These California Companies Want to Buy Your Backyard — and Build a House
Why California Doesn't Know How Many People Are Dying While Homeless
Recently Sold a Home? You Might Get Part of Your Realtor Fee Back
The Feds Want Organizations to Give Cash Straight to Renters. But Who Will Pay for It?
Berkeley Voters Could Face Competing Tenant Protection Measures in November
'Racist Trees' Film Explores History of Housing Exclusion in Palm Springs
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San Francisco May Offload Its Pandemic Emergency Housing Trailers to Oakland
San José Mayor Matt Mahan Calls For 'Urgent Action' on Homelessness in City Budget Plan
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Sydney is a graduate of the University of California, Berkeley and lives in San Francisco.","avatar":"https://secure.gravatar.com/avatar/97855f2719b72ad6190b7c535fe642c8?s=600&d=blank&r=g","twitter":"sydneyfjohnson","facebook":null,"instagram":null,"linkedin":null,"sites":[{"site":"news","roles":["editor"]}],"headData":{"title":"Sydney Johnson | KQED","description":"KQED Reporter","ogImgSrc":"https://secure.gravatar.com/avatar/97855f2719b72ad6190b7c535fe642c8?s=600&d=blank&r=g","twImgSrc":"https://secure.gravatar.com/avatar/97855f2719b72ad6190b7c535fe642c8?s=600&d=blank&r=g"},"isLoading":false,"link":"/author/sjohnson"}},"breakingNewsReducer":{},"campaignFinanceReducer":{},"firebase":{"requesting":{},"requested":{},"timestamps":{},"data":{},"ordered":{},"auth":{"isLoaded":false,"isEmpty":true},"authError":null,"profile":{"isLoaded":false,"isEmpty":true},"listeners":{"byId":{},"allIds":[]},"isInitializing":false,"errors":[]},"navBarReducer":{"navBarId":"news","fullView":true,"showPlayer":false},"navMenuReducer":{"menus":[{"key":"menu1","items":[{"name":"News","link":"/","type":"title"},{"name":"Politics","link":"/politics"},{"name":"Science","link":"/science"},{"name":"Education","link":"/educationnews"},{"name":"Housing","link":"/housing"},{"name":"Immigration","link":"/immigration"},{"name":"Criminal Justice","link":"/criminaljustice"},{"name":"Silicon Valley","link":"/siliconvalley"},{"name":"Forum","link":"/forum"},{"name":"The California Report","link":"/californiareport"}]},{"key":"menu2","items":[{"name":"Arts & Culture","link":"/arts","type":"title"},{"name":"Critics’ Picks","link":"/thedolist"},{"name":"Cultural Commentary","link":"/artscommentary"},{"name":"Food & Drink","link":"/food"},{"name":"Bay Area Hip-Hop","link":"/bayareahiphop"},{"name":"Rebel Girls","link":"/rebelgirls"},{"name":"Arts Video","link":"/artsvideos"}]},{"key":"menu3","items":[{"name":"Podcasts","link":"/podcasts","type":"title"},{"name":"Bay Curious","link":"/podcasts/baycurious"},{"name":"Rightnowish","link":"/podcasts/rightnowish"},{"name":"The Bay","link":"/podcasts/thebay"},{"name":"On Our Watch","link":"/podcasts/onourwatch"},{"name":"Mindshift","link":"/podcasts/mindshift"},{"name":"Consider This","link":"/podcasts/considerthis"},{"name":"Political Breakdown","link":"/podcasts/politicalbreakdown"}]},{"key":"menu4","items":[{"name":"Live Radio","link":"/radio","type":"title"},{"name":"TV","link":"/tv","type":"title"},{"name":"Events","link":"/events","type":"title"},{"name":"For Educators","link":"/education","type":"title"},{"name":"Support KQED","link":"/support","type":"title"},{"name":"About","link":"/about","type":"title"},{"name":"Help Center","link":"https://kqed-helpcenter.kqed.org/s","type":"title"}]}]},"pagesReducer":{},"postsReducer":{"stream_live":{"type":"live","id":"stream_live","audioUrl":"https://streams.kqed.org/kqedradio","title":"Live Stream","excerpt":"Live Stream information currently unavailable.","link":"/radio","featImg":"","label":{"name":"KQED Live","link":"/"}},"stream_kqedNewscast":{"type":"posts","id":"stream_kqedNewscast","audioUrl":"https://www.kqed.org/.stream/anon/radio/RDnews/newscast.mp3?_=1","title":"KQED Newscast","featImg":"","label":{"name":"88.5 FM","link":"/"}},"news_11980785":{"type":"posts","id":"news_11980785","meta":{"index":"posts_1591205157","site":"news","id":"11980785","score":null,"sort":[1711537242000]},"guestAuthors":[],"slug":"these-california-companies-want-to-buy-your-backyard-and-build-a-house","title":"These California Companies Want to Buy Your Backyard — and Build a House","publishDate":1711537242,"format":"standard","headTitle":"These California Companies Want to Buy Your Backyard — and Build a House | KQED","labelTerm":{},"content":"\u003cp>Brian and Gail Tremaine moved to East San José 45 years ago for the quiet. On the outskirts of this Silicon Valley city, atop what was once an apricot orchard, the couple kept sheep, goats and horses.\u003c/p>\n\u003cp>They planted mulberry trees along the driveway and carved terraces and patios out of the sloping hillside, but a portion of the 1.7-acre property remained untamed.\u003c/p>\n\u003cp>“It’s just become an area where we need to do weed control and keep it clean because the county gets after us if the weeds get too high,” said Brian Tremaine, 75. “We’re getting to the age where we want less land.”\u003c/p>\n\u003cp>The couple first considered building an accessory dwelling unit (ADU) or backyard cottage. But the cost — with estimates ranging from $500,000 to $700,000 — was formidable, Brian Tremaine said, as was the idea of taking out a second mortgage.\u003c/p>\n\u003cfigure id=\"attachment_11979558\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979558\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Brian and Gail Tremaine stand in the parcel of land that will be carved from their original parcel in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>That’s when they learned about \u003ca href=\"https://www.buildcasa.com/\">BuildCasa \u003c/a>— a company that would purchase a portion of their backyard and assist them in splitting the lot under SB 9, a controversial law that went into effect in January 2022. It allows property owners to build up to two duplexes on most single-family properties.\u003c/p>\n\u003cp>At the time of its passage, supporters hailed it as the end of single-family zoning in California and an opportunity to spur more housing, while critics worried it would spark a dramatic shift in the makeup of California’s suburban neighborhoods. But in the first two years since the law was in effect, it has produced little in the way of either new lots or housing.\u003c/p>\n\u003cp>A KQED survey of 16 cities of varying sizes across the state found that between 2022 and 2023, the cities collectively approved 75 lot split applications and 112 applications for new units under the law. That’s compared to more than 8,800 ADUs the cities permitted during the same time frame.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"https://datawrapper.dwcdn.net/ih4uc/4/?v=3\" width=\"800\" height=\"620\" scrolling=\"yes\" class=\"iframe-class\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>However, a growing cadre of companies is hoping to jumpstart the construction of SB 9 projects by taking on the permitting and development work themselves, as well as making it easier for homeowners to take advantage of the law.\u003c/p>\n\u003cp>“These types of projects are really costly and complicated for a homeowner to take on,” said Ben Bear, co-founder and CEO of BuildCasa. “They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.”\u003c/p>\n\u003cp>In Southern California, \u003ca href=\"https://yardsworth.com/\">Yardsworth\u003c/a> has emerged with a model similar to BuildCasa. But unlike the latter company, which sells the lots to developers, Yardsworth plans to develop the lots themselves and either sell or rent out the new homes. Elsewhere in the state, other companies are specializing in particular aspects of SB 9.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Ben Bear, co-founder and CEO, BuildCasa.\"]‘These types of projects are really costly and complicated for a homeowner to take on. They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.’[/pullquote]Bear said his clients make, on average, just over $100,000 selling the new lot — though in high-priced areas of the state, the amounts have been as high as $400,000. Homeowners get to keep their existing home and mortgage.\u003c/p>\n\u003cp>The tradeoff, he said, is a reduction in the value of the existing property by 10% or less.\u003c/p>\n\u003cp>“So there’s a major positive benefit when you compare those two numbers,” Bear said.\u003c/p>\n\u003cp>Whether these offers are enticing enough to encourage more homeowners to take advantage of SB 9 remains to be seen.\u003c/p>\n\u003cp>Muhammad Alameldin, a policy associate at the Terner Center for Housing Innovation at UC Berkeley, is skeptical that these companies alone can kickstart the construction of new housing because few projects are financially viable under SB 9. He said that without changing the law itself, it would likely result in only a smattering of new homes each year.\u003c/p>\n\u003cp>“If we do not go back after implementation and reform and fix some of the requirements of [SB 9],” he said, “then what’s the point of even having this big fight in the first place?”\u003c/p>\n\u003ch2>Slow uptake\u003c/h2>\n\u003cp>After the law went into effect, many cities implemented their own restrictions on SB 9 projects. Alameldin co-authored a \u003ca href=\"https://ternercenter.berkeley.edu/research-and-policy/sb-9-turns-one-applications/\">2023 report\u003c/a> detailing many of them: limitations on the size of new units, open space requirements and burdensome fees, to name a few.