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CITY OF SAN BERN.DINO - REQUEST Fe COUNCIL ACTION
From: Councilman Ralph Hernandez Subject:Refer subject of taxing single family
rental units through the business
Dept: Council Office registration process to the Legislative
Review Committee.
Date: 1-12-93
Synopsis of Previous Council action:
January tj, 1990
Ordinance MC-700 amending subsection 5.04.525F requiring a business
license for leasing or renting residential property was adopted.
August 17, 1992
Ordinance MC-846 amending Subsection F of Section 5.04.525 of the
San Bernardino Municipal code relating to business registration
certificates for commercial, industrial and residential rental
or leasing was approved.
Recommended motion:
That the subject of
process be referred
taxing single family rental unito through the business registration
to the Legiolative Review Committee.
~
Signature
Contact person:
Phone:
Supporting data attached:
Ward:
FUNDING REQUIREMENTS:
Amount:
Source: (Acct. No.l
(Acct. DescriPtion)
Finance:
Council Notes:
75-0262
Agenda Item No.
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CITY OF SAN BERN~INO - REQUEST Fda COUNCIL ACTION
STAFF REPORT
The City Clerk's Office charges a $60.00 fee for each business registration permit issued
to a single family rental unit. There is no certificate of occupancy required as a pre-
requisite to the issuance of the business registration permit.
I request that the subject of single family business registration permits be referred to
the Legislative Review Committee.
75.0264
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C I T Y 0 F SAN B ERN A R DIN 0
INTEROFFICE MEMORANDUM
CITY ADMINISTRATOR'S OFFICE
DATE: January 12, 1993
TO: Members of the Mayor and Common Council
FROM: Shauna Clark, City Administrator
SUBJECT: Single Family Rental Registration
COPIES:
Rachel Clark, City Clerk; Al Boughey, Director of
Planning and Building Services
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Shortly after re-election Mayor Holcomb urged the departments to
initiate "revenue enhancement ideas". Based upon a recommendation
from John Husing I put forth the attached recommendation. After
much discussion, the ordinance licensing single family rental units
was given final reading on January 9, 1990.
Councilman Hernandez is protesting the fact that a certificate of
occupancy is not required prior to the issuance of the business
license. If you look at my revenue enhancement suggestion of
October 1, 1989, I made it clear that if certificate of occupancy
were required, it WQuld have be done through separate action on the
part of the then Department of Building and Safety. It is true
that at the time single family rental units were licensed, all
other businesses in the city had to have a certificate of occupancy
before receiving a license. The certificate of occupancy policy
was never required for single family units. What was agreed to was
that the proceeds from the tax would fund certain positions,
including two code enforcement officers.
A tax on the privilege of operating a business in a community is a
general tax and therefore, cannot be regulatory. For example, we
pay property taxes but the County does not regulate what we do on
our property. Building codes, the general plan and the development
code impose property regulations. That is why the word license
was removed and the document one receives for paying the tax is
called a business registration certificate.
A business registration certificate does not exempt a business from
obtaining all other necessary permits in order to operate. It
merely shows that a tax has been paid. A certificate if occupancy
gives the right to occupy a building for a specified use and ~
regulatory.
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Memo to Mayor and Council
Single Family Rental units
Page 2 January 12, 1993
If the Mayor and Council wish to require a certificate of occupancy
for single family rental units, a code change will have to be
initiated and the property owner will be required to pay an
'addi tional fee--the fee that is charged by the Department of
Planning and Building Services.
Please keep in mind that a certificate of occupancy covers only the
initial inspection. If tenants damage the interior of a property
to the point that is dangerous to live in, or if over a long period
of time the landlord does not perform routine maintenance, the city
may never become aware of the situation in order to rectify it.
Through the business registration process, the Clerk's Office
continues to make property owners aware of city maintenance
requirements. The property owner signs a statement on the business
registration application that he/she has read and will abide by the
terms of the property maintenance ordinance.
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,/ City Administrator
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Revenue .tinoanCeDlt:J1L. nC::}lUL ~
OCtober 1, 1989
..,
Raise Minimum Business License Rate
Net: S85.18D
From 1920 to 1983 the minimum rate for a gross receipts
business license was $30.00 per year. In 1984, the rate was
raised to $40.00 per year, our current rate. Jane Sneddon
of our office has suggested raising that rate to $60.00 per
year. This would incur no additional cost to our
department and will result in increased revenue of
approximately $85,180. The only cost incm:r&d by the city
will be the cost of preparing the code changes and changing
the rate schedule in the city computer.
Impl~tation: Amend Ilunicipal Code.
