Renter Protection Policy Development
Palo Alto had significant renter protection policy discussions in 2020 and 2021. These discussions culminated in City Council action on November 29, 2021 directing staff to advance additional renter protection policies. Additional rental policy development activities continue. Please explore the information on this webpage to learn more.
Upcoming Public Meetings and Events
Possible Fair Chance Housing Policy Development
The City Council directed staff to bring a draft Fair Chance Housing ordinance for their consideration. Fair Chance Housing policies advance fair housing, anti-discrimination, and renter's rights by specifying how and when criminal history information can be used in rental housing decisions. On October 10, 2024, the Human Relations Commission (HRC) held an initial public discussion on this topic and made recommendations for City Council consideration. More details, including the meeting video and staff report, are available on the HRC Agendas page.
City Council Meeting - Following the HRC meeting, the City Council will consider HRC recommendations at a future City Council meeting. The Council meeting discussion is to be determined and once determined, Council meeting agenda and meeting materials can be found on the City Council Agendas page.
Existing Renter Protection Policies
Past Renter Protection Related Public Meetings and Events
City Council Agendas and Minutes
| Date |
Agenda and Packet |
Minutes |
Video |
October 10, 2024
Action/Business Item: Initial Public Discussion of Fair Chance Housing Policy Considerations, Components and Approach Options Regarding the Use of Criminal History Information in Palo Alto Rental Housing Decisions |
Agenda and Packet |
Minutes(PDF, 80KB) |
Video |
May 13, 2024
Consent Calendar Item: Approval of a Professional Services Contract Number CC24187280 With 3Di in a Not-to Exceed Amount of $443,256 to Provide Rental Registry Program Software Solutions and Professional Services for a Term of Four-Years |
Agenda and Packet |
Minutes(PDF, 620KB) |
Video |
| December 18, 2023
Consent Calendar Item: Adoption of an Ordinance Amending the Palo Alto Municipal Code to Add Chapter 9.65 and Amend Chapter 9.72 to Establish a Mandatory Registry Program of Residential Rental Units in the City of Palo Alto; Provide Direction to Staff on the Rental Registry Program Implementation. CEQA Status – Exempt under CEQA Guidelines Section 15061(b)(3). (Council Action-2nd Reading)
|
Agenda and Packet
|
Minutes(PDF, 665KB) |
Video |
November 27, 2023
Action Item: Adoption of an Ordinance Amending the Palo Alto Municipal Code to Add Chapter 9.65 and Amend Chapter 9.72 to Establish a Mandatory Registry Program of Residential Rental Units in the City of Palo Alto; Provide Direction to Staff on the Rental Registry Program Implementation. CEQA Status – Exempt under CEQA Guidelines Section 15061(b)(3). (Council Discussion and Action - 1st Reading) |
Agenda and Packet |
Minutes(PDF, 531KB) |
Video |
August 21, 2023
Consent Calendar Item: Adoption of an Ordinance Amending Section 9.68.010 (Purpose) and Section 9.68.040 (Just Cause Evictions Required) in Palo Alto Municipal Code Chapter 9.68, Rental Housing Stabilization, to Reduce the Minimum Time Period Required for Renters to Qualify for Just Cause Eviction Protections. CEQA Status - Exempt under CEQA Guidelines Section 15061(b)(3). (Council Action-2nd Reading) |
Agenda and Packet |
Minutes(PDF, 567KB) |
Video |
August 7, 2023
Consent Calendar Item: Adoption of an Ordinance Amending Section 9.68.010 (Purpose) and Section 9.68.040 (Just Cause Evictions Required) in Palo Alto Municipal Code Chapter 9.68, Rental Housing Stabilization, to Reduce the Minimum Time Period Required for Renters to Qualify for Just Cause Eviction Protections. CEQA Status - Exempt under CEQA Guidelines Section 15061(b)(3). (Council Action-1st Reading) |
Agenda and Packet |
Minutes(PDF, 598KB) |
Video |
June 19, 2023
