Nor Cal Rental Property Association

Updates previously posted to our home page:

Indoor Operations Closures – Effective July 1, 2020

Due to a significant increase in COVID-19 community spread, the California Department of Public Health is requiring certain business sectors in counties that have been on a State Monitoring List – including San Joaquin County – to close indoor operations, effective immediately:

  • Close Indoor Dine-In Restaurants – Provide outdoor dining and take-out only
  • Close Indoor Wineries and Tasting Rooms – Provide outdoor service only
  • Closed Indoor Card Rooms – does not include Casinos

The following were not approved for opening in San Joaquin County, but have been ordered to close in other counties:

  • Indoor Family Entertainment Centers
  • Indoor Movie Theaters
  • Indoor Zoos and Museums

For more information…

Closures – Effective July 1, 2020

All brewpubs, breweries, bars, and pubs have been ordered to close in 19 counties, both indoor and outdoor. (Note: These were not approved for opening in San Joaquin County.)

June 16th, 2020

Reasonable Modification Requests and Your Maintenance Team

Kathi Williams | Property Management Multifamily Training and Career Development

Apartment maintenance staff may receive reasonable modification requests because of their direct contact with residents. Therefore, it’s important that they are educated on how to respond to such requests.

Maintenance Employees & Customer Service

Residents may discuss their needs for reasonable accommodations or modifications with maintenance employees prior to mentioning their needs to anyone in leasing or management. For example, if a maintenance employee is in a resident’s apartment fixing the sink, the resident may tell the employee that she is having difficulty using her shower and needs a grab bar installed as soon as possible. Understandably, a helpful maintenance employee may offer to immediately take care of it without even mentioning it to the office staff.

Management should have a reasonable accommodation/modification policy in effect describing the appropriate process that this type of request should follow. The first question is whether this request by the resident is merely a work order or a request for a modification because of the resident’s disability. If this is a request because of a disability, then the next question is: Who pays for this modification? Many management companies of conventional properties have a policy that management will install and pay for a modification that costs less than a specified amount (i.e., $200). If so, then this request would merely need to be put in writing and completed.

Reasonable Modification Records

The important part of the process is getting the documentation of the request and keeping a record that the reasonable modification was completed. The process should require the resident to put the request in writing, either in the form of a work request or on a reasonable modification request form. When a modification request is communicated to a maintenance employee, he/she needs to inform the office of the request so the office can follow up.

There are a large number of possible requests for reasonable modifications. Through role- playing, in-house training, and fair housing online training, apartment maintenance employees should be educated to recognize the kinds of requests that may be related to disabilities and to give the proper response. Obviously, it’s better to be prepared for the inevitable reasonable modification request and ensure that maintenance employees will respond appropriately than to wait for a costly mistake to occur.

June 18th, 2020

California Public Health Officials Release Guidance Requiring Californians to Wear Face Coverings in Most Settings Outside the Home

SACRAMENTO – The California Department of Public Health today released updated guidance that requires Californians to wear a face covering in high-risk settings. A growing body of scientific research has shown that people with no or few symptoms of COVID-19 can still spread the disease and that the use of face coverings, combined with physical distancing and frequent hand washing, will reduce the spread of COVID-19.  

“Science shows that face coverings and masks work,” said Governor Gavin Newsom. “They are critical to keeping those who are around you safe, keeping businesses open and restarting our economy.” 

Governor Newsom also addressed why he took this action now. “Simply put, we are seeing too many people with faces uncovered – putting at risk the real progress we have made in fighting the disease. California’s strategy to restart the economy and get people back to work will only be successful if people act safely and follow health recommendations. That means wearing a face covering, washing your hands and practicing physical distancing.” 

“As Californians venture into our communities more, wearing face coverings is another important way we can help protect one another,” said Dr. Sonia Angell, State Public Health Officer and Director of the California Department of Public Health. “Combined with physical distancing and frequent hand washing, wearing cloth face coverings when we are with others outside of our household will reduce the spread of COVID-19, which is still a very real threat across our state.”

Today’s guidance mandates the use of cloth face coverings by the general public statewide when outside the home, with limited exceptions. 

