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20200909 VHC Agenda Packet Agenda City of Vernon Regular Vernon Housing Commission Meeting Wednesday, September 09, 2020, 06:00 PM City Hall, Council Chamber 4305 Santa Fe Avenue Vernon, California Frank Gaviña, Chair Steven Froberg, Vice Chair Ronit Edry, Commissioner Steve Hermon, Commissioner Jorge Nevarez Jr., Commissioner Marlene Ybarra, Commissioner Melissa Ybarra, Commissioner THIS MEETING WILL BE CONDUCTED PURSUANT TO GOVERNOR NEWSOM'S EXECUTIVE ORDER N-29-20. The public is encouraged to view the meeting at http://www.cityofvernon.org/webinar or by calling (408) 638-0968, Meeting ID 955-0993-0969#. You may submit comments to PublicComment@ci.vernon.ca.us with the subject line “September 9, 2020 City of Vernon Housing Commission Meeting Public Comment Item #__.” Comments received prior to 5 p.m., Wednesday, September 9, 2020, will be read into the record. CALL TO ORDER ROLL CALL FLAG SALUTE APPROVAL OF THE AGENDA PUBLIC COMMENT At this time the public is encouraged to address the Vernon Housing Commission on any matter that is within the subject matter jurisdiction of the Commission. The public will also be given a chance to comment on matters which are on the posted agenda during Commission deliberation on those specific matters. Regular Vernon Housing Commission Meeting Agenda Page 2 of 3 September 09, 2020 PRESENTATIONS 1. City Clerk Selection of Chair and Vice Chair Recommendation: Select one member to serve as Chair and one member to serve as Vice Chair for the term ending June 30, 2021. CONSENT CALENDAR All matters listed on the Consent Calendar are to be approved with one motion. Items may be removed from the Consent Calendar by any member of the Commission. Those items removed will be considered immediately after the Consent Calendar. 2. City Clerk Approval of Minutes Recommendation: Approve the June 10, 2020 Regular Vernon Housing Commission meeting minutes. 1. 2020-06-10 VHC Minutes NEW BUSINESS 3. Public Works City Housing Quarterly Report Recommendation: Receive and file the September 2020 City Housing Quarterly Report. 1. September 2020 City Housing Quarterly Report 2. 2019 Inspection Report Status Update 4. Public Works Vernon Housing Commission Ad Hoc Committee Update on Need for a Business Priority in City-owned Housing Recommendation: Receive and file update from Vernon Housing Commission Ad Hoc Committee. 5. Public Works City of Vernon Housing Unit Rental Rates Recommendation: Discuss rental rates for vacant units and provide direction to staff. 1. Resolution No. VHC-8 2. VHC Agenda Item Report on Establishment of Rental Rates 3. HUD 2020 SAFMR Rental Rates ORAL REPORTS Brief reports, announcements, or directives to staff. Next Regular Meeting: Wednesday, December 9, 2020, at 6:00 p.m. Regular Vernon Housing Commission Meeting Agenda Page 3 of 3 September 09, 2020 ADJOURNMENT I hereby certify under penalty of perjury under the laws of the State of California, that the foregoing agenda was posted on the bulletin board at the main entrance of the City of Vernon City Hall, located at 4305 Santa Fe Avenue, Vernon, California, and on the City’s website, not less than 72 hours prior to the meeting date set forth on this agenda. Dated this 3rd day of September, 2020. By: __________________________________ Sandra Dolson, Administrative Secretary Vernon Housing Commission Agenda Item Report Agenda Item No. COV-316-2020 Submitted by: Lisa Pope Submitting Department: City Clerk Meeting Date: September 9, 2020 SUBJECT Selection of Chair and Vice Chair Recommendation: Select one member to serve as Chair and one member to serve as Vice Chair for the term ending June 30, 2021. Background: At its July 21, 2020 meeting, the Council ratified the Mayor's appointment of Steve Hermon to serve on the Vernon Housing Commission in the Vernon Business Employee Seat with a term expiring on June 30, 2024. Section 2.124(a) of the Vernon Municipal code states that "The Commission shall have a Chairperson and Vice Chairperson, who shall be from different appointing categories pursuant to section 2.122." The members of the four appointment categories are as follows: Business Representative 1. Frank Gaviña 2. Jorge Nevarez Jr. 3. Ronit Edry Council Member 1. Melissa Ybarra Employee of a Business 1. Steve Hermon Resident Representatives 1. Steven Froberg 2. Marlene Ybarra Section 2.124(b) of the Vernon Municipal Code states that “The Commission members shall elect the Chairperson and Vice Chairperson at its first meeting and annually thereafter. No Commission member may serve as Chairperson for more than two (2) consecutive terms. The Chair shall preside over all Commission meetings and shall have the power to appoint subcommittees and the presiding chairs of those subcommittees. The Vice Chair shall, in the absence of the Chairperson, perform the duties of the Chairperson." Commissioner Gaviña was appointed to serve as Chairperson on December 11, 2019. Due to timing of appointments to the Commission, he is eligible to continue to serve as Chairperson for another year if the Commission so desires. It is appropriate for the Commission to select its Chair and Vice Chair for the coming year. Fiscal Impact: There is no fiscal impact associated with this report. Attachments: Vernon Housing Commission Agenda Item Report Agenda Item No. COV-250-2020 Submitted by: Sandra Dolson Submitting Department: City Clerk Meeting Date: September 9, 2020 SUBJECT Approval of Minutes Recommendation: Approve the June 10, 2020 Regular Vernon Housing Commission meeting minutes. Background: Staff has prepared draft minutes and hereby submits the minutes for approval. Fiscal Impact: There is no fiscal impact associated with this report. Attachments: 1. 2020-06-10 VHC Minutes MINUTES VERNON HOUSING COMMISSION REGULAR MEETING WEDNESDAY, JUNE 10, 2020 COUNCIL CHAMBER, 4305 SANTA FE AVENUE CALL TO ORDER Chair Gaviña called the meeting to order at 6:00 p.m. FLAG SALUTE Administrative Analyst Figueroa led the Flag Salute. ROLL CALL PRESENT:Frank Gaviña, Chair Steven Froberg, Vice Chair Ronit Edry, Commissioner (via remote access) Jorge Nevarez Jr., Commissioner Marlene Ybarra, Commissioner (via remote access) Melissa Ybarra, Commissioner STAFF PRESENT: Carlos Fandino, City Administrator (via remote access) Lisa Pope, City Clerk Zaynah Moussa, Senior Deputy City Attorney (via remote access) Diana Figueroa, Administrative Analyst John Cordova, Public Works Superintendent APPROVAL OF THE AGENDA MOTION Commissioner Melissa Ybarra moved and Commissioner Froberg seconded a motion to approve the agenda. The question was called and the motion carried unanimously. PUBLIC COMMENT None. Regular Vernon Housing Commission Meeting Minutes Page 2 of 2 June 10, 2020 CONSENT CALENDAR MOTION Commissioner Melissa Ybarra moved and Commissioner Edry seconded a motion to approve the Consent Calendar. The question was called and the motion carried unanimously. The Consent Calendar consisted of the following item: 1.Approval of Minutes Recommendation: Approve the March 11, 2020 Regular and the April 29, 2020 Special Vernon Housing Commission meeting minutes. NEW BUSINESS 2.Public Works City Housing Quarterly Report Recommendation: No action required by the Commission. This is a presentation only. Public Works Superintendent Cordova presented the staff report. In response to Commission questions, Public Works Superintendent Cordova explained that staffing levels prevented accurate tracking of calls for service and property remodels. Administrative Analyst Figueroa discussed the calls that came through Administration and the process for evaluating non-payments on a case by case basis. Commissioner Melissa Ybarra requested a flyer be sent to remind residents of the hotline for housing issues; an update on the annual walk through process and a review of last year’s walk through; and a report back to the Commission on the payment plan for the four outstanding payments. ORAL REPORTS None. ADJOURNMENT With no further business, Chair Gaviña adjourned the meeting at 6:19 p.m. ________________________ FRANK GAVIÑA, Chair ATTEST: _________________________ LISA POPE, City Clerk (seal) Vernon Housing Commission Agenda Item Report Agenda Item No. COV-332-2020 Submitted by: Daniel Wall Submitting Department: Public Works Meeting Date: September 9, 2020 SUBJECT City Housing Quarterly Report Recommendation: Receive and file the September 2020 City Housing Quarterly Report. Background: Staff will present the City Housing Quarterly Report for the period from June 2020 through August 2020. The report consists of financial highlights including rents and expenditures, an update on ongoing remodel projects, and upcoming lotteries, as well as an annual inspection update. Fiscal Impact: There is no fiscal impact associated with this report. Attachments: 1. September 2020 City Housing Quarterly Report 2. 2019 Inspection Report Status Update VernonHousingCommission September 9, 2020 City Housing Quarterly Report FinancialHighlights June through August ◦8 late payments ◦6 payments remain outstanding Covid-19 impacted tenants As of August 31st, outstanding rent is as follows: ◦Resident #1 - $854 (August only) ◦Resident #2 - $3,241.72 (full months for May, July, and August and partial balances for April and June) 2 LateRentsandCovid-19 The VHC’s COVID-19 rent repayment procedures were sent via email to Vernon residents. Renters having difficulty were contacted directly, and follow up calls made regularly. On July 6th, the COVID-19 rent repayment procedure paperwork was hand-delivered to each impacted resident (two total). Follow up calls were made to impacted residents following the delivery of paperwork. One resident completed their rent repayment forms and submitted prior to the July 31st deadline. On August 14th, a mass notification was sent to residents to inform them of LA County’s Rent Relief program set to launch on August 17th. On August 19th , each of the impacted residents were notified directly via email of LA County’s COVID-19 Rent Relief program. 