L~ceftBe Sinole Familv Renta1 Units
lfett Si352.000
Dr. John Busing has rec~nded charging a business license
for each single family dwelling or multi dwelling, three or
less. Presently we charge for four or IIIOre on the s_
parcel or on contiguous parcels. Riverside has a s1.nqle
family rental ordinance and charges $55.00 for a license.
According to Ilanuel Ilereno, Jr., we have 35,000 single
family refuse accounts. If 20' of those accounts are
rentals, _ are looking at 7000 certificates of occupancy
and business licenses. The present rate for those lictuules
would be $40. If the IIIinimum rate were raised to $60.00 as
rec~nded above, the revenue for business licenses would
be: $420,000.
There would be costs involved in this endeavor due to the
arilllh,;stration and enforcement. Presently we have a staff
of a Supervisor, three Inspectors, and three Account Clerks,
collecting and enforcing 9000+ accounts and bring1.nq in
$3,964,000 in revenue. Single family rentals would be low
yield accounts with a lot of enforcement and collection. r
rec~nd two-year business license, rather than quarterly,
to reduce billing and collection costs. Even 1Inlll_nKl
addresses would be renewed in even years, and odd n....-..-.d
addresses renewed in odd years. First year, every one gets
either a one year license or two year license depending on
last number of address.
Note: The Kayor is not in favor of a certificate of
occupancy requirement.
Implementation: 1. Amend municipal code. 2. Authori.ze
hiring of an additional business license inspector and
account clerk for the purpose of fi1lriil'\g these accounts and
getting them licensed. ($43,000) 3. Authorize hiring of
additional Building and Safety inspector to follow up on
certificates of occupancy (straight cost recovery - they
charge for c/o'S). 4. Conduct education program to notify
property owners of license requirements. ($15,000
estimate) .
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ORDINANCE NO.
MC-700
ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING SUBSECTION
5.04.525F REQUIRING A BUSINESS LICENSE FOR LEASING OR RENTING
RESIDENTIAL PROPERTY.
THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO
DO ORDAIN AS FOLLOWS:
SECTION 1.
Subsection 5.04.525F of the San Bernardino
Municipal Code is amended as follows:
Leasing.
"F. Commercial, Industrial and Residential Rental or
Every person, firm or corporation conducting,
managing, or carryi~g on the business of leasing or renting
co~~ercial or industrial buildings or spaces, where the
buildings or spaces are to be utilized for any business
purpose including but not limited to retail sales, offices
and suites or other business rentals including mini-
storage; or operating a hotel, roominghouse, lodginghouse,
boardinghouse, apartment house, court motel, mobile home
park; or leasing or renting any residential dwelling units
inCluding single family homes, shall obtain a business
license and pay a fee in accordance with the following
table based on annual gross receipts:
Armual gross
Less than
25,000.00
30,000.00
35,000,00
40,000.00
45,000.00
50,000.00
55,000.00
60,000.00
65,000.00
70,000.00
75,000.00
80,000.00
PZ/dys
December 4, 1989
receipts
25,000.00
to 29,999.99
to 34,999.99
to 39,999.99
to 44,999.99
to 49,999.99
to 54,999.99
to 59,999.99
to 64,999.99
to 69,999.99
to 74,999.99
to 79,999.99
to 84,99S.99
License fee per year
60.00
70.00
80.00
90.00
100.00
110.00
120.00
130.00
140.00
150.00
160.00
170.00
180.00
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85,000.00
90,000.00
95,000.00
190.00
200.00
210.00
to
to
to
89,999.99
94,999.99
100,000.00
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If annual gross receipts exceed one hundred thousand
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dollars, the annual license fee is two hundred ten dollars,
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plus fifty cents for each one thousand dollars or major
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fraction thereof of annual gross receipts in excess of one
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hundred thousand dollars of such gross receipts.
Business licenses for single family homes shall be
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required effective July 1, 1990. There shall be no charge
for the first year of the business license for single
family homes for those applicants who apply for said
licenses on or before June 30, 1990.
The intent of this section is to require a license for
the business of leasing or renting commercial or industrial
buildin~s, for leasing or renting offices or suites or
other business rentals, and for leasing or renting dwelling
units.
For the leasing or renting of dwelling units a
separate license shall be required for each building unless
the ownership of the building is divided as provided in
Government Code Section 66426 and Section 66427 as a
condominium, community apartment project or stock
cooperative project, and then a separate license shall be
required for each such division.
Said license shall be good for two (2) years.
Buildings with even number street addresses shall renew on
even numbered years and buildings with odd number street
addresses shall renew on odd numbered years.