Californians must wear face coverings when they are in the situations listed below: 

  • Inside of, or in line to enter, any indoor public space; 
  • Obtaining services from the healthcare sector in settings including, but not limited to, a hospital, pharmacy, medical clinic, laboratory, physician or dental office, veterinary clinic, or blood bank; 
  • Waiting for or riding on public transportation or paratransit or while in a taxi, private car service, or ride-sharing vehicle; 
  • Engaged in work, whether at the workplace or performing work off-site, when: 
  • Interacting in-person with any member of the public;  
  • Working in any space visited by members of the public, regardless of whether anyone from the public is present at the time;  
  • Working in any space where food is prepared or packaged for sale or distribution to others;  
  • Working in or walking through common areas, such as hallways, stairways, elevators, and parking facilities;  
  • In any room or enclosed area where other people (except for members of the person’s own household or residence) are present when unable to physically distance. 
  • Driving or operating any public transportation or paratransit vehicle, taxi, or private car service or ride-sharing vehicle when passengers are present. When no passengers are present, face coverings are strongly recommended. 
  • While outdoors in public spaces when maintaining a physical distance of six feet from persons who are not members of the same household or residence is not feasible. 

The following individuals are exempt from wearing a face covering: 

  • Children aged two and under; 
  • Persons with a medical, mental health, or developmental disability that prevents wearing a face covering; 
  • Persons who are hearing impaired, or communicating with a person who is hearing impaired, where the ability to see the mouth is essential for communication; 
  • Persons for whom wearing a face covering would create a risk to the person related to their work, as determined by local, state, or federal regulators or workplace safety guidelines.  
  • Persons who are obtaining a service involving the nose or face for which temporary removal of the face covering is necessary to perform the service; 
  • Persons who are seated at a restaurant or other establishment that offers food or beverage service, while they are eating or drinking, provided that they are able to maintain a distance of at least six feet away from persons who are not members of the same household or residence; 
  • Persons who are engaged in outdoor work or recreation such as swimming, walking, hiking, bicycling, or running, when alone or with household members, and when they are able to maintain a distance of at least six feet from others; 
  • Persons who are incarcerated. Prisons and jails, as part of their mitigation plans, will have specific guidance on the wearing of face coverings of masks for both inmates and staff. 

More information about the state’s COVID-19 guidance is on the California Department of Public Health’s Guidance web page. The new guidance is here: Guidance for the Use of Face Coverings 

More information about reopening California and what individuals can do to prevent the spread of COVID-19, visit Coronavirus (COVID-19) in California.

May 15th, 2020

Fair Housing Act during the COVID-19 Pandemic

During the COVID-19 pandemic, REALTORS® continue to play an important role in assisting people to find homes. On March 4, NAR published Coronavirus: A Guide for REALTORS®, which is continually updated based on evolving guidance from the World Health Organization, the Centers for Disease Control and Prevention (CDC) and the White House, among others. These frequently asked questions about complying with the Fair Housing Act during the COVID-19 pandemic supplement our previous guidance.

  • What anti-discrimination laws apply to housing during the COVID-19 pandemic?

·         Federal and state fair housing laws remain intact during the COVID-19 pandemic. Those laws make it unlawful to discriminate on several protected bases, including disability and national origin. The pandemic provides a unique set of circumstances for navigating federal antidiscrimination provisions. First, each real estate professional must determine whether they will provide services during this time. To the extent they continue to make services available, the Fair Housing Act applies. Such services should be provided on an equal basis while recognizing that no one is required to engage in any transactions that put their health or safety, or the health and safety of others, at risk. If reasonable accommodations can be made to provide housing or services to individuals with COVID-19, without threatening the health or safety of others, the federal Fair Housing Act calls for such accommodations to be made.

  • Are individuals who have COVID-19 covered under the national origin protections of the federal Fair Housing Act?

·         Yes. When an infectious disease, such as COVID-19, is associated with a specific population or nationality, fear and anxiety may lead to social stigma and discrimination. REALTORS® may not discriminate against individuals on the basis of their national origin, even if they are from other countries that have also been hit particularly hard by the COVID-19 pandemic.

  • Are individuals who have COVID-19 covered under the disability protections of the federal Fair Housing Act?

·         This is a novel question that may ultimately be resolved by a court. Based on information currently available, COVID-19 can have severe symptoms for some people and therefore may ultimately be interpreted as a disability for purposes of fair housing law. Therefore, while it has not been conclusively determined whether COVID-19 constitutes a “disability” under the Fair Housing Act, it is advisable to treat individuals who have COVID-19 as being covered by federal disability protections.