\u003c/p>\n\u003cp>It was a story that had been told before — with ADUs, which were first \u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=In%202016%2C%20the%20state%20legislature,zoning%20ordinances%20and%20permitting%20processes.\">legalized statewide in 2016\u003c/a>. It took several years and nearly a dozen new laws to reduce regulations and spur construction. In 2016, just over\u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=As%20soon%20as%20the%20first,19%25%20of%20new%20housing%20permits.\"> 1,000 ADUs were approved\u003c/a> across the state. In 2022, there were nearly 25,000 — comprising \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-open-data-tools/housing-element-implementation-and-apr-dashboard\">nearly a fifth\u003c/a> of the state’s estimated housing supply.\u003c/p>\n\u003cfigure id=\"attachment_11979557\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979557\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The plot of land that will be carved off of Gail and Brian Tremaine’s original lot in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It wasn’t by accident,” Alameldin said. “It was years and years of legislation by multiple authors from the Assembly and Senate, who kept improving the law year after year.”\u003c/p>\n\u003cp>State Sen. Toni Atkins, SB 9’s original author, has introduced a bill, \u003ca href=\"https://sd39.senate.ca.gov/news/20230320-senate-leader-atkins-introduces-legislation-improve-access-oversight-california-home\">SB 450\u003c/a>, that begins to address some of the issues that developers, planning staff and homeowners have faced. It would set a time limit for jurisdictions to approve or reject applications for SB 9 projects and mandate that new housing not be held to stricter design standards than other homes.\u003c/p>\n\u003cp>The bill passed in the Senate and Assembly last year but was then put on hold. It’s eligible for a floor vote this year.\u003c/p>\n\u003cp>In a statement, Atkins acknowledged the slow rollout of SB 9 and said she was committed to “finding solutions to the housing crisis by building on past legislative efforts, like SB 9.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration,” Atkins wrote. “SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.”\u003c/p>\n\u003cp>But even with the proposed changes, some developers said SB 450 doesn’t go far enough. Several said they would like to see an anti-speculation measure removed that requires applicants to live on the property for three years after undergoing a lot split.\u003c/p>\n\u003cp>Doing so would make the projects more enticing to developers, said Peter Taormina, the managing owner of a development company called Cypress Pacific Investors, who is hoping the provision can be changed in subsequent legislation.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"State Sen. Toni Atkins (D-San Diego)\"]‘Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration. SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.’[/pullquote]“You’re going to have to let the people that do this for a living, roll up their sleeves and do it,” said Taormina, who is in the process of completing an SB 9 project in Marina, California, that consists of splitting three parcels into six with a home and an in-law unit on each. “The end result will be [that] housing will be created.”\u003c/p>\n\u003cp>But Matt Lucido, co-founder and CEO of Yardsworth, identified less tangible barriers, as well. Most people simply aren’t aware of the bill, he said, and even if they are, they may be reluctant to sell a portion of their backyard.\u003c/p>\n\u003cp>“It’s a really emotional thing. People are attached to their backyards, even if they don’t use them,” he said. “You’re asking them to carve off a piece of the American dream.”\u003c/p>\n\u003cp>To help potential clients overcome this hurdle, Yardsworth introduced a \u003ca href=\"https://zerodownca.com/\">new offer\u003c/a> earlier this month: The company will fund the down payment on a new home in exchange for a portion of the homebuyer’s yet-to-sentimentalized backyard. Lucido said that can help solve two problems simultaneously — adding housing amid a shortage and helping renters become owners.\u003c/p>\n\u003ch2>Homeowners leverage their lots\u003c/h2>\n\u003cp>For those willing to take on an SB 9 project, the leaders of BuildCasa and Yardsworth said their clients tended to fall into two categories: retirees looking to downsize in place — similar to the Tremaines in San José — or younger homeowners hoping to leverage the equity in their properties without taking on debt.\u003c/p>\n\u003cp>The latter was the case for one of Yardsworth’s clients, former Olympian Jamele Mason, who competed in the 2012 Summer Games in the men’s 400-meter hurdles. Mason bought his South Los Angeles home in February 2020, right before the pandemic lockdowns.\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"news_11968455,news_11806332,news_11770372\"]At first, he thought maintaining the large backyard, with its lemon tree and pergola, would be a fun pastime. But, he quickly realized it was more work than pleasure.\u003c/p>\n\u003cp>“So, I ripped up all the grass that was in the back. I put in artificial turf to try to make it as low maintenance as possible,” he said. “Turns out there is still maintenance that needs to be done.”\u003c/p>\n\u003cp>He learned about Yardsworth while researching ways to pull equity out of his house without having to sell and contacted the company last fall to begin the process. In January, he began working for Yardsworth as a sales manager.\u003c/p>\n\u003cp>Mason, 34, said he plans to use the $135,000 he got from Yardsworth to buy an investment property in Houston, where he grew up. He hopes the additional property will set him up for a more comfortable retirement, something he admitted was a constant worry.\u003c/p>\n\u003cp>“I put everything I had into purchasing this house,” Mason said. “So, when I found out that I could pull the money out, I was like, ‘Wow, that’s actually a really cool way to leverage what I have.’”\u003c/p>\n\u003cp>In other cases, homeowners opt to keep their split lots vacant as an investment — either to pass down to their children or sell later. Such was the case with roughly half of Peter Riechers’ 80 or so clients, who are spread out across the state, he said. The president of civil engineering firm Riechers Engineering said he was so motivated by SB 9’s potential that he came out of a 15-year retirement when the law went into effect.\u003c/p>\n\u003cp>“It was so exciting — still is very exciting,” he said. “You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.”\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Peter Riechers, president, Riechers Engineering\"]‘It was so exciting — still is very exciting. You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.’[/pullquote]Easton McAllister, the owner of DeBolt Civil Engineering, which is based out of Danville, said his company has taken on at least 50 lot splits. In roughly a dozen cases, he said he’s also offered to complete the work for free in exchange for an option to purchase the newly split lot.\u003c/p>\n\u003cp>It is unclear whether these companies’ models of shepherding property owners through the process — and then selling the newly split lots or developing them themselves — are in keeping with the spirit of SB 9’s anti-speculation protections. Atkins declined to be interviewed and didn’t respond to a request for comment via email.\u003c/p>\n\u003cp>But both Mason and the Tremaines said their projects wouldn’t have happened without some kind of professional assistance. Brian Tremaine said he wouldn’t even have known where to start.\u003c/p>\n\u003cp>“If you ever go to the county, it’s impossible. … Who do you talk to?” he said. “That would have taken months — probably years, literally — just to figure it out.”\u003c/p>\n\u003cp>In Los Angeles, Mason is bracing for a duplex to be built behind his single-story home, while the Tremaines said they don’t yet know what kind of home might be built in their backyard.\u003c/p>\n\u003cp>But that’s not what worries Gail Tremaine. The law requires at least 40% of the existing lot to be sectioned off, which, in the Tremaines’ case, made for an awkward gerrymandering of the property. It meant they not only had to carve off the unused portion of their backyard but a portion of their front yard, as well.\u003c/p>\n\u003cp>“That kind of tugs at my heart a little,” she said. “You know, change is always hard. And the older you get, the harder change is.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"SB 9, which went into effect in January 2022, allows property owners to split their lot into two parcels and build a duplex on each lot.","status":"publish","parent":0,"modified":1711498816,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":true,"iframeSrcs":["https://datawrapper.dwcdn.net/ih4uc/4/"],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":48,"wordCount":2254},"headData":{"title":"These California Companies Want to Buy Your Backyard — and Build a House | KQED","description":"SB 9, which went into effect in January 2022, allows property owners to split their lot into two parcels and build a duplex on each lot.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"source":"TCRAM","sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980785/these-california-companies-want-to-buy-your-backyard-and-build-a-house","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Brian and Gail Tremaine moved to East San José 45 years ago for the quiet. On the outskirts of this Silicon Valley city, atop what was once an apricot orchard, the couple kept sheep, goats and horses.