3 LateRentsandCovid-19 Plans moving forward: ◦Continue to follow up via phone and email with impacted residents ◦Follow up with a formal letter from the City requesting rent payment be made Challenges on the horizon: ◦City must adhere to existing county, state, and federal eviction moratoria 4 2019-2020 Fiscal Year Revenue FY2020 BUDGET FY2020 ACTUAL 12 MONTH BUDGET 12 MONTH FORECAST City Housing $291,020 $264,220 $291,020 $352,293 $- $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 5($56,800) Variance ($26,307) Variance FY2020 BUDGET FY 2020 ACTUAL 12 MONTH BUDGET 12 MONTH FORECAST City Housing $405,836 $305,782 $405,836 $407,709 $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 $450,000 6($118,292) Variance $(129,140) Variance Fiscal Year 2019-2020 Operating Expenditures ScheduleofRentsSeptember2020Unit359Unit Type Baths 11/1/19 Rent Move in Date Lease Term Comments 3376 E. 50th 2bd-apt 1 847.39 9/1/2017 Month to Month 3378 E. 50th 2bd-apt 1 847.39 5/1/2013 Month to Month 3380 E. 50th 1bd-apt 1 702.96 1/22/2008 Month to Month 3382 E. 50th 1bd-apt 1 1,160 5/24/2019 ANNUAL 3384 E. 50th 1bd-apt 1 1,250 7/1/2020 ANNUAL* 3386 E. 50th 1bd-apt 1 702.96 7/1/2010 Month to Month 3388 E. 50th 2bd-apt 1 839 12/1/2018 Month to Month 3390 E. 50th 2bd-apt 1 1,620 9/1/2020 ANNUAL* 3345 Fruitland 3bd-hous 2 1,175.64 8/1/2012 Month to Month 3349 Fruitland 2bd-hous 1 1,043 2/7/2019 ANNUAL 3353 Fruitland 3bd-hous 1 1,125.14 02/01/2017 Month to Month 3357 Fruitland 3bd-hous 1 1,125.14 07/22/2019 Annual 3361 Fruitland 3bd-hous 1 2,170 N/A VACANT - Renovation Ready 10/9/20 3365 Fruitland 2bd-hous 1 923.14 3/1/2013 Month to Month 3550 Vernon 3bd-hous 1 2,170 N/A Pending Leasing Process* Leasing Process 3560 Vernon 2bd-hous 1 994.85 11/1/2008 Month to Month 4321 Furlong 3bd-hous 1 1,000 2/1/2019 Month to Month 4322 Furlong 3bd-hous 1 1081.71 10/2/2008 Month to Month 4323 Furlong 2bd-hous 1 1,021.11 2/1/2018 Month to Month 4324 Furlong 2bd-hous 1 1,620 N/A VACANT – Renovation Estimated start date 10/1/20 4325 Furlong 2bd-hous 1 854 2/1/2019 ANNUAL 4326 Furlong 2bd-hous 1 934.25 2/1/2008 Month to Month 4327 Furlong 2bd-hous 1 934.25 6/1/2013 Month to Month 4328 Furlong 2bd-hous 1 862.54 8/1/2012 Month to Month 4329 Furlong 3bd-hous 1 1,071 9/1/2018 Month to Month 4330 Furlong 3bd-hous 1 1,099.89 8/1/2012 Month to Month 7 RenovationUpdate 3361 Fruitland - 3 bedroom house ◦Lead and asbestos abated. ◦Interior wall moved. ◦Electrical upgrades have been completed. ◦Drywall to be completed the week of September 21st. ◦Windows were backordered and are now scheduled for delivery the week of September 14th, with installation scheduled to be completed the week of the September 21st. ◦Cabinets are being built beginning September 14th ◦Cabinet installation to be completed the week of September 28th ◦Stucco to be completed the week of September 28th ◦Paint, clean-up etc., week of October 5th. ◦Ready to rent October 9th 8 AnnualInspectionUpdate The last annual inspection of all the housing units was performed in late February, early March 2019, and presented to the VHC on March 13, 2019 (Attachment 2 on Agenda Report). 2020 Inspection was originally scheduled for April 2020 but was postponed due to COVID- 19 concerns. 2020 Inspection has been rescheduled to the week of November 1, 2020. Changing frequency of inspections to twice per year to be more proactive. First inspection in 2021 will take place in May. 9 Advertising&HousingInterestForms Quarterly Advertising for September 2020 ◦Craigslist ◦City Website ◦City Hall Bulletin Board ◦Fire Department First Responders ◦Police Department First Responders ◦Chamber of Commerce Housing Interest Forms received (June-August): ◦19 valid applications (30 total from July 2019 to August 2020) ◦Unit transfer requests received = 2 (2 total from July 2019 to August 2020) 10 QUESTIONS? 11 STATUS OF CONTRACTED WORK - UNIT MAINTENANCE IMPROVEMENTS UNIT NO. MODEL REMODELED UNIT YES / NO ITEM STATUS TENANT NEGLECT YES / NO COST COMPLETION DATE COMMENTS Unit 1 3bd House Yes Adjust front door to close properly Complete No $0 2/11/2019 Subtotal $0 Unit 2 3bd House Yes Bedroom screen needs to be replaced Complete No $20 3/6/2019 A/C unit needs repair; possible replacement Complete No $400 2/26/2019 Bathroom ceiling has mildew in corner. Complete Yes $100 3/6/2019 Bathroom faucet leaks Complete No $0 3/6/2019 Bathroom sink cracked Complete Yes $100 4/2019 Kitchen cabinet doors broken Complete Yes $200 4/2019 Subtotal $820 Unit 3 2bd House Yes No Action Needed N/A N/A N/A Subtotal $0 Unit 4 2bd House No Replace front door screen. Complete No $40 3/7/2019 Replace back bedroom screen. Complete No $40 3/7/2019 Shower door scrapes tile in shower No $0 3/6/2019 Repaint bathroom No $0 4/2019 Missing tile at base of toilet Complete Yes $50 3/7/2019 STATUS OF CONTRACTED WORK - UNIT MAINTENANCE IMPROVEMENTS Closet door broken main bedroom Complete No $0 3/7/2019 New fence has hole from tree removed. Complete No $0 2/28/2019 Subtotal $130 Unit 5 2bd House Yes No Action Needed N/A N/A $0 N/A Subtotal $0 UNIT NO. MODEL REMODELED UNIT YES / NO ITEM STATUS TENANT NEGLECT YES / NO COST COMPLETION DATE COMMENTS Unit 6 2bd House Yes Replace back door weather strip Complete No $20 3/6/2019 Repair hole behind door in living room Complete Yes $20 4/2019 Repair kitchen faucet Complete No $5 3/7/2019 Subtotal $45 Unit 7 2bd House Yes Repair kitchen faucet No $0 3/2019 Laundry room ceiling Complete No $20 2/20/2019 Check sprinklers for noise. Complete No $0 $0 3/6/2019 Clean rain gutters Complete No 3/11/2019 Subtotal $20 Unit 8 2bd House No Repatch toilet; small hole in porcelain. No water leak Complete No $0 3/7/2019 Subtotal $20 STATUS OF CONTRACTED WORK - UNIT MAINTENANCE IMPROVEMENTS Unit 9 3bd House Yes Retouch paint in living room Complete Yes $10 3/7/2019 Adjust bathroom cabinet door Complete Yes $10 3/6/2019 Check noise from toilet Complete No $0 3/7/2019 Check water temp in shower; increase if possible Complete No $0 3/7/2019 Adjust kitchen cabinet Complete Yes $50 3/6/2019 Check water filter. Complete No $50 3/7/2019 Subtotal $120 Unit 10 3bd House Yes Sink valve has low water pressure. Complete No $50 3/6/2019 Install hand held shower head Complete No $40 3/6/2019 Subtotal $90 Unit 11 2bd Apt Yes Repair smoke detector Complete No $30 3/5/2019 UNIT NO. MODEL REMODELED UNIT YES / NO ITEM STATUS TENANT NEGLECT YES / NO COST COMPLETION DATE COMMENTS Replace front door weather striping Complete No $20 3/5/2019 Patch and paint south wall in living room Complete Yes $40 3/18/2019 Subtotal $90 Unit 12 2bd Apt Yes Check smoke detector Complete No $0 3/5/2019 Subtotal $0 STATUS OF CONTRACTED WORK - UNIT MAINTENANCE IMPROVEMENTS Unit 13 1bd Apt Yes Check all aerators. Complete No $0 3/5/2019 (1) Stove burner not working. complete No $50 3/2019 Subtotal $50 Unit 14* 1bd Apt Yes Check smoke detector Complete N/A $0 3/5/2019 Subtotal $0 Unit 15 1br-Apt Yes Check smoke detector Complete No $0 3/5/2019 Subtotal $0 Unit 16 1br-Apt Yes Check smoke detector Complete No $0 3/5/2019 Subtotal $0 Unit 17 2br-Apt Yes Check smoke detector Complete No $0 3/5/2019 Subtotal $0 Unit 18 2br-Apt Yes Check and clean all aerators Complete No $0 3/5/2019 Subtotal $0 Unit 19 3br-House Yes Clean all rain gutters Complete No $0 3/12/2019 Subtotal $0 Unit 20 2br House Yes No action needed N/A N/A N/A Subtotal $0 Unit 21 3bd- House Yes Check A/C return grill lock tabs Complete No $0 3/5/2019 Check light and fan in bathroom Complete No $60 3/5//19 Check water filter in kitchen refrigerator Complete No $40 3/5/2019 STATUS OF CONTRACTED WORK - UNIT MAINTENANCE IMPROVEMENTS Check kitchen faucet Complete No $0 3/5/2019 Check smoke detector Complete No $0 3/5/2019 Check water heater Complete No $0 3/5/2019 Subtotal $100 UNIT NO. MODEL REMODELED UNIT YES / NO ITEM STATUS TENANT NEGLECT YES / NO COST COMPLETION DATE COMMENTS Unit 22 3br House Yes Purchase 2 sink stoppers for kitchen Complete No $25 3/7/2019 Install anti-siphon valve on outside spigot Complete No $50 3/5/2019 Subtotal $75 Unit 23* 3Br. House No No Action Needed N/A N/A $0 N/A Unit Scheduled for Remodel Subtotal $0 Unit 24 2Br House No Repair pull handles in kitchen Complete No $10 3/5/2019 Grease driveway gate. Complete No $0 3/5/2019 Subtotal $10 Unit 25 3Br. House Yes Check smoke detector Complete No $0 3/5/2019 One electrical outlet not working in bedroom #2 Complete No $0 3/5/2019 Subtotal $0 Unit 26 2Br. House Yes Check door handle in bedroom 2 Complete N/A $0 Microwave vent cover broken Complete $0 Vernon Housing Commission Agenda Item Report Agenda Item No. COV-333-2020 Submitted by: Daniel Wall Submitting Department: Public Works Meeting Date: September 9, 2020 SUBJECT Vernon Housing Commission Ad Hoc Committee Update on Need for a Business Priority in City-owned Housing Recommendation: Receive and file update from Vernon Housing Commission Ad Hoc Committee. Background: At its March 11, 2020 meeting, the Vernon Housing Commission (VHC) established an Ad Hoc Committee comprised of two of its members, Commissioner Melissa Ybarra and Commissioner Ronit Edry, to evaluate the need for a "Business Priority" in City-owned housing. After voting to eliminate the First Responder policy, the VHC expressed an interest in exploring a Business Priority concept for City-owned housing. It was contemplated that a Business Priority might benefit Vernon companies, particularly those who have specialized equipment and/or operations that may be compromised in the event of an isolated emergency without prompt access to key personnel. If key personnel lived in Vernon, only minutes from their respective workplace, they could be leveraged quickly to address issues that may arise at the facility during their off-duty hours. The Ad Hoc Committee (Ad Hoc) was formed in order to explore the necessity of a Business Priority in Vernon and report its findings and/or recommendations to the VHC for its review and deliberation. The Ad Hoc initially convened in June along with City staff to formulate a plan to gather feedback from the Vernon business community on the Business Priority topic. It was decided that the business community would be surveyed, with a targeted focus on manufacturing operations, to assess their interest in a Business Priority and whether they thought that employees would be eager to live in Vernon. A brief online survey was created and emailed to approximately 125 manufacturing businesses, sent to the Vernon Chamber of Commerce for distribution to its contacts, and posted on the City's website. The questions included in the survey are noted below: 1. Does your company have a need for an essential worker to reside in Vernon? 2. Do you think that your essential worker(s) would use the business priority to secure housing in a City-owned residential unit? 3. Are you interested in having the VHC establish a “business priority” for essential Vernon workers? 4. What type of business do you operate in Vernon? 