PZ/dys
December 4, 1989
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It shall be unlawful for any property owner, landlord,
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manager or agent to demand, accept, receive or retain any
payment of rent if -the building for which the rent is paid
is unlicensed under this section. Any person violating any
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of the provisions, or failing to comply with any of the
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requirements of this section, shall be guilty of a
7 misdemeanor. "
8 I HEREBY CERTIFY that the foregoing ordinance was duly
9 adopted by the Mayor and Common Council of the City of San
Bernardino at a regular
meeting thereof, held on the 8th
day of January
, 1990, by the following vote, to wit:
AYES:
Council Members Estrada, Flores, Maudsley,
Miller
NAYS:
Council Member Pope-Ludlam
Council Members Reilly, Minor
ABSENT:
~u~~~/
Ct"ty Clerk
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PZ/dys
December 4, 1989
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1 ORDINANCE...AMENDING SUBSECTION 5.04.525F REQUIRING A BUSINESS
LICENSE FOR LEASING OR RENTING RESIDENTIAL PROPERTY.
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of
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The foregoing ordinance is hereby approved this
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8 Approved as to form
and legal content:
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JAMES F. PENMAN,
City Attorney
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December 4, 1989
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IIC-846
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING
SUBSECTION F OF SECTION 5.04.525 OF THE SAN BERNARDINO MUNICIPAL
CODE RELATING TO BUSINESS REGISTRATION CERTIFICATES FOR
COMMERCIAL, INDUSTRIAL AND RESIDENTIAL RENTAL OR LEASING.
THE MAYOR ANO~OMMON COUNCIL OF THE CITY OF SAN BERNARDINO
DO ORDAIN AS FOLLOWS,
SECTION 1.
Subsection F of Section 5.04.525 of the San
Bernardino Municipal Code is hereby amended to read as follows:
8 "F. Commercial, industrial and residential rental or
9 leasing.
10 (1) Every person, fi:....r: or corporation conducting,
11 managing, or carrying on the business of leasing or renting
commercial or industrial buildings or spaces, where the buildings
or spaces are to be utilized for any business purpose including
re~ail sales, offices and suites or other business rentals
.
including mini-storage; or freight forwarding stor~houses, and
warehouses; or operating a hotel, roominghouse, lodginghouse,
boardinghouse, apartment house, court motel, mobile home park; or
leasing or renting any residential ::.~.alling units including single
family homes shall obtain a Busine;.' Registration Certificate and
pay a fee established by resolutLon of the Mayor and Common
Council.
(2) All businesses which conduct, manage or carry on
the business of leasing or renting of commercial or indus~rial
buildings or spaces where buildings or spaces are to be u~ilized
for any business purpose, are re'Iuired to furnish a U.st of
tenants or lessees for all such buildings to the City Clerk of the
City of San Bernardino.
The list of tenants shall be included
with the Business Registration Cer~:f.icate application or renewal
DAB/.../L...1ng.ord
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July ;13. 199;1
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HC-846
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S66426 and S66427 as a condominium or stock cooperative project,
then a separate Business Registration Certificate sha11 be
required for each such division where the owner owns 1ess than
four (4) units in one complex. Where the owner owns four (4) or
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more such uni ts lo~ted in the same comp1ex on1y one Business
Registration Certificate sha1l be required. "Comp1ex. sha11 have
the same definition as that in subdivision (4) above.
( 6 ) Business Registration Certificates for the 1easing
or renting of dwelling units shall be good for two (2) years.
Parce1s or units with even number street addresses sha11 renew on
even numbered years and a parcels O~. units with odd number street
addresses shall renew on odd number years.
(7) It sha1l be unlawfu1 for any property owner,
land1ord, manager, or agent to demand, accept, receive or retain
anY.payment of rent if the unit for which the rent is paid has not
. app1ied for and received a Business'.~egistration Certificate under
this Section. Any Plilrson violatjng any of the provisions or
fai1ing to comply with any of the requirements of this Section
sha1l be guilty of a misdemeanor."
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1lAII/...II....iDlI.ord
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~y 23. 1992
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RENTAL UNITS
HOW AND WHY THEY SHOULD BE REGULATED
cC Jrud7 /-.-< o-jJ
J/I"1E.s' 1/(,1,CTI-/
(909) !1 {,- / J'f CI
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I' QU€Rtion.
AnRwer.
;J... Question.
Answer.
3, Question.
Answer,
if. Question'
Answer.
S Question.
Answer.
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Does San Bernardino have a business license?
No
Through Municipal Code (M.C.) - 817 adopted on
January 7, 1992 Chapter 5.04.025 of the M.C.
entitled "license - Certificate of Occupancy
required when" was repealed and replaced by
" Business Registration Certificate - other
permits required."