\u003c/p>\n\u003cp>They planted mulberry trees along the driveway and carved terraces and patios out of the sloping hillside, but a portion of the 1.7-acre property remained untamed.\u003c/p>\n\u003cp>“It’s just become an area where we need to do weed control and keep it clean because the county gets after us if the weeds get too high,” said Brian Tremaine, 75. “We’re getting to the age where we want less land.”\u003c/p>\n\u003cp>The couple first considered building an accessory dwelling unit (ADU) or backyard cottage. But the cost — with estimates ranging from $500,000 to $700,000 — was formidable, Brian Tremaine said, as was the idea of taking out a second mortgage.\u003c/p>\n\u003cfigure id=\"attachment_11979558\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979558\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Brian and Gail Tremaine stand in the parcel of land that will be carved from their original parcel in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>That’s when they learned about \u003ca href=\"https://www.buildcasa.com/\">BuildCasa \u003c/a>— a company that would purchase a portion of their backyard and assist them in splitting the lot under SB 9, a controversial law that went into effect in January 2022. It allows property owners to build up to two duplexes on most single-family properties.\u003c/p>\n\u003cp>At the time of its passage, supporters hailed it as the end of single-family zoning in California and an opportunity to spur more housing, while critics worried it would spark a dramatic shift in the makeup of California’s suburban neighborhoods. But in the first two years since the law was in effect, it has produced little in the way of either new lots or housing.\u003c/p>\n\u003cp>A KQED survey of 16 cities of varying sizes across the state found that between 2022 and 2023, the cities collectively approved 75 lot split applications and 112 applications for new units under the law. That’s compared to more than 8,800 ADUs the cities permitted during the same time frame.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"https://datawrapper.dwcdn.net/ih4uc/4/?v=3\" width=\"800\" height=\"620\" scrolling=\"yes\" class=\"iframe-class\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>However, a growing cadre of companies is hoping to jumpstart the construction of SB 9 projects by taking on the permitting and development work themselves, as well as making it easier for homeowners to take advantage of the law.\u003c/p>\n\u003cp>“These types of projects are really costly and complicated for a homeowner to take on,” said Ben Bear, co-founder and CEO of BuildCasa. “They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.”\u003c/p>\n\u003cp>In Southern California, \u003ca href=\"https://yardsworth.com/\">Yardsworth\u003c/a> has emerged with a model similar to BuildCasa. But unlike the latter company, which sells the lots to developers, Yardsworth plans to develop the lots themselves and either sell or rent out the new homes. Elsewhere in the state, other companies are specializing in particular aspects of SB 9.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘These types of projects are really costly and complicated for a homeowner to take on. They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Ben Bear, co-founder and CEO, BuildCasa.","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Bear said his clients make, on average, just over $100,000 selling the new lot — though in high-priced areas of the state, the amounts have been as high as $400,000. Homeowners get to keep their existing home and mortgage.\u003c/p>\n\u003cp>The tradeoff, he said, is a reduction in the value of the existing property by 10% or less.\u003c/p>\n\u003cp>“So there’s a major positive benefit when you compare those two numbers,” Bear said.\u003c/p>\n\u003cp>Whether these offers are enticing enough to encourage more homeowners to take advantage of SB 9 remains to be seen.\u003c/p>\n\u003cp>Muhammad Alameldin, a policy associate at the Terner Center for Housing Innovation at UC Berkeley, is skeptical that these companies alone can kickstart the construction of new housing because few projects are financially viable under SB 9. He said that without changing the law itself, it would likely result in only a smattering of new homes each year.\u003c/p>\n\u003cp>“If we do not go back after implementation and reform and fix some of the requirements of [SB 9],” he said, “then what’s the point of even having this big fight in the first place?”\u003c/p>\n\u003ch2>Slow uptake\u003c/h2>\n\u003cp>After the law went into effect, many cities implemented their own restrictions on SB 9 projects. Alameldin co-authored a \u003ca href=\"https://ternercenter.berkeley.edu/research-and-policy/sb-9-turns-one-applications/\">2023 report\u003c/a> detailing many of them: limitations on the size of new units, open space requirements and burdensome fees, to name a few.\u003c/p>\n\u003cp>It was a story that had been told before — with ADUs, which were first \u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=In%202016%2C%20the%20state%20legislature,zoning%20ordinances%20and%20permitting%20processes.\">legalized statewide in 2016\u003c/a>. It took several years and nearly a dozen new laws to reduce regulations and spur construction. In 2016, just over\u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=As%20soon%20as%20the%20first,19%25%20of%20new%20housing%20permits.\"> 1,000 ADUs were approved\u003c/a> across the state. In 2022, there were nearly 25,000 — comprising \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-open-data-tools/housing-element-implementation-and-apr-dashboard\">nearly a fifth\u003c/a> of the state’s estimated housing supply.\u003c/p>\n\u003cfigure id=\"attachment_11979557\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979557\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The plot of land that will be carved off of Gail and Brian Tremaine’s original lot in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It wasn’t by accident,” Alameldin said. “It was years and years of legislation by multiple authors from the Assembly and Senate, who kept improving the law year after year.”\u003c/p>\n\u003cp>State Sen. Toni Atkins, SB 9’s original author, has introduced a bill, \u003ca href=\"https://sd39.senate.ca.gov/news/20230320-senate-leader-atkins-introduces-legislation-improve-access-oversight-california-home\">SB 450\u003c/a>, that begins to address some of the issues that developers, planning staff and homeowners have faced. It would set a time limit for jurisdictions to approve or reject applications for SB 9 projects and mandate that new housing not be held to stricter design standards than other homes.\u003c/p>\n\u003cp>The bill passed in the Senate and Assembly last year but was then put on hold. It’s eligible for a floor vote this year.\u003c/p>\n\u003cp>In a statement, Atkins acknowledged the slow rollout of SB 9 and said she was committed to “finding solutions to the housing crisis by building on past legislative efforts, like SB 9.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration,” Atkins wrote. “SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.”\u003c/p>\n\u003cp>But even with the proposed changes, some developers said SB 450 doesn’t go far enough. Several said they would like to see an anti-speculation measure removed that requires applicants to live on the property for three years after undergoing a lot split.\u003c/p>\n\u003cp>Doing so would make the projects more enticing to developers, said Peter Taormina, the managing owner of a development company called Cypress Pacific Investors, who is hoping the provision can be changed in subsequent legislation.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration. SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"State Sen. Toni Atkins (D-San Diego)","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“You’re going to have to let the people that do this for a living, roll up their sleeves and do it,” said Taormina, who is in the process of completing an SB 9 project in Marina, California, that consists of splitting three parcels into six with a home and an in-law unit on each. “The end result will be [that] housing will be created.”\u003c/p>\n\u003cp>But Matt Lucido, co-founder and CEO of Yardsworth, identified less tangible barriers, as well. Most people simply aren’t aware of the bill, he said, and even if they are, they may be reluctant to sell a portion of their backyard.\u003c/p>\n\u003cp>“It’s a really emotional thing. People are attached to their backyards, even if they don’t use them,” he said. “You’re asking them to carve off a piece of the American dream.”\u003c/p>\n\u003cp>To help potential clients overcome this hurdle, Yardsworth introduced a \u003ca href=\"https://zerodownca.com/\">new offer\u003c/a> earlier this month: The company will fund the down payment on a new home in exchange for a portion of the homebuyer’s yet-to-sentimentalized backyard. Lucido said that can help solve two problems simultaneously — adding housing amid a shortage and helping renters become owners.\u003c/p>\n\u003ch2>Homeowners leverage their lots\u003c/h2>\n\u003cp>For those willing to take on an SB 9 project, the leaders of BuildCasa and Yardsworth said their clients tended to fall into two categories: retirees looking to downsize in place — similar to the Tremaines in San José — or younger homeowners hoping to leverage the equity in their properties without taking on debt.