20230308 Vernon Housing Commission Agenda PacketRegular Housing Commission Meeting Agenda March 8, 2023
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Agenda
City of Vernon
Regular Vernon Housing Commission Meeting
Wednesday March 8, 2023, 6:00 PM
City Hall, Council Chamber
4305 Santa Fe Avenue, Vernon, California
Juliet Goff, Chair
Jorge Nevarez, Jr., Vice Chair
Ronit Edry, Commissioner
Steven Froberg, Commissioner
Leticia Lopez, Commissioner
Steve Spanks, Commissioner
Marlene Ybarra, Commissioner
The public is encouraged to view the meeting at https://www.cityofvernon.org/webinar-vhc or by
calling (408) 638-0968, Meeting ID 818-4532-1693#. You may address the Commission via Zoom
or submit comments to PublicComment@cityofvernon.org with the meeting date and item number
in the subject line.
CALL TO ORDER
FLAG SALUTE
ROLL CALL
APPROVAL OF AGENDA
PUBLIC COMMENT
At this time the public is encouraged to address the 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.
PRESENTATIONS
1. Quarterly City Housing Report
Recommendation:
Receive and file the March 2023 Quarterly City Housing Report.
Regular Housing Commission Meeting Agenda March 8, 2023
Page 2 of 2
CONSENT CALENDAR
All matters listed on the Consent Calendar are to be approved with one motion. Items may be removed
from the Consent Calendar for individual consideration. Removed items will be considered immediately
following the Consent Calendar.
2. Meeting Minutes
Recommendation:
Approve the December 14, 2022 Regular Vernon Housing Commission meeting minutes.
NEW BUSINESS
3. Revised Vernon Housing Commission Procedures
Recommendation:
Adopt revised New Tenant Lease Procedures and Occupant Relocation Procedures.
ORAL REPORTS
4. Brief Reports, Announcements, or Directives to Staff
ADJOURNMENT
On March 3, 2023, the foregoing agenda was posted in accordance with the applicable legal
requirements. Regular and Adjourned Regular meeting agendas may be amended up to 72 hours and
Special meeting agendas may be amended up to 24 hours in advance of the meeting.
Vernon Housing Commission Agenda Report
Meeting Date:March 8, 2023
From:Daniel S. Wall, P.E., Director of Public Works
Department:Public Works
Submitted by:Cynthia Cano, Administrative Secretary
Subject
Quarterly City Housing Report
Recommendation
Receive and file the March 2023 Quarterly City Housing Report.
Background
Staff will present the Quarterly City Housing Report for the period from December 2022 through
February 2023. The report highlights rent, occupancy, and repairs. In conjunction with the
quarterly update, City Staff will provide the Commission a summary of housing related inquiries.
Fiscal Impact
There is no fiscal impact associated with this report.
Attachments
1. March 2023 Quarterly City Housing Report
Item 1 Page 1 of 10
Vernon Housing Commission
March 8, 2023
Daniel Wall -Director of Public Works
Quarterly Report
Item 1 Page 2 of 10
Overview
2
1.Rent Register
2.Occupancy
3.Summary of Calls Received
4.Operations
5.Westside Project Update
6.Closing
Public Works effectively manages City-owned
housing and strives to provide outstanding service
to its tenants.
Item 1 Page 3 of 10
Rent Register
3
•Outstanding balance as of 2/28/2023, is $12,004.78
•Staff is exploring remedies to eliminate these balances
Item 1 Page 4 of 10
Occupancy
Block Properties Occupied Unoccupied
Furlong 10 10 No Vacancies
50th 8 7 3390 50th*
Fruitland 6 5 3357 Fruitland**
Vernon 2 1 3560 Vernon***
*Lottery planned for regular June VHC meeting
**Potential tenant in application process
***Pending remodel
Item 1 Page 5 of 10
Summary of Calls Received
5
Month Calls
Received
Types of Calls Avg. Days
To
CompleteRepairsQuestionsHousing
Inquiries Other
December 3 3 <1 day
January 3 3 <1 day
February 2 2 < 1 day
Totals 8 8 < 1 day
Item 1 Page 6 of 10
Operations
●All service requests addressed
●DTSC Lead Abatement Vernon Units
●Opportunity to improve Vernon units
landscaping/privacy
●Spring 2023 safety inspections
6
Item 1 Page 7 of 10
Westside Update -Evolution Process
+ 5 years2023 + 10 years + 15 years
#3 Guide 3rd Party
Residential Development
(Already Underway)
#2 Seek Near-term
Approval of Zoning #4 Utilize Vision as an action guide,
inspiration and implementation guardrails.
