The Costa-Hawkins legislation of 1995 Costa-Hawkins Rental Housing Act

1 costa-hawkins legislation of 1995

1.1 political events leading act
1.2 act: sponsors, , opposition
1.3 act s provisions codified
1.4 2002 amendment act

the costa-hawkins legislation of 1995
political events leading act

jerry brown, 1976.

in 1972 berkeley became first california city adopt post-war rent control ordinance. in 1976 governor jerry brown, democrat, vetoed state legislation (ab 3788) have preempted local rent control laws. d been supported mainstream real estate group, california housing council (chc). in response veto, real estate industry managed initiative, proposition 10, on state ballot 1980. soundly defeated, however, 65% 35%.

in meantime, in june 1978 proposition 13 had been approved 2 1 california voters. before election howard jarvis, leader of prop. 13 taxpayer revolt , of california apartment association, had suggested landlords lower rents if prop. 13 passed. many voters said have thought prop. 13, lowering landlord property taxes, meant lower rents. chc, fearful of tenant backlash if landlords failed follow through, decided oppose prop. 13. despite post-election efforts gov. brown , chc, few landlords lowered rents.

across california urban tenants felt numbers, formed local groups, grew in intensity , strength. tenant activists organized political agitation directed @ state , city government. gov. brown s new tenant hot line getting 12,000 calls day. in response tenant pressure, rent strikes, , steady news coverage rent increases , angry tenants, seniors, los angeles city council passed 6 month rent freeze in august 1978. 1988, fourteen cities had adopted full rent control, , sixty-four rent control mobile home parks.

jim costa, circa 2013, sponsor of 1995 act.

the strength of tenants groups, however, began dissipate. yet chc attempts partially preempt rent control thwarted democrats, led state senator david roberti, until term limits forced retirement in 1995. on other hand, democrat jim costa in assembly had carried unsuccessful preemption bills since 1983 real estate industry. in senate, 1995 bill passed judiciary committee; absent roberti, drew democratic votes. bill passed senate 1 vote more majority required.

the act: sponsors, , opposition

pete wilson, 1993.

the costa-hawkins rental housing act became law in 1995, codified civil code, §§ 1954.50 1954.535. legislation s sponsors jim costa, senate - fresno, democrat, , phil hawkins, assembly - bellflower, republican. introduced first in senate, text of legislation became assembly bill 1164. after enduring several negotiated changes, had passed in both chambers. republican governor pete wilson signed ab 1164 law.

although understood limiting rent control, agenda more favored republicans, democrats supported act. pro-tenant western center on law , poverty (wclp) had endorsed several features of bill served tenant interests: prohibition of rent increases if serious health, safety, fire, or building code violations discovered , not corrected 6 months, , claims subtenants lower rent under existing tenancy.

the wclp sought organize opposition, piece coalition of scattered local groups (tenants, senior citizens, religious affiliated), california cities rent control. accordingly santa monica, berkeley, , west hollywood contributed funds hire lobbyist. concession obtained 3-year phase-in of vacancy decontrol. yet capitol consensus costa-hawkins done deal , opposition last gasp . defeat , viewed rollback of tenant advantages, rent control advocates became uneasy @ challenge victories of 1970s , 1980s.

the act s provisions codified

the costa-hawkins legislation found in california civil code, sections 1954.50 1954.535.

the act exempts single family dwellings, , new construction. prohibits local government vacancy control in situations. 5 cities vacancy control act phased-in. situates government contracts owners rent charged, , effects of notice of violation, e.g., health or safety. costa-hawkins addresses subtenancies, , other issues.

2002 amendment act

the act amended in 2002 close loophole related condominium conversion. prevented owners of apartment buildings, obtained certificate conversion, avail of act s exemption rent control law, without selling of such apartments condominiums.