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EXHIBIT 2 <br />(c)The factors the City Manager may consider in deciding a Fair Return <br />Petitionmay include, but not be limited to: <br />(1)Changes in the Consumer Price Index for All Urban Consumers in <br />the Los Angeles-Long Beach-AnaheimMetropolitan Area published <br />bythe Bureau of Labor Statistics. <br />(2)The rent lawfully charged for comparable residential real property <br />or mobilehomespaces in the City. <br />(3)The length of time since the last determination by the City Manager <br />on a rent increase application, or the last rent increase if no <br />previous rent increase application has been made. <br />(4)The completion of any capital improvements or rehabilitation work <br />related to the residential real property or mobilehomespace or <br />spaces specified in the Fair Return Petition, and the cost thereof, <br />including materials, labor, construction interest, permit fees,and <br />other items the City Manager deems appropriate. <br />(5)Changes in property taxes or other taxes related to the subject <br />residential real property ormobilehomepark. <br />(6)Changes in the rent paid by the applicant for the lease of the <br />residential real property or land on which the subject mobilehome <br />park is located. <br />(7)Changes in the utility charges for the subject residential real <br />property or mobilehomepark paid by the applicant,and the extent, <br />if any, of reimbursement from the tenants. <br />(8)Changes in reasonable operating and maintenance expenses. <br />(9)The need for repairs caused by circumstances other than ordinary <br />wear and tear. <br />(10)The amount and quality of services provided by the applicant to the <br />affected tenant(s). <br />(11)Any existing written lease lawfully entered into between the <br />applicant and the affected tenant(s). <br />(d)AFair Return Petitionshall be decided by the City Manager within sixty <br />(60) calendar days of the date that the application has been deemed complete, <br />including proof of service of the Fair Return Petition on the applicable tenant(s). The <br />decision shall be emailed and sent by mail, with proof of mailing to the subject property <br /> <br />