  • Can I ask someone if they have been diagnosed with COVID-19 or if they have had known or potential exposures to the virus before providing services to them?

·         While anti-discrimination laws would generally prohibit certain questions about a person’s disability, in light of the fact that COVID-19 is widespread, highly contagious, and potentially very dangerous, some federal agencies have issued guidance relaxing this prohibition. For example, the EEOC and CDC, have each issued guidance to employers and homeless shelters, respectively, permitting symptom-related questions to be asked upon entry to a facility. This guidance suggests that it is permissible for real estate professionals to ask someone to self- disclose any symptoms or known or potential exposures to the virus. While such questions may permit REALTORS® to take necessary safety precautions, remember that many individuals with COVID-19 are asymptomatic, so reasonable precautions should be taken regardless of whether someone knows that they have the virus or is exhibiting symptoms. Although it is permissible to request that an individual self-disclose their exposure to or symptoms related to COVID-19, the COVID- 19 crisis does not provide a basis to ask someone non-COVID-19-related health or medical questions.

  • May I require an individual complete a COVID-19 screening questionnaire before working with an individual?

·         You may request that an individual self-disclose information about their COVID-19 status either verbally or in writing. A uniform practice in how this information is collected is advisable, and whether to request this information verbally or in writing is a business judgment. On the one hand, written documentation may prove useful in litigation should a future plaintiff make an argument about whether they were asked to disclose their illness, or whether the health questions had been asked in a selective or particular manner. On the other hand, collecting and maintaining health data about individuals creates a risk that this sensitive data could be revealed, for example, through a data breach or subpoena. Making a verbal inquiry may achieve the same or a similar benefit as a written inquiry, and it may obviate the risk of such disclosure.

·         If you are considering collecting this information in writing, be sure to consult state law requirements regarding the preservation and maintenance of data.

  • Am I obligated to assist or show or provide housing to someone who has or may have COVID-19?

·         REALTORS® who choose to continue providing services during this time, have an obligation to make reasonable accommodations to assist or provide housing to individuals who have COVID-19 when able to do so without posing a threat to the health and safety to themselves or others. The federal fair housing law makes an exception to the general anti- discrimination obligations where providing assistance or housing to someone would pose a direct threat to the health and safety of others. For example, when showing housing to such individuals would pose a direct threat to the broker’s or others’ health and safety, and when a reasonable accommodation to mitigate that threat is not possible, then the broker may decline to show the housing to the infected individual.

·         When determining whether a reasonable accommodation exists to mitigate the threat, it is important to make an individualized assessment about the risks posed by each individual and the extent to which a reasonable accommodation may be made for these individuals. For example, to the extent it is possible to assist or show or provide housing to an individual who has COVID-19 without threatening the broker’s health or the health and safety of others, such measures should be undertaken.

  • What constitutes a “reasonable accommodation”?

·         The federal Fair Housing Act requires, to the extent possible, an assessment of whether a “reasonable accommodation” can be made to provide equal access to housing and services to individuals who have a disability. During the COVID-19 pandemic, homeowners may be quarantining in properties and clients, buyers, agents and other professionals may be seeking to enter occupied properties. Thus, the “reasonable accommodation” analysis must evaluate the need to provide housing or services to individuals who have the COVID-19 virus while also protecting the health of all parties to a transaction. This analysis should specifically take into account the fact that the virus is highly contagious and potentially very dangerous if contracted, and each circumstance should be analyzed individually in order to make the accommodation that is most suitable for the situation. Some examples of reasonable accommodations for which sound public health rationales may be advanced, may include offering virtual showings of properties; requiring that the individual requesting the accommodation send a proxy to view the property rather than view it themselves; or providing addendum options such as a Sight Unseen Rider or a contingency that the contract is subject to a later in-person visit at a specified later date in time.

·         REALTORS® should consider reasonable accommodations, like the examples above, to mitigate health risks while continuing to serve clients and ensuring compliance with all state and federal anti-discrimination laws. However, to the extent that accommodations for individuals who have the COVID-19 virus still present a risk to anyone’s health and safety, impose undue financial and administrative burdens, or fundamentally alter your services, the Fair Housing Act does not require the provision of such accommodations.

