Proposed ordinance for rent control and eviction regulations in Anaheim.

NOTICE OF INTENT TO CIRCULATE PETITIONThe following persons hereby give Notice of their intent to circulate the petition within the City of Anaheim (City) to establish an ordinance that enacts rent control, a Rent Board, and just cause for eviction requirements. They provide the following statement of reasons of proposed action as contemplated in the petition:Currently, the City has no limit on the maximum allowable rent increases for residential units in the City, and there are no tenancy termination restrictions. Therefore, an ordinance is proposed in the City to establish rent control, a rent board, and just cause eviction requirements. The measure would also protect owners who reside in mobilehome parks and include anti-conversion protections.This measure proposes to amend the City’s Municipal Code to add a new ordinance that would set a maximum allowable rent increase charged on rent-controlled units in the City. The measure would also prohibit landlords from terminating tenancies for reasons that are not specifically listed in the proposed ordinance. Additionally, the ordinance restricts landlords from ending a tenancy when the tenant is not at fault for the eviction, subject to a few exemptions, such as owner move-in. In the case of these “no-fault” evictions, landlords must pay relocation benefits to the displaced tenants. Certain rental units would be either fully or partially exempt from regulation under this measure, including single-family homes (unless owned by a corporation), condominiums, and duplexes (unless owner-occupied.)The measure would set the base rent for covered rental units, which would be set at the rent as of January 1, 2026. For tenancies after this date, the base rent would be the rent charged upon initial occupancy. Landlords are permitted to annually increase the rent, though the annual increase would be capped at three percent or 80% of the CPI, whichever is lower. The measure would require landlords to credit tenants who paid rent in excess of the three percent increase above the rent charged on January 1, 2026, by either: (a) paying the tenant the balance of the overpayment directly in one lump sum, or (b) giving the tenant a credit against the rent due from the tenant to the landlord over a six-month period.Should the landlord pay a tenant to vacate from his/her unit, the landlord must provide the tenant with a notice detailing the tenants’ rights under this measure and file a copy of the buyout agreement with the Rent Board, which will manage the implementation and administration of this measure. The Rent Board will consist of seven members, who the City Council shall appoint, following a public meeting. The Rent Board will establish regulations, determine the allowable rent adjustment, hear individual rent adjustment petitions, and go to court to enforce the measure. The Rent Board would exercise its powers and duties independently from the City Council, City Attorney, and District Attorney, except by request.Landlords cannot retaliate or harass their tenants for reporting violations of the measure, exercising tenants’ rights, or participating in tenant organizations.Anaheim Rent Stabilization, Eviction Restrictions, and Mobilehome Park Closure Regulations InitiativeSummaryThis initiative would establish rent increase limits, just cause eviction requirements, landlord relocation payments to tenants in certain eviction situations, mobilehome park closure regulations, and a Rent Board to administer and enforce.Rent BoardThe initiative would establish a seven-member Rent Board to conduct hearings, adopt regulations, determine rent adjustments, and set landlord fees to help fund program administration.Covered Rental UnitsThe initiative would apply to most residential rental units and mobilehome park spaces. Exemptions would include certain non-profits, government-supported affordable housing, transient lodging, senior housing, short-term rentals, and certain owner-occupied single-family homes and duplexes.Rent Increase LimitsExisting state law generally limits rent increases for many tenants to 5% plus inflation (Consumer Price Index). This initiative would limit annual rent increases for covered rental units to 80% of CPI, capped at 3%. Base Rent would be the rent in effect on January 1, 2026, or for tenancies beginning after January 1, 2026, the initial rent charged upon initial occupancy (as allowed under the initiative and state law). Landlords could petition the Rent Board for rent increases above the annual limit to ensure a fair rate of return. Tenants could also petition the Rent Board for rent decreases when housing services are reduced.Just Cause EvictionExisting state law requires "just cause" for many evictions after 12 months of occupancy, but allows broad no-fault evictions with limited procedural requirements. This initiative would prohibit termination of most covered tenancies without just cause. Evictions would be limited to specified tenant-fault and no-fault grounds, including nonpayment of rent, material lease violations, owner move-in, substantial remodels, or withdrawal of units from the rental market. The initiative would also impose notice, language access, documentation, and Rent Board filing requirements on landlords seeking to terminate a tenancy. Seniors, persons with disabilities, and households with minor children would receive additional protections.Relocation Assistance/Tenant ProtectionsThe initiative would require landlords to pay relocation assistance to tenants displaced by certain no-fault evictions or withdrawals from the rental market. Landlords would be required to waive final month's rent and pay the evicted tenant at least three times the Fair Market Rent for comparable units, with higher payments for qualified tenants. The initiative would prohibit landlord harassment, retaliation, discrimination, including conduct based on a tenant's immigration or citizenship status. Landlords offering tenant buyouts would be required to file the agreement with the Rent Board, provide written disclosures of tenant rights, and allow a rescission period.Mobilehome Park RegulationsThe initiative would impose detailed procedures and mitigation requirements for any mobilehome park closure or change of use, including an application process, resident questionnaires, a relocation impact report, notice requirements, and relocation assistance that must be provided before residents can be required to vacate.EnforcementThe initiative would provide civil remedies, penalties, injunctive relief, and judicial review of Rent Board decisions.Effective DateThe initiative would take effect 10 days after the City Council declares majority voter approval.Anaheim BulletinPublished: 2/19/26