A Corcoran resident raised concerns during open forum about homeowners associations telling potential buyers incorrect information about whether rental units remain available on their block. City staff told the council the amount of rental licenses allowed on a residential block is limited by the city’s zoning rules, and that availability is determined when owners apply for a rental license.

The matter surfaced during the meeting’s public-comment period when a speaker called attention to the HOA’s communications about rental-unit availability. Staff explained the city tracks rental licenses by block and that the city only issues a license when an owner applies; if capacity for a block has already been reached, the city cannot issue an additional license. A staff speaker said the rule had been described in the meeting as 13 percent of a particular street but corrected that figure to 15 percent for the block-level cap.

Why it matters: residents shopping for houses and HOAs identify whether a property can be rented. In Corcoran the city’s permitting process — not the HOA — determines whether a rental license is available for a specific parcel. That means an HOA statement that rentals remain available may be inaccurate if the city has already reached the block cap.

City staff said the rental-license inventory is public and maintained on an interactive map that staff update as often as possible; staff encouraged residents to contact the city to confirm current status rather than rely on HOA statements. Councilmembers asked staff to research best practices for timing and communications and to report back; staff indicated they would look into how other cities handle communications and timing, but said they have limited enforcement authority over what an HOA tells prospective buyers.

Discussion vs. decision: the council did not take formal action on the matter. Staff confirmed they had enough information to follow up and said they would look at best practices for communicating block-capacity information and consider options for improving public notice. Council members also emphasized that because availability depends on when an owner applies for a license, the city’s ability to tell a buyer “this property is available” is limited until an application is received.

Asked specifics, staff said townhome blocks in Walcott Glen and Tabara are at capacity and reiterated the inventory is public and can be requested or viewed via the city’s interactive map. Staff also noted the city’s enforcement is reactive: it processes rental-license applications and tracks capacity, but does not police HOA marketing or claims.

What’s next: staff agreed to research communication best practices and return with recommendations to help reduce confusion for buyers and sellers.