  • What should I do if my proposed reasonable accommodation is rejected?

·         The reasonable accommodation framework is an interactive one. If the individual requesting the accommodation offers an alternative solution that is reasonable in light of known circumstances, and mitigates the direct threat of harm, then real estate professionals must consider that option. However, if the proposed accommodation does not adequately mitigate the direct threat of harm, the Fair Housing Act would not require provision of the accommodation. Consult local legal counsel when evaluating requests for reasonable accommodation.

  • What general safety precautions should I take when providing services?

·         Consider implementing safety precautions that protect not only against those persons known to have contracted the virus but also the many individuals who may be asymptomatic carriers of COVID-19. The widespread numbers of persons who may be asymptomatic carriers suggests REALTORS® should take safety precautions in every real estate transaction, regardless of whether any party is known to have or been exposed to COVID-19. If these measures are applied consistently, a REALTOR® can avoid the potential fair housing liability of selectively applying mitigation practices to only certain consumers believed to be of greater health and safety threat based on an unlawful purpose, such as the consumer’s national origin.

·         The CDC has published safety guidance that includes recommendations to keep a distance from others and avoid close contact with people who may be sick. And most states have taken various measures to protect against the spread of the virus, including stay-at-home orders and requiring all non-essential businesses to close. Based on these measures, below is a non-exhaustive list of measures you may institute to mitigate health risks and the spread of the virus:

·         requiring all people involved in a transaction to wear face masks or available face coverings, consistent with the CDC recommendation to that effect;

·         declining to show occupied apartments and houses;

·         asking individuals to view apartments and houses one at a time;

·         asking individuals to maintain six feet from others and not to touch surfaces;

·         ensuring that surfaces are cleaned often and thoroughly;

·         using personal protective coverings;

·         offering virtual showings of properties; 

·         and providing addendum options such as a Sight Unseen Rider or a contingency that the contract is subject to a later in-person visit at a specified later date in time.

May 14th, 2020

CalRHA Commends Governor Newsom for Providing Much-Needed
Tax Relief to California Property Owners

Governor Newsom’s Executive Order Waives Late
Fee Penalties Through May 2021

SACRAMENTO, Calif. – May 14, 2020 – Rental housing providers are finding relief in Governor Newsom’s Executive Order canceling late penalty fees on property taxes through May 2021. For rental property owners, the shelter-in-place orders have made it difficult to provide housing at a time when many renters are unable to make full rental payments.

Sid Lakireddy, President of the California Rental Housing Association (CalRHA) issued the following statement:

“CalRHA thanks Governor Newsom for his decision to provide some relief for property owners who have been hit hard during this health crisis. Many rental housing providers are struggling to stay afloat with the multiple monthly financial obligations hanging over their head while they house renters also suffering. This type of relief for property owners is the right thing to do during stressful times, and we are glad that Governor Newsom took this step forward.”

While rental property owners keep renters housed during a worldwide pandemic, they can now find some relief in Governor Newsom’s decision to extend late penalty fees for a year. This is a good first step and CalRHA looks forward to working with the Administration and state legislative leaders towards more stable, long-term relief that benefits both renters and rental property owners.

May 5th, 2020

Governor Newsom Provides Update on California’s Progress Toward Stage 2 Reopening

Governor issues Report Card on state’s progress in fighting COVID-19

Governor’s Report Card indicates California will be prepared to move into the early phase of Stage 2 of reopening this Friday, May 8 

Stage 2 allows gradual reopening of lower-risk workplaces with adaptations including bookstores, clothing stores, florists and sporting goods stores, with modifications 

Governor also announces new framework to allow counties to move more quickly through Stage 2 if they attest that they meet the state’s readiness criteria 

State announces accelerated action to secure contact tracing capacity 

SACRAMENTO – As the state continues implementation of the four-stage framework to allow Californians to gradually reopen some lower-risk businesses and public spaces while continuing to preserve public health, Governor Gavin Newsom today announced that based on the state’s progress in meeting metrics tied to indicators, the state can begin to move into Stage 2 of modifying the stay at home order this Friday, May 8, with guidelines released Thursday, May 7. The Governor  released a Report Card  showing how the state has made progress in fighting COVID-19 in a number of categories such as stabilized hospitalization and ICU numbers and acquiring PPE.