Z o n i n g
C h a n g e s
Zoning
V i s i o n
#1 Separate
zoning from the
vision
Truck Route Walkable
Santa Fe Ave
Catalytic
Sites
Greenways Placemaking
2808 S Santa Fe 5592-5600 S Santa Fe
Item 1 Page 8 of 10
Westside Update Continued…
●The Draft Housing Element Update has been revised to
reflect the evolution of the Westside Project from a specific
plan to zoning changes. The revisions are non-substantive.
The revised update is available for public review and
comment at reimaginevernon.com and the City’s website in
the planning section.
●The owners of five properties along Santa Fe have met with
Public Work’s Staff to discuss re developing those properties
into mixed use residential developments.
Item 1 Page 9 of 10
Public Works:
1.Follows established VHC Policies and Procedures in
management practices including filling vacancies via lottery
2.Actively inspects and maintains City-owned residential
properties in accordance with best practices for landlords
3.Manages housing costs in a fiscally responsible manner within
the budget approved by the City Council
4.Stays abreast of current issues impacting City-owned
properties and tenants (environmental, rental assistance,
COVID-19 etc.)
5.Engages tenants through proactive and legally compliant
communications to inform of actions and invite feedback
6.Plans for the future of housing in Vernon.
9
In Closing...
Item 1 Page 10 of 10
Vernon Housing Commission Agenda Report
Meeting Date:March 8, 2023
From:Lisa Pope, City Clerk
Department:City Clerk
Submitted by:Sandra Dolson, Administrative Secretary
Subject
Meeting Minutes
Recommendation
Approve the December 14, 2022 Regular Vernon Housing Commission meeting minutes.
Background
Staff has prepared and submits the minutes for approval.
Fiscal Impact
There is no fiscal impact associated with this report.
Attachments
1. December 14, 2022 Regular Meeting Minutes
Item 2 Page 1 of 4
MINUTES
VERNON HOUSING COMMISSION
REGULAR MEETING
WEDNESDAY, DECEMBER 14, 2022
REMOTE LOCATION VIA ZOOM
CALL TO ORDER
Chair Goff called the meeting to order at 6:00 p.m.
FLAG SALUTE
Chair Goff led the Flag Salute.
ROLL CALL
PRESENT:
Juliet Goff, Chair (via remote access)
Jorge Nevarez, Jr., Vice Chair (via remote access)
Ronit Edry, Commissioner (via remote access)
Leticia Lopez, Commissioner (via remote access)
Steven Spanks, Commissioner (via remote access)
Marlene Ybarra, Commissioner (via remote access)
ABSENT:
Steven Froberg, Commissioner
STAFF PRESENT:
Carlos Fandino, City Administrator (via remote access)
Zaynah Moussa, City Attorney (via remote access)
Lisa Pope, City Clerk (via remote access)
Dan Wall, Public Works Director (via remote access)
APPROVAL OF THE AGENDA
MOTION
Commissioner Lopez moved and Vice Chair Nevarez seconded a motion to
approve the agenda. The question was called and the motion carried 6-0,
Commissioner Froberg absent.
PUBLIC COMMENT
None.
Item 2 Page 2 of 4
Regular Vernon Housing Commission Meeting Minutes Page 2 of 3
December 14, 2022
PRESENTATIONS
1. Housing Lotteries for City-Owned Housing
Recommendation: Conduct housing lotteries to establish randomized order to fill
two vacancies in City-owned housing.
City Clerk Pope conducted the housing lotteries.
2. City Housing Quarterly Report
Recommendation: Receive and file the December 2022 Quarterly Housing Report.
Public Works Director Wall presented the staff report.
CONSENT CALENDAR
MOTION
Vice Chair Nevarez moved and Commissioner Lopez seconded a motion to
approve the Consent Calendar. The question was called and the motion carried
6-0, Commissioner Froberg absent.
The Consent Calendar consisted of the following item:
3. Approval of Minutes
Recommendation: Approve the September 14, 2022 Regular Vernon Housing
Commission meeting minutes.
NEW BUSINESS
4.City of Vernon Housing Unit Rental Rates
Public Works Director Wall presented the staff report.
City Administrator Fandino stated staff’s recommendation to waive rental rate
increases.
In response to Commission questions, Public Works Director Wall and City
Administrator Fandino explained U.S. Department of Housing and Urban
Development (HUD) rental rates; City of Vernon existing and new tenant rates;
impact on revenue with increased rental rates; and goal for 100% occupancy.
The Commission discussed the lottery process. City Attorney Moussa suggested
the matter be placed on a future agenda.
Item 2 Page 3 of 4
Regular Vernon Housing Commission Meeting Minutes Page 3 of 3
December 14, 2022
MOTION
Vice Chair Nevarez moved and Commissioner Edry seconded a motion to waive
rental rate increases for calendar year 2023. The question was called and the
motion carried 6-0, Commissioner Froberg absent.