5. Please enter the name of your business. As of September 2, 2020, a total of 25 survey responses were recorded, with 60% of respondents indicating that a Business Priority in City-owned housing would create value for their organization. Of the respondents, 64% indicated that they believed that their employees would be interested in living in Vernon. A total of 84% of respondents indicated that they would be interested in having the VHC establish a Business Priority for essential Vernon workers. In addition to the survey, City staff presented the Business Priority concept to the Business and Industry Commission (BIC) at its August 13, 2020 meeting to solicit feedback. Staff indicated that there has been recent discussion about offering a business priority to Vernon workers who may be deemed as essential employees for manufacturing businesses located in the City and shared that a Business Priority would place the Vernon worker in this category ahead of others on the interest list when a housing lottery is held for an available City-owned residential unit. After extensive deliberation, the BIC concluded that its preference would be to have a Business Priority established for Vernon workers (excluding City of Vernon employees). The BIC stated that they did not favor a Business Priority that would be exclusively for essential workers at manufacturing businesses, but rather, they specified their endorsement of a Business Priority for all Vernon workers. Results of staff's efforts to survey businesses and the outcome of the BIC meeting were shared with the Ad Hoc Committee at a subsequent meeting in late August. During the most recent meeting, the Ad Hoc raised questions about the City's current advertising practices to alert the public about City-owned housing unit availability. Presently, the City posts housing information on Craig's List, on the City's website, and on its physical bulletin board in City Hall. It was determined by City staff that further outreach and advertising of Vernon's City-owned housing would be feasible. As such, plans to develop a marketing campaign to advertise Vernon housing as a viable option for employees who work in the City are underway. The campaign would include banners and posters in high-traffic areas, targeting employees traveling to-and-from work through Vernon streets. Increased advertising will begin prior to the next housing lottery and any housing interest forms received by staff from Vernon workers will be noted. Also discussed was the possibility of creating a second Ad Hoc Committee that would include members from both the BIC and the VHC, a combination of commissioners that could continue in-depth discussions regarding the need for a Business Priority in City-owned housing. This proposal would be presented to the BIC at its next meeting to assess interest. Feedback would be conveyed to the VHC at a proximate meeting. The Ad Hoc is not prepared to recommend that the VHC take any action on the Business Priority at its September 9, 2020 meeting; however, the Ad Hoc will continue to work with staff to gather data and feedback from representatives in the business community with a collective goal to determine if there is a need for a Business Priority. Updates related to this pursuit will be shared with the VHC accordingly. Fiscal Impact: There is no fiscal impact associated with this report. Attachments: Vernon Housing Commission Agenda Item Report Agenda Item No. COV-334-2020 Submitted by: Daniel Wall Submitting Department: Public Works Meeting Date: September 9, 2020 SUBJECT City of Vernon Housing Unit Rental Rates Recommendation: Discuss rental rates for vacant units and provide direction to staff. Background: At its December 12, 2018 meeting, the Vernon Housing Commission adopted Resolution No. VHC-8 establishing a method for determining rents for vacant City-owned units (Attachment 1). As noted in the agenda item report from the December 12, 2018 VHC meeting (Attachment 2), this method uses the Small Area Fair Market Rents (SAFMRs) established by the United States Department of Housing and Urban Development (HUD) based on Zip Code to determine the initial rent that will be charged on vacant units (Attachment 3). SAFMRs are established once per year and are based on the number of bedrooms that in a unit without regard to the unit being a single family home or an apartment. Prior to their participation in a housing lottery, potential tenants are informed of the monthly rent. In recent lotteries, interested parties at and near the top of the list have ultimately declined to rent the units resulting in delays in filling the vacant units. However, all units have ultimately been filled. Current rental rates are: 1 bedroom - $1,250 2 bedroom - $1,620 3 bedroom - $2,170 Staff seeks direction from the Commission on what, if any, changes should be made to initial monthly rental rates. Fiscal Impact: There is no fiscal impact associated with this report. The fiscal impact of modifications to rental rates will be assessed by staff if/when direction is received from the VHC to change rental rates. Attachments: 1. Resolution No. VHC-8 2. VHC Agenda Item Report on Establishment of Rental Rates 3. HUD 2020 SAFMR Rental Rates Vernon Housing Commission Agenda Item Report Agenda Item No. COV-334-2018 Submitted by: Daniel Wall Submitting Department: Public Works Meeting Date: December 12, 2018 SUBJECT A Resolution of the Vernon Housing Commission Establishing Rental Rates Recommendation: A. Find that the proposed action is exempt under the California Environmental Quality Act (“CEQA”) review because it is a continuing administrative activity that will not result in any direct or indirect changes in the environment and therefore does not constitute a “project” as defined by CEQA Guidelines section 15378; and B. Continue a Public Hearing; and C. Adopt a revised resolution (modified at Special Vernon Housing Commission Meeting held on November 7, 2018) establishing rental rates, specifically to accomplish the following: 1. Establish annual rent adjustments for occupied units, and; 2. Establish a method for determining rents for vacant units. Background: Annual Rent Adjustments The Vernon Rental Housing Policy (VRHP), adopted by the Vernon Housing Commission on October 5, 2011, pursuant to Ordinance 1183 and approved by the Vernon City Council on October 18, 2011, requires that all rents charged by the City of Vernon be “market” rents as determined by independent sources, while avoiding undue hardship on existing tenants. While rents have been increased since the adoption of the VRHP they have not been increased in a regular systematic manner in order to stay current with market rents. This resolution automatically adjusts month-to-month rents, up or down, on January 1 of each year based on the annual percentage change in the Consumer Price Index (CPI) for all urban consumers, not seasonally adjusted, all items index (CPI-U) for the Los Angeles – Long Beach – Anaheim area, for the twelve month period ending the August immediately prior to the rent adjustment. Existing leases being renewed during the calendar year would be similarly adjusted at the time of renewal. To ensure that these automatic rent adjustments do not create an undue hardship on existing tenants the maximum increase in any year would be limited to three percent (3%), without regard to any higher increase that may be justified by the increase in the CPI. There is no limit on the maximum decrease in rent. Vacant Unit Rent The United States Department of Housing and Urban Development (HUD) establishes Small Area Fair Market Rents (SAFMRs) within metropolitan areas by ZIP code. HUD uses SAFMRs to determine rent standards for its Section 8 voucher program. SAFMRs are set at the 40th percentile for rents within an area. SAFMRs are calculated for efficiency, one-bedroom, two-bedroom, three-bedroom and four-bedroom units. SAFMRs are published in advance of each federal fiscal year. To ensure that new tenants are charged fair market rents, this resolution requires the use of HUD’s SAFMRs in effect for the Vernon (90058) Zip Code at the time of tenant move-in to establish the initial rent. Remodeled Units The resolution provides that a unit temporarily vacated by an existing tenant for purposes of a remodel will not constitute a “vacant unit”, and rent for the existing tenant will not be increased based on that vacancy. Table 1. - FY2019 Small Area Fair Market Rent contains Federal Fiscal Year 2019 SAFMRs for Vernon and the surrounding areas, and Table 2. – Furlong Rent Comparison contains a comparison of the HUD SAFMRs, CGA’s market rent appraisal, and the highest current rents on Furlong. Fiscal Impact: The adoption of this resolution will, over a period of years, bring the current rental rates for City-owned housing up to market rents. Existing rents are estimated to be between 50% and 100% lower than market rents. Attachments: 1. Table 1 and 2 Rent 2. VHC Resolution - Establishing Rental Rates 3. CGA appraisal 4. Notice of Public Hearing 11 07 18 5. Letter to residents re: Public Hearing Table 1. - FY 2019 Small Area Fair Market Rent Los Angeles County, CA HUD Small Area FMRs By Unit Bedrooms ZIP Code City Efficiency One- Bedroom Two- Bedroom Three- Bedroom Four- Bedroom 90011 Los Angeles $970 $1,160 $1,500 $2,010 $2,230 90023 Commerce $970 $1,160 $1,500 $2,010 $2,230 90040 Commerce $970 $1,160 $1,500 $2,010 $2,230 90058 Vernon $970 $1,160 $1,500 $2,010 $2,230 90255 Huntington Park $1,000 $1,200 $1,550 $2,080 $2,290 90270 Bell Gardens/Maywood $1,020 $1,210 $1,570 $2,100 $2,320 Table 2. – Furlong Rent Comparison Source Two-Bedroom Three-Bedroom Highest current rent $1,011 $1,089 HUD Small Area FMR FY 2019 $1,500 $2,010 GCA Appraisal $2,088 $2,367 RESOLUTION NO. VHC- A RESOLUTION OF THE VERNON HOUSING COMMISSION OF THE CITY OF VERNON ESTABLISHING RENTAL RATES WHEREAS, on June 7, 2011, the City Council of the City of Vernon adopted Ordinance No. 1183 establishing the Vernon Housing Commission (the “Commission); and WHEREAS, on October 5, 2011, the Commission adopted Resolution No. VHC-5 adopting the Vernon Rental Housing Policy (“VRHP”), pursuant to Article XVII, Section 2.125(b) of the Vernon Municipal Code; and WHEREAS, on October 18, 2011, the City Council of the City of Vernon adopted Resolution No. 2011-175 approving the VRHP; and WHEREAS, the VHRP requires that all rents charged by the City of Vernon be “market” rents as determined by independent sources, while avoiding undue hardship on existing tenants; and WHEREAS, pursuant to Article XVII, Section 2.125 of the Vernon Municipal Code the Commission desires, by resolution, to establish rental rates. NOW, THEREFORE, BE IT RESOLVED BY THE VERNON HOUSING COMMISSION OF THE CITY OF VERNON AS FOLLOWS: SECTION 1:The Vernon Housing Commission of the City of Vernon hereby finds and determines that the above recitals are true and correct. SECTION 2:The Vernon Housing Commission of the City of Vernon finds that this action is exempt from California Environmental Quality Act (CEQA) review because it is an administrative activity that will not result in any direct or indirect changes in the environment and is therefore not a “project” as defined by CEQA Guidelines section -2 - 15378. SECTION 3:The Vernon Housing Commission of the City of Vernon hereby establishes that beginning January 1, 2020, the adjustment of month-to-month rents based on the annual percentage change in the Consumer Price Index (CPI) for all urban consumers, not seasonally adjusted, all items index (CPI-U) for the Los Angeles – Long Beach – Anaheim area, for the twelve month period ending the August immediately prior to the rent adjustment will take effect on January 1 of each year. Existing leases being renewed during the calendar year would be similarly adjusted at the time of renewal. To ensure that these automatic rent adjustments do not create an undue hardship on existing tenants the maximum rate of increase in any year would be limited to a three percent (3%) increase, without regard to any higher increase that may be justified by the increase in the CPI. These adjustments to rent for 2019 will take effect on March 1, 2019. SECTION 4:The Vernon Housing Commission of the City of Vernon hereby establishes that rents for vacant units shall be set at the current rate published by the United States Department of Housing and Urban Development (HUD) for Small Area Fair Market Rents for the City of Vernon at the time of tenant move-in to establish the initial rent. For purposes of this Section 4, a unit temporarily vacated by an existing tenant for purposes of a remodel shall not constitute a “vacant unit”. / / / / / / / / / / / / / / / -3 - SECTION 5: The Secretary of the Commission shall certify to the passage, approval and adoption of this Resolution, and the Secretary shall cause this Resolution and the Secretary’s certification to be entered in the File of Resolutions of the Commission. APPROVED AND ADOPTED this 12th day of