Are a business license and a business ref'istratlon
certificate the same thing?
Cornmom sense will tell you that the two can not be
the same thinf'. If ttey were, why t~en would you
have been asked to amend the M. C. as you did in
January of 1992? Would the City Attorney and staff
have gone through that whole process, incurring add-
itional expens~ just for the sake of changing the
name of an item found in the ~. C.? Hardly! Not
only was there a change of name but the text itself
of the registration ordinance differs dramatically
from the text of the former business license
ordinance.
Did the City require that ~efore a businesR license
could be issued that all relevant City ordinances & laws
be comnlied with~ including C of 0 reauirements ~nd
M.C. 679 the City's property maintenflnce ordimcrce?
Yes
Does the City require that before a Registration
Certificate be issued that all relevant laws and City
ordinances be complied with?
No
The City only requires that the business to be
registered prove, before obtflinirg their Certificate,
thc1t their business, whether it be rentfll or nther,
complies with the zoning ordinance of the City.
What is the meaninf of quest; ons .3 ~ ~
Any competent legal mind will te'l you a law has
very limited value unless it can be effectively
enforced. The business license provided tte "eans
to revulate, to enforce, to ensure that the City
had the necesRary and best tonl available to
achieve business compliance with all arpropriate
applicable City ordinanceR and provisions of Jaw.
A business Registration Certificate fee is in
essence nothing more then a tax.
G. (uestion,
Answer,
7. Question.
Answer.
8". Question.
Answer.
9. Question,
Answer,
Question,
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Answer,
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Does San Bernardino require 8 registration fee be paid
on all rental properties in the City including
single family home rentals, duplexes, and triplexes?
Yes
Even one single family home rental requires a
minimum $60 fee be paid to the City each year.
Does San Bernardino require a Certificate of
Occupancy (C of 0) be obtained for single family
rentals, duplexes, ~nd triplexes to he rented?
No
No such C of 0 inspection is required for any of
these rental propertiesl even though these consti-
tute a significant portion of the rental pro-
perties in San Bernardino.
To obtain a C of 0 does an inspection need to be done?
Yes
A C of 0 requires an inspection be done by a quali-
fied City inspector to determine if a Pi te is s,de
and sanitary - if it complies with the most essential
building codes before it is allowed to be used.
Does the City of San Bernardino still require rental
buildings containing four units or more to obtain a
new C of 0 when the building changes ownershio?
No
Does the City of San Bernardino still reauire rental
buildings, containing four units or more, to obtain
a new C of 0 at least every four years~
No
Even every four years was a long soan in between
C of 0 renewals. The condition of a property c~n
change significantly over a period of four yearr.
Now, under current City requirements, a C of 0
renewal on rental buildings is virtually never
required. This means that although the condition
of a property cnn change significantly over the yeaTS,
our City hap determined that requiring an inspection
of a building once will suffice for as long as the
building exists and continues to be rented. The
requirement for reinspect ions is fane although the
need for regular inspections still exists.
1(, Question:
Answer:
I~. Questi on:
Answer:
/3 Question;
Answer:
It/-. Questi on I
Answer:
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What does the lack of food rental housin~ rerul?tion
and the Means toa,ie,quateJ y, e'lui tabl y enforce sllrh
mean to respectable tenants?
To respectabJ e tenants i t ~eans they ore hifhl y S\1"-
ject ,to bein/! victimi zed by unscr\lpuJ ous. US\JC" 1 Y
absentee landlords. The tenants, manv of whom are
low income or Minority fa~ilies. which make~ it
additionally diffirult for them to find suitable
rental housinf. They enter into a rental contrart,
move in to a build in/! only to discover then the
building is unsuitable and or unsafe. Because of
additional moving costs that would be incurred'nct
often because Inndlords refuse to return rental
deposits to their tenants, these nersons remain
trapped in buildings I buila i ngs which if they had
been inspected by the City would never have be~n
allowed to be rented to bepin with.
What does the lack of !!ood rental housinf ree-ulations
and the means to adequately, equitably enforce such
mean to respectable property owners.
To respectable property owners it means that deter-
iorated, blifhted buildine-s in proximity to their
well maintained buildinrs, function as a significant
deterrent, creatinp great di fficuli ty for uustand i nF'
property owners to attract cnd retain desirable
tenants.
Would the provisicns of the business license law
provide any side benefits to the City in terms of
enabling a reduction in criMe?
Yes
The business license law rrovides buiJding insrectors
and code enforcement officers lawful access on to
rental properties. While there to determine if a
buildin~ i~ safe or sanitary, inspectors and officers
will undoubtedly become aware if the site they are
to inspect is bein/! used for illepal activitie, such
as a drug lab, a crack house, etc.
