Fair Rents, Fair Bills: Understanding Rent & Utility Regulations

JOIN US VIRTUALLY ON MONDAY, NOVEMBER 17TH 12PM

Join us for a learning session about San José’s Rent Stabilization Program and possible updates to the city’s rules on how utilities are billed in rental housing (known as Ratio Utility Billing Services, or RUBS).

We’ll break down:

  • What rent stabilization means
  • How RUBS works
  • And what these proposed changes could mean for renters and housing providers

You’ll also learn how to share your feedback and get involved as the city considers these updates and how it can impact you.

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October 30, 2025

Sticks & Bricks: Developers Corner: October Edition

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In this edition of Sticks & Bricks, we break down the City of San José’s proposed changes to its Inclusionary Housing Ordinance (IHO)—a move that could significantly reduce one of the city’s last major funding sources for affordable housing. Learn how these revisions could impact project feasibility and how you can take action ahead of the November 18 City Council meeting. Plus, explore new funding opportunities, important policy updates, and upcoming events shaping the future of affordable housing development across the region.

San José’s IHO Revisions Threaten Affordable Housing

San José is considering major changes to its Inclusionary Housing Ordinance (IHO)—and the stakes are high! The current IHO has been one of the city’s most effective tools for creating affordable homes, generating an average of 288 affordable units per year and over $47 million in in-lieu fees since 2019 to fund deeply affordable projects. These local dollars are essential for leveraging state and federal sources that make 100% affordable developments possible. Yet the proposed revisions would shift affordability levels upward—meaning many of the “affordable” units produced through this policy could now charge rents at a level affordable to people who earn up to 110% of AMI ($150,000 for an individual), well above where we see typical market rents today. This change reduces the public benefit of on-site affordability and potentially leads to higher vacancies. In addition by reducing the incentive for developers to provide a fee payment in-leu of on-site production of affordable housing, proposed changes would reduce dollars into one of the few sources consistently directed towards producing more affordable housing.

We are urging developers, partners, and advocates to speak out. Contact the Mayor’s Office to share how these changes could harm project feasibility and limit affordable housing production. And, encourage your teams, residents, and partners to voice their support for true affordability at the November 18 City Council meeting, where the item will be heard. 

SV@Home is mobilizing to protect San José’s IHO—but we need your support to succeed. Please reach out to Manuel Salazar at manuel@siliconvalleyathome.org for more information and ways to get involved. Together, we can keep San José’s housing policies working for the communities that need them most.

Funding Opportunities

Explore these new funding sources for affordable housing development:

  • NEW: San José RFP – Affordable Housing Development of City-Owned Sites
    • The City of San José has issued an RFP, seeking experienced developers to deliver cost-effective, sustainable affordable housing on City-owned parcels. Proposals are due Monday, November 17, 2025, by 4:00 p.m. PT, with a Q&A and intent-to-respond deadline of October 28. Developers can access the full solicitation and submit proposals electronically through Biddingo.
  • Apple Affordable Housing Fund – 2025 RFI Now Open
    • Housing Trust Silicon Valley has opened the latest round of funding through the Apple Affordable Housing Fund, a $150 million initiative to accelerate affordable housing across the Bay Area. The 2025 Request for Information (RFI) invites proposals from qualified developers with projects that will be “shovel ready” by November 30, 2026.
  • San Jose NOFA– 2025 Update
    • The City of San José has launched a rolling RFP for its Gap Financing Program, accompanied by updated underwriting guidelines. Projects submitted will be publicly scored, with top proposals prioritized for funding and the remainder added to a new waitlist.
  • Homekey+ and Tribal Homekey+
    • The State of California has launched two parallel funding programs to expand Permanent Supportive Housing for individuals experiencing or at risk of homelessness with behavioral health challenges. The Homekey+ NOFA provides $2.145 billion for projects serving veterans and other individuals with behavioral health needs, and the Tribal Homekey+ NOFA allocates $121 million specifically for Tribes and Tribal Entities.

News and Resources

Access important resources and guidance for affordable housing development:

  • ICE Response Resources
    • At SV@Home, we are committed to providing developers with the resources necessary to effectively train staff on how to respond to potential ICE raids. Here we have compiled a list of available resources to help navigate these challenges, along with the link to our recent Policy in Action (PIA) event on this very subject 
  • NEW: HCD Launches Affordable Housing Preservation Portal
    • The California Department of Housing and Community Development (HCD) has launched the Affordable Housing Preservation Portal, a new tool to help public agencies, affordable housing organizations, and tenant groups preserve at-risk affordable homes. The portal streamlines registration for Qualified Entities, enabling developers and partners to receive early notifications and priority access to purchase properties with expiring affordability restrictions.
  • NEW: 2025 California Building Standards Code Effective January 1, 2026
    • HCD has released Information Bulletin 2025-03 outlining updates to the 2025 California Building Standards Code, which takes effect January 1, 2026. The bulletin details key code changes and clarifies how they apply to factory-built housing and structures in mobile homes.
  • NEW: IRS Announces Record 2026 LIHTC and PAB Allocations
    • The IRS has released new figures showing the Low-Income Housing Tax Credit (LIHTC) per capita multiplier will rise to a record $3.05 in 2026, with the small state minimum increasing to $3.53 million. The Private Activity Bond (PAB) per capita multiplier will also increase to $135, signaling expanded capacity for affordable housing financing.

Upcoming Events

Mark your calendars for these key industry events:

  • NEW: Terner Fall Colloquium – State & Local Housing Innovation
    • Join the Terner Center on Thursday, November 6 from 4:30–7:00pm at The City Club of San Francisco for a reception and discussion on how state and local governments are responding to major federal housing policy shifts. Hear from leaders including Assemblymember Buffy Wicks, Secretary Tomiquia Moss, and other experts on scaling local solutions in a changing national landscape.
  • NEW: SPUR – Federal Funding Impacts for Sustainability & Resilience
    • Join SPUR on Thursday, October 30 from 12:00–1:15pm (virtual, free) for a conversation on how state and local leaders are responding to federal rollbacks on climate and resilience funding. Featuring experts from RMI and Duke University, this session will explore emerging policies, partnerships, and actions to advance climate and equity goals when federal support falls short.