ORAL REPORTS
City Administrator Fandino wished everyone Happy Holidays.
ADJOURNMENT
With no further business, Chair Goff adjourned the meeting at 6:41 p.m.
________________________
JULIET GOFF, Chair
ATTEST:
_________________________
LISA POPE, City Clerk
(seal)
Item 2 Page 4 of 4
Vernon Housing Commission Agenda Report
Meeting Date:March 8, 2023
From:Daniel S. Wall, P.E., Director of Public Works
Department:Public Works
Submitted by:Daniel S. Wall, P.E., Director of Public Works
Subject
Revised Vernon Housing Commission Procedures
Recommendation
Adopt revised New Tenant Lease Procedures and Occupant Relocation Procedures.
Background
Periodically, staff brings an item to the Commission to review the Vernon Rental Housing Policy
and/or Vernon Housing Commission Procedures to ensure best and current practices are
utilized.
On March 9, 2022, the Commission reviewed the Policy and Procedures and adopted Resolution
No. VHC-9 approving the Vernon Rental Housing Policy, subsequently adopted by City Council
Resolution No. 2022-08, on April 5, 2022. Additionally, the Commission adopted revised
Commission procedures.
The Policy authorizes the Commission to promulgate procedures to enact the duties assigned to
the Commission pursuant to Municipal Code Section 2.40.060.
Based on current practices, staff recommends the Commission adopt revised procedures related
to New Tenant Leases and Occupant Relocation.
A synopsis of the substantive proposed revisions to the New Tenant Lease Procedures is as
follows:
•A new interest form must be submitted for each lottery. Currently interest forms are for all
lotteries held throughout the year. This change is proposed to make the procedure in
better alignment with prospective tenant expectations and behavior.
•Advertising will be specific to available units in addition to the generic advertising
previously used. The goal is to get interest forms from prospective tenants that want to
move into specific currently available units. Previously some prospective tenants were not
familiar with which unit they had won the lottery for and were not interested in renting that
Item 3 Page 1 of 15
unit. This resulted in delays in getting a tenant into the unit and needlessly expended staff
time. This change is proposed to expedite tenant placement.
•Lotteries will be conducted at Housing Commission meetings – to ensure transparency.
Other proposed changes reflect revisions to make the policy clearer and to promote consistency
in its implementation.
The proposed revisions to the Occupant Relocation Procedures consist of updates that mirror
the proposed revisions to the New Tenant Lease Procedures whereby interest forms will be for
a specific lottery.
Staff recommends the Commission review the existing policies and proposed revisions to the
New Tenant Lease Procedures and the Occupant Relocation Procedures as reflected in the
redline versions attached.
Fiscal Impact
There is no fiscal impact associated with this report.
Attachments
1. Redlined New Tenant Lease Procedures
2. Clean New Tenant Lease Procedures
3. Redlined Occupant Relocation Procedures
4. Clean Occupant Relocation Procedures
Item 3 Page 2 of 15
VERNON HOUSING COMMISSION
NEW TENANT LEASE PROCEDURES
Adopted October 5, 2011
Revised March 9, 2022
Revised March 8, 2023
Pursuant to Vernon Municipal Code Section 2.40.060.B., and the Vernon Rental Housing
Policy (VRHP), the Vernon Housing Commission (VHC) hereby adopts the following
procedures with respect to the initial leasing of City of Vernon-owned housing units to
new tenants, which shall take effect immediately upon adoption, and which shall
supersede any prior procedures regarding the same.
1. Potential Lessees Expressing Interest in Housing Units: Upon release of available
units for which a lottery shall be conducted, Aanyone interested in leasing a
housing unit shall complete an Interest Form via the City’s website. and shall
provide the following information: (i) full legal name; (ii) current legal address; and
(iii) contact information, including a telephone number and an email address.
Anyone not having a current legal address or the requisite contact information shall
provide such substitute information as may be deemed appropriate by the VHC
Director. Once an Interest Forms are valid only for the unit specified and for the
unit’s upcoming lottery. is submitted, it shall be valid for the calendar year in which
it is submitted. Once an Interest Form expires, aA new Interest Form must be
submitted for each lotteryin order to be considered for a housing unit. Only one
Interest Form may be submitted per address.