\u003c/p>\n\u003cp>The latter was the case for one of Yardsworth’s clients, former Olympian Jamele Mason, who competed in the 2012 Summer Games in the men’s 400-meter hurdles. Mason bought his South Los Angeles home in February 2020, right before the pandemic lockdowns.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"Related Stories ","postid":"news_11968455,news_11806332,news_11770372"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>At first, he thought maintaining the large backyard, with its lemon tree and pergola, would be a fun pastime. But, he quickly realized it was more work than pleasure.\u003c/p>\n\u003cp>“So, I ripped up all the grass that was in the back. I put in artificial turf to try to make it as low maintenance as possible,” he said. “Turns out there is still maintenance that needs to be done.”\u003c/p>\n\u003cp>He learned about Yardsworth while researching ways to pull equity out of his house without having to sell and contacted the company last fall to begin the process. In January, he began working for Yardsworth as a sales manager.\u003c/p>\n\u003cp>Mason, 34, said he plans to use the $135,000 he got from Yardsworth to buy an investment property in Houston, where he grew up. He hopes the additional property will set him up for a more comfortable retirement, something he admitted was a constant worry.\u003c/p>\n\u003cp>“I put everything I had into purchasing this house,” Mason said. “So, when I found out that I could pull the money out, I was like, ‘Wow, that’s actually a really cool way to leverage what I have.’”\u003c/p>\n\u003cp>In other cases, homeowners opt to keep their split lots vacant as an investment — either to pass down to their children or sell later. Such was the case with roughly half of Peter Riechers’ 80 or so clients, who are spread out across the state, he said. The president of civil engineering firm Riechers Engineering said he was so motivated by SB 9’s potential that he came out of a 15-year retirement when the law went into effect.\u003c/p>\n\u003cp>“It was so exciting — still is very exciting,” he said. “You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘It was so exciting — still is very exciting. You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Peter Riechers, president, Riechers Engineering","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Easton McAllister, the owner of DeBolt Civil Engineering, which is based out of Danville, said his company has taken on at least 50 lot splits. In roughly a dozen cases, he said he’s also offered to complete the work for free in exchange for an option to purchase the newly split lot.\u003c/p>\n\u003cp>It is unclear whether these companies’ models of shepherding property owners through the process — and then selling the newly split lots or developing them themselves — are in keeping with the spirit of SB 9’s anti-speculation protections. Atkins declined to be interviewed and didn’t respond to a request for comment via email.\u003c/p>\n\u003cp>But both Mason and the Tremaines said their projects wouldn’t have happened without some kind of professional assistance. Brian Tremaine said he wouldn’t even have known where to start.\u003c/p>\n\u003cp>“If you ever go to the county, it’s impossible. … Who do you talk to?” he said. “That would have taken months — probably years, literally — just to figure it out.”\u003c/p>\n\u003cp>In Los Angeles, Mason is bracing for a duplex to be built behind his single-story home, while the Tremaines said they don’t yet know what kind of home might be built in their backyard.\u003c/p>\n\u003cp>But that’s not what worries Gail Tremaine. The law requires at least 40% of the existing lot to be sectioned off, which, in the Tremaines’ case, made for an awkward gerrymandering of the property. It meant they not only had to carve off the unused portion of their backyard but a portion of their front yard, as well.\u003c/p>\n\u003cp>“That kind of tugs at my heart a little,” she said. “You know, change is always hard. And the older you get, the harder change is.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980785/these-california-companies-want-to-buy-your-backyard-and-build-a-house","authors":["11652"],"programs":["news_72"],"categories":["news_31795","news_6266","news_8"],"tags":["news_3921","news_18538","news_27626","news_31235","news_1775","news_27208","news_21358","news_33930","news_33929","news_29952","news_33928","news_5986"],"featImg":"news_11980876","label":"source_news_11980785"},"news_11980547":{"type":"posts","id":"news_11980547","meta":{"index":"posts_1591205157","site":"news","id":"11980547","score":null,"sort":[1711364420000]},"guestAuthors":[],"slug":"why-california-doesnt-know-how-many-people-are-dying-while-homeless","title":"Why California Doesn't Know How Many People Are Dying While Homeless","publishDate":1711364420,"format":"image","headTitle":"Why California Doesn’t Know How Many People Are Dying While Homeless | KQED","labelTerm":{"site":"news"},"content":"\u003cp>[dropcap]N[/dropcap]early a decade ago, David Modersbach had what he thought was a straightforward question: How many unhoused people had died that year?\u003c/p>\n\u003cp>The grants manager and his team at \u003ca href=\"https://www.achch.org/\">Alameda County Health Care for the Homeless\u003c/a> knew people were dying on the streets, but they wanted more than anecdotal evidence; they wanted data that could show them the big picture and help them hone their strategies.\u003c/p>\n\u003cp>They queried the coroner’s bureau and were stunned by the response: only a single death had been reported.\u003c/p>\n\u003cp>“We realized there’s a lot of work to do,” Modersbach said.\u003c/p>\n\u003cp>What followed was a bootstrap campaign to fill the data gap. It took years, and the work was sometimes lonely, often tedious and consistently heartbreaking. When the team finally released its first report in 2022, detailing deaths from 2018–20, they counted 195 people in Alameda County who died while homeless in 2018, plus another 189 people with recent histories of homelessness whose housing status couldn’t be verified at their time of death.\u003c/p>\n\u003cfigure id=\"attachment_11979700\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://ww2.kqed.org/news/david-modersbach-works-in-his-office-in-oakland-on-march-15-2024/\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979700\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED.jpg\" alt=\"a man with glasses and long hair, wearing a flannel shirt, sits behind a computer\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">David Modersbach works in his office in Oakland. Modersbach has spearheaded Alameda County’s efforts to count the deaths of unhoused residents. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>As more Californians have fallen into homelessness — a number greater than \u003ca href=\"https://www.huduser.gov/portal/sites/default/files/pdf/2023-AHAR-Part-1.pdf\">181,000 at last count (PDF)\u003c/a> — more have died while unhoused, but the state’s ability to track these deaths and assess the scope of the problem hasn’t kept pace.\u003c/p>\n\u003cp>Spurred in part by Alameda County’s efforts, which are considered a national model for the field, the state recently began taking steps toward collecting this data. In 2022, California added a field to death records for homelessness status, and this year, \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202320240AB271\">a law went into effect that empowers counties to set up homeless death review committees to determine the root causes of homeless mortality\u003c/a>.\u003c/p>\n\u003cp>California is among several jurisdictions across the country seeking this data. The pandemic put a spotlight on the health vulnerabilities accompanying homelessness, and that has led to growing national interest in the topic, said Barbara DiPietro, senior director of policy for the National Health Care for the Homeless Council. \u003ca href=\"https://www.healthaffairs.org/doi/full/10.1377/hlthaff.2023.01039\">A recent study\u003c/a> from researchers at the University of Pennsylvania and NYU found the death rate of people experiencing homelessness increased 238% between 2011 and 2020.\u003c/p>\n\u003cp>[pullquote size=\"medium\" align=\"right\" citation=\"Barbara DiPietro, National Health Care for the Homeless Council\"]‘Not only is living unhoused very dangerous and high risk for people experiencing homelessness, this isn’t good for communities either.’[/pullquote]“One of the things that hopefully we took away from COVID is that homelessness is a public health issue,” she said. “Not only is living unhoused very dangerous and high risk for people experiencing homelessness, this isn’t good for communities either.”\u003c/p>\n\u003cp>Researchers said the data is critical in assessing whether the state’s public health interventions for people on the streets work.\u003c/p>\n\u003cp>“That is how we work to change things,” said Dr. Margot Kushel, director of the UCSF Benioff Housing and Homelessness Initiative. “One of the problems with not reporting it is that it makes it harder to act.”\u003c/p>\n\u003cp>But getting statewide — let alone national — data detailing the number of unhoused deaths requires meticulous reporting on the part of local agencies. In the case of Alameda County, it was a system Modersbach had to build from scratch.