Responding to dual threats of deportation and homelessness faced by low-income immigrants, Marin Organizing Committee (MOC) launched a careful campaign to explore how to protect tenants.  The campaign culminated in a major victory this week, with leaders persuading the San Rafael City Council to not only mandate mediation between tenants and landlords when rent increases exceed 5% per year, but also to implement 'just cause' for eviction standards.  San Rafael is the county seat of Marin County, one of the most expensive places to live in California, and home to 70% of Marin County renters.        

Landlords and representatives from the California Apartment Association appeared in force to testify in opposition, but MOC leaders had been laying the groundwork for two years.  In response to pressure from MOC leaders in 2017, the Marin Board of Supervisors unanimously voted to support a mandatory mediation program for renters, which would apply only to unincorporated areas of the County (about 8,300 renters).  In 2018, the Marin Board of Supervisors passed a 'just cause' for eviction ordinance protecting tenants from sudden eviction -- again, only in unincorporated areas of Marin County.  Beyond negotiating for these protections, MOC shepherded a deal between Canal neighborhood tenants and a landlord who had initially imposed a 45% rent hike over 2 months, successfully increasing the time frame to 16 months. 

In response to passage of the ordinances, leader Meredith Parnell declared, "MOC is pleased that the San Rafael City Council is moving forward with these small steps to protect renters...we look forward to working with the city to ensure there is a well-resourced and multilingual community education and outreach campaign to explain these new ordinances to landlords and tenants alike.”

[Photo Credit: Adrian Rodriguez, Marin Independent Journal (top); Marin Environmental Housing Collaborative (bottom)]

San Rafael City Council Approves Renter Protections, Marin Independent Journal [pdf]

Marin Voice: Protecting San Rafael Tenants Helps Prevent Homelessness, Marin Independent Journal [pdf]

Marin Supervisors Improve Renter Protection With 'Just Cause' Ordinance, Marin Independent Journal [pdf] (2018)

San Rafael Canal Area Landlords, Tenants Strike Deal on Rent Hikes, Marin Independent Journal (2018) 

MOC Wins Significant Step on Renter Protection, West / Southwest IAF (2017)

At a news conference outside City Hall, One LA and a coalition of tenant advocates pressed the city to move forward with a 'right to counsel' ordinance, calling on Mayor Eric Garcetti to allocate $10 million to assist tenants in his upcoming budget.

"We have a humanitarian crisis in our city in regards to homelessness and housing," said Fr. David Matz of St. Agnes Catholic Church. "In the last ten years we have lost one thousand families from our parish due to these issues. Many of our elderly are forced out of their apartments and left homeless."

Every year, close to 30,000 people in Los Angeles face evictions. The money from the city would go not only to legal aid, but also to education and prevention, outreach and emergency payments to help keep struggling renters in their homes. The price tag of $10 million would fund the first year of a multi-year timeline to phase it in. 

"One LA has worked alongside Mayor Garcetti on the passing of proposition HHH and the linkage fee," continued Fr. Matz. "Now the LA Right to Counsel Coalition is presenting this strategy to address one of the biggest root problems of homelessness-- evictions. We know that Mayor Garcetti is working diligently so we ask him for his support for the "Right to Counsel" and to fully fund it."

Tenant activists want L.A. Mayor Garcetti to put $10 million into ‘right to counsel’, Los Angeles Times

Inquilinos Solicitan Ley Que Los Proteja del Desalojo, Estrella News (Video en Español)

Novato City Council Ponders Just Cause Eviction Ordinance, Marin Independent Journal

After careful agitation by leaders of Marin Organizing Committee, the Marin County Board of Supervisors passed a 'Just Cause for Evictions' Ordinance with a unanimous vote.  Leaders [in photo above] filled the County chambers in support of the ordinance which is expected to protect approximately 3,400 renters currently without protection from arbitrary eviction in Marin. 

In its coverage of the meeting, and the multi-year fight, Marin Independent Journal called Marin Organizing Committee "the leading voice calling for action to address the housing crisis."  

The Just Cause Ordinance was carefully crafted to provide protection to tenants without restricting landlords from acting to remove problem occupants.  Evictions are permitted when tenants skip out on rent, breach rental contracts and or pose other problems. 