2. Advertising/Marketing Need to Submit an Interest Form: At least thirty (30)
calendar days prior to an upcoming housing lottery, information regarding specific
available unit(s) and the requirement that an Interest Form be submitted for each
available unit in order to be included in the upcoming lottery shall be advertised in
the manner set forth below. Advertising specific unit the potential availability of
housing and the need to submit an Interest Form to be included in the upcoming
lottery shall occur no less than four weeks (28 days)____ prior to the lotteryshall
be on a regular, periodic basis.. Advertising shall be sufficiently broad so that
anyone who may reasonably be interested in leasing a housing unit both becomes
aware of potential availability and has sufficient time to complete an Interest Form.
a. Awareness: Advertising shall be in at least three different places, including
posting at City Hall, on the City’s website, and in an online or newspaper
publication appropriate for official notices.
b.Timing: General advertising regarding the City’s housing stock shall be
conducted Advertising shall be at least semi-annually quarterly and additionally
as needed.
Item 3 Page 3 of 15
New Tenant Lease Procedures
Page 2 of 3
_________________________
b. At least one week’s notice shall be provided for newly available units.
3. Random Selection of Potential New Lessees:
a.Notice: Notification of available units shall be provided to all persons, who
have submitted a current Interest Form no less than 10 days prior to the
proposed lottery. Applicants must confirm continued interest no later than
three (3) days prior to the lottery to be included in the lottery.
a.Names of confirmed lottery participants will be posted on the City’s website .no
later than 24 hours before the lottery.
b.Lottery:
i. If, following the above procedure, only one applicant confirms an interest
in the available housing unit, no lottery shall be required and/or
conducted.
ii.i.If, following the above procedure, more than one applicant confirms an
interest in the available housing unit, aAll Interest Forms received at
least seven (7) calendar days prior to the lottery shall be included in the
random draw.such applicants shall be entered into a lottery. The lottery
shall be conducted in a public forumduring a Vernon Housing
Commission meeting under the direction of and supervised by the City
Clerk’s Office. Notice of the lottery shall be made public via the VHC
Agenda posting.The public and all participants in the lottery shall be
given at least 24-hours’ notice of the date, time and location of the
lottery. The City Clerk, or designee, shall oversee a random randomly
selection (including by electronic means, as and if appropriate) to and
rank order the the order of lottery participants to create a list of potential
lessees (Lottery List). Attendance at the lottery will not be considered in
determining an applicant’s eligibility to lease a City housing unit.
4. Selecting a Lessee:
a. Application Form: Once a prospective lessee has been identified from the
applicable Lottery List, the prospective lessee shall promptly complete a
standard application formpackage. The current standard application form
recommended by the Apartment Association of Greater Los Angeles ( AAGLA)
or a substantially equivalent form, modified as appropriate to add and/or to
delete information as may be appropriate for any unique aspect of the VHC’s
housing units and its applicant pool shall be used. Failure to return a completed
standard application formpackage within seven (7) calendar days shall
Item 3 Page 4 of 15
New Tenant Lease Procedures
Page 3 of 3
_________________________
constitute a waiver by the prospective lessee of a right to lease the available
housing unit.
b. Background and Credit Checks: Once the prospective lessee returns a
completed standard application form, a standard background check, credit
check and income verification shall be conducted to confirm each applicant’s
eligibility to be a lessee. Any “Authorized Occupant” of a housing unit shall also
be subject to and must pass a background check prior to being named in a
lease as an “Authorized Occupant.” At a minimum, backgrounds shall be
checked for felony convictions and whether the prospective lessee or an
Authorized Occupant is a registered sex offender. A felony conviction and/or
being a registered sex offender shall be presumptively disqualifying conditions
for a lease and/or occupancy.
c. Signing Lease and Paying Deposit: Once a prospective lessee has passed the
background and credit check, the prospective lessee shall have threeseven
(73) calendar days following notice to sign a lease and to provide the required
deposits. If the prospective lessee fails to complete this process timely, then
the vacancy shall be offered to the prospective lessee next in order.
d. Co-signers: If a prospective lessee does not independently meet financial
requirements, a qualified co-signer may be considered and shall execute a
personal guarantee in conjunction with the lease.
e.Exhausted Lottery List: If the applicable Lottery List is exhausted without filling
the vacancy, staff shall advertise/market the specific vacancy in accordance
with Sections 2 and 3 of this procedure.
f.e.
Item 3 Page 5 of 15
VERNON HOUSING COMMISSION
NEW TENANT LEASE PROCEDURES
Adopted October 5, 2011
Revised March 9, 2022
Revised March 8, 2023
Pursuant to Vernon Municipal Code Section 2.40.060.B., and the Vernon Rental Housing
Policy (VRHP), the Vernon Housing Commission (VHC) hereby adopts the following
procedures with respect to the initial leasing of City of Vernon-owned housing units to
new tenants, which shall take effect immediately upon adoption, and which shall
supersede any prior procedures regarding the same.