“Millions of Californians answered the call to stay home and thanks to them, we are in a position to begin moving into our next stage of modifying our stay at home order,” said Governor Newsom. “But make no mistake – this virus isn’t gone. It’s still dangerous and poses a significant public health risk. As we move into the next stage of reopening, we will do so with updated guidance to help qualifying businesses make modifications needed to lower the risk of COVID-19 exposure to customers and workers. Californians should prepare now for that second stage of reopening.”

State Report Card
The Governor also issued a state “Report Card” for how the state is doing in meeting key measures for moving into Stage 2. California is on track on the following statewide metrics: 

  • Stability of Hospitalizations
  • Personal Protective Equipment Inventory
  • Health Care Surge Capacity
  • Testing Capacity
  • Contact Tracing Capability
  • Public Health Guidance in Place

California Department of Public Health Director and state Public Health Officer Dr. Sonia Angell  presented on the state’s Report Card  today to underscore the data driving the move into the next stage.

What’s in Early Stage 2
Later this week the state will release public health guidance for certain Stage 2 sectors including some retail, manufacturing, and logistics businesses, which will mandate modifications that lower the risk of transmission. Businesses and employers in those sectors will be able to reopen as soon as Friday – if they can meet the guidelines provided by the state. Not all Stage 2 businesses will be able to open Friday with modifications. Some examples of businesses that can open with modifications include bookstores, clothing stores, florists and sporting goods stores. 

Other Stage 2 sectors, such as offices and dine-in restaurants, will be part of a later Stage 2 opening. The announcement for Friday does not include offices, seated dining at restaurants, shopping malls or schools. As the Governor noted last week, the state is working with school districts and the California education community to determine how best and safely to reopen. That continues to be the case – this May 8 announcement does not move up this timeline. 

While the state will be moving from Stage 1 to Stage 2, counties can choose to continue more restrictive measures in place based on their local conditions, and the state expects some counties to keep their more robust stay at home orders in place beyond May 8. 

Regional Variation
The Governor also announced today that while the state is moving into Stage 2 together, counties can move more quickly through Stage 2, if they attest that they meet the state’s readiness criteria. Counties must create and submit a readiness plan which the state will make publicly available.  

The Governor signed an executive order today directing the State Public Health Officer to establish criteria to determine whether and how, in light of local conditions, local health officers may implement public health measures less restrictive than the statewide public health directives. Counties must meet criteria including demonstrating they have a low prevalence of COVID-19, that they meet testing and contact tracing criteria, that their health care system is prepared in case they see a sudden rise in cases, and that they have plans in place to protect vulnerable populations. The state will outline these criteria in the coming days. The text of the Governor’s executive order can be found  here and a copy can be found  here .

Contact Tracing
Contact tracing enables the state to suppress the spread of the virus to avoid outbreaks and allows us to maintain our health care capacity and confidently modify the stay at home order. To work toward these goals, the Governor announced a partnership with the University of California, San Francisco and University of California, Los Angeles to immediately begin training workers for a landmark contact tracing program that will help contain the ongoing COVID-19 pandemic while the state looks to modify the stay at home order. The partnership will include a virtual training academy for contact tracers. The first 20-hour training will begin Wednesday, May 6 with the goal of training 20,000 individuals in two months.

April 13th, 2020

Attorney General Xavier Becerra Joins Coalition Urging the Department of the Treasury to Immediately Exempt COVID-19 Emergency Monetary Relief from Garnishment

SACRAMENTO​ – California Attorney General Xavier Becerra today joined a coalition of 25 attorneys general in urging the U.S. Department of the Treasury (Treasury) to take immediate action to ensure that emergency monetary relief authorized by the Coronavirus Aid, Relief, and Economic Security Act (the CARES Act) will not be subject to garnishment by creditors or debt collectors. The CARES Act was enacted last month by Congress to provide emergency assistance and healthcare response for individuals, families, and businesses affected by the COVID-19 public health emergency. Today’s letter urges Treasury Secretary Steven Mnuchin to use his authority to designate CARES Act payments as exempt from garnishment.

“We are calling on the U.S. Department of the Treasury to act immediately to protect the financial well-being of Americans during the COVID-19 emergency,” s​aid Attorney General Becerra​. “Families are relying on the monetary aid provided by the CARES Act to keep them afloat during these difficult times. These emergency funds are meant to help our families and communities, not to line the pockets of debt collectors.”