\u003c/p>\n\u003ch2>How they count\u003c/h2>\n\u003cp>For each homeless mortality report, Modersbach and his colleagues first scour thousands of county death records, searching for clues that suggest homelessness: words like “encampment,” “tent” and “shelter.” They then cross reference that list with a database of everyone in the county who has experienced homelessness in the past five years — itself a bespoke repository that draws on the agency’s healthcare data and records from the county’s shelter and homeless assistance programs. To capture anyone they might miss, they cull information from service providers, media accounts and a public online portal for submitting tips about deaths.\u003c/p>\n\u003cp>[aside postID=news_11973859,news_11974385]Since they began tracking homeless mortality, the team has traced an 80% increase in the number of deaths, which rose from 195 in 2018 to 351 in 2022, \u003ca href=\"https://www.achch.org/alameda-county-homeless-mortality.html\">the most recent year for which data was reported\u003c/a>. Over the same period, homelessness in the county jumped by nearly the same amount — or 77% — from 5,496 people to 9,747.\u003c/p>\n\u003cp>Behind the numbers are snapshots of how and where people are dying. A body found in a car. An overdose at an encampment. People mangled by cars or trains; others charred. Modersbach finds the tableau at once unsurprising and shocking.\u003c/p>\n\u003cp>“We see the same inequities in our mortality data that are reflected in homelessness,” he said. Black people are overrepresented, comprising \u003ca href=\"https://public.tableau.com/app/profile/asr1451/viz/TableauAlamedaCounty-HDXandSurveyData/SurveyTOC\">48% of the unhoused population\u003c/a> and accounting for 44% of the deaths — though they represent only 19% of deaths in the county’s general population.\u003c/p>\n\u003cp>People who are unhoused die at five times the rate of those with housing and do so more than two decades sooner — at an average age of 52.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003ch2>The data shapes decisions\u003c/h2>\n\u003cp>Most of the deaths could be prevented, said Amy Garlin, Medical Director for Alameda County Health Care for the Homeless.\u003c/p>\n\u003cp>“You could say almost all of these deaths are preventable if you go far enough upstream,” Garlin said.\u003c/p>\n\u003cp>The largest share, 44% of the deaths among the homeless population, were caused by acute or chronic medical conditions, like heart disease, cancer, diabetes and infections. Some of those appear to have been more immediately avoidable, Garlin said. “If these people had had medical care, they may not have died this year.”\u003c/p>\n\u003cp>At an encampment along East 12th Street in Oakland, Angel Gonzalez, 40, remembered the friends he’d known there who had died. An asthma attack claimed one, exposure another and a third succumbed to a fever. Though Gonzalez said he didn’t know what had caused the fever, he said people are often sick, and rat bites are common.\u003c/p>\n\u003cp>“Health-wise here, it’s bad,” he said.\u003c/p>\n\u003cp>There’s frequent violence, too. Gonzalez described a drive-by shooting that killed one friend and wounded others. But what claims most people in the camp, he and others said, is overdoses.\u003c/p>\n\u003cp>“The fentanyl is killing mostly everybody,” Gonzalez said, explaining that people unwittingly use fentanyl-laced meth or other drugs. “It’s kind of scary.”\u003c/p>\n\u003cfigure id=\"attachment_11980551\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/news/2024/03/25/why-california-doesnt-know-how-many-people-are-dying-while-homeless/angel-gonzalez_qut/\" rel=\"attachment wp-att-11980551\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980551\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/Angel-Gonzalez_qut.jpg\" alt=\"a man stands in front of some cars and tents and belongings in an encampment\" width=\"1920\" height=\"1440\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/Angel-Gonzalez_qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/Angel-Gonzalez_qut-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/Angel-Gonzalez_qut-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/Angel-Gonzalez_qut-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/Angel-Gonzalez_qut-1536x1152.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Angel Gonzalez, 40, at an encampment on East 12th Street in Oakland, has seen many deaths at the camp, including from fevers, exposure, asthma attacks and gunshot wounds. But the most common cause by far is drug overdoses. \u003ccite>(Vanessa Rancano/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The mortality data compiled by Modersbach’s team reflects this, with an alarming rate of overdose deaths among unhoused residents that is 44 times the general population’s. In response, they’ve expanded their harm reduction services, focusing on naloxone distribution and installing dispensers in shelters.\u003c/p>\n\u003cp>At the East 12th Street camp, Gonzalez pointed out a purple dispenser on the street corner. Though Modersbach’s team had not installed it, it still proved lifesaving, Gonzalez said, when a friend recently used one of the naloxone sprays to reverse an overdose.\u003c/p>\n\u003cp>Alameda County Healthcare for the Homeless received \u003ca href=\"https://www.cdc.gov/drugoverdose/od2a/local.html\">a grant from the Centers for Disease Control and Prevention\u003c/a> in 2023 to fund overdose response, a key part of their strategy to reduce mortality, and Modersbach credits their data for helping them get it.\u003c/p>\n\u003cp>[pullquote size=\"medium\" align=\"right\" citation=\"Amy Garlin, Alameda County Health Care for the Homeless\"]‘You could say almost all of these deaths are preventable if you go far enough upstream.’[/pullquote]In Minnesota, the only state with a statewide robust system for tracking homeless mortality, public health officials took a similar approach. A report on deaths between 2017 and 2021 showed unhoused people in the state were 10 times more likely than the general population to die of an overdose. Shortly after that data was released in 2023, state lawmakers passed drug overdose prevention legislation that expanded harm reduction and housing programs for people experiencing homelessness, decriminalized drug paraphernalia — a first for the U.S. — and funded “\u003ca href=\"https://mn.gov/dhs/people-we-serve/adults/health-care/alcohol-drugs-addictions/programs-and-services/safe-recovery-sites.jsp\">safe recovery sites\u003c/a>” that offer clean needles, fentanyl testing and will eventually offer supervised drug consumption.\u003c/p>\n\u003cp>“Having the data was really useful in making the case for some of those things, both with legislators and with the public and advocates,” said Josh Leopold, senior advisor on health, homelessness and housing at the Minnesota Department of Health.\u003c/p>\n\u003cp>Alameda County’s latest homeless mortality report is now prompting the team to focus on how to extend palliative care services to unhoused people with terminal illnesses. Garlin estimates almost one-fifth of those who died in 2022 would likely have been eligible for hospice care.\u003c/p>\n\u003ch2>What’s next in the ‘labor of love’\u003c/h2>\n\u003cp>Modersbach’s team is also working to automate the most tedious aspects of compiling the county’s homeless mortality report and aims to launch a public dashboard later this year that will make information available quarterly.\u003c/p>\n\u003cp>“The biggest challenge is that we do not have timely data that we can act upon more quickly because of the workarounds that we have to do to get an accurate count,” Modersbach said. “We’re almost always looking backwards.”\u003c/p>\n\u003cp>[aside postID=news_11977614 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/021422-FRESNO-HOMELESS-LV-08-CM-1020x680.jpg']The county’s latest tally, for 2022, was released at the beginning of 2024.\u003c/p>\n\u003cp>Santa Cruz, San Diego, San Mateo, Sacramento, \u003ca href=\"http://publichealth.lacounty.gov/chie/\">Los Angeles\u003c/a> and \u003ca href=\"https://www.kqed.org/news/11820967/deaths-of-homeless-people-spike-in-san-francisco\">San Francisco\u003c/a> are among the counties with varying degrees of reporting on homeless deaths. In Santa Clara County, an early champion of this work, \u003ca href=\"https://data.sccgov.org/Health/Medical-Examiner-Coroner-Unhoused-Homeless-Deaths-/kemd-3zbq/data\">a public dashboard tracking homeless mortality is updated nightly\u003c/a>. A spokesperson for the Medical Examiner’s Office credited its partnership with a third-party vendor with allowing it to return results so quickly. So far this year, the dashboard listed 51 deaths.\u003c/p>\n\u003cp>Across the country, about two dozen jurisdictions have homeless mortality reports that are issued with some regularity, according to DiPietro of the National Healthcare for the Homeless Council, which tracks these efforts. But because the reporting isn’t standardized, it’s difficult to draw comparisons between them, she said.