1. Potential Lessees Expressing Interest in Housing Units: Upon release of available
units for which a lottery shall be conducted, anyone interested in leasing a housing
unit shall complete an Interest Form via the City’s website. Interest Forms are valid
only for the unit specified and for the unit’s upcoming lottery. A new Interest Form
must be submitted for each lottery. Only one Interest Form may be submitted per
address.
2. Advertising/Marketing Need to Submit an Interest Form: At least thirty (30)
calendar days prior to an upcoming housing lottery, information regarding specific
available unit(s) and the requirement that an Interest Form be submitted for each
available unit in order to be included in the upcoming lottery shall be advertised in
the manner set forth below. Advertising shall be sufficiently broad so that anyone
who may reasonably be interested in leasing a housing unit both becomes aware
of potential availability and has sufficient time to complete an Interest Form.
a. Awareness: Advertising shall be in at least three different places, including
posting at City Hall, on the City’s website, and in an online or newspaper
publication appropriate for official notices.
b. Timing: General advertising regarding the City’s housing stock shall be
conducted at least semi-annually and additionally as needed.
3. Random Selection of Potential New Lessees:
a. Notice: Names of lottery participants will be posted on the City’s website.
b. Lottery:
i. All Interest Forms received at least seven (7) calendar days prior to the
lottery shall be included in the random draw. The lottery shall be
conducted during a Vernon Housing Commission meeting under the
direction of and supervised by the City Clerk’s Office. Notice of the
lottery shall be made public via the VHC Agenda posting. The City Clerk,
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New Tenant Lease Procedures
Page 2 of 2
_________________________
or designee, shall oversee a random selection (including by electronic
means, as and if appropriate) to rank the order of lottery participants.
Attendance at the lottery will not be considered in determining an
applicant’s eligibility to lease a City housing unit.
4. Selecting a Lessee:
a. Application Form: Once a prospective lessee has been identified from the
applicable Lottery List, the prospective lessee shall promptly complete a
standard application package. The current standard application form
recommended by the Apartment Association of Greater Los Angeles ( AAGLA)
or a substantially equivalent form, modified as appropriate to add and/or to
delete information as may be appropriate for any unique aspect of the VHC’s
housing units and its applicant pool shall be used. Failure to return a completed
standard application package within seven (7) calendar days shall constitute a
waiver by the prospective lessee of a right to lease the available housing unit.
b. Background and Credit Checks: Once the prospective lessee returns a
completed standard application form, a standard background check, credit
check and income verification shall be conducted to confirm each applicant’s
eligibility to be a lessee. Any “Authorized Occupant” of a housing unit shall also
be subject to and must pass a background check prior to being named in a
lease as an “Authorized Occupant.” At a minimum, backgrounds shall be
checked for felony convictions and whether the prospective lessee or an
Authorized Occupant is a registered sex offender.
c. Signing Lease and Paying Deposit: Once a prospective lessee has passed the
background and credit check, the prospective lessee shall have seven (7)
calendar days following notice to sign a lease and to provide the required
deposits. If the prospective lessee fails to complete this process timely, then
the vacancy shall be offered to the prospective lessee next in order.
d. Co-signers: If a prospective lessee does not independently meet financial
requirements, a qualified co-signer may be considered and shall execute a
personal guarantee in conjunction with the lease.
e. Exhausted Lottery List: If the applicable Lottery List is exhausted without filling
the vacancy, staff shall advertise/market the specific vacancy in accordance
with Sections 2 and 3 of this procedure.
Item 3 Page 7 of 15
VERNON HOUSING COMMISSION
OCCUPANT RELOCATION PROCEDURES
Adopted March 9, 2022
Revised March 8, 2023
Pursuant to Vernon Municipal Code Section 2.40.060.B. and the Vernon Rental Housing
Policy (VRHP), the Vernon Housing Commission (VHC) hereby adopts the following
procedure to address any lease/authorized occupant’s need/desire to be re-located,
either temporarily or permanently.
Recitals
A. The VHC is committed to managing its housing stock according to “best practices”
for private, residential housing. The VRHP requires that all procedures be “neutral,
fair, and reasonable.”
B. Every lessee/authorized occupant is entitled to a habitable rental unit.
C. This Relocation Procedure is intended to apply to the following situations:
1. Temporary Relocation – City Initiated: If, through no fault of a Lessee,
Authorized Occupant, and/or Guest, a rental unit becomes temporarily
uninhabitable, as determined by the City, the Lessee and any Authorized
Occupants shall be entitled, at the Lessee’s option, to be re-located to housing
accommodations comparable to the rental unit in good condition for so long as
the rental unit is uninhabitable.
2. Permanent Relocation – City Initiated: If, through no fault of a Lessee,
Authorized Occupant, and/or Guest, a rental unit becomes temporarily
uninhabitable, as determined by the City, any lessee of a City of Vernon owned
housing unit may request a permanent relocation to any other City-owned unit
on a priority basis.