While the ordinance is limited to protecting only tenants in unincorporated Marin, leaders are hopeful that the data collection incorporated in the ordinance will establish important evidence about rental conditions across the County.  

Marin Supervisors Improve Renter Protection With 'Just Cause' Ordinance, Marin Independent Journal [pdf] 

Marin Supervisors Support 'Just Cause' Rule for Evictions, Marin Independent Journal [pdf]

For the second time in 2018, Marin Organizing Committee leaders stood on the front lines of the fight against astronomical rent increases that put in jeopardy the ability of Canal tenants to afford to stay in their homes.  In August, right before the start of the school year, tenants of a different apartment complex received notice of a  40% increase in rent.  MOC worked on a political strategy, including a press conference/rally with clergy and school district speakers and meetings with the tenants and public officials, that pressured the landlords into negotiating a better deal for the tenants. .  In addition, MOC led the effort to establish, in Marin County territory as a first step, a ‘Just Cause Ordinance' that requires landlords to have a just cause for eviction.  While this ordinance does not apply to rental housing in cities, the ordinance does include, for the first time, tracking of landlord activity across all Marin County.

In December, tenants at a second apartment complex in the Canal received notice of a 65% increase in rent to begin on February 1, 2019, as well as some eviction notices.  In response, Marin Organizing Committee leaders took matters to San Rafael City Council and asked the City to implement a ‘just cause’ ordinance which would require the landlord to have a justified cause for eviction similar to that approved by the Marin County Board of Supervisors earlier in the fall.  Furthermore, MOC leaders urged the City to provide county mediation between landlords and tenants when rent is increased more than 5% a year.  At the City Council meeting, Mayor Gary Phillips publicly stated that the city would consider implementing both practices in upcoming months, and directed the City Attorney to research whether the City Council could enact an emergency moratorium on rent increases and evictions in the meantime.

San Rafael Activists Rally Against Canal 65% Rent Hike, Marin Independent Journal

One LA leaders and allies from St. John's Well Child and Family Center, Clinica Romero and the Building Healthy Communities effort in Boyle Heights testified in support of the program's preservation. 

The Board of Supervisors also voted to direct the Director of Mental Health to come up with a funding plan for providing mental health services to MHLA patients at primary care settings.  This is a major step forward toward increasing access to mental health services, which has been a big priority for One LA.  Leaders recognized Supervisors Sheila Kuehl and Katherine Barger for introducing the motion, and the entire Board of Supervisors for addressing the need for increased access to mental health services.           

As the "largest gathering of community members in the Central Coast region," 600 COPA leaders modeled what democracy looks like by assembling its members from diverse religious, economic and ethnic backgrounds to celebrate what they've done over the previous 15 years and to lay out an agenda moving forward.  Guests included Congressman Jimmy Panetta, Santa Cruz Supervisors Zach Friend and John Leopold and Monterey County Supervisor Jane Parker.

[Photo Credit: Joe Szydlowski and Eduardo Cuevas, The Californian]

COPA Celebrates 15 Years of Work on Immigration, Healthcare, Housing and More, The Californian [pdf]

COPA Celebrates 15th Anniversary With Convention, Register Pajaronian [pdf]

Despite fear of eviction, forty tenants in San Rafael, CA worked with Marin Organizing Committee (MOC) and Marin Legal Aid to fight back against a 40% rent increase that puts most of their families at risk of homelessness or displacement. After a change in ownership, rent was increased by $700 a month with only 60 days notice.

Marin Organizing Committee called upon the landlord to negotiate with the tenants and called upon the City of San Rafael and the County of Marin to put stronger renter protections in place. San Rafael City Mayor Gary Phillips, Marin County Supervisor Dennis Rodoni, and San Rafael School Superintendent Mike Watenpaugh pledged support moving forward.

Having successfully advocated the passage of a Mandatory Mediation Ordinance in 2017, MOC is now pushing for passage of a Just Cause Eviction ordinance which would establish a set of criteria for eviction and provide stronger protections for tenants in a County with historically weak recourse for renters.

Evening News Segment (Segment 7, Minute 21:38), KPFA 94.1

Video Clip

George Russell: Troubled Waters in San Rafael's Canal, Marin Independent Journal