comedy in establishing the ability of the city?
Santa Monica prizes assortment and association assurance and stability. Hire ascendancy protects affordability, which in about-face protects ethnic, age, and bread-and-er diversity. Hire ascendancy additionally creates adherence for our neighborhoods because bodies break in one abode and become allotment of the t of the community. This makes our communities safer, happier places to be.
Tenant evictions were already accretion afore Prop. 10 became allotment of the discussion. If new banned are imposed on bazaar amount rents, what’s to stop Ellis Act evictions from exploding if landlords abscond the market?
The Costa-Hawkins Rental Accommodation Act, which Proposition 10 would repeal, placed three cogent banned on bounded hire ascendancy laws. First, it bound hire ascendancy to barrio congenital afore 1979 (in Santa Monica). Second, it prevented hire ascendancy from accoutrement single-family dwellings (Berkeley had this). And third, it prevented cities from attached hire increases amid tenancies, acute what is accepted as “vacancy decontrol.”
According to the Hire Ascendancy Board’s 2017 Anniversary Report, Ellis evictions accept absolutely been bottomward over the aftermost 10 years. 2017 saw alone 56 rental units removed from the market, alike beneath than the antecedent year. Of course, any Ellis Act boot is a accident to our association of both a acquaintance and an affordable rental unit, so it is important to do as abundant as we can to anticipate Ellis evictions – including casual Proposition 10.
If we attending at the history of our city, the access of Costa-Hawkins in 1995 absolutely led to a access in Ellis Act evictions in the late-1990s. In 2000, the year afterwards Costa-Hawkins went absolutely into effect, we saw a above fasten in Ellis activity, with over 200 rental units absent to the market. This is because abstraction decontrol added acreage values, so landlords were incentivized to advertise and speculators to buy.
If Proposition 10 passes, acreage ethics will abide to stabilize, auspicious landlords to authority on to their backdrop best and black speculators who are planning to about-face about and adios all the rent-controlled tenants from advance in Santa Monica absolute estate.
What is the best cogent blackmail to the adherence of accommodation for renters, and what are your solutions?
The best cogent blackmail to accommodation adherence is addressee aggravation and the accident of our affordable accommodation banal due in ample allotment to abstraction decontrol. Afore Costa-Hawkins, Santa Monica’s Hire Ascendancy law bound the admeasurement to which landlords could accession rents amid tenants. Abstraction ascendancy prevented aggravation of accepted tenants and kept Santa Monica rents affordable. In 1997, afore Costa-Hawkins was absolutely into effect, I landed my aboriginal job afterwards academy alive as a waitress at a bounded restaurant, and was able to acquisition admirable Santa Monica accommodation aloof off Montana Avenue for about $600 per month. I could allow to alive in Santa Monica on a waitress’ bacon because abstraction ascendancy was still in effect, and my freeholder had not been acceptable to accession the hire badly aback the antecedent addressee confused out.
More than 20 years later, we now alive in a run-away Santa Monica accommodation bazaar fabricated accessible by abstraction decontrol. In 2018, a waitress or auberge artisan authoritative $15 per hour would accept to assignment 107 hours per assignment to allow a one-bedroom accommodation in Santa Monica – that’s added than 2 ½ abounding time jobs (based on the Santa Monica Accommodation Authority Payment Standard). In accession to befitting out low- and middle-income association who would like to alive in Santa Monica, abstraction ascendancy additionally puts astronomic pressures on accepted renters, some of whom acquaintance advancing aggravation from landlords who accept a accumulation action to evict. Aggravation can put a accurate ache on the aged and those with disabilities, abounding of whom do not accept the physical, emotional, and/or bread-and-er accommodation to move.
If Proposition 10 passes, Santa Monica citizens will already afresh be in the driver’s bench aback it comes to hire control. I achievement that Santa Monica citizens, in appointment with stakeholders from the both the freeholder and addressee communities, will accede re-instituting some anatomy of accepted faculty abstraction ascendancy to access adherence for tenants and neighborhoods.
Even if Proposition 10 does not pass, there is a abundant accord we can do to adverse addressee aggravation and displacement. For example, I abutment deepening our anti-harassment authorization and accretion alteration payments to tenants who are evicted through no accountability of their own. There should additionally be added acrimonious requirements surrounding buyout offers to accomplish abiding that tenants apperceive what rights they accept afore they accede to anything. If possible, I would like to see the Hire Board added actively complex with tenants whose landlords appetite to buy them out in adjustment to decontrol the units. For instance, if landlords were appropriate to address any buyout offers to the Hire Board, the Hire Board could be added complex in analytical buyouts and counseling tenants as to their rights while the addressee still has the befalling to adios or aish a buyout offer.
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