3. Permanent Relocation – Lessee Initiated: Any lessee of a City of Vernon owned
housing unit who has occupied his/her then-current unit for a minimum of one
year may request a permanent relocation to any other City-owned unit upon
availability.
D. The VHC desires to adopt procedures with respect to the relocation of Lessees
and Authorized Occupants that are “neutral, fair, and reasonable.” The VHC
recognizes that unless it uniformly applies a relocation procedure to all lessees, it
will not be treating all lessees neutrally and fairly.
Procedures
A. Temporary Relocations
Item 3 Page 8 of 15
Occupant Relocation Procedures
Page 2 of 4
__________________________
1. When Temporary Relocation is Authorized. Temporary relocation shall be
authorized, at City expense, only if a rental unit is uninhabitable or if it is
determined that in light of required repairs to a rental unit, temporary relocation
will facilitate more expedient and cost-effective repairs, even when the cost of
temporary relocation is taken into account. Whether relocation should be
authorized shall be determined on an objective basis in light of best practices
for a private landlord, and shall be determined by disinterested City staff and/or
consultants who have expertise with respect to the subject repair(s).
a. Required Relocation. If the City determines that a rental unit is
uninhabitable, relocation shall be required until such time as the rental until
is returned to a habitable condition. Habitability shall be determined in light
of the rental unit’s current condition and in light of the effect any needed
repairs may have on the habitability of the rental unit during the course of
repairs.
b. Optional Relocation. If a rental unit is otherwise habitable, a Lessee shall
have an option either to accept relocation or to decline relocation, at the
Lessee’s sole discretion, even if the total cost to repair to the rental unit shall
be higher in light of the non-relocation.
2. Types of Alternative Housing. The type of alternative housing to which a
Lessee and an Authorized Occupant is entitled shall be determined by the
expected length of time alternative housing is required. If a temporary relocation
is expected to last no more than 30 days, the relocation shall be presumed to
be “short-term.” If a temporary relocation is expected to last for more than 30
days, the relocation shall be presumed to be “long-term.” Any presumption
created by this procedure may be overcome if, as determined by the City, and
based on the facts and circumstances of any particular case, an alternative
categorization is appropriate.
a. Temporary Short-term Relocation. If temporary short-term relocation is
authorized, the alternative housing shall be in the form of a qualifying hotel
or other short-term housing option, as provided for in the Expense
Reimbursement Policy (ERP), discussed below.
b. Temporary Long-term Relocation. If temporary long-term relocation is
authorized, the alternative housing shall be in the form of a comparably
furnished apartment with a comparable number of bedrooms and
bathrooms as the subject rental unit.
3. Reimbursable Relocation Expenses. If temporary relocation is authorized, the
City shall bear all reasonable costs associated with the relocation, including the
cost of alternative housing, the reasonable cost, if any, of moving personal
possessions from and to the rental unit to the temporary housing, and any
reasonable increase in food costs, if any, necessitated by the relocation. To
Item 3 Page 9 of 15
Occupant Relocation Procedures
Page 3 of 4
__________________________
the extent the City’s ERP then in effect covers a subject expense, the ERP shall
govern the type of expense that may be covered and the amount of coverage.
To the extent the ERP does not cover a subject expense, an expense may be
covered only if it is actually incurred, is reasonable as determined by the City,
and only for the actual amount of the expense.
4. Rent Abatement as an Alternative. If a Lessee who is otherwise entitled to
temporary relocation instead chooses to re-locate on his or her own, the Lessee
shall be entitled to rent abatement for the length of time temporary relocation
would have otherwise been authorized.
5. Approval Required by City Attorney or Outside Counsel. If the amount of
expected reimbursable relocation expenses is in excess of $5,000, prior
approval of the expenditure from the City Attorney or outside counsel to the
VHC shall be required.
B. Permanent Relocations
City Initiated Permanent Relocations
1. If a temporary long-term relocation becomes necessary as set forth in this
procedure, the lessee, at the lessee’s sole option, may request a permanent
relocation to a then vacant City-owned housing unit in lieu of a temporary long-
term relocation.
2. A lessee shall have 10 days from the date of receiving notice of the need for a
temporary long-term relocation to elect a permanent relocation. A permanent
relocation may be elected only if a housing unit is vacant at the time of the
election and the vacant unit can be occupied within 30 days of the election.
3. If a lessee elects a permanent relocation, the lessee shall have priority over all
other existing or potential new lessees to select a vacant housing unit.
4. No transfer fee shall be due for a City initiated permanent relocation.
5. Any lessee permanently relocating to a different unit will immediately pay the
then established market rent for the unit to which the lessee has relocated. This
will require a review and determination of the lessee’s credit worthiness to lease
such unit.