Consent Calendar Item: Adoption of an Ordinance Amending Section Palo Alto Municipal Code Chapter 9.68, Rental Housing Stabilization, to Clarify the Definitions of At-Fault and No-Fault Just Cause for Evictions, Extend Just Cause Eviction Protections and Tenant Relocation Assistance to More Rental Units in Palo Alto than Offered by State Law, and Adopt a Security Deposit Limit for Unfurnished Rental Units in Palo Alto. Environmental Assessment: Exempt under CEQA Guidelines Section 15061(b)(3). (Council Action-2nd Reading) |
Agenda and Packet |
Minutes(PDF, 706KB) |
Video |
|
June 5, 2023
Action Item: Adoption of an Ordinance Amending Section Palo Alto Municipal Code Chapter 9.68, Rental Housing Stabilization, to Clarify the Definitions of At-Fault and No-Fault Just Cause for Evictions, Extend Just Cause Eviction Protections and Tenant Relocation Assistance to More Rental Units in Palo Alto than Offered by State Law, and Adopt a Security Deposit Limit for Unfurnished Rental Units in Palo Alto. Environmental Assessment: Exempt under CEQA Guidelines Section 15061(b)(3). (Council Discussion and Action-1st Reading)
|
Agenda and Packet |
Minutes(PDF, 669KB) |
Video |
February 14, 2022
Consent Calendar Item: Adoption of Regular Ordinance Amending Tenant Relocation Assistance for No-Fault Evictions by Reducing the Threshold for Applicability from 50 Units to 10 Units or a Lower Threshold (Council Action-2nd Reading) |
Agenda Packet |
Minutes |
Video |
January 31, 2022
Action Item: Adoption of Emergency Ordinance and Regular Ordinance Amending Tenant Relocation Assistance for No-Fault Evictions by Reducing the Threshold for Applicability from 50 Units to 10 Units or a Lower Threshold (Council Discussion and Action-1st Reading) |
Agenda Packet |
Minutes |
Video |
November 29, 2021
Action Item: Review and Recommend Renter Protection Policies for Development and Implementation (Council Discussion and Action)
|
Agenda Packet |
Minutes |
Video |
November 15, 2021
Action Item: Review and Recommend Renter Protection Policies for Development and Implementation (Council Discussion and Item Continued to November 29, 2021)
|
Agenda Packet |
Minutes |
Video |
|
November 8, 2021
Action Item: Review and Recommend Renter Protection Policies for Development and Implementation (Council Discussion and Item Continued to November 15, 2021)
|
Revised Agenda Packet |
Minutes |
Video |
Policy & Services Committee Agendas and Minutes
Housing Ad Hoc Agendas and Minutes
| Date |
Agenda and Packet |
Minutes |
Video |
August 31, 2023
Action Item: Recommendation to City Council on the Adoption of an Ordinance Amending the Palo Alto Municipal Code to Add Chapter 9.65, Residential Rental Registry Program, and Amending Chapter 9.72, Mandatory Response to Request for Discussion of Disputes Between Landlords and Tenants, to Establish a Mandatory Registry Program of Residential Rental Units in the City of Palo Alto and to Provide Feedback on the Development of the Rental Registry Program. CEQA Status - Exempt under CEQA Guidelines Section 15061(b)(3). |
Agenda and Packet |
|
Video |
Planning and Transportation Commission Agendas and Minutes
| Date |
Agenda and Packet |
Minutes |
Video |
May 31, 2023
Action Item: Recommendation to City Council on the Adoption of an Ordinance Amending the Palo Alto Municipal Code to Add Chapter 9.65, Rental Registry Program, to Establish a Mandatory Registry Program of Rental Units and to Provide Feedback on the Rental Registry Program Rental Unit Registration Form
|
Agenda and Packet |
Minutes(PDF, 2MB) |
Video |
January 26, 2022
Action Item: Recommendation on Ordinance Amending Tenant Relocation Assistance for No-Fault Evictions to Apply to Structures or Lots Containing 10 or More Units, Instead of 50 or More Units |
Agenda and Packet |
Minutes(PDF, 2MB) |
Video |
|
April 28, 2021
Action Item: Continuation of Policy Recommendation Discussion
|
Agenda and Packet(PDF, 174KB) |
Minutes(PDF, 955KB) |
Video |
April 14, 2021
Action Item: Renter Protection Policy Recommendations
|
Agenda and Packet(PDF, 116KB) |
Minutes(PDF, 859KB) |
Video |
September 30, 2020
Study Session on Palo Alto Renter Demographics |
Agenda and Packet |
Minutes |
Video |
Human Relations Commission Agendas and Minutes
| Date |
Agenda and Packet |
Minutes |
Video |
May 24, 2023