\u003c/p>\n\u003cfigure id=\"attachment_11979769\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://ww2.kqed.org/news/240315-david-modersbach-md-03-kqed-02/\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979769\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02.jpg\" alt=\"a computer screen shows a tally of numbers\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Statistics on homeless mortality in Alameda County on David Modersbach’s computer in his office in Oakland on March 15, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In California, despite the recent efforts to improve this tracking, limited resources will likely continue to hamper the reporting of homeless deaths. Since 2022, when the state added a field on death reports to indicate a person’s housing status, Modersbach has seen some evidence people are filling it out, but he worries many unhoused deaths will continue to go uncounted around the state because the funeral directors, coroners and physicians filling out the reports don’t often have the resources to determine whether someone was housed.\u003c/p>\n\u003cp>“This is a lonely, costly battle to just put all this information together, not a funded mandate,” he said. “It’s kind of a labor of love.”\u003c/p>\n\u003cp>In counties with well-established systems for tracking these deaths, Modersbach hopes AB 271, by Assemblymember Sharon Quirk-Silva (D-La Palma), will make a difference. The new law allows counties to create homeless death review committees and access sensitive information about people who died. The data, which includes medical, mental health and criminal records, goes beyond what Modersbach and his team have so far been able to collect, giving them greater insight into the circumstances surrounding a person’s death.\u003c/p>\n\u003cp>Alameda County assembled its death review committee last year, bringing together officials from several county agencies, homeless service providers and formerly unhoused people with the aim of finding ways to keep more people experiencing homelessness alive.\u003c/p>\n\u003cp>“It’s just getting started,” Modersbach said, “but this is the future for us.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"As more Californians have fallen into homelessness, more have died unhoused, but the state’s ability to track these deaths and assess the scope of the problem hasn’t caught up. ","status":"publish","parent":0,"modified":1711473624,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":42,"wordCount":2065},"headData":{"title":"Why California Doesn't Know How Many People Are Dying While Homeless | KQED","description":"As more Californians have fallen into homelessness, more have died unhoused, but the state’s ability to track these deaths and assess the scope of the problem hasn’t caught up. ","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"audioUrl":"https://traffic.omny.fm/d/clips/0af137ef-751e-4b19-a055-aaef00d2d578/ffca7e9f-6831-41c5-bcaf-aaef00f5a073/52cf0ed5-5881-4dad-90bf-b13f0105624e/audio.mp3","sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980547/why-california-doesnt-know-how-many-people-are-dying-while-homeless","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003c/p>\u003cp>\u003cspan class=\"utils-parseShortcode-shortcodes-__dropcapShortcode__dropcap\">N\u003c/span>\u003c/p>\u003cp>early a decade ago, David Modersbach had what he thought was a straightforward question: How many unhoused people had died that year?\u003c/p>\n\u003cp>The grants manager and his team at \u003ca href=\"https://www.achch.org/\">Alameda County Health Care for the Homeless\u003c/a> knew people were dying on the streets, but they wanted more than anecdotal evidence; they wanted data that could show them the big picture and help them hone their strategies.\u003c/p>\n\u003cp>They queried the coroner’s bureau and were stunned by the response: only a single death had been reported.\u003c/p>\n\u003cp>“We realized there’s a lot of work to do,” Modersbach said.\u003c/p>\n\u003cp>What followed was a bootstrap campaign to fill the data gap. It took years, and the work was sometimes lonely, often tedious and consistently heartbreaking. When the team finally released its first report in 2022, detailing deaths from 2018–20, they counted 195 people in Alameda County who died while homeless in 2018, plus another 189 people with recent histories of homelessness whose housing status couldn’t be verified at their time of death.\u003c/p>\n\u003cfigure id=\"attachment_11979700\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://ww2.kqed.org/news/david-modersbach-works-in-his-office-in-oakland-on-march-15-2024/\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979700\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED.jpg\" alt=\"a man with glasses and long hair, wearing a flannel shirt, sits behind a computer\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-01-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">David Modersbach works in his office in Oakland. Modersbach has spearheaded Alameda County’s efforts to count the deaths of unhoused residents. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>As more Californians have fallen into homelessness — a number greater than \u003ca href=\"https://www.huduser.gov/portal/sites/default/files/pdf/2023-AHAR-Part-1.pdf\">181,000 at last count (PDF)\u003c/a> — more have died while unhoused, but the state’s ability to track these deaths and assess the scope of the problem hasn’t kept pace.\u003c/p>\n\u003cp>Spurred in part by Alameda County’s efforts, which are considered a national model for the field, the state recently began taking steps toward collecting this data. In 2022, California added a field to death records for homelessness status, and this year, \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202320240AB271\">a law went into effect that empowers counties to set up homeless death review committees to determine the root causes of homeless mortality\u003c/a>.\u003c/p>\n\u003cp>California is among several jurisdictions across the country seeking this data. The pandemic put a spotlight on the health vulnerabilities accompanying homelessness, and that has led to growing national interest in the topic, said Barbara DiPietro, senior director of policy for the National Health Care for the Homeless Council. \u003ca href=\"https://www.healthaffairs.org/doi/full/10.1377/hlthaff.2023.01039\">A recent study\u003c/a> from researchers at the University of Pennsylvania and NYU found the death rate of people experiencing homelessness increased 238% between 2011 and 2020.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Not only is living unhoused very dangerous and high risk for people experiencing homelessness, this isn’t good for communities either.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Barbara DiPietro, National Health Care for the Homeless Council","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“One of the things that hopefully we took away from COVID is that homelessness is a public health issue,” she said. “Not only is living unhoused very dangerous and high risk for people experiencing homelessness, this isn’t good for communities either.”\u003c/p>\n\u003cp>Researchers said the data is critical in assessing whether the state’s public health interventions for people on the streets work.\u003c/p>\n\u003cp>“That is how we work to change things,” said Dr. Margot Kushel, director of the UCSF Benioff Housing and Homelessness Initiative. “One of the problems with not reporting it is that it makes it harder to act.”\u003c/p>\n\u003cp>But getting statewide — let alone national — data detailing the number of unhoused deaths requires meticulous reporting on the part of local agencies. In the case of Alameda County, it was a system Modersbach had to build from scratch.\u003c/p>\n\u003ch2>How they count\u003c/h2>\n\u003cp>For each homeless mortality report, Modersbach and his colleagues first scour thousands of county death records, searching for clues that suggest homelessness: words like “encampment,” “tent” and “shelter.” They then cross reference that list with a database of everyone in the county who has experienced homelessness in the past five years — itself a bespoke repository that draws on the agency’s healthcare data and records from the county’s shelter and homeless assistance programs. To capture anyone they might miss, they cull information from service providers, media accounts and a public online portal for submitting tips about deaths.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11973859,news_11974385","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Since they began tracking homeless mortality, the team has traced an 80% increase in the number of deaths, which rose from 195 in 2018 to 351 in 2022, \u003ca href=\"https://www.achch.org/alameda-county-homeless-mortality.html\">the most recent year for which data was reported\u003c/a>. Over the same period, homelessness in the county jumped by nearly the same amount — or 77% — from 5,496 people to 9,747.\u003c/p>\n\u003cp>Behind the numbers are snapshots of how and where people are dying. A body found in a car. An overdose at an encampment. People mangled by cars or trains; others charred. Modersbach finds the tableau at once unsurprising and shocking.\u003c/p>\n\u003cp>“We see the same inequities in our mortality data that are reflected in homelessness,” he said. Black people are overrepresented, comprising \u003ca href=\"https://public.tableau.com/app/profile/asr1451/viz/TableauAlamedaCounty-HDXandSurveyData/SurveyTOC\">48% of the unhoused population\u003c/a> and accounting for 44% of the deaths — though they represent only 19% of deaths in the county’s general population.\u003c/p>\n\u003cp>People who are unhoused die at five times the rate of those with housing and do so more than two decades sooner — at an average age of 52.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003ch2>The data shapes decisions\u003c/h2>\n\u003cp>Most of the deaths could be prevented, said Amy Garlin, Medical Director for Alameda County Health Care for the Homeless.