Lessee Initiated Permanent Relocations
1. All permanent relocation requests initiated by a lessee must be submitted in
writing by filling out a Unit Transfer Request Form.
Item 3 Page 10 of 15
Occupant Relocation Procedures
Page 4 of 4
__________________________
2. A lessee must have occupied his/her then-current unit for a minimum of one
year prior to submitting a Unit Transfer Request Form.
3. A maximum of one Unit Transfer Request Form per lessee household address
will be accepted in any calendar year and shall be valid for the calendar year in
which it is submittedupon release of available units for which a lottery shall be
conducted at a Vernon Housing Commission meeting and shall be valid until a
lottery is held. A new Unit Transfer Request Form must be submitted for each
lottery.
4. Unit Transfer Request Forms are valid only for the unit specified and for the
unit’s upcoming lottery and shall be accepted anytime throughout the year and
shall be entered into the lottery following the provisions in Section 3 of the New
Tenant Lease Procedures.
5. Those indicating interest in transferring to the available unit shall be entered
into a lottery following the provisions of the New Tenant Lease Procedures. If
that lessee either does not want to occupy the vacant unit, or does not qualify
for the vacant unit, then the vacant unit shall be offered to the next lessee from
the lottery results. If the vacant unit has been offered to all lessees with
applicable Unit Transfer Requests, and none of the lessees either wants to
occupy the vacant unit or qualifies for the vacant unit, then the vacancy shall
be offered to those on the New Tenant Lease lottery selection.
6. A transfer fee of $1,000 shall be due upon approval of a transfer request to
cover the costs associated with preparing the unit for new occupancy.
7. Any lessee transferring to a different unit will immediately pay the then
established market rent for the new unit. This will require a review and
determination of the lessee’s credit worthiness to lease such unit.
Item 3 Page 11 of 15
VERNON HOUSING COMMISSION
OCCUPANT RELOCATION PROCEDURES
Adopted March 9, 2022
Revised March 8, 2023
Pursuant to Vernon Municipal Code Section 2.40.060.B. and the Vernon Rental Housing
Policy (VRHP), the Vernon Housing Commission (VHC) hereby adopts the following
procedure to address any lease/authorized occupant’s need/desire to be re-located,
either temporarily or permanently.
Recitals
A. The VHC is committed to managing its housing stock according to “best practices”
for private, residential housing. The VRHP requires that all procedures be “neutral,
fair, and reasonable.”
B. Every lessee/authorized occupant is entitled to a habitable rental unit.
C. This Relocation Procedure is intended to apply to the following situations:
1. Temporary Relocation – City Initiated: If, through no fault of a Lessee,
Authorized Occupant, and/or Guest, a rental unit becomes temporarily
uninhabitable, as determined by the City, the Lessee and any Authorized
Occupants shall be entitled, at the Lessee’s option, to be re-located to housing
accommodations comparable to the rental unit in good condition for so long as
the rental unit is uninhabitable.
2. Permanent Relocation – City Initiated: If, through no fault of a Lessee,
Authorized Occupant, and/or Guest, a rental unit becomes temporarily
uninhabitable, as determined by the City, any lessee of a City of Vernon owned
housing unit may request a permanent relocation to any other City-owned unit
on a priority basis.
3. Permanent Relocation – Lessee Initiated: Any lessee of a City of Vernon owned
housing unit who has occupied his/her then-current unit for a minimum of one
year may request a permanent relocation to any other City-owned unit upon
availability.
D. The VHC desires to adopt procedures with respect to the relocation of Lessees
and Authorized Occupants that are “neutral, fair, and reasonable.” The VHC
recognizes that unless it uniformly applies a relocation procedure to all lessees, it
will not be treating all lessees neutrally and fairly.
Procedures
A. Temporary Relocations
1. When Temporary Relocation is Authorized. Temporary relocation shall be
authorized, at City expense, only if a rental unit is uninhabitable or if it is
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Occupant Relocation Procedures
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determined that in light of required repairs to a rental unit, temporary relocation
will facilitate more expedient and cost-effective repairs, even when the cost of
temporary relocation is taken into account. Whether relocation should be
authorized shall be determined on an objective basis in light of best practices
for a private landlord, and shall be determined by disinterested City staff and/or
consultants who have expertise with respect to the subject repair(s).
a. Required Relocation. If the City determines that a rental unit is
uninhabitable, relocation shall be required until such time as the rental until
is returned to a habitable condition. Habitability shall be determined in light
of the rental unit’s current condition and in light of the effect any needed
repairs may have on the habitability of the rental unit during the course of
repairs.
b. Optional Relocation. If a rental unit is otherwise habitable, a Lessee shall
have an option either to accept relocation or to decline relocation, at the
Lessee’s sole discretion, even if the total cost to repair to the rental unit shall
be higher in light of the non-relocation.
