Emergency Moratorium on Residential Rent Increases and Evictions

Date Posted: April 9th, 2020 @ 9:20 AM
Last Updated: December 7th, 2020 @ 12:17 PM

About

On March 9, 2020, the Oakland City Administrator issued a proclamation of Local Emergency, which was ratified by the Oakland City Council on March 12, 2020, due to the novel coronavirus Covid-19 pandemic. On March 27, 2020, the Oakland City Council adopted an ordinance imposing a moratorium on residential evictions, rent increases above the Consumer Price Index (CPI) amount of 2.7%, and prohibiting late fees during the Local Emergency. The Ordinance also prohibits evictions based on nonpayment of rent that became due during the Local Emergency when the tenant suffered a substantial reduction of income or substantial increase of expenses due to Covid-19.

On July 21, 2020 City Council extended the eviction moratorium through the end of the Local Emergency.

*Please note: The Emergency Moratorium on Rent Increases and Evictions only applies to tenancies regulated under the Oakland Just Cause for Eviction and the Oakland Rent Adjustment Ordinances. The following is a summary. For complete information, please consult the full text of the Emergency Eviction Ordinance at https://bit.ly/2UQl52b and the extension at https://tinyurl.com/y98c8zzn. Commercial tenants who have questions about the eviction moratorium should contact Business Development at busdev@oaklandca.gov.

This emergency ordinance establishes moratoriums on:

Most Evictions

Most evictions are banned during the Local Emergency. Evictions where the tenant poses an imminent threat to the health or safety of other occupants and Ellis Act evictions are exceptions.

Evictions for Nonpayment of Rent that Became Due During the Local Emergency

A property owner cannot evict a tenant for failure to pay rent during the Local Emergency if the rent was unpaid due to a substantial loss of income or an increase in expenses resulting from the coronavirus pandemic. This includes, but is not limited to the following:

  • the tenant suffered a loss of employment or a reduction in hours;
  • the tenant was unable to work because their children were out of school;
  • the tenant was unable to work because they were sick with Covid-19 or caring for a household or family member who was sick with Covid-19; or
  • the tenant incurred substantial out-of-pocket medical expenses.

The tenant is still obligated to pay rent owed during the Local Emergency. The Emergency Eviction Moratorium does not relieve the tenant of liability for unpaid rent.

Residential Late Fees

For residential tenancies, no late fees may be imposed for unpaid rent that became due during the Local Emergency if the rent was late for reasons resulting from the Covid-19 pandemic.

Rent Increase

The moratorium prohibits rent increases above 2.7% of the CPI unless required to provide a fair return. Property owners contemplating a rent increase during the Local Emergency should contact the Rent Adjustment Program and speak with a housing counselor. Contact information for RAP can be found at the bottom of this page.

Additional Provisions

Good Samaritan Temporary Rent Decrease

A property owner and tenant may agree in writing to a temporary rent reduction without the owner losing the right to raise the rent back to the rate established before the temporary rent reductions. Owners must still comply with all noticing requirements for rent increases, unless the agreement specifically states when the rent will return to the original rent amount.

Notice Requirements

The Emergency Eviction Ordinance has very specific noticing requirements. For notices required for evictions and rent increases during the moratorium, please see the Ordinance for specific language.

If you are unsure or have questions about your situation, please contact the Rent Adjustment Program. Our contact information can be found at the bottom of this page.

Frequently Asked Questions

What are the dates when the moratorium is in effect?

The Oakland City Council passed this moratorium on Friday, March 27, 2020, effective immediately and continuing through the end of the Local Emergency.

Are tenants required to notify the property owner in writing that they can't pay rent due to Covid-19?

No. While there is no requirement that tenants notify the Owner that they cannot pay rent due to Covid-19, the Rent Adjustment Program (RAP) encourages tenants to be as communicative as possible about an inability to pay rent due and to keep accurate records and notes of the communication.

Are tenants required to provide proof to the property owner that their income was reduced because of Covid-19?

No. While a property owner cannot require a tenant to provide proof that their income is reduced because of Covid-19, RAP encourages property owners and tenants to work together during the moratorium.

Are tenants still required to pay rent during the moratorium?

Yes. While the tenant cannot be evicted for non-payment of rent due to loss of income related to the coronavirus pandemic, the emergency ordinance does not relieve a tenant of the obligation to pay back rent that was due during the moratorium.

What happens if the tenant’s lease expires during the moratorium?

Termination of a lease is never just cause to evict a tenant. A diagnosis of coronavirus, the sale of a property, and foreclosure are also not grounds for evictions under the Just Cause for Eviction Ordinance.

What happens when the moratorium is over?

When the moratorium is over, Oakland laws on evictions and rent control still apply. Rent that has not been paid is still due. While a property owner may not evict for unpaid rent due to a loss of income because of the coronavirus pandemic, a property owner may file a small claims action to recover the back rent owed.