As part of the CARES Act, the Treasury Department has been authorized to issue stimulus payments called “Economic Impact Payments” to qualifying individuals whose income is below $75,000. The payments are in the amounts of $1,200 for an adult and $500 for a child. These payments, however, are not exempt from garnishment under the CARES Act and, as a result, are subject to creditor and debt collection. In the letter, the coalition urges the Treasury to use its authority to safeguard these stimulus payments from collectors and ensure that hard hit Americans retain their critical monetary relief.

In submitting the letter, Attorney General Becerra is joined by the attorneys general of New York, Colorado, Delaware, Hawaii, Illinois, Iowa, Maine, Maryland, Massachusetts, Michigan, Minnesota, Nevada, New Hampshire, New Jersey, New Mexico, North Carolina, Ohio, Oregon, Pennsylvania, Rhode Island, Vermont, Virginia, Washington, and Wisconsin, as well as the Hawaii Office of Consumer Protection.

A copy of the letter can be found ​here.​

April 6th, 2020

Small Rental Housing Owners Propose Renter Assistance Program, Request Financial Relief Amid Economic Uncertainty to Continue Keeping Californians Sheltered in Place

As the Primary Providers of Shelter for Millions of Californians, Rental Housing Providers Seek Economic Relief for Renters Amid the COVID-19 Pandemic

SACRAMENTO, Calif. – April 06, 2020 – As small rental housing providers contribute to shelter-in-place practices by subsidizing renters’ housing, they are requesting immediate holistic solutions and financial relief from Governor Gavin Newsom and the State Legislature in the form of a Renter Assistance Program.

“We believe that amid this highly-stressful environment where both renters and rental housing providers are being impacted, California needs holistic policy that addresses everyone more than ever. A Renter Assistance Program is a practical solution that would fund renters who are now only able to make partial payments or no payment at all while supplying rental housing providers paying for renters’ housing with some income,” said CalRHA President Sid Lakireddy. “Under this serious economic distress, rental housing providers want nothing more than to work with renters impacted by the COVID-19 pandemic to keep people housed for the sake of public health.”

Rental housing providers pay renters’ mortgage, property taxes, appliances maintenance, and oftentimes utilities. In order to provide shelter and pay for all of these necessities, rental property owners need to either receive rent in a timely manner or have access to financial relief to cover these expenses. Since very few small property owners have more than one month’s capital reserve to cover mortgage expenses without receiving rental payments, property owners are unable to work out unique financial plans directly with renters suffering from income loss. In the long run, this will reduce the likelihood of court cases and potential homelessness after this emergency has passed.

WHEN: Thursday, April 9​th​ from 1:00PM – 3:00PM
ZOOM LINK: RSVP for Zoom Link and Specific Time Request
INTERVIEWS AVAILABLE: Sid Lakireddy, California Rental Housing Association President RSVP: Contact Alma Maldonado 323-804-2561 or ​alma@elevatepublicaffairs.com
BACKGROUND: In this shelter-in-place environment, the 20,000+ members of the California Rental Housing Association are proud to provide more than 1,000,000 Californians that shelter. Hundreds of thousands of “mom and pop” rental property owners across California, like a majority of Californians, lack sufficient savings to sustain themselves and meet ongoing financial obligations including mortgage payments, property taxes, utilities and maintaining their homes and rental property.

CalRHA believes a statewide Renter Assistance Program will support ongoing voluntary efforts to reach housing provider/renter negotiated rent deferral and repayment plans, alleviate current and future economic distress, reduce the likelihood of a backlog of court cases following the emergency, and prevent future homelessness.

CalRHA proposes a Renter Assistance Program that:

  1. PROVIDES up to three months rental assistance for renters who have demonstrated a documented loss of income arising out of COVID-19.
  2. IS FUNDED by federal funds received by the State of California under the federal CARES legislation and/or as part of your current budget proposal and/or through available housing funds and state reserves;
  3. IS IMPLEMENTED through state funding to existing local or regional government agencies that presently administer rental assistance (such as housing authorities) or other state benefit programs. Using existing entities and their funds distribution infrastructure and/or assistance programs will quicken the distribution of these needed rental assistance funds.
  4. IS DESIGNED to stabilize the rental housing industry by providing rental housing providers the rent differential directly to rental housing providers.