2. Types of Alternative Housing. The type of alternative housing to which a
Lessee and an Authorized Occupant is entitled shall be determined by the
expected length of time alternative housing is required. If a temporary relocation
is expected to last no more than 30 days, the relocation shall be presumed to
be “short-term.” If a temporary relocation is expected to last for more than 30
days, the relocation shall be presumed to be “long-term.” Any presumption
created by this procedure may be overcome if, as determined by the City, and
based on the facts and circumstances of any particular case, an alternative
categorization is appropriate.
a. Temporary Short-term Relocation. If temporary short-term relocation is
authorized, the alternative housing shall be in the form of a qualifying hotel
or other short-term housing option, as provided for in the Expense
Reimbursement Policy (ERP), discussed below.
b. Temporary Long-term Relocation. If temporary long-term relocation is
authorized, the alternative housing shall be in the form of a comparably
furnished apartment with a comparable number of bedrooms and
bathrooms as the subject rental unit.
3. Reimbursable Relocation Expenses. If temporary relocation is authorized, the
City shall bear all reasonable costs associated with the relocation, including the
cost of alternative housing, the reasonable cost, if any, of moving personal
possessions from and to the rental unit to the temporary housing, and any
reasonable increase in food costs, if any, necessitated by the relocation. To
the extent the City’s ERP then in effect covers a subject expense, the ERP shall
govern the type of expense that may be covered and the amount of coverage.
To the extent the ERP does not cover a subject expense, an expense may be
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Occupant Relocation Procedures
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covered only if it is actually incurred, is reasonable as determined by the City,
and only for the actual amount of the expense.
4. Rent Abatement as an Alternative. If a Lessee who is otherwise entitled to
temporary relocation instead chooses to re-locate on his or her own, the Lessee
shall be entitled to rent abatement for the length of time temporary relocation
would have otherwise been authorized.
5. Approval Required by City Attorney or Outside Counsel. If the amount of
expected reimbursable relocation expenses is in excess of $5,000, prior
approval of the expenditure from the City Attorney or outside counsel to the
VHC shall be required.
B. Permanent Relocations
City Initiated Permanent Relocations
1. If a temporary long-term relocation becomes necessary as set forth in this
procedure, the lessee, at the lessee’s sole option, may request a permanent
relocation to a then vacant City-owned housing unit in lieu of a temporary long-
term relocation.
2. A lessee shall have 10 days from the date of receiving notice of the need for a
temporary long-term relocation to elect a permanent relocation. A permanent
relocation may be elected only if a housing unit is vacant at the time of the
election and the vacant unit can be occupied within 30 days of the election.
3. If a lessee elects a permanent relocation, the lessee shall have priority over all
other existing or potential new lessees to select a vacant housing unit.
4. No transfer fee shall be due for a City initiated permanent relocation.
5. Any lessee permanently relocating to a different unit will immediately pay the
then established market rent for the unit to which the lessee has relocated. This
will require a review and determination of the lessee’s credit worthiness to lease
such unit.
Lessee Initiated Permanent Relocations
1. All permanent relocation requests initiated by a lessee must be submitted in
writing by filling out a Unit Transfer Request Form.
2. A lessee must have occupied his/her then-current unit for a minimum of one
year prior to submitting a Unit Transfer Request Form.
3. A maximum of one Unit Transfer Request Form per lessee address will be
accepted upon release of available units for which a lottery shall be conducted
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Occupant Relocation Procedures
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at a Vernon Housing Commission meeting and shall be valid until a lottery is
held. A new Unit Transfer Request Form must be submitted for each lottery.
4. Unit Transfer Request Forms are valid only for the unit specified and for the
unit’s upcoming lottery and shall be entered into the lottery following the
provisions in Section 3 of the New Tenant Lease Procedures.
5. Those indicating interest in transferring to the available unit shall be entered
into a lottery following the provisions of the New Tenant Lease Procedures. If
that lessee either does not want to occupy the vacant unit, or does not qualify
for the vacant unit, then the vacant unit shall be offered to the next lessee from
the lottery results. If the vacant unit has been offered to all lessees with
applicable Unit Transfer Requests, and none of the lessees either wants to
occupy the vacant unit or qualifies for the vacant unit, then the vacancy shall
be offered to those on the New Tenant Lease lottery selection.
6. A transfer fee of $1,000 shall be due upon approval of a transfer request to
cover the costs associated with preparing the unit for new occupancy.
7. Any lessee transferring to a different unit will immediately pay the then
established market rent for the new unit. This will require a review and
determination of the lessee’s credit worthiness to lease such unit.
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