December, 2018. Name: Title: Chairman / Vice Chairman ATTEST: Maria E. Ayala, Secretary APPROVED AS TO FORM: Zaynah Moussa, Senior Deputy City Attorney -4 - STATE OF CALIFORNIA ) ) ss COUNTY OF LOS ANGELES ) I, Maria E. Ayala, Secretary of the Vernon Housing Commission of the City of Vernon, do hereby certify that the foregoing Resolution, being Resolution No. VHC- , was duly passed, approved and adopted by the Vernon Housing Commission of the City of Vernon at a regular meeting of the Commission duly held on Wednesday, December 12, 2018, and thereafter was duly signed by the Chair or Vice Chair of the Vernon Housing Commission of the City of Vernon. Executed this day of December, 2018, at Vernon, California. Maria E. Ayala, Secretary (SEAL) 18017000, RCS Vernon Properties 1 September 6, 2018 Anthony Zarate City of Vernon 4305 Santa Fe Ave. Vernon, CA 90058 Dear Mr. Zarate, At your request, I completed my analysis of the monthly rental rates for the following residential properties: Type Street Location City Location 2 Bedroom House 4325 Furlong Pl. Vernon 3 Bedroom House 4321 Furlong Pl. Vernon Regardless of who pays for the attached market rental report, it has been prepared for our client: the City of Vernon. As specified by the client, the purpose of the appraisal is to estimate a current fair market rental rate for the above mentioned properties. The client intends to use this report in negotiating a rental rate for the tenants at these locations. The attached Rental Report has been prepared in accordance with the reporting requirements of the Uniform Standards of Professional Appraisal Practice (USPAP). This Rental Report may not be used or relied upon by anyone other than the above-mentioned client for any purpose whatsoever, without the express written consent of the appraiser. If the client provides anyone else with a copy of 18017000, RCS Vernon Properties 2 this report, such as a borrower, etc., that person(s) may not be entitled to rely upon its contents when making any decisions about the property. As such the following limiting condition applies: Neither all nor any part of the contents of this report shall be conveyed to any person or entity, other than the appraiser's or firm's client, through advertising, solicitation materials, public relations, new, sales, or other media without the written consent and appeal of the author, particularly as to valuation conclusions, the identity of the appraiser or firm with which the appraiser is connected, or any reference to the Appraisal Institute or the MAI, SRA designation. Furthermore, the appraiser or firm assumes no obligation, liability, or accountability to any third party. If this report is placed in the hands of any one, but the client, the client shall make such party(s) aware of all the assumptions and limiting conditions of the assignment. Should you have any questions regarding the analysis or conclusions found in the attached report, please contact me. Sincerely, Hee K. Yi Certified General Appraiser AG 035644 Expires 11/16/2018 18017000, RCS Vernon Properties 3 Table of Contents Table of Contents.............................................. 3 Client......................................................... 4 Appraiser...................................................... 4 Effective Date of the Assignment............................... 4 Date of Report................................................. 4 Competency Provision........................................... 4 Confidentiality................................................ 4 Fair Rental Report............................................. 4 Intended User.................................................. 5 Intended Use................................................... 5 Real Estate Locations.......................................... 5 Overview of the Assignment..................................... 5 Scope of the Assignment........................................ 5 Definition of Market Rent...................................... 6 Neighborhood Description....................................... 7 Zoning......................................................... 8 Property Descriptions.......................................... 8 Rental Analysis................................................ 9 Addendum...................................................... 14 Certification ............................................... 15 Assumptions and Limiting Conditions ......................... 17 Qualifications .............................................. 20 Subject Photographs ......................................... 23 Rental Photographs .......................................... 27 18017000, RCS Vernon Properties 4 Client The City of Vernon 4305 Santa Fe Ave. Vernon, California 90058 Appraiser Hee K. Yi Gold Coast Appraisals Inc. 10016 Pioneer Blvd., Suite 110 Santa Fe Springs, California 90670 Effective Date of the Assignment The effective date of this assignment is September 1, 2018. The buildings were inspected on September 1, 2018. The appraiser made exterior inspections of the properties. Both properties were viewed from the street. Date of Report Hee K. Yi wrote this report September 6, 2018. Competency Provision Hee K. Yi has the necessary educational background and field experience to perform this assignment; her qualifications are found in the addenda. She is a California Certified General Appraiser (AG035644). Confidentiality The appraiser must be aware of, and comply with, all confidentiality and privacy laws and regulations applicable in an assignment. Disclosure of confidential information is permissible to professional peer review committees, except when such disclosure to a committee would violate applicable law or regulation. Confidential Information means information that is either identified by the client as confidential when providing it to an appraiser and that is not available from any other source; or classified as confidential or private by applicable law or regulation. Fair Rental Report This Rental Report complies with the reporting requirements set forth under Uniform Standards of Professional Appraisal Practice (USPAP) as well as those promulgated by the Appraisal Institute. 18017000, RCS Vernon Properties 5 As such, it presents a summary of the data, reasoning, and analyses that were used in the appraisal process to develop an opinion of a current monthly rental rate. Intended User The City of Vernon is the intended user of this report. Intended Use The City of Vernon intends to use this report in negotiating a monthly rental rate for the houses that are owned by the City of Vernon. Real Estate Locations Type Street Location City Location 2 Bedroom House 4325 Furlong Pl. Vernon 3 Bedroom House 4321 Furlong Pl. Vernon Overview of the Assignment Because nearly every house is owned by the City of Vernon, there are no rental properties within the City boundaries that can be surveyed to ascertain a market rental rate. City employees that need to be housed in proximity to their work location can opt to obtain housing in the cities and communities that are adjacent to Vernon. Huntington Park, South Gate, Maywood, East Los Angeles, Los Angeles, Bell, Lynwood, and City of Commerce have housing stock that is similar to the Vernon located houses. Therefore, the surveys of rental units in these communities are used in this analysis. Scope of the Assignment The appraiser performed the following tasks in order to ascertain the current market monthly rental rate as of September 1, 2018. The client provided the scope of work about the remodeling of the properties. Gold Coast Appraisals conducted the prior rental surveys as of November 17, 2011, August 25, 2015, and January 19, 2016. The staff of Gold Coast Appraisals inspected the interior and exterior of the properties on November 17, 2011 and August 25, 2015, thus the interior information of the properties was obtained from the prior rental survey reports of Gold Coast Appraisals. 18017000, RCS Vernon Properties 6 For the assignment the appraiser: • Viewed the exterior of all the rental properties; • Viewed all of the properties from the public thoroughfares; • Reviewed the descriptions of City owned residential properties; • Utilized internet rental sites and multiple listing leasing information to obtain rental rates; • Selected leased or for lease properties that have physical characteristics that are similar to the subject properties; • Conducted an exterior inspection of each rent comparable; • Reviewed all the pertinent information available for each rental; • Contacted owners and leasing agents to verify physical characteristics of the rentals; • Analyzed the data making adjustments for the superior or inferior characteristics that impact rental rates; • Made positive or negative adjustments for those characteristics that impact rents; • Reconciled the adjusted rents and reached a final rent conclusion for each location; Definition of Market Rent The most probable rent which a property will bring in a competitive and open market under all conditions requisite to a fair rent, the owner and tenant, each acting prudently, knowledgeably and assuming the rental rate is not affected by undue stimulus whereby: Owner and tenant are typically motivated; Both parties are well informed or well advised, and acting in what they consider their own best interest; A reasonable time is allowed for exposure in the open market; Payment is made in terms of cash U.S. dollars or in terms of financial arrangements comparable thereto. 18017000, RCS Vernon Properties 7 Neighborhood Description City of Vernon Locations Industrial and commercial properties dominate the property uses found in Vernon. Over the past several years most of the older structures have been replaced with modern concrete tilt-up buildings designed for light and heavy manufacturing. Many cold storage facilities have relocated to Vernon from the Central Business District of Los Angeles. Many of the industrial uses have access to rail road spur lines that are just a short distance from the main freight carrying rail lines. Vernon’s residential properties consist of 18 single family homes and one apartment building all of which are owned by the City and occupied by City employees. These properties are located adjacent to City owned facilities and are surrounded by privately owned industrial uses. 18017000, RCS Vernon Properties 8 Because Vernon lacks the infrastructure to service local residents, they must utilize facilities found in the surrounding Cities of Maywood, East Los Angeles, Huntington Park, Bell and City of Commerce. Access to these adjacent cities is via Atlantic Blvd., Slauson Ave., Bandini Blvd., Soto St., Alameda St., Santa Fe Ave. and Washington Blvd. Vernon is also conveniently located to the Long Beach and Santa Ana freeways which provide residents and businesses access not only to the surrounding communities but to the Central Business District of Los Angeles and the Ports of Los Angeles and Long Beach. Zoning The properties that reside in the City of Vernon are zoned for manufacturing uses. Property Descriptions Furlong Place Houses 4321 and 4325 Furlong Pl. are houses that were built in 1941 in the City of Vernon. These houses reside on a small cul-de-sac street that is adjacent to a City owned facility. These two houses are currently remodeled. Each house has window treatments, hardwood and tile flooring. The kitchens are equipped with wood cabinets, granite counter tops, a refrigerator, stove, garbage disposal, microwave, and washer/dryer. The bathrooms have a tub with an overhead shower, vanity, and tile wainscoting surrounding the tub. Each unit has central heating, air conditioning and hot water tanks. The houses are equipped with a laundry room. The houses have access to individual storage spaces that are located in their fenced rear yards. Each house has an assigned street parking stall and one covered space in the adjacent city parking garage. The tenants pay for all utilities and trash pick-up. The appraiser assumed that all of the properties were in rent ready condition and that they did not suffer from any major deferred maintenance or any significant code violations. 