Is there a need to supple~ent the activitie~ nf Jaw
enforcement personnel to achieve real ~ucre~s in
reducing vice and criITe in our City?
Yes
The Police Department can't do it Blane. Tn Quote
Captain Tom Vaier's letter to The Sun uublished
January 15, Ie?), he states. "The personnel in our
department are some of the best trained. most hiphly
motivated, and hardworkinp police nrofessional~ in
the state. Nonetheless, it takes more than a poad
police denartment alone to Affect crime."
/.t:: Questi on I
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How does the c1lrrent system which does not contain
a business license requirement or adeauate C of 0
provisions obtain compliDnc~ from ne~ligent Rnd
abusive rental property owners?
Answerl The facts are that building inspectors are not
allowed to look over fences or in to windows. They
are not allowed to trans~ress property lines with-
out either the owners or the tenants nermiss'on.
All they can do is FO to the door of a rental 8nd
ask permission to enter. If they are r~fused ner-
mission there is nothin~ they c~n do. It is obvious
that if ille,al activity if occurring at the site,
an inspector will never be asked inside. If a ~rop-
erty is extremely bli,hted 2nd run down Gnd croofs
can be shown as evidence. the City can fO to Court
and apply for an order to permit build in, and safety
inspectors to do an inspection. If the order is
granted by the Court, then a new C of 0 may be
required. 'This is certainly an impractical, inef-
ficent. very time consuminF cost nrohibitive system.
It., Questionl. Would changes and revisions to the currel'1t C of 0
and Business Re~istra~ion Certificate ordinances
provide for standardized. periodic insnections on
all applicable properties?
Answerl Yes
The current hit and miss accroach where some nepli-
,ent or ab1lsive rental pronerty owners pet cau~ht.
while similar property owners Fet away with their
abuses. would be done away with.
1'7, G;uestionl
Answer,
Do the citizens of San Bernardino want adequate
inspections of rental properties prior to their be'nF
allowed to be rented?
Yes
Consider the fact that once a unit is, occllcied it can
be very difficult to disnlace tenants. "Where will
we go?" they ask. Many times tenants cerceive a
rotten building as being better than the thouFht of
having no roof over their heads at aJ]. Further
evidence is the fact that more than 10 fami1ipp in
the immediate area of one deteriorated sin~le famiJy
home signed and sent a petition to the City in May
of 1988 requesting a complete insuectton and evaluR-
tion of the home before it would be alJowed to be
rented. See exhibit
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You have an opportunity before you today to p:ive San
Bernardino a reputation to be known for somethin/Z other than its
hip:h rates of crime and homicides. San Bernardino has an orpor-
tunity to become known for its desirable hivh quality rental
housing ~tock. By settinl' and then beinv able to enforce sui.table
rental housing standards you will b€ attractinp: desirable tenants
from throup:hout the rep:i.on to locate in San Bernardino. Here
they would know they will find the assurances of Duality housinv
available and not just in the building they choose to live in
but also in the buildings which comprise their neighborhood 8nd
throughout the City.
Respectable landlords and property owners deserve and are
paying for this assistance from the City - which would nromote a
desirable element of tenants to come to our City. You have an
obligation, as our elected officials, to do your upmost to nro-
tect and promote the health, safety, and welfare of notential
tenants and all of our citizens. You now have the opportunity
before you, through the reenactment of the City's business
license and revisions to our C of 0 requirements. to raise the
quality, cleanliness and safety of our City's rental housing stock.
to reduce crime in this City, decrease blip:ht and improve the
overall quality of life for all of our citizens.
PETITION FOR THE PURPOSES OF A COMPLETE INSPECTION - EVALUATION
. .
Out of concern for our nei~hborhood. ourselves. and property
values. we the undersigned residents livin~ within the vicinity of
the West half of lot 48 & the West half of lot 47. Block P. Highland
H~i~~ts Tract Resub., a property whose street address is known as
2591 N. MT. VIEW AVENUE, SAN BERNARDINO. do hereby demand the followingl
that the city of San Bernardino, its departments and agencies, and
all other applicable public authorities fully accept all of their
obligations, duties, and responsibilities to the residents living
within the vicinity of the above mentioned property. These would
include (but not exclusively) assuring the area residents with the
highest degree of certainty that before the above mentioned property
is allowed to be occupied for the purposes of human habitation, that
such property in its entirety has been thoroughly inspected and
evaluated and it has been determined in the jud~ement of all the
previously referred to authorities to be a property which is decent.
safe and sanitary.
RES PEC'l'FULL Y ,
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