\u003c/p>\n\u003cp>“You could say almost all of these deaths are preventable if you go far enough upstream,” Garlin said.\u003c/p>\n\u003cp>The largest share, 44% of the deaths among the homeless population, were caused by acute or chronic medical conditions, like heart disease, cancer, diabetes and infections. Some of those appear to have been more immediately avoidable, Garlin said. “If these people had had medical care, they may not have died this year.”\u003c/p>\n\u003cp>At an encampment along East 12th Street in Oakland, Angel Gonzalez, 40, remembered the friends he’d known there who had died. An asthma attack claimed one, exposure another and a third succumbed to a fever. Though Gonzalez said he didn’t know what had caused the fever, he said people are often sick, and rat bites are common.\u003c/p>\n\u003cp>“Health-wise here, it’s bad,” he said.\u003c/p>\n\u003cp>There’s frequent violence, too. Gonzalez described a drive-by shooting that killed one friend and wounded others. But what claims most people in the camp, he and others said, is overdoses.\u003c/p>\n\u003cp>“The fentanyl is killing mostly everybody,” Gonzalez said, explaining that people unwittingly use fentanyl-laced meth or other drugs. “It’s kind of scary.”\u003c/p>\n\u003cfigure id=\"attachment_11980551\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/news/2024/03/25/why-california-doesnt-know-how-many-people-are-dying-while-homeless/angel-gonzalez_qut/\" rel=\"attachment wp-att-11980551\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980551\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/Angel-Gonzalez_qut.jpg\" alt=\"a man stands in front of some cars and tents and belongings in an encampment\" width=\"1920\" height=\"1440\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/Angel-Gonzalez_qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/Angel-Gonzalez_qut-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/Angel-Gonzalez_qut-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/Angel-Gonzalez_qut-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/Angel-Gonzalez_qut-1536x1152.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Angel Gonzalez, 40, at an encampment on East 12th Street in Oakland, has seen many deaths at the camp, including from fevers, exposure, asthma attacks and gunshot wounds. But the most common cause by far is drug overdoses. \u003ccite>(Vanessa Rancano/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The mortality data compiled by Modersbach’s team reflects this, with an alarming rate of overdose deaths among unhoused residents that is 44 times the general population’s. In response, they’ve expanded their harm reduction services, focusing on naloxone distribution and installing dispensers in shelters.\u003c/p>\n\u003cp>At the East 12th Street camp, Gonzalez pointed out a purple dispenser on the street corner. Though Modersbach’s team had not installed it, it still proved lifesaving, Gonzalez said, when a friend recently used one of the naloxone sprays to reverse an overdose.\u003c/p>\n\u003cp>Alameda County Healthcare for the Homeless received \u003ca href=\"https://www.cdc.gov/drugoverdose/od2a/local.html\">a grant from the Centers for Disease Control and Prevention\u003c/a> in 2023 to fund overdose response, a key part of their strategy to reduce mortality, and Modersbach credits their data for helping them get it.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘You could say almost all of these deaths are preventable if you go far enough upstream.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Amy Garlin, Alameda County Health Care for the Homeless","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>In Minnesota, the only state with a statewide robust system for tracking homeless mortality, public health officials took a similar approach. A report on deaths between 2017 and 2021 showed unhoused people in the state were 10 times more likely than the general population to die of an overdose. Shortly after that data was released in 2023, state lawmakers passed drug overdose prevention legislation that expanded harm reduction and housing programs for people experiencing homelessness, decriminalized drug paraphernalia — a first for the U.S. — and funded “\u003ca href=\"https://mn.gov/dhs/people-we-serve/adults/health-care/alcohol-drugs-addictions/programs-and-services/safe-recovery-sites.jsp\">safe recovery sites\u003c/a>” that offer clean needles, fentanyl testing and will eventually offer supervised drug consumption.\u003c/p>\n\u003cp>“Having the data was really useful in making the case for some of those things, both with legislators and with the public and advocates,” said Josh Leopold, senior advisor on health, homelessness and housing at the Minnesota Department of Health.\u003c/p>\n\u003cp>Alameda County’s latest homeless mortality report is now prompting the team to focus on how to extend palliative care services to unhoused people with terminal illnesses. Garlin estimates almost one-fifth of those who died in 2022 would likely have been eligible for hospice care.\u003c/p>\n\u003ch2>What’s next in the ‘labor of love’\u003c/h2>\n\u003cp>Modersbach’s team is also working to automate the most tedious aspects of compiling the county’s homeless mortality report and aims to launch a public dashboard later this year that will make information available quarterly.\u003c/p>\n\u003cp>“The biggest challenge is that we do not have timely data that we can act upon more quickly because of the workarounds that we have to do to get an accurate count,” Modersbach said. “We’re almost always looking backwards.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11977614","hero":"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/021422-FRESNO-HOMELESS-LV-08-CM-1020x680.jpg","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>The county’s latest tally, for 2022, was released at the beginning of 2024.\u003c/p>\n\u003cp>Santa Cruz, San Diego, San Mateo, Sacramento, \u003ca href=\"http://publichealth.lacounty.gov/chie/\">Los Angeles\u003c/a> and \u003ca href=\"https://www.kqed.org/news/11820967/deaths-of-homeless-people-spike-in-san-francisco\">San Francisco\u003c/a> are among the counties with varying degrees of reporting on homeless deaths. In Santa Clara County, an early champion of this work, \u003ca href=\"https://data.sccgov.org/Health/Medical-Examiner-Coroner-Unhoused-Homeless-Deaths-/kemd-3zbq/data\">a public dashboard tracking homeless mortality is updated nightly\u003c/a>. A spokesperson for the Medical Examiner’s Office credited its partnership with a third-party vendor with allowing it to return results so quickly. So far this year, the dashboard listed 51 deaths.\u003c/p>\n\u003cp>Across the country, about two dozen jurisdictions have homeless mortality reports that are issued with some regularity, according to DiPietro of the National Healthcare for the Homeless Council, which tracks these efforts. But because the reporting isn’t standardized, it’s difficult to draw comparisons between them, she said.\u003c/p>\n\u003cfigure id=\"attachment_11979769\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://ww2.kqed.org/news/240315-david-modersbach-md-03-kqed-02/\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979769\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02.jpg\" alt=\"a computer screen shows a tally of numbers\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-DAVID-MODERSBACH-MD-03-KQED-02-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Statistics on homeless mortality in Alameda County on David Modersbach’s computer in his office in Oakland on March 15, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In California, despite the recent efforts to improve this tracking, limited resources will likely continue to hamper the reporting of homeless deaths. Since 2022, when the state added a field on death reports to indicate a person’s housing status, Modersbach has seen some evidence people are filling it out, but he worries many unhoused deaths will continue to go uncounted around the state because the funeral directors, coroners and physicians filling out the reports don’t often have the resources to determine whether someone was housed.\u003c/p>\n\u003cp>“This is a lonely, costly battle to just put all this information together, not a funded mandate,” he said. “It’s kind of a labor of love.”\u003c/p>\n\u003cp>In counties with well-established systems for tracking these deaths, Modersbach hopes AB 271, by Assemblymember Sharon Quirk-Silva (D-La Palma), will make a difference. The new law allows counties to create homeless death review committees and access sensitive information about people who died. The data, which includes medical, mental health and criminal records, goes beyond what Modersbach and his team have so far been able to collect, giving them greater insight into the circumstances surrounding a person’s death.\u003c/p>\n\u003cp>Alameda County assembled its death review committee last year, bringing together officials from several county agencies, homeless service providers and formerly unhoused people with the aim of finding ways to keep more people experiencing homelessness alive.\u003c/p>\n\u003cp>“It’s just getting started,” Modersbach said, “but this is the future for us.