18017000, RCS Vernon Properties 9 Rental Analysis 4321 Furlong Pl. (3 bedroom house) Subject 4321 Furlong Pl.Data 3bed 1 bath house on Vernon SubjectA. Rents Charged Data $ Adj Rent $1,975 $2,325 $2,550 $2,645 Rent Concessions None None None None Effective Rent & Rent/ Sq. Ft.$1,975 1.62 $2,325 2.54 $2,550 2.15 $2,645 1.52 B. Design, Location, Condition Data $ Adj Data $ Adj Data $ Adj Data $ Adj Year Built 1960 1975 1926 1952 1923 Condition Excellent Average $100 Excellent Excellent Excellent Proximity to Adversity Y N ($100)N ($100)N ($100)N ($100) Location C. Unit Equipment/ Amenities Data $ Adj # Bedrooms 3 3 3 3 3 # Baths 1 2 ($60)1 2 ($60)2 ($60) Unit Interior Sq. Ft.1258 1222 $14 916 $133 1188 $27 1244 $5 AC: Central/ Wall Central C N $10 C N $10 Range/ refrigerator Y/Y N/N $85 Y/N $48 Y/N $48 Y/N $48 Microwave/ Dishwasher Y/N N/N $12 N/N $12 N/Y ($20)N/N $12 Washer/Dryer Y/Y N/N $35 N/N $35 N/N $35 N/N $35 Fireplace N N N Y ($5)N D Site Equipment/ Amenities Data $ Adj Parking Open 2 car gar ($50)2 car gar ($50)2 car gar ($50)2 car gar ($50) Extra Storage Y N $25 Y N $25 N $25 Security N N N N N Clubhouse/ Meeting Rooms N N N N N Pool/ Recreation Areas N N N N N E.Utilities Data $ Adj Tenant Paid Heat Y Y Y Y Y Tenant Paid Cooling Y Y Y Y Y Tenant Paid Cooking Y Y Y Y Y Tenant Paid Hot Water Y Y Y Y Y Tenant Paid Electric Y Y Y Y Y Tenant Paid Water/Sewer Y Y Y Y Y Tenat Paid Trash Y Y Y Y Y F. Adjustments Recap Pos Neg Pos Neg Pos Neg Pos Neg # Adjustments B to D 6 3 5 2 4 5 6 3 Sum Adjustments B to D $271 ($210)$238 ($150)$135 ($235)$135 ($210) Sum Utility Adjustments Net Gross Net Gross Net Gross Net Gross Net/ Gross Adjmts B to E $61 $481 $88 $388 ($100)$370 ($75)$345 G.Adjusted & Market Rents Adj. Rent Adj. Rent Adj. Rent Adj. Rent Adjusted Rent $2,036 $2,413 $2,450 $2,570 Adj Rent/Last rent 103%104%96%100% Estimated Market Rent $2,367 $1.88 Estimated Market Rent/ Sq. Ft 10251 Virginia South Gate Rental 4Rental 1 Rental 3Rental 2 Huntinton Park 114 E. 85th St. Los Angeles Whittier 2506 Cole Pl.7819 Glengarry Ave. 18017000, RCS Vernon Properties 10 4325 Furlong Pl. (2 bedroom house) Subject 4325 Furlong Pl.Data 2bed1bath house on Vernon Subject A. Rents Charged Data $ Adj Data $ Adj Data $ Adj Data $ Adj Rent $1,800 $1,895 $2,095 $2,100 Rent Concessions None None None None Effective Rent & Rent/ Sq. Ft.$1,800 1.55 $1,895 2.63 $2,095 2.91 $2,100 2.43 B. Design, Location, Condition Data $ Adj Data $ Adj Data $ Adj Data $ Adj Year Built 1941 1926 1945 1963 1941 Condition /Street Appeal Excellent Average $100 Average $100 Excellent Average $100 Proxmity to Adversity Y N ($100)N ($100)N ($100)N ($100) Location C. Unit Equipment/ Amenities # Bedrooms 2 2 2 2 2 # Baths 1 1 1 1 1 Unit Interior Sq. Ft.1079 1160 ($36)720 $140 720 $140 864 $83 AC: Central/ Wall Central N $10 N $10 Wall ($5)N $10 Range/ refrigerator Y/Y N/N $85 N/N $85 N/N $85 N/N $85 Microwave/ Dishwasher Y/N N/N $12 Y/N N/N $12 N/N $12 Washer/Dryer Y/Y N/N $35 N/N $35 N/N $35 Y./Y Fireplace N N N N N D Site Equipment/ Amenities Parking Open 1car gar ($25)1 car gar ($25)1 car gar ($25)1 car gar ($25) Extra Storage Y N $25 N $25 N $25 N $25 Security N N N N N Clubhouse/ Meeting Rooms N N N N N Pool/ Recreation Areas N N N N N E.Utilities Tenant Paid Heat Y Y Y Y Y Tenant Paid Cooling Y Y Y Y Y Tenant Paid Cooking Y Y Y Y Y Tenant Paid Hot Water Y Y Y Y Y Tenant Paid Electric Y Y Y Y Y Tenant Paid Water/Sewer Y N ($63)N ($63)Y N ($63) Tenant Paid Trash Y N ($27)N ($27)Y N ($27) F. Adjustments Recap Pos Neg Pos Neg Pos Neg Pos Neg # Adjustments B to D 6 3 6 2 5 3 6 2 Sum Adjustments B to D $267 ($161)$395 ($125)$297 ($130)$315 ($125) Sum Utility Adjustments ($90)($90)($90) Net Gross Net Gross Net Gross Net Gross Net/ Gross Adjmts B to E $16 $518 $180 $610 $167 $427 $100 $530 G.Adjusted & Market Rents Adj. Rent Adj. Rent Adj. Rent Adj. Rent Adjusted Rent $1,816 $2,075 $2,262 $2,200 Adj Rent/Last rent 101%109%108%105% Estimated Market Rent $2,088 $1.94 Estimated Market Rent/ Sq. Ft Rental 1 Rental 2 Rental 3 1226 S. La Verne 2434 E. 124th St.11109 California Ave.641 S. Duncan Ave. Rental 4 Los AngelesLos Angeles LA County Lynwood 18017000, RCS Vernon Properties 11 Explanation of Adjustments Remodeling Adjustment The following is an example of the difference between rental rates before and after remodeling. Based on our research, living size does not significantly impact the difference of rental rates after remodeling but rather it is a total dollar difference. The information is derived from the website of MLS and Rent.com. Street Address City Bed/Bath Living Size(SF)Remodeled Rent Difference 16040 Leffingwell Rd. #18 Whittier 2bed/2bath 960 Yes $1,700 16040 Leffingwell Rd. #22 Whittier 2bed/2bath 960 No $1,575 13801 Paramount Blvd.Paramount 1bed/1bath 769 Yes $1,618 13802 Paramount Blvd.Paramount 1bed/1bath 769 No $1,523 7300 Florence Ave.Downey 1bed/1bath 530 Yes $1,350 7300 Florence Ave.Downey 1bed/1bath 530 No $1,250 $125 $95 $100 As shown above, the difference of rental rates after remodeling is $95 to $125. A $100 adjustment to rent is appropriate when comparing non remodeled units to remodeled units. Adjustments of Kitchen Appliances Based on the website (rentafridge.com), the rental rate per month for refrigerators which have a similar price of the refrigerator which is provided by the City of Vernon is $48. Since there is not enough data for rental rates of other appliances, the concluded adjustments of range and microwave are derived from the rental rate of refrigerator based on their prices, which are provided by the client. Refrigerator Range Microwave Price 1,900$ 1,275$ 350$ Adjustment 48$ 37$ 12$ According to the website, the rental rate of a side by side washer and dryer is $35. Therefore, the adjustment of $35 is applied for washer/dryer. Utility Adjustment The adjustments of Utilities are based on the Los Angeles Housing Authority Utility Allowances grid. Proximity to Adversity (favorable & unfavorable) The subject units have unfavorable features because they are located adjacent to industrial buildings which have noise and 18017000, RCS Vernon Properties 12 odor issues, and their distance to parks and schools. These features make the subject inferior to the comparables in location. The following are some examples of different rental rates with favorable and unfavorable features. The radius was expanded to Los Angeles County to find samples of the differences. The information is obtained from office managers and MLS. Example 1 These two units are located within same apartment complex and address is 9050 E. Carron Dr., Pico Rivera. Features Bed/Bath Sq.ft. Rental Difference Favorable 1bed/1bath 581 $1,537 $100 Unfavorable 1bed/1bath 581 $1,637 Example 2 These two units are located within same apartment complex and address is 6141 Orange Ave., Cypress. Features Bed/Bath Sq.ft. Rental Difference Favorable 2bed/1bath 858 $1,885 $100 Unfavorable 2bed/1bath 858 $1,785 The adjustment of $100 is applied. Adjustment of Sq.Ft. The following are some examples of the difference of rental rate per square feet. It is obtained from the website of Rent.com Example 1 Location: Same apartment complex in Downey Bed/Bath Sq.ft. Rental Difference 0/1bath 1,731 $2,195 $0.35 per sq.ft. 0/1bath 974 $1,925 Example 2 Location: Same apartment complex in Pico Rivera Bed/Bath Sq.ft. Rental Difference 1/1 758 $1,477 $0.39 per sq.ft. 1/1 581 $1,407 Example 3 Location: Same apartment complex in Los Angeles Bed/Bath Sq.ft. Rental Difference 0/1 670 $1,915 $0.44 per sq.ft. 0/1 343 $1,770 18017000, RCS Vernon Properties 13 The adjustment of $0.39 per sq.ft. is applied. Adjustment of Bath The data is obtained from the website of MLS. Example 1 Range of Living Size: 900 to 1,300 sq.ft. Location: Whittier Bed/Bath Average Rental Rate Difference 2bed/2bath $2,413 $55 2bed/1bath $2,358 Example 2 Range of Living Size: 1,400 to 1.600 sq.ft. Location: Long Beach Bed/Bath Average Rental Rate Difference 2bed/2bath $1,528 $64 2bed/1bath $1,464 The adjustment of $60 is applied to the comparables which have an additional bath. If you have any questions regarding this analysis please contact me. Sincerely, Hee K. Yi Certified General Appraiser AG 035644 Expires 11/16/2018 18017000, RCS Vernon Properties 14 Addendum 18017000, RCS Vernon Properties 15 Certification 18017000, RCS Vernon Properties 16 Certification I, certify that to the best of my knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and is my personal, impartial, and unbiased professional analyses, opinions and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report, and no personal interest with respect to the parties involved. 4. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. My engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion and the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 7. My analysis, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Practice. 8. I made an exterior inspection of the property that is the subject of this report. 9. No one else provided professional assistance to the person signing this report. 10. I am competent to complete this report in accordance with the competency provision of USPAP. Hee K. Yi Certified General Appraiser AG 035644 Expires 11/16/2018 18017000, RCS Vernon Properties 17 Assumptions and Limiting Conditions 18017000, RCS Vernon Properties 18 ASSUMPTIONS AND LIMITING CONDITIONS 1. As agreed upon with the client prior to the preparation of this appraisal, this is a Narrative Report. 2. This is a Summary Narrative Report, which is intended to comply with the reporting requirements set forth under Standard Rule 2- 2(a) of the Uniform Standards of Professional Appraisal Practice for a Summary Appraisal Report. The information contained in this report is specific to the needs of the client and for the intended use stated in this report. The appraiser is not responsible for unauthorized use of this report. 3. No responsibility is assumed for legal or title considerations. Title to the property is assumed to be good and marketable unless otherwise stated in this report. 4. The property is appraised free and clear of any or all liens and encumbrances unless otherwise stated in this report. 5. Responsible ownership and competent property management are assumed unless otherwise stated in this report. 6. The information furnished by others is believed to be reliable. However, no warranty is given for its accuracy. 