Recommendation to City Council on the Adoption of an Ordinance Amending the Palo Alto Municipal Code to Add Chapter 9.65, Rental Registry Program, to Establish a Mandatory Registry Program of Rental Units and to Provide Feedback on the Rental Registry Program Rental Unit Registration Form
|
Agenda and Packet |
Minutes(PDF, 1KB) |
Video |
February 9, 2023
Action Item: Recommendations to improve implementation of current City renter protections |
Agenda and Packet |
Minutes(PDF, 257KB) |
Video |
November 10, 2022
Action Item: Recommendations to improve implementation of current City renter protections – Continued to February 9, 2023 |
Agenda and Packet |
Minutes |
Video |
September 23, 2021
Continuation of Policy Recommendation Discussion |
Agenda and Packet |
Minutes |
Video |
August 12, 2021
Action Item: Renter Protection Policy Recommendations |
Agenda and Packet |
Minutes |
Video |
February 11, 2021
Presentation on Palo Alto Renter Demographics |
Agenda and Packet |
Minutes |
Video |
Eviction Reduction Just Cause and Security Deposit Limit Ordinance
Eviction Reduction Just Cause and Security Deposit Limit Ordinance
In 2023, City Council enacted the following:
- a local limit to the amount of a security deposit charged for unfurnished rental units in Palo Alto to one and a half times (1.5x) the monthly rent, which is lower than the limit of two times (2x) the monthly rent in current state law (Security Deposit Limit Changes), and
- just cause eviction protections in Palo Alto that extend beyond those eviction protections in state law (Just Cause Eviction Protection Changes).
Both of these local rental policy regulations are located in PAMC Chapter 9.68, Rental Housing Stabilization. Ordinance No. 5589 came into effect on July 20, 2023. Ordinance No. 5592 came into effect September 21, 2023.
Tenant Relocation Assistance Municipal Code Requirements and Yearly Amount Calculations
Background
At its November 29, 2021 meeting, City Council moved for staff to prepare a Palo Alto Municipal Code (PAMC) ordinance amendment to extend tenant relocation assistance for no fault evictions to more properties in Palo Alto, including properties with 10 rental units or more. On January 31, 2022 and February 14, 2022, City Council held a first and second reading of the ordinance amendment, respectively. Tenant relocation assistance for no fault evictions for properties with 10 rental units or more came into effect immediately on January 31, 2022 through Emergency Ordinance No. 5543(PDF, 529KB) and remains in effect through Ordinance No. 5544(PDF, 533KB).
In 2023, City Council enacted a local ordinance that extended just cause eviction protections to more Palo Alto rental units than what were covered under State law through California Assembly Bill 1482 (AB 1482), the Tenant Protection Act of 2019. Tenant relocation assistance for no fault evictions is now available to additional rental units in Palo Alto beyond those that are on properties with 10 units or more. Ordinance No. 5589 and Ordinance No. 5592 outline the rental units covered, as well as the amount of tenant relocation assistance required.
Current Tenant Relocation Assistance Amounts
The amount of tenant relocation assistance for no fault evictions for qualifying rental units is one times (1x) the monthly rent or a rent waiver. However, if the no fault eviction occurs at a rental unit on a property with 10 units or more, the amount of tenant relocation assistance is calculated by the number of bedrooms in a rental unit. An additional amount is applicable if a rental unit is occupied by a low-income household, someone who is 60 years of age or older, someone who is disabled, and/or someone that is a minor. When established in 2018, the lowest amount of tenant relocation assistance was $7,000 for a 0 bedroom/studio rental unit and the amount for a 3 or more bedroom rental unit was $17,000. The assistance amounts have increased in subsequent years.
The Tenant Relocation Assistance Amount Calculations sheet contains the current tenant relocation assistance amounts for rental units on properties with 10 units or more that are applicable as of July 1, 2024.