While the Renter Assistance Program will address this issue holistically, CalRHA also supports the following actions:

  • Defer or delay property taxes as advocated by CalTax
  • ​Create a tax credit system that incentivizes property owners to provide rental assistance to their tenants in times like this
  • ​Create a broad-based funding source, funded by the State, that residents can apply for at their local Housing Agencies to help pay rent in times of need
  • ​Create a framework that allows Landlords to receive mortgage payment relief when they provide rental relief in an Emergency Declaration

About the California Rental Housing Association:
The California Rental Housing Association represents 20,000+ members totaling more than 523,000+ units, made up of small, medium and large rental housing owners throughout the State of California. Our purpose is to advocate in the best interest of the rental housing industry and collectively address industry needs.

April 2nd, 2020

Governor Newsom Issues Executive Order Protecting Homes, Small Businesses from Water Shutoffs

Order protects consumers who may be unable to pay for water service during COVID-19 crisis

SACRAMENTO – Governor Gavin Newsom today signed an executive order that will restrict water shutoffs to homes and small businesses while the state responds to the COVID-19 pandemic.

The order protects consumers who may not be able to pay for their water service from shutoffs. Already, over 100 public and private water systems across California have voluntarily suspended water shutoffs for non-payment as a result of COVID-19. Under the order, the State Water Resources Control Board will issue best practices and guidelines on support for the state’s water systems during this time.

“This executive order will help people who have been financially impacted by the COVID-19 pandemic by ensuring they have water service,” said Governor Newsom. “Water is critical to our very lives, and in this time, it is critically important that it is available for everyone.”

Additionally, the executive order will restore water for occupied residences that may have had their water shut off as of March 4, 2020, which is when the Governor proclaimed a state of emergency due to COVID-19.

A copy of the Governor’s executive order can be found ​here​, and the text of the order can be found ​here​.

Learn more about the state’s ongoing COVID-19 response efforts ​here​. Visit covid19.ca.gov​ for critical steps Californians can take to stay healthy, and resources available to those impacted by the outbreak.

March 27th, 2020

Rental Housing Industry Statement on the CARES Act

Arlington, Va. – The National Apartment Association (NAA) and the Multifamily Housing Council (NMHC), on behalf of the 40 million Americans who call an apartment home and the 17.5 million jobs the industry supports, applaud Congress’ quick action on the Coronavirus Aid, Relief, and Economic Security Act (CARES Act) intended to stave off total economic collapse in the face of the COVID-19 pandemic.

While there are a number of important provisions included that will be helpful to the industry and its renters, there are others that will create substantial challenges for rental property owners and imperil housing stability Americans need and deserve during this crisis.

To its credit, Congress took important steps to provide relief to affected American renters and property owners. Boosting funding to U.S. Department of Housing and Urban Development (HUD) programs, expanding unemployment benefits and providing substantial tax relief are welcome resources. Yet, more must be done. NMHC and NAA have identified three areas where the legislation, while well-intended, falls short and will be detrimental to the stability of the rental housing market.

First, while we understand the intent of the national eviction moratorium included in the legislation, lawmakers inadvertently neglected to specifically tie the moratorium to those affected by the COVID-19 crisis. Instead, what should be a limited protective step is expanded to those who have not been financially impacted by the pandemic. This is already creating an expectation that unaffected renters do not have to meet their lease obligations. The unintended consequences of the eviction moratorium will wreak havoc on the stability of the rental housing market and places it out of step with similar state and local actions. Congress must swiftly address this discrepancy. 

Second, the current package provides substantial financial support to residents though HUD and unemployment insurance, however, more direct emergency rental assistance is necessary—particularly for those who do not presently receive federal housing assistance but now find themselves needing it.

Finally, at the urging of NAA and NMHC, Congress provided mortgage forbearance for multifamily property owners negatively impacted by the COVID-19 outbreak. The legislation, however, only provides this relief to owners with federally backed mortgages, such as those through the Federal Housing Administration (FHA), Fannie Mae and Freddie Mac. This protection needs to be expanded to all types of mortgages. Owners and operators are tasked with ensuring the viability of apartment communities. They, too, are experiencing financial hardships sometimes tenfold as renters in the communities across the country struggle.