7. All engineering is assumed to be correct. Any plot plans and illustrative material in this report are included only to assist the reader in visualizing the property. 8. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them. 9. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws unless otherwise stated in this report. 10. It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless non-conformity has been stated, defined, and considered in this appraisal report. 18017000, RCS Vernon Properties 19 11. Any sketch in this report may show approximate dimensions and is included to assist the reader in visualizing the property. Maps and exhibits found in this report are provided for reader reference purposes only. No guarantee as to accuracy is expressed or implied unless otherwise stated in this report. No survey has been made for the purpose of this report. 12. It is assumed that the utilization of the land and interim use improvements are within the boundaries or property lines of the property described and that there is no encroachment or trespass unless otherwise stated in this report. 13. The appraiser is not qualified to detect hazardous waste and/or toxic materials. Any comment by the appraiser that might suggest the possibility of the presence of hazardous waste and/or toxic materials would require investigation by a qualified expert in the field of environmental assessment. The presence of substances such as asbestos, urea-formaldehyde foam insulation or other potentially hazardous materials may affect the value of the property. The appraiser's value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value unless otherwise stated in this report. No responsibility is assumed for any environmental conditions or for any expertise or engineering knowledge required to discover them. The appraiser's descriptions and resulting comments are the result of the routine observations made during the appraisal process. 14. The distribution, if any, of the total valuation in this report between land and improvements applies only under the stated program of utilization. The separate allocations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used. 15. Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the appraiser, and in any event, only with proper written qualification and only in its entirety. 16. Neither all nor any part of the contents of this report (especially any conclusions, the identity of the appraiser, or the firm with which the appraiser is connected) shall be disseminated to the public through advertising, public relations, news sales, or other media without prior written consent and approval of the appraiser. 18017000, RCS Vernon Properties 20 Qualifications 18017000, RCS Vernon Properties 21 Hee (Kim) Yi 10016 Pioneer Blvd. Suite 110 Santa Fe Springs, CA 90670 (562) 651-10988 or FAX (562) 651-1068 E-mail corporate@goldcoastappraisals.com Qualifications 13 years experience in residential and commercial real estate appraisal industry in the Southern California region; consultation, rental survey and analysis, feasibility studies, desk review and report writing. Assesses properties and all real estate value types for purchase and refinance lending purposes as well as claims, tax re-assessments, liquidation and foreclosure, probate cases, new constructions, and renovations. Possesses intricate experiences and knowledge of Asian-American Community and its banking and lending industries in the Southern California region. Fluent in Korean language and culture. Key Achievements Appraised large hotels and motels in the following cities: Pasadena, Escondido, Cathedral City Bakersfield and various small motels in the cities of Los Angeles and Long Beach. Appraised an industrial land in Riverside with Eminent Domain Issues. Valued Commercial land for the city of Long Beach. Analyzed and appraised special use purpose (church) and office/retail mixed uses in Los Angeles County. Appraised small and large multi-family properties in Los Angeles, Orange, Riverside and San Bernardino Counties. Performed valuations for property settlement in divorce proceedings. Appraised mixed use residential/homeless shelter and multi-family residential properties for Los Angeles Family Housing Completed fair rental valuations for tenants’ rights attorneys. Completed Fair Market Rental reports for HUD, Cities, and private parties. Mixed use properties (office/homeless shelter) for Los Angeles Family Housing Appraised foreclosure and problem loan properties. Appraised all types of properties for Federal Estate Tax Returns. 18017000, RCS Vernon Properties 22 Appraised over 20 medical buildings of Alta Med Health Services Corp. in Los Angeles County and Orange County. Low income housing for Restore Neighborhood Rehabilitation (City of Los Angeles). Low income housing for City of Santa Ana. Appraised residential properties for the city of Santa Fe Springs Appraised multi-family and commercial properties for the asset valuation of city of Los Angeles Performed rent comparability studies for Pico Union Housing, City of Vernon, and Metropolitan State Hospital Professional Experience Gold Coast Appraisals, Inc. 2005 to Present California Probate Referee Until 6/30/2019 JM United Appraisals Inc. 2004 - 2005 Areas of Special Competence ♦ Industrial Land ♦ Single Family House ♦ Offices ♦ Commercial Land ♦ Multi-Family (1-4) ♦Single Tenant Industrial ♦ Residential Land ♦ Multi-Family (5-100) ♦Multi-Tenant Industrial ♦ Industrial Construction ♦ Cooperatives ♦ Shopping Centers ♦ Commercial Construction ♦ Condominiums ♦Auto Service Centers ♦ Residential Construction ♦ Residential Tracts ♦ Hospitals ♦ Apartment Construction ♦Condominium Tracts ♦ Special Purpose Properties ♦ Residential Reviewer ♦ Partial Reconveyances ♦Low Income Housing Education College Degree BA Kyung Hee University, Seoul Korea License Certified General Real Estate Appraiser, License #AG035644, Expires 11/16/2020 Verification Call: OREA (916) 322-2500 California Probate Referee (Orange County) 18017000, RCS Vernon Properties 23 Subject Photographs 18017000, RCS Vernon Properties 24 4321 Furlong Place, Vernon 18017000, RCS Vernon Properties 25 4325 Furlong Place, Vernon 18017000, RCS Vernon Properties 26 Furlong Place, Vernon, street scene 18017000, RCS Vernon Properties 27 Rental Photographs 18017000, RCS Vernon Properties 28 2506 Cole Pl, Huntington Park 114 E. 85th St, Los Angeles 18017000, RCS Vernon Properties 29 7819 Glengarry Ave, Whittier 10251 Virginia Ave, South Gate 18017000, RCS Vernon Properties 30 1226 S. La Verne Ave, Los Angeles 2434 E. 124th St, Compton 18017000, RCS Vernon Properties 31 11109 California Ave, Lynwood 641 S. Duncan Ave, Los Angeles 4305 Santa Fe Avenue Vemon, CA 90058 (323) 583-8811 NOTICE OFPTJBLIC HEARING REGARDING PROPOSED MARKET RENTAL RATES FOR ALL HOUSING T]NITS OWNED BY TIIE CITY OF VERNON The Vemon Housing Commission will conduct a Public Hearing, which you may attend. PLACE:Vemon City Hall City Council Chambers 4305 Santa Fe Avenue Vemon, CA 90058 November 7, 2{ll$ at 6300 p.rn. (or as soon thereafter as the maner can be heard) Consider the adoption of a resolution establishing rental rates. Notice is hereby given that a hard copy ofthe proposed resolution will be available for public review during normal business hours in the City Clerk Depanment, located ar 4305 Santa Fe Avenue, Vemon, Califomia between the hours of 7:00 a.m. and 5:30 p.m. Monday through Thunday. Please send your comrEnts or questions to: Daniel Wall, Director of Public Works City of Vemon 4305 Santa Fe Avenue, Vemon, CA 90058 (323) 583-881 I Ext. 305 Enail: dwall@ci.vemon.ca.us Staff will recomnrend that the Vemon Housing Commission lind that the proposed action is exempt under the Calitbmia Environmental Quality Act ("CEQA") review because it is a continuing administrative activity that will not result in any direct or indirect changes in the environment and therefore does not constitute a "pnrject" as defined by CEQA Guidelines scction 15378. Here, the proposed resolution involves establishing rental rates. DATE & TIME: PUR-FOSE: DOCI,]MENTS FORREYIEW: PROPOSED CEQA FINDING: If you challenge the adoption ofa resolution establishing rental rates, or any provision thereof in court, you may be limited to raising only those issues you or sorneone else raised at the hearing described in this notice or in written correspondence delivered to the City of Vernon at, or prior to, the rneeting. Anrericans with Disabilities Act (ADA): In compliance with ADA, if you need special assistance to pafticipate in the rneeting, please contact the Office ofthe City Clerk at (323) 583-881I ext. 546. The hearing may be continued or adjourned or cancelled and rescheduled to a stated time and place without further notice of a public hearing. Dated: l0l23l2ll8 City of Vernon CALIFORNIA NEWSPAPER SERVICE BUREAU PRE# D A I L Y J O U R N A L C O R P O R A T I O N To the right is a copy of the notice you sent to us for publication in the HUNTINGTON PARK BULLETIN. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Mailing Address : 915 E FIRST ST, LOS ANGELES, CA 90012 Telephone (800) 788-7840 / Fax (800) 464-2839 Visit us @ www.LegalAdstore.com MARIA AYALA CITY OF VERNON CITY CLERK 4305 SANTA FE AVE VERNON, CA 90058 GPN GOVT PUBLIC NOTICE NPH- New Transmission Revenue 11/01/2018 Notice Type: Ad Description COPY OF NOTICE 3188068 !A000004896062! An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING REGARDING PROPOSED MARKET RENTAL RATES FOR ALL HOUSING UNITS OWNED BY THE CITY OF VERNON The Vernon Housing Commission will conduct a Public Hearing,which you may attend. PLACE:Vernon City Hall City Council Chambers 4305 Santa Fe Avenue Vernon,CA 90058 DATE &TIME:November 7,2018,at 6:00 p.m. (or as soon thereafter as the matter can be heard) PURPOSE:Consider the adoption of a resolution establishing rental rates. DOCUMENTS Notice is hereby given that a hard copy of the proposed resolution will be available for public review during normal business hours in the City Clerk Department, FOR REVIEW:located at 4305 Santa Fe Avenue, Vernon,California between the hours of 7:00 a.m. and 5:30 p.m.Monday through Thursday. Please send your comments or questions to: Daniel Wall,Director of Public Works City of Vernon 4305 Santa Fe Avenue,Vernon,CA 90058 (323)583-8811 Ext.305 Email: dwall@ci.vernon.ca.us PROPOSED CEQA FINDING:Staff will recommend that the Vernon Housing Commission find that the proposed action is exempt under the California Environmental Quality Act ("CEQA")review because it is a continuing administrative activity that will not result in any direct or indirect changes in the environment and therefore does not constitute a "project"as defined by CEQA Guidelines section 15378.Here,the proposed resolution involves establishing rental rates. If you challenge the adoption of a resolution establishing rental rates, or any provision thereof in court,you may be limited to raising only those issues you or someone else raised at the hearing described in this notice or in written correspondence delivered to the City of Vernon at,or prior to,the meeting. Americans with Disabilities Act (ADA):In compliance with ADA,if you need special assistance to participate in the meeting,please contact the Office of the City Clerk at (323)583- 8811 ext.546. The hearing may be continued or adjourned or cancelled and rescheduled to a stated