. >> thank you, steve collier tenderloin housing clinic. regarding what constitutes a hardship it's important to understand the rent board has as a backstop the constitutional fair rate in issuing a landlord can make a fair rent of return. with regards to the controllers factor for determining what the market rate will be for the unit it's important to understand it wasn't super clear to me, however, the factor includes a reduction from the current represent down to what is considered the initial rent based on the allowable increases and from that the factor includes the market rate increases from the pointed up to the present. so it assumes that the allowable rent increases have been taken by the landlord >> if i interrupt that's not what i right hand lane mr. egon. >> right but i asked him and he confirmed it. >> we'll get clarity. >> that makes it, you know, a complete picture of what happens with the market and also i think landlord do impose especially the speculators increase the ellis act on a 50 day notice if more than 10 percent. i

. >> thank you, steve collier tenderloin housing clinic. regarding what constitutes a hardship it's important to understand the rent board has as a backstop the constitutional fair rate in issuing a landlord can make a fair rent of return. with regards to the controllers factor for determining what the