Translated Versions of the Emergency Eviction Moratorium Info Sheet and Frequently Asked Questions

Emergency Eviction Moratorium Info Sheet

Emergency Moratorium on Rent Increases and Evictions

房租漲價與驅離緊急暫停法令/Emergency Moratorium on Rent Increases and Evictions (Chinese)

Moratoria de Emergencia sobre los Incrementos del Alquiler y los Desalojos/Emergency Moratorium on Rent Increases and Evictions (Spanish)

បទបញ្ជាបណ្តោះអាសន្នទៅលើការឡើងថ្លៃផ្ទះ និងការបណ្តេញចេញជាបន្ទាន់/Emergency Moratorium on Rent Increases and Evictions (Khmer)

Tạm Ngưng Khẩn Cấp Hành Động Tăng Tiền Thuê và Đuổi Nhà/Emergency Moratorium on Rent Increases and Evictions (Vietnamese)

أمر التأجيل الطارئ لسداد الزيادات الإيجارية وعمليات الإخلاء/Emergency Moratorium on Rent Increases and Evictions (Arabic)

임대료인상 및 퇴거에 관한 긴급 모라토리엄(긴급 일시적 지불유예)/Emergency Moratorium on Rent Increases and Evictions (Korean)

Emerhensyang Moratoryum sa Pagtaas ng Renta at Pag-Evict/Emergency Moratorium on Rent Increases and Evictions (Tagalog)

Emergency Moratorium on Rent Increases and Evictions Frequently Asked Questions

Emergency Moratorium on Rent Increases and Evictions FAQ (English)

緊急暫停實施租金調漲和迫遷常見問題/Emergency Moratorium on Rent Increases and Evictions FAQ (Chinese)

Moratoria de emergencia sobre los aumentos de alquiler y los desalojos Preguntas frecuentes/Emergency Moratorium on Rent Increases and Evictions FAQ (Spanish)

សំណួ រញឹកញាប់នៃបទបញ្ជា បណ្ត ោះអាសៃននៃការតណ្លើងនលលជួល ៃិងការ បណណត ញណេញ /Emergency Moratorium on Rent Increases and Evictions FAQ (Khmer)

Tạm Ngưng Khẩn Cấp Hành Động Tăng Tiền Thuê và Đuổi Nhà Các Câu Hỏi Thường Gặp (FAQ)/Emergency Moratorium on Rent Increases and Evictions FAQ (Vietnamese)

أمر اإليجارات لزيادلسداد االطارئ التأجيل ية وعمليات اإلخالء األسئلة الشائعة/Emergency Moratorium on Rent Increases and Evictions FAQ (Arabic)

임대료인상 및 퇴거에 관한 긴급 모라토리엄 (긴급 일시적 지불유예) 자주 묻는 질문들 (FAQ)/Emergency Moratorium on Rent Increases and Evictions FAQ (Korean)

Emerhensyang Moratoryum sa Pagtaas ng Renta at Pag-Evict Madalas na Katanungan (FAQ)/Emergency Moratorium on Rent Increases and Evictions FAQ (Tagalog)

Contact Us

*Due to the Shelter-in-Place Order issued on March 16, 2020, all in-person counseling and form drop-offs have been canceled. Please read the information below carefully to find the best way to contact us.

By Phone

Phone: (510) 238-3721 | Fax: (510) 238-6181

RAP staff members are available from Monday to Thursday, 9:30am to 4:30pm to answer any RAP or housing-related questions you might have. Calls are generally limited to 10 minutes per person.

By Email

Email (for all inquiries): rap@oaklandca.gov.

To contact the Hearings Unit, you can email them at hearingsunit@oaklandca.gov. If you are initiating a new petition or have a case pending and need to submit petition-related documents, you must email the Hearings Unit.

All eviction notices should be scanned and submitted via email to evictionnotices@oaklandca.gov.

By Mail

Address: 250 Frank H. Ogawa Plaza, Suite 5313

Oakland, CA 94612

Due to the Shelter-in-Place Order, we are no longer accepting in-person petition applications and related materials in our office. All new petitions and petition-related documents can be submitted by mail to the address above.

All documents for Ellis Act cases must be mailed to 250 Frank Ogawa Plaza, Suite 5313, Oakland, CA 94612.

Online Petition Filing

We also offer an online portal where you can submit your petitions and all petition-related forms online. Click here to access the portal.

For a full list of documents, click here to access all tenant forms and here for all property owner forms.

JOIN THE EMAIL LIST

If you would like to receive emails about upcoming events or updates from the Rent Adjustment Program, please sign up! Please use the link below to add your name and email to our list for future updates.

https://www.surveymonkey.com/r/VDB6CLX