time and place without further notice of a public hearing. Dated:10/23/2018 /s/Maria E.Ayala,City Clerk 11/1/18 PRE-3188068# HUNTINGTON PARK BULLETIN 0f @,0rn0n 4305 Santa Fe Avenue, Vernon, California 90058 Telephone (323) 583-8811 Fax (323) 826-7407 PUBLIC HEARING ANNOUNCEMENT November 29,2018 Dear Resident: Will you join us? You are invited to attend a Public Hearing where the Vernon Housing Commission will consider adopting a resolution that will establish annual rent adjustments and a method for determining rents for vacant units. The Public Hearing takes place during the Vernon Housing Commission meeting on December 12,2018, at 6:00 p.m. at City Hall. The Public Hearing allows you to make comments to the Housing Commission before it votes on these issues. Copies of the resolution will be available at least 72-hours in advance of the meeting on the City's website at: www.cityofvernon.org/VHC. For more information, please refer to the enclosed notice. If you have any questions please contact the Housing Hotline at (323) 826-1412. Sincerely O*"lhJ^lL Daniel S. Wall, P.E. Director of Public Works City of Vernon E4c fits ia e fy I nfus tria I of @ srn0n 4305 Santa Fe Avenue, Vernon, California 90058 Telephone (323) 583-8811 Fax (323) 826-1407 ANUNCIO DE AUDIENCTA PUBLICA 29 de noviembre de 2018 Estimado residente: lNos acompaflara? Le invitamos a asistir a una audiencia priblica en la que la Comisi6n de Vivienda de Vernon (Vernon Housing Commission) considerard adoptar una resoluciSn que establecer6 ajustes anuales de renta y un mdtodo para determinar las rentas para unidades vacantes. La audiencia priblica se llevara a cabo durante la reuni6n de la Comisi6n de Vivienda de Vernon el 12 de diciembre de 2018, a las 6:00 p.m. en el ayuntamiento de la ciudad. La audiencia pfblica le permite hacer comentarios a la Comisi6n de Vivienda antes de que la Comisi6n vote sobre estos temas. Las copias de la resoluci6n estar6n disponibles al menos 72 horas antes de la reuni6n en el sitio web de la Ciudad en: www.cityofvernon.ore/VHC. Para m6s informaci6n, consulte el aviso adjunto. Si tiene alguna pregunta, comunfquese con la linea directa de vivienda al (323) 826-1412. Atentamente, h)^lL Daniel S. Wal[, P.E. Director de obras publicas Ciudad de Vernon E4c[us iu e fy t rulus trta I FY2020 SMALL AREA FMRS FOR LOS ANGELES-LONG BEACH-GLENDALE, CA HUD METRO FMR AREA In metropolitan areas, HUD defines Small Areas using ZIP Codes within the metropolitan area. Using ZIP codes as the basis for FMRs provides tenants with greater ability to move into “Opportunity Neighborhoods” with jobs, public transportation, and good schools. They also provide for multiple payment standards within a metropolitan area, and they are likely to reduce need for extensive market area rent reasonableness studies. Lastly, HUD hopes that setting FMRs for each ZIP code will reduce overpayment in lower-rent areas. The Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area consists of the following counties: Los Angeles County, CA. All information here applies to the entirety of the Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area. Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 90001 $1,050 $1,250 $1,620 $2,170 $2,380 90002 $1,050 $1,250 $1,620 $2,170 $2,380 90003 $1,070 $1,260 $1,630 $2,180 $2,380 90004 $1,330 $1,570 $2,030 $2,710 $2,960 90005 $1,390 $1,650 $2,130 $2,850 $3,110 90006 $1,140 $1,360 $1,750 $2,340 $2,560 90007 $1,170 $1,390 $1,790 $2,390 $2,610 90008 $1,110 $1,310 $1,690 $2,260 $2,470 90009 $1,280 $1,520 $1,960 $2,620 $2,860 90010 $1,700 $2,020 $2,600 $3,470 $3,800 90011 $1,050 $1,250 $1,620 $2,170 $2,380 90012 $1,160 $1,370 $1,770 $2,370 $2,590 90013 $1,520 $1,800 $2,320 $3,100 $3,390 90014 $1,830 $2,170 $2,800 $3,740 $4,090 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 90015 $1,180 $1,400 $1,810 $2,420 $2,640 90016 $1,180 $1,400 $1,810 $2,420 $2,640 90017 $1,320 $1,570 $2,020 $2,700 $2,950 90018 $1,130 $1,340 $1,730 $2,310 $2,530 90019 $1,290 $1,540 $1,980 $2,650 $2,890 90020 $1,480 $1,760 $2,270 $3,030 $3,320 90021 $1,280 $1,510 $1,950 $2,610 $2,850 90022 $1,080 $1,280 $1,650 $2,210 $2,410 90023 $1,050 $1,250 $1,620 $2,170 $2,380 90024 $1,920 $2,270 $2,930 $3,920 $4,280 90025 $1,900 $2,260 $2,910 $3,890 $4,250 90026 $1,230 $1,460 $1,880 $2,510 $2,750 90027 $1,490 $1,770 $2,280 $3,050 $3,330 90028 $1,540 $1,830 $2,360 $3,150 $3,450 90029 $1,210 $1,430 $1,850 $2,470 $2,700 90030 $1,280 $1,520 $1,960 $2,620 $2,860 90031 $1,060 $1,260 $1,620 $2,170 $2,380 90032 $1,100 $1,300 $1,680 $2,250 $2,450 90033 $1,050 $1,250 $1,620 $2,170 $2,380 90034 $1,580 $1,870 $2,410 $3,220 $3,520 90035 $1,750 $2,070 $2,670 $3,570 $3,900 90036 $1,920 $2,270 $2,930 $3,920 $4,280 90037 $1,110 $1,310 $1,690 $2,260 $2,470 90038 $1,370 $1,630 $2,100 $2,810 $3,070 90039 $1,450 $1,720 $2,220 $2,970 $3,240 90040 $1,050 $1,250 $1,620 $2,170 $2,380 90041 $1,330 $1,570 $2,030 $2,710 $2,960 90042 $1,260 $1,500 $1,930 $2,580 $2,820 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 90043 $1,120 $1,330 $1,720 $2,300 $2,510 90044 $1,060 $1,260 $1,620 $2,170 $2,380 90045 $1,690 $2,010 $2,590 $3,460 $3,780 90046 $1,670 $1,990 $2,560 $3,420 $3,740 90047 $1,150 $1,360 $1,760 $2,350 $2,570 90048 $1,920 $2,270 $2,930 $3,920 $4,280 90049 $1,920 $2,270 $2,930 $3,920 $4,280 90050 $1,280 $1,520 $1,960 $2,620 $2,860 90051 $1,280 $1,520 $1,960 $2,620 $2,860 90053 $1,280 $1,520 $1,960 $2,620 $2,860 90054 $1,280 $1,520 $1,960 $2,620 $2,860 90055 $1,280 $1,520 $1,960 $2,620 $2,860 90056 $1,500 $1,780 $2,290 $3,060 $3,340 90057 $1,190 $1,410 $1,820 $2,430 $2,660 90058 $1,050 $1,250 $1,620 $2,170 $2,380 90059 $1,050 $1,250 $1,620 $2,170 $2,380 90060 $1,280 $1,520 $1,960 $2,620 $2,860 90061 $1,110 $1,310 $1,690 $2,260 $2,470 90062 $1,110 $1,320 $1,700 $2,270 $2,480 90063 $1,050 $1,250 $1,620 $2,170 $2,380 90064 $1,920 $2,270 $2,930 $3,920 $4,280 90065 $1,150 $1,360 $1,760 $2,350 $2,570 90066 $1,630 $1,930 $2,490 $3,330 $3,640 90067 $1,920 $2,270 $2,930 $3,920 $4,280 90068 $1,690 $2,010 $2,590 $3,460 $3,780 90069 $1,920 $2,270 $2,930 $3,920 $4,280 90070 $1,280 $1,520 $1,960 $2,620 $2,860 90071 $1,280 $1,520 $1,960 $2,620 $2,860 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 90072 $1,280 $1,520 $1,960 $2,620 $2,860 90073 $1,910 $2,270 $2,920 $3,910 $4,270 90075 $1,280 $1,520 $1,960 $2,620 $2,860 90076 $1,280 $1,520 $1,960 $2,620 $2,860 90077 $1,920 $2,270 $2,930 $3,920 $4,280 90078 $1,280 $1,520 $1,960 $2,620 $2,860 90079 $1,280 $1,520 $1,960 $2,620 $2,860 90081 $1,280 $1,520 $1,960 $2,620 $2,860 90082 $1,280 $1,520 $1,960 $2,620 $2,860 90083 $1,280 $1,520 $1,960 $2,620 $2,860 90086 $1,280 $1,520 $1,960 $2,620 $2,860 90087 $1,280 $1,520 $1,960 $2,620 $2,860 90089 $1,130 $1,350 $1,730 $2,320 $2,530 90090 $1,280 $1,520 $1,960 $2,620 $2,860 90091 $1,280 $1,520 $1,960 $2,620 $2,860 90093 $1,280 $1,520 $1,960 $2,620 $2,860 90094 $1,920 $2,270 $2,930 $3,920 $4,280 90095 $1,280 $1,520 $1,960 $2,620 $2,860 90201 $1,110 $1,320 $1,700 $2,270 $2,480 90202 $1,280 $1,520 $1,960 $2,620 $2,860 90209 $1,280 $1,520 $1,960 $2,620 $2,860 90210 $1,920 $2,270 $2,930 $3,920 $4,280 90211 $1,740 $2,060 $2,660 $3,550 $3,880 90212 $1,920 $2,270 $2,930 $3,920 $4,280 90213 $1,280 $1,520 $1,960 $2,620 $2,860 90220 $1,080 $1,280 $1,650 $2,210 $2,410 90221 $1,070 $1,270 $1,640 $2,190 $2,400 90222 $1,140 $1,360 $1,750 $2,340 $2,560 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 90223 $1,280 $1,520 $1,960 $2,620 $2,860 90224 $1,280 $1,520 $1,960 $2,620 $2,860 90230 $1,650 $1,950 $2,520 $3,370 $3,680 90231 $1,280 $1,520 $1,960 $2,620 $2,860 90232 $1,700 $2,020 $2,600 $3,470 $3,800 90239 $1,280 $1,520 $1,960 $2,620 $2,860 90240 $1,400 $1,660 $2,140 $2,860 $3,130 90241 $1,280 $1,520 $1,960 $2,620 $2,860 90242 $1,300 $1,540 $1,990 $2,660 $2,910 90245 $1,670 $1,990 $2,560 $3,420 $3,740 90247 $1,180 $1,400 $1,810 $2,420 $2,640 90248 $1,170 $1,390 $1,790 $2,390 $2,610 90249 $1,120 $1,330 $1,710 $2,290 $2,500 90250 $1,200 $1,420 $1,830 $2,450 $2,670 90251 $1,280 $1,520 $1,960 $2,620 $2,860 90254 $1,920 $2,270 $2,930 $3,920 $4,280 90255 $1,090 $1,290 $1,670 $2,230 $2,440 90260 $1,310 $1,560 $2,010 $2,690 $2,940 90262 $1,090 $1,290 $1,660 $2,220 $2,420 90263 $1,920 $2,270 $2,930 $3,920 $4,290 90264 $1,280 $1,520 $1,960 $2,620 $2,860 90265 $1,920 $2,270 $2,930 $3,920 $4,290 90266 $1,920 $2,270 $2,930 $3,920 $4,280 90267 $1,280 $1,520 $1,960 $2,620 $2,860 90270 $1,090 $1,290 $1,660 $2,220 $2,420 90272 $1,920 $2,270 $2,930 $3,920 $4,280 90274 $1,920 $2,270 $2,930 $3,920 $4,280 90275 $1,920 $2,270 $2,930 $3,920 $4,280 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 90277 $1,820 $2,160 $2,790 $3,730 $4,070 90278 $1,610 $1,910 $2,460 $3,290 $3,590 90280 $1,110 $1,320 $1,700 $2,270 $2,480 90290 $1,920 $2,270 $2,930 $3,920 $4,280 90291 $1,920 $2,270 $2,930 $3,920 $4,280 90292 $1,920 $2,270 $2,930 $3,920 $4,280 90293 $1,850 $2,190 $2,830 $3,780 $4,130 90294 $1,280 $1,520 $1,960 $2,620 $2,860 90295 $1,280 $1,520 $1,960 $2,620 $2,860 90296 $1,280 $1,520 $1,960 $2,620 $2,860 90301 $1,190 $1,410 $1,820 $2,430 $2,660 90302 $1,250 $1,480 $1,910 $2,550 $2,790 90303 $1,140 $1,360 $1,750 $2,340 $2,560 90304 $1,100 $1,300 $1,680 $2,250 $2,450 90305 $1,280 $1,520 $1,960 $2,620 $2,860 90306 $1,280 $1,520 $1,960 $2,620 $2,860 90307 $1,280 $1,520 $1,960 $2,620 $2,860 90308 $1,280 $1,520 $1,960 $2,620 $2,860 90309 $1,280 $1,520 $1,960 $2,620 $2,860 90310 $1,280 $1,520 $1,960 $2,620 $2,860 90401 $1,790 $2,120 $2,740 $3,660 $4,000 90402 $1,850 $2,190 $2,830 $3,780 $4,130 90403 $1,870 $2,220 $2,860 $3,820 $4,180 90404 $1,420 $1,680 $2,170 $2,900 $3,170 90405 $1,640 $1,950 $2,510 $3,350 $3,670 90406 $1,280 $1,520 $1,960 $2,620 $2,860 90408 $1,280 $1,520 $1,960 $2,620 $2,860 90409 $1,280 $1,520 $1,960 $2,620 $2,860 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 90501 $1,310 $1,550 $2,000 $2,670 $2,920 90502 $1,360 $1,610 $2,080 $2,780 $3,040 90503 $1,620 $1,920 $2,480 $3,310 $3,620 90504 $1,370 $1,620 $2,090 $2,790 $3,050 90505 $1,620 $1,920 $2,480 $3,310 $3,620 90506 $1,280 $1,520 $1,960 $2,620 $2,860 90507 $1,280 $1,520 $1,960 $2,620 $2,860 90508 $1,280 $1,520 $1,960 $2,620 $2,860 90510 $1,280 $1,520 $1,960 $2,620 $2,860 90601 $1,330 $1,570 $2,030 $2,710 $2,960 90602 $1,240 $1,470 $1,890 $2,530 $2,760 90603 $1,700 $2,020 $2,600 $3,470 $3,800 90604 $1,300 $1,540 $1,990 $2,660 $2,910 90605 $1,260 $1,490 $1,920 $2,570 $2,800 90606 $1,310 $1,550 $2,000 $2,670 $2,920 90607 $1,280 $1,520 $1,960 $2,620 $2,860 90608 $1,280 $1,520 $1,960 $2,620 $2,860 90609 $1,280 $1,520 $1,960 $2,620 $2,860 90623 $1,490 $1,700 $2,110 $2,950 $3,410 90630 $1,480 $1,690 $2,100 $2,940 $3,390 90631 $1,360 $1,560 $1,950 $2,710 $3,120 90637 $1,280 $1,520 $1,960 $2,620 $2,860 90638 $1,640 $1,940 $2,510 $3,350 $3,670 90640 $1,180 $1,400 $1,800 $2,410 $2,630 90650 $1,310 $1,550 $2,000 $2,670 $2,920 90651 $1,280 $1,520 $1,960 $2,620 $2,860 90652 $1,280 $1,520 $1,960 $2,620 $2,860 90660 $1,200 $1,430 $1,840 $2,460 $2,690 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 90662 $1,280 $1,520 $1,960 $2,620 $2,860 90670 $1,310 $1,560 $2,010 $2,690 $2,940 90701 $1,390 $1,650 $2,130 $2,850 $3,110 90702 $1,280 $1,520 $1,960 $2,620 $2,860 90703 $1,920 $2,270 $2,930 $3,920 $4,280 90704 $1,390 $1,650 $2,130 $2,850 $3,110 90706 $1,250 $1,480 $1,910 $2,550 $2,790 90707 $1,280 $1,520 $1,960 $2,620 $2,860 90710 $1,110 $1,320 $1,700 $2,270 $2,480 90711 $1,280 $1,520 $1,960 $2,620 $2,860 90712 $1,570 $1,860 $2,400 $3,210 $3,510 90713 $1,840 $2,190 $2,820 $3,770 $4,120 90714 $1,280 $1,520 $1,960 $2,620 $2,860 90715 $1,400 $1,660 $2,140 $2,860 $3,130 90716 $1,240 $1,470 $1,890 $2,530 $2,760 90717 $1,290 $1,540 $1,980 $2,650 $2,890 90723 $1,220 $1,440 $1,860 $2,490 $2,720 90731 $1,230 $1,460 $1,880 $2,510 $2,750 90732 $1,810 $2,150 $2,770 $3,700 $4,050 90733 $1,280 $1,520 $1,960 $2,620 $2,860 90734 $1,280 $1,520 $1,960 $2,620 $2,860 90744 $1,110 $1,310 $1,690 $2,260 $2,470 90745 $1,280 $1,520 $1,960 $2,620 $2,860 90746 $1,600 $1,900 $2,450 $3,270 $3,580 90747 $1,280 $1,520 $1,960 $2,620 $2,860 90748 $1,280 $1,520 $1,960 $2,620 $2,860 90749 $1,280 $1,520 $1,960 $2,620 $2,860 90755 $1,230 $1,460 $1,880 $2,510 $2,750 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 90801 $1,280 $1,520 $1,960 $2,620 $2,860 90802 $1,350 $1,600 $2,060 $2,750 $3,010 90803 $1,690 $2,010 $2,590 $3,460 $3,780 90804 $1,200 $1,420 $1,830 $2,450 $2,670 90805 $1,130 $1,340 $1,730 $2,310 $2,530 90806 $1,140 $1,360 $1,750 $2,340 $2,560 90807 $1,370 $1,620 $2,090 $2,790 $3,050 90808 $1,540 $1,820 $2,350 $3,140 $3,430 90809 $1,280 $1,520 $1,960 $2,620 $2,860 90810 $1,110 $1,310 $1,690 $2,260 $2,470 90813 $1,090 $1,290 $1,670 $2,230 $2,440 90814 $1,350 $1,600 $2,060 $2,750 $3,010 90815 $1,550 $1,840 $2,370 $3,170 $3,460 90822 $1,530 $1,810 $2,330 $3,120 $3,410 90831 $1,280 $1,520 $1,960 $2,620 $2,860 90832 $1,280 $1,520 $1,960 $2,620 $2,860 90853 $1,280 $1,520 $1,960 $2,620 $2,860 91001 $1,510 $1,790 $2,310 $3,090 $3,370 91003 $1,280 $1,520 $1,960 $2,620 $2,860 91006 $1,590 $1,880 $2,430 $3,250 $3,550 91007 $1,380 $1,640 $2,110 $2,820 $3,080 91008 $1,300 $1,540 $1,990 $2,660 $2,910 91009 $1,280 $1,520 $1,960 $2,620 $2,860 91010 $1,440 $1,710 $2,200 $2,940 $3,210 91011 $1,920 $2,270 $2,930 $3,920 $4,280 91012 $1,280 $1,520 $1,960 $2,620 $2,860 91016 $1,350 $1,610 $2,070 $2,770 $3,020 91017 $1,280 $1,520 $1,960 $2,620 $2,860 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 91020 $1,380 $1,640 $2,110 $2,820 $3,080 91021 $1,280 $1,520 $1,960 $2,620 $2,860 91023 $1,280 $1,520 $1,960 $2,620 $2,860 91024 $1,460 $1,730 $2,230 $2,980 $3,260 91025 $1,280 $1,520 $1,960 $2,620 $2,860 91030 $1,500 $1,780 $2,290 $3,060 $3,340 91031 $1,280 $1,520 $1,960 $2,620 $2,860 91040 $1,340 $1,590 $2,050 $2,740 $2,990 91041 $1,280 $1,520 $1,960 $2,620 $2,860 91042 $1,240 $1,470 $1,900 $2,540 $2,770 91043 $1,280 $1,520 $1,960 $2,620 $2,860 91046 $1,090 $1,290 $1,670 $2,230 $2,440 91066 $1,280 $1,520 $1,960 $2,620 $2,860 91077 $1,280 $1,520 $1,960 $2,620 $2,860 91101 $1,650 $1,960 $2,530 $3,380 $3,700 91102 $1,280 $1,520 $1,960 $2,620 $2,860 91103 $1,240 $1,470 $1,900 $2,540 $2,770 91104 $1,330 $1,580 $2,040 $2,730 $2,980 91105 $1,920 $2,270 $2,930 $3,920 $4,280 91106 $1,560 $1,850 $2,390 $3,190 $3,490 91107 $1,460 $1,730 $2,230 $2,980 $3,260 91108 $1,430 $1,690 $2,190 $2,920 $3,190 91109 $1,280 $1,520 $1,960 $2,620 $2,860 91114 $1,280 $1,520 $1,960 $2,620 $2,860 91115 $1,280 $1,520 $1,960 $2,620 $2,860 91116 $1,280 $1,520 $1,960 $2,620 $2,860 91117 $1,280 $1,520 $1,960 $2,620 $2,860 91118 $1,280 $1,520 $1,960 $2,620 $2,860 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 91201 $1,460 $1,740 $2,240 $2,990 $3,270 91202 $1,500 $1,780 $2,300 $3,070 $3,360 91203 $1,430 $1,690 $2,180 $2,910 $3,180 91204 $1,450 $1,710 $2,210 $2,950 $3,230 91205 $1,390 $1,650 $2,130 $2,850 $3,110 91206 $1,460 $1,740 $2,240 $2,990 $3,270 91207 $1,480 $1,760 $2,270 $3,030 $3,320 91208 $1,600 $1,900 $2,450 $3,270 $3,580 91209 $1,280 $1,520 $1,960 $2,620 $2,860 91210 $1,920 $2,270 $2,930 $3,920 $4,280 91214 $1,670 $1,980 $2,550 $3,410 $3,720 91221 $1,280 $1,520 $1,960 $2,620 $2,860 91222 $1,280 $1,520 $1,960 $2,620 $2,860 91224 $1,280 $1,520 $1,960 $2,620 $2,860 91225 $1,280 $1,520 $1,960 $2,620 $2,860 91226 $1,280 $1,520 $1,960 $2,620 $2,860 91301 $1,920 $2,270 $2,930 $3,920 $4,280 91302 $1,920 $2,270 $2,930 $3,920 $4,280 91303 $1,370 $1,620 $2,090 $2,790 $3,050 91304 $1,350 $1,600 $2,060 $2,750 $3,010 91305 $1,280 $1,520 $1,960 $2,620 $2,860 91306 $1,240 $1,470 $1,900 $2,540 $2,770 91307 $1,910 $2,270 $2,930 $3,930 $4,320 91308 $1,280 $1,520 $1,960 $2,620 $2,860 91309 $1,280 $1,520 $1,960 $2,620 $2,860 91310 $1,280 $1,520 $1,960 $2,620 $2,860 91311 $1,630 $1,930 $2,490 $3,330 $3,640 91313 $1,280 $1,520 $1,960 $2,620 $2,860 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 91316 $1,610 $1,910 $2,460 $3,290 $3,590 91321 $1,370 $1,620 $2,090 $2,790 $3,050 91322 $1,280 $1,520 $1,960 $2,620 $2,860 91324 $1,460 $1,730 $2,230 $2,980 $3,260 91325 $1,410 $1,670 $2,160 $2,890 $3,150 91326 $1,820 $2,160 $2,780 $3,720 $4,060 91327 $1,280 $1,520 $1,960 $2,620 $2,860 91328 $1,280 $1,520 $1,960 $2,620 $2,860 91330 $1,440 $1,710 $2,210 $2,950 $3,220 91331 $1,240 $1,470 $1,900 $2,540 $2,770 91333 $1,280 $1,520 $1,960 $2,620 $2,860 91334 $1,280 $1,520 $1,960 $2,620 $2,860 91335 $1,370 $1,630 $2,100 $2,810 $3,070 91337 $1,280 $1,520 $1,960 $2,620 $2,860 91340 $1,240 $1,470 $1,890 $2,530 $2,760 91341 $1,280 $1,520 $1,960 $2,620 $2,860 91342 $1,280 $1,520 $1,960 $2,620 $2,860 91343 $1,210 $1,430 $1,850 $2,470 $2,700 91344 $1,660 $1,970 $2,540 $3,390 $3,710 91345 $1,460 $1,740 $2,240 $2,990 $3,270 91346 $1,280 $1,520 $1,960 $2,620 $2,860 91350 $1,730 $2,050 $2,650 $3,540 $3,870 91351 $1,520 $1,800 $2,320 $3,100 $3,390 91352 $1,220 $1,450 $1,870 $2,500 $2,730 91353 $1,280 $1,520 $1,960 $2,620 $2,860 91354 $1,920 $2,270 $2,930 $3,920 $4,280 91355 $1,770 $2,100 $2,710 $3,620 $3,960 91356 $1,480 $1,760 $2,270 $3,030 $3,320 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 91357 $1,280 $1,520 $1,960 $2,620 $2,860 91361 $1,710 $2,030 $2,620 $3,590 $4,160 91362 $1,530 $1,820 $2,350 $3,270 $3,900 91364 $1,920 $2,270 $2,930 $3,920 $4,280 91365 $1,280 $1,520 $1,960 $2,620 $2,860 91367 $1,920 $2,270 $2,930 $3,920 $4,280 91371 $1,280 $1,520 $1,960 $2,620 $2,860 91372 $1,280 $1,520 $1,960 $2,620 $2,860 91376 $1,280 $1,520 $1,960 $2,620 $2,860 91380 $1,280 $1,520 $1,960 $2,620 $2,860 91381 $1,800 $2,130 $2,750 $3,680 $4,020 91384 $1,310 $1,560 $2,010 $2,690 $2,940 91385 $1,280 $1,520 $1,960 $2,620 $2,860 91386 $1,280 $1,520 $1,960 $2,620 $2,860 91387 $1,540 $1,820 $2,350 $3,140 $3,430 91390 $1,760 $2,090 $2,690 $3,590 $3,930 91392 $1,280 $1,520 $1,960 $2,620 $2,860 91393 $1,280 $1,520 $1,960 $2,620 $2,860 91394 $1,280 $1,520 $1,960 $2,620 $2,860 91395 $1,280 $1,520 $1,960 $2,620 $2,860 91396 $1,280 $1,520 $1,960 $2,620 $2,860 91401 $1,330 $1,570 $2,030 $2,710 $2,960 91402 $1,260 $1,490 $1,920 $2,570 $2,800 91403 $1,680 $1,990 $2,570 $3,430 $3,750 91404 $1,280 $1,520 $1,960 $2,620 $2,860 91405 $1,280 $1,520 $1,960 $2,620 $2,860 91406 $1,290 $1,540 $1,980 $2,650 $2,890 91407 $1,280 $1,520 $1,960 $2,620 $2,860 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 91408 $1,280 $1,520 $1,960 $2,620 $2,860 91409 $1,280 $1,520 $1,960 $2,620 $2,860 91411 $1,380 $1,640 $2,110 $2,820 $3,080 91412 $1,280 $1,520 $1,960 $2,620 $2,860 91413 $1,280 $1,520 $1,960 $2,620 $2,860 91416 $1,280 $1,520 $1,960 $2,620 $2,860 91423 $1,670 $1,980 $2,550 $3,410 $3,720 91426 $1,280 $1,520 $1,960 $2,620 $2,860 91436 $1,920 $2,270 $2,930 $3,920 $4,280 91501 $1,540 $1,820 $2,350 $3,140 $3,430 91502 $1,600 $1,900 $2,450 $3,270 $3,580 91503 $1,280 $1,520 $1,960 $2,620 $2,860 91504 $1,530 $1,810 $2,340 $3,130 $3,420 91505 $1,700 $2,020 $2,600 $3,470 $3,800 91506 $1,370 $1,620 $2,090 $2,790 $3,050 91507 $1,280 $1,520 $1,960 $2,620 $2,860 91508 $1,280 $1,520 $1,960 $2,620 $2,860 91510 $1,280 $1,520 $1,960 $2,620 $2,860 91601 $1,410 $1,670 $2,150 $2,870 $3,140 91602 $1,640 $1,950 $2,510 $3,350 $3,670 91603 $1,280 $1,520 $1,960 $2,620 $2,860 91604 $1,770 $2,090 $2,700 $3,610 $3,940 91605 $1,190 $1,410 $1,820 $2,430 $2,660 91606 $1,240 $1,470 $1,900 $2,540 $2,770 91607 $1,430 $1,700 $2,190 $2,930 $3,200 91608 $1,280 $1,520 $1,960 $2,620 $2,860 91609 $1,280 $1,520 $1,960 $2,620 $2,860 91610 $1,280 $1,520 $1,960 $2,620 $2,860 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 91614 $1,280 $1,520 $1,960 $2,620 $2,860 91615 $1,280 $1,520 $1,960 $2,620 $2,860 91617 $1,280 $1,520 $1,960 $2,620 $2,860 91702 $1,260 $1,490 $1,920 $2,570 $2,800 91706 $1,200 $1,430 $1,840 $2,460 $2,690 91709 $1,310 $1,540 $1,930 $2,680 $3,320 91710 $1,140 $1,340 $1,680 $2,330 $2,890 91711 $1,450 $1,720 $2,220 $2,970 $3,240 91715 $1,280 $1,520 $1,960 $2,620 $2,860 91722 $1,360 $1,610 $2,080 $2,780 $3,040 91723 $1,260 $1,500 $1,930 $2,580 $2,820 91724 $1,460 $1,740 $2,240 $2,990 $3,270 91731 $1,090 $1,290 $1,670 $2,230 $2,440 91732 $1,140 $1,350 $1,740 $2,330 $2,540 91733 $1,110 $1,310 $1,690 $2,260 $2,470 91734 $1,280 $1,520 $1,960 $2,620 $2,860 91735 $1,280 $1,520 $1,960 $2,620 $2,860 91740 $1,370 $1,630 $2,100 $2,810 $3,070 91741 $1,620 $1,920 $2,470 $3,300 $3,610 91744 $1,160 $1,380 $1,780 $2,380 $2,600 91745 $1,370 $1,630 $2,100 $2,810 $3,070 91746 $1,320 $1,570 $2,020 $2,700 $2,950 91747 $1,280 $1,520 $1,960 $2,620 $2,860 91748 $1,260 $1,500 $1,930 $2,580 $2,820 91750 $1,290 $1,540 $1,980 $2,650 $2,890 91754 $1,200 $1,430 $1,840 $2,460 $2,690 91755 $1,240 $1,470 $1,900 $2,540 $2,770 91759 $1,150 $1,360 $1,720 $2,350 $2,780 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 91765 $1,850 $2,190 $2,830 $3,780 $4,130 91766 $1,090 $1,300 $1,670 $2,240 $2,470 91767 $1,140 $1,360 $1,750 $2,340 $2,560 91768 $1,090 $1,290 $1,660 $2,220 $2,420 91769 $1,280 $1,520 $1,960 $2,620 $2,860 91770 $1,140 $1,350 $1,740 $2,330 $2,540 91773 $1,620 $1,920 $2,470 $3,300 $3,610 91775 $1,330 $1,570 $2,030 $2,710 $2,960 91776 $1,270 $1,500 $1,940 $2,590 $2,830 91778 $1,280 $1,520 $1,960 $2,620 $2,860 91780 $1,240 $1,470 $1,900 $2,540 $2,770 91786 $1,050 $1,250 $1,620 $2,170 $2,650 91788 $1,280 $1,520 $1,960 $2,620 $2,860 91789 $1,920 $2,270 $2,930 $3,920 $4,280 91790 $1,390 $1,650 $2,130 $2,850 $3,110 91791 $1,370 $1,630 $2,100 $2,810 $3,070 91792 $1,420 $1,680 $2,170 $2,900 $3,170 91793 $1,280 $1,520 $1,960 $2,620 $2,860 91801 $1,280 $1,510 $1,950 $2,610 $2,850 91802 $1,280 $1,520 $1,960 $2,620 $2,860 91803 $1,230 $1,460 $1,880 $2,510 $2,750 92397 $1,050 $1,250 $1,620 $2,170 $2,380 93063 $1,400 $1,660 $2,150 $3,000 $3,590 93243 $1,050 $1,250 $1,620 $2,170 $2,380 93510 $1,690 $2,000 $2,580 $3,450 $3,770 93532 $1,110 $1,320 $1,700 $2,270 $2,480 93534 $1,050 $1,250 $1,620 $2,170 $2,380 93535 $1,050 $1,250 $1,620 $2,170 $2,380 Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area Advisory Small Area FMRs By Unit Bedrooms ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom 93536 $1,050 $1,250 $1,620 $2,170 $2,380 93539 $1,280 $1,520 $1,960 $2,620 $2,860 93543 $1,310 $1,550 $2,000 $2,670 $2,920 93544 $1,050 $1,250 $1,620 $2,170 $2,380 93550 $1,050 $1,250 $1,620 $2,170 $2,380 93551 $1,600 $1,900 $2,450 $3,270 $3,580 93552 $1,480 $1,750 $2,260 $3,020 $3,300 93553 $1,050 $1,250 $1,620 $2,170 $2,380 93560 $1,050 $1,250 $1,620 $2,170 $2,380 93563 $1,050 $1,250 $1,620 $2,170 $2,380 93584 $1,280 $1,520 $1,960 $2,620 $2,860 93586 $1,280 $1,520 $1,960 $2,620 $2,860 93590 $1,280 $1,520 $1,960 $2,620 $2,860 93591 $1,100 $1,300 $1,680 $2,250 $2,450 HUD Home Page HUD User Home Data Sets Fair Market Rents Section 8 Income Limits FMR/IL Summary System Multifamily Tax Subsidy Project (MTSP) Income Limits HUD LIHTC Database Technical Problems or questions? 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