Further, the provision limits forbearance to a 90-day time period, which is out of alignment with the 120-day eviction moratorium. Unless it is fixed, this disconnect could result in a mass wave of financial delinquencies and defaults from rental housing providers of all types and sizes, jeopardizing the stability of entire communities.

As the country moves forward, there will be significant uncertainty and growing challenges. NAA and NMHC are committed to working with Congress to address the continued need for relief as outlined above and ensure apartment residents and the industry are supported and protected in future legislation.

March 20th, 2020

To all NCRPA members; 

As we know, COVID-19 is a fast moving virus that has caused rapid changes to our way of life. As a result, the state of California has issued a mandate for all residents to now “shelter in place” until further notice. In compliance with Gov. Gavin Newsom’s executive order issued on March 19th, 2020, NCRPA has closed it’s offices. However, limited services will still be provided.  

Please see the executive order document below for more details. As more information becomes available, NCRPA will notify the membership by way of email, social media, and our website, www.norcalrpa.org .

Thank you.
Darryle Oakman
Executive Director
Nor Cal RPA

View Document Here

For all other updates on COVID-19 click here

March 17th, 2020

To all NCRPA members;
Effective immediately, NCRPA will not being filing any documents on existing eviction cases nor filing new cases until April 3, 2020 pursuant to the information released by the San Joaquin Superior Courts decision today to stop or suspend all non-emergency court proceedings and filings from March 17-April 3, 2020.

Please see the attached document from the SJ Superior Courts for further information. As more information becomes available, NCRPA will notify the membership by way of email, social media, and our website, www.norcalrpa.org .

Thank you.
Darryle Oakman
Executive Director
Nor Cal RPA

SJ Superior Courts COVID-19 Update

March 16th, 2020

Dear NCRPA members, 
Due to COVID-19, we’re deciding to close our office to the public effective immediately. As for the time being, you will still be able to run tenant screenings and process evictions. Our services can be done via email of fax. The fax number & proper email are listed below. As information becomes available to us we will keep you updated if we need to shut down completely. 

All upcoming in person classes and events are being postponed until further notice. Maintenance Mania has been cancelled indefinitely. For further guidance on refunds click here to read our news release on this event. We’re working on rescheduling our events/classes for later this year but, cannot confirm dates until this crisis has been properly handled. 

We are also aware that several pieces of emergency legislation are being considered, at the State and local levels of government, that will seek to suspend evictions during this crisis. NCRPA is continuing to make sure our industry concerns are heard on these issues. We will keep you posted on any new legislation and regulations that may come about due to this pandemic. We appreciate those members that have shared their concerns on these matters already. 

If you have any further questions or concerns don’t hesitate to reach out to us. We would like to thank our association president, Carrie Neason for her guidance through this difficult time.

Send Tenant Screenings To:tscreen@norcalrpa.org
Send Evictions To:evict@norcalrpa.org
For All Other Services Call:(209) 476-0320 
Or Fax:(209) 476-9717

March 13th, 2020

Update on Region X’s Maintenance Manias

Dear Members of Nor Cal Rental Property Association Inc., 

Given the recent developments and impact of the COVID-19 (Coronavirus) outbreak, we have made the decision to cancel the Maintenance Mania events scheduled for April 3rd in Sacramento, CA and April 10th in Fresno, CA. This decision was not made lightly as your health, safety and overall wellbeing are of utmost importance to us. 

Each registered participant and sponsor has the option to leave their registration and payment on their account to be applied toward a future event’s registration/sponsorship or they may request a refund by emailing us at mharjo@norcalpa.org. We are unfortunately unable to offer more information on future events or confirm a date for the next season of Maintenance Mania but rest assured, you will be notified as more information becomes available.

Thank you for your support and understanding. 

In the meantime, you can protect yourself and your family from illness, such as COVID-19 by following these simple steps, outlined by the CDC:

·     Wash your hands often with soap and water for at least 20 seconds. If soap and water are not available, use an alcohol-based hand sanitizer.
·     Avoid touching your eyes, nose and mouth.
·     Avoid close contact with sick people or animals.
 ·    Stay home when you are sick.
·     Cover your cough or sneeze with a tissue, then throw it away. If you don’t have a tissue, cough into your elbow.
·     Clean and disinfect objects and surfaces that you frequently touch.
·     Avoid non-essential travel to regions listed in CDC travel advisories​.