Source: https://www.marincounty.org/depts/cd/divisions/housing/dispute-resolution
Timestamp: 2019-04-25 02:14:46+00:00

Document:
The Rental Housing Dispute Resolution ("Mandatory Mediation") program applies to residential tenancies in the unincorporated areas of Marin County.
The program offers an opportunity for landlords and tenants to discuss issues related to increases in monthly greater than 5% in a one-year period.
To request mandatory mediation services, complete the Mediation Service Request form and submit it to the District Attorney’s Consumer Protection Unit at (415) 473-6495 or consumer@marincounty.org.
Questions about this program? Please review the responses to Frequently Asked Questions provided below. Additional questions may be directed to Debbi La Rue dlarue@marincounty.org or (415) 473-7309.
In mediation, a neutral third-party, called a mediator, facilitates discussion between tenants and landlords with the goal of amicably settling a dispute. Mediation does not guarantee a reduction in any rent increase and tenants are required to pay all rent legally due to the landlord during the mediation process. Both landlords and tenants are required to participate fully in the mediation process. If a landlord does not participate in good faith, the rent increase in question may be deemed invalid.
Landlords are required to provide tenants of their residential properties located in unincorporated Marin County with a Notice of Tenant Rights when renewing a rental agreement, when entering into a new rental agreement, and when providing notice of a rent increase. These notices and forms are provided below in the "forms and documents" section.
The Rental Housing Dispute Resolution program is a product of the Board of Supervisors Affordable Housing Workplan. To learn more about policies that are intended to preserve and expand on our affordable housing stock please see the County’s Affordable Housing webpage.
Rental Housing Dispute Resolution programs - often referred to as dispute resolution or mandatory mediation - have been used in the Bay Area to respond to escalating rent increases in jurisdictions that seek to promote community accountability and support housing stability. Such programs are designed to achieve these goals through the facilitation of constructive conversations in a neutral and accountable environment.
In support of these goals, the Marin County Board of Supervisors elected on December 12, 2017 to adopt a Rental Housing Dispute Resolution ordinance. On August 21, 2018, the Board of Supervisors adopted a revision of that ordinance, which clarifies specific provisions that describe good faith participation and notice requirements.
To what properties does this ordinance apply?
The ordinance applies to all residential dwelling units located within the unincorporated area of Marin County. For the purposes of this program, a residential dwelling unit may be defined generally as that containing a separate bathroom, kitchen, and living area. Residential dwelling units owned or operated by a government agency, or units that are restricted for affordable housing, are largely exempt from the ordinance.
For details, see Marin County Code § 5.95.020.
The ordinance became effective January 11, 2018. A qualifying rent increase issued on or after that date is subject to the ordinance.
What situations are eligible for mandatory dispute resolution?
A tenant who receives a rent increase greater than 5% within a 12-month period is eligible for mandatory dispute resolution.
A landlord may request mandatory dispute resolution services if they choose to raise rent by more than 5% in a 12-month period.
For details, see Marin County Code § 5.95.040 and Guidelines § 4.
How do I request mandatory dispute resolution services?
If a request for mandatory dispute resolution services is deemed eligible, the tenant and landlord will be contacted by a mediator assigned by the County to discuss the issue.
For details, see Marin County Code § 5.95.040 and 5.95.050(b) and Guidelines § 4.
Does this ordinance limit a landlord’s ability to raise rent?
No. The ordinance requires only that for certain rent increases a landlord or tenant could, upon request of either party, be required to engage in a sincere, facilitated conversation about that rent increase. Any agreements resulting from the mediation will be voluntarily undertaken.
The ordinance requires both parties to participate in “good faith.” What does that mean?
"Good faith participation" requires each party or their authorized representative to personally participate in the dispute resolution program. A representative of a party authorized to participate in lieu of the landlord or tenant must possess decision-making authority regarding the subject of mediation.
Retaliating against the tenant(s) for the tenant(s) exercise of rights under the ordinance or State or federal law.
In addition, landlords engaged in the dispute resolution program may not commence an unlawful detainer proceeding other than for those actions authorized by subsections (3) and (4) of the California Code of Procedures Section 1161 or any successor provisions.
Tenants are required to continue to pay all rent legally due to the landlord and to comply with the terms of their rental agreement throughout the dispute resolution process.
For details, see Marin County Code § 5.95.050(d) and 5.95.060 and Guidelines § 3(b) and 5.
Landlords are required to provide tenants with a Notice of Tenant Rights by February 10, 2018.
Landlords are additionally required to provide a Notice of Tenant Rights to tenants when entering into a new rental agreement, when renewing a rental agreement, and when providing notice of a rent increase. The Notice of Tenant Rights is required to describe the dispute resolution service and how to request service.
A notice of rent increase must be accompanied by a Notice of Tenant Rights to be considered valid. A landlord’s failure to furnish a tenant with a Notice of Tenant Rights could invalidate the rent increase or housing service reduction.
For details, see Marin County Code § 5.95.070 and 5.95.080 and Guidelines § 3(c).
If I don’t qualify for mandatory dispute resolution, can I still seek mediation?
The District Attorney's Office will continue to offer its voluntary mediation program through its Consumer Protection Unit. The program provides free dispute resolution services to tenants and landlords of four or fewer units who seek facilitated conversation of disputes including those relating to repairs, security deposits, and evictions or lease terminations.
These services are available throughout the County, in both incorporated (such as City of San Rafael or Town of Fairfax) and unincorporated areas.
Is there a cost to participating landlords or tenants?
No, the County is pleased to offer this resource at no cost to the participating parties.
The ordinance applies to all residential dwelling units located within the unincorporated area of Marin County. For the purposes of this ordinance, a residential dwelling unit may be defined generally as that containing a separate bathroom, kitchen, and living area. Residential dwelling units owned or operated by a government agency, or units that are restricted for affordable housing, are largely exempt from the ordinance.
A notice of rent increase must be accompanied by a Notice of Tenant Rights to be considered valid. A landlord’s failure to furnish a tenant with a Notice of Tenant Rights could invalidate the rent increase.
Notice of Tenant Rights (Aviso de Derechos de los Inquilinos / Thông Báo Quyền của Người Thuê) Subject landlords are required to provide a complete copy of this notice to tenants when 1) renewing a rental agreement, 2) entering into a new rental agreement, or 3) providing notice of a rental increase.
Mediation Service Request form (Solicitud de Servicio de Mediación / Yêu cầu dịch vụ hòa giải) Tenants and landlords may complete this form to apply for mandatory mediation services. Parties interested in apply electronically may use the Mediation Service Request Online Form.
Implementing Guidelines (Lineamientos de implementación / Hướng dẫn thực hiện) These guidelines offer additional details related to administration and implementation of Ordinance 3697.
Ordinance 3697 (Ordenanza) This is a copy of the governing ordinance adopted by the Board of Supervisors. The ordinance is also codified as Chapter 5.95 of the Marin County Civil Code.

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