Small But Mighty: California's Renters Caucus Lands 5 Tenant Bills On The Governor's Desk

Renting might be the norm for many in Los Angeles, but not in the California Legislature.

Of all the legislators — only a small number of them aren’t homeowners. Last year, three of them teamed up to form the California Renters Caucus.

Now at five members, the state's smallest caucus has accomplished an impressive feat. They've passed five bills through the legislature this session.

How and why the caucus came together

Assemblymember Matt Haney (D-San Francisco) says he was shocked to learn he was one of only three renters out of 120 colleagues at the time.

That’s 1 in 40 people, compared to the 44% of Californians who are renters.

As housing prices skyrockets across California, renters have also been bearing the blunt.

So, Haney joined forces with Isaac Bryan (D-Los Angeles) and Alex Lee (D-San Jose) to form the California Renters Caucus.

“It’s about making sure renters have a strong organized voice, that we can connect with renters across the state, and involve them in policymaking,” Haney said.

The caucus is growing. Now, there are five members, including renters Tasha Boerner (D-Encinitas) and Aisha Wahab (D-Hayward).

And they’re working closely with tenant advocacy groups and everyday renters.

A proposed cap on security deposits

One proposal, authored by Haney, would cap security deposits to one month's rent. Right now, landlords can charge two or three times that amount. That's a huge barrier for families trying to move, especially in Los Angeles and San Francisco.

“The result is that they stay in housing that is too crowded for them, or stay in housing that’s far from where they work or go to school. And landlords are losing good tenants,” Haney said.

But opponents of AB 12 say small landlords rely on those security deposits to cover damages and rental risks.

“Owners aren’t going to be willing to take on the risk of somebody who doesn’t have a credit history, unless they can get a 60-day security deposit,” said Daniel Yukelson, executive director of the Apartment Association of Greater Los Angeles.

He says that could hurt those without credit histories, since landlords may decide it’s not worth the risk.

But Haney says the intent of his bill, and others, isn’t to go after landlords.

“We’ve got to work out policies that allow folks to…rent units and do so in some cases to make a living…but to do so in a way that offers fair protections,” Haney said.

Other bills, explained

AB 1248 - Independent redistricting commissions

• These 14-member citizen commissions – meant to prevent gerrymandering – would be required in cities and counties with over 300,000 people, and schools and colleges with over 500,000.
• This wouldn't apply to Los Angeles, Fresno, Kern, Riverside, and San Diego – which already have independent redistricting commissions.

AB 548 - Changing inspection rules

• Inspectors would be permitted to enter nearby units for spreadable conditions like mold.

AB 309 - Social Housing

• This bill would develop a Social Housing Program where residents pay no more than 30% of their income in rent. It would build up to three housing projects across the state.
  

SB 555 - Studying Affordable Housing

• The Department of Housing and Community Development would need to conduct a large-scale affordable housing study no later than 2026.

What's next?

Gov. Gavin Newsom has until Oct. 14 to sign, veto, or approve without signing this year's bills.

As to the Renter Caucus, Haney’s looking forward to the next legislative session in January, when they will will set new goals.

Also in the same month, the caucus plans to host a “state of the union” for California renters in January, along with advocates, researchers, and their home-owning colleagues.