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980547/why-california-doesnt-know-how-many-people-are-dying-while-homeless","authors":["11276"],"categories":["news_457","news_6266","news_8"],"tags":["news_260","news_27626","news_25740","news_4020"],"featImg":"news_11980548","label":"news"},"news_11980592":{"type":"posts","id":"news_11980592","meta":{"index":"posts_1591205157","site":"news","id":"11980592","score":null,"sort":[1711285220000]},"guestAuthors":[],"slug":"recently-sold-a-home-you-might-get-part-of-your-realtor-fee-back","title":"Recently Sold a Home? You Might Get Part of Your Realtor Fee Back","publishDate":1711285220,"format":"standard","headTitle":"Recently Sold a Home? You Might Get Part of Your Realtor Fee Back | KQED","labelTerm":{"term":253,"site":"news"},"content":"\u003cp>Big changes are coming to the way people buy and sell houses in the United States. The National Association of Realtors settled a lawsuit last week that could up-end the way real estate agents are paid, doing away with the traditional agent’s commission of 5–6%. That’s prompting a reckoning for buyers, sellers and real estate agents. Here are six things to know.\u003c/p>\n\u003ch2>What if you already sold a house?\u003c/h2>\n\u003cp>As part of the settlement, the National Association of Realtors agreed to pay $418 million over the next four years. That’s in addition to $210 million that various brokerage firms had already agreed to pay. Lawyers will get a chunk of that money, but the rest will go to people who sold their homes in recent years and paid what critics argue were inflated real estate commissions. Eligibility depends on where you live, but in some parts of the country, the settlement covers people who sold homes as much as a decade ago.\u003c/p>\n\u003cp>“We don’t know the exact number, but we estimate it to be in the neighborhood of 40 or 50 million” people, says Benjamin Brown, co-chair of the anti-trust practice at Cohen Milstein, one of the law firms involved in the class-action case.\u003c/p>\n\u003cp>To find out if they’re entitled to compensation, sellers can check the lawyers’ website: \u003ca href=\"https://www.realestatecommissionlitigation.com/\">www.realestatecommissionlitigation.com\u003c/a>.\u003c/p>\n\u003ch2>How will this change real estate commissions?\u003c/h2>\n\u003cp>For decades, the norm in this country has been for the person selling a home to pay both her own agent and the buyer’s agent. What’s more, the buyer’s share of that commission had to be spelled out in order to advertise the home on the big regional listing sites. Realtors insist they never fixed those commissions, but as a practical matter, the public notice worked to set a standard — often in the neighborhood of 5 or 6%, split between the seller’s agent and the buyer’s agent.\u003c/p>\n\u003cp>[aside postID=news_11980019 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1468009097-1020x680.jpg']For a home priced at $400,000 — which is close to the national average — that works out to $20,000 to $24,000 in commissions — much higher than people in other countries typically pay. In Germany, commissions average 4.5%. In the U.K., they’re under 2%.\u003c/p>\n\u003cp>Starting in July, sellers will no longer have to spell out a commission for the buyer’s agent. Advocates say that should lead to more negotiation, more competition and ultimately lower costs.\u003c/p>\n\u003ch2>What increased negotiations mean for buyers and sellers?\u003c/h2>\n\u003cp>There’s going to be more opportunity to shop around, and likely a wider array of services, from deluxe agents who charge a premium price to discount agents with more limited services — similar to what exists in other markets like stock brokers and travel agents.\u003c/p>\n\u003cp>Sellers may be able to negotiate a flat fee to market their house, not connected to the selling price. Buyers may be able to purchase a la carte services — paying less if they do their own house-hunting on the Internet and more if they want to be chauffeured around to open houses.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Many sellers may decide not to pay the buyer’s agent, leaving buyers to shoulder that cost on their own, or go without an agent altogether.\u003c/p>\n\u003cp>Overall expenses are expected to be significantly lower, however. Economists at the \u003ca href=\"https://www.richmondfed.org/publications/research/economic_brief/2024/eb_24-08\">Federal Reserve Bank of Richmond\u003c/a> estimate the changes could save homebuyers $30 billion a year, with most of those savings coming out of the pockets of real estate agents.\u003c/p>\n\u003ch2>What does this mean for agents?\u003c/h2>\n\u003cp>Agents are still sorting out what this might mean for their business. When fees are more negotiable, agents will have to make the case for what they’re worth. But the best agents feel like they do that already.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Kevin Wilson, president, Greater Nashville Realtors\"]‘Do I think that Realtors have to learn to do business in a different way? Absolutely. But I also think this is a wrinkle in the landscape. Not a landmine.’[/pullquote]“Do I think that Realtors have to learn to do business in a different way? Absolutely,” says Kevin Wilson, president of the Greater Nashville Realtors. “But I also think this is a wrinkle in the landscape. Not a landmine.”\u003c/p>\n\u003cp>A drop in commissions might drive some agents into other lines of work, but that’s not necessarily a bad thing. The U.S. has 2.5 to 3 million real estate agents — which is far more than any other country, relative to the size of its housing market. For example, the U.S. has about six times more home sales each year than the U.K. does, but 26 times more agents.\u003c/p>\n\u003cp>“Do we see agents that work with buyers start to phase out of the business because they’re just not getting as many clients?” asks Jovani Ortiz, an agent on Long Island. “These are sort of the unknowns that most agents are looking at right now.”\u003c/p>\n\u003cp>While the commission pie is likely to shrink, it may be cut into fewer slices, so the remaining agents might end up making the same amount of money.\u003c/p>\n\u003ch2>With home prices and mortgage rates already high, how will homebuyers pay for their own agents?\u003c/h2>\n\u003cp>While sellers have traditionally paid buyers’ agents in the U.S. (and built that expense into the sales price of their home), many sellers may opt not to pay buyers’ agents in the future. In that case, buyers will have to pay their own agent out of pocket, on top of a down payment and other closing costs. Finding thousands of dollars to pay an agent could be a challenge, especially for first-time buyers, who typically have limited funds and also the greatest need for an agent’s guidance. First-time buyers accounted for just 26% of existing home sales in February — tying a record low.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Vanessa Perry, professor, George Washington University School of Business\"]‘Many first time buyers are already at the absolute max of what they’re able to borrow. They’re not going to be able to come up with any additional cash to pay their own agent’[/pullquote]“Many first time buyers are already at the absolute max of what they’re able to borrow,” says Vanessa Perry, a professor at George Washington University School of Business and a fellow at the Urban Institute’s Housing Policy Finance Center. “They’re not going to be able to come up with any additional cash to pay their own agent.”\u003c/p>\n\u003cdiv>\n\u003cp>Home sellers could still agree through negotiation to pay the buyer’s agent. But in a hot housing market, sellers may have little incentive to do so. Eventually, buyers may be able to fold the cost of their agent’s commission into their mortgage, stretching the payments out over the life of the loan. But that will require a change in mortgage underwriting rules. Over time, lower real estate commissions should lead to somewhat lower housing prices.\u003c/p>\n\u003ch2>What should people who are thinking of buying or selling in the next six months do?\u003c/h2>\n\u003cp>The settlement’s changes in commission rules take effect in July, just as many people will be shopping for homes ahead of a new school year. But it’s not clear how quickly the landscape will change. Buyers and sellers may want to talk with their agent about the costs and benefits of moving before the deadline or waiting until the new rules are in place. Remember, commissions account for $20,000 to $24,000 on a typical home. Still, that’s just one factor to consider when deciding when to buy or sell — along with interest rates, the supply of homes on the market and life circumstances like a new job or family member.\u003c/p>\n\u003c/div>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":null,"status":"publish","parent":0,"modified":1711158700,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":22,"wordCount":1385},"headData":{"title":"Recently Sold a Home? You Might Get Part of Your Realtor Fee Back | KQED","description":"Big changes are coming to the way people buy and sell houses in the United States. The National Association of Realtors settled a lawsuit last week that could up-end the way real estate agents are paid, doing away with the traditional agent’s commission of 5–6%. That’s prompting a reckoning for buyers, sellers and real estate","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"nprByline":"\u003ca href=\"https://www.npr.org/people/2788801/scott-horsley\">Scott Horsley\u003c/a>","excludeFromSiteSearch":"Include","showOnAuthorArchivePages":"No","articleAge":"0","path":"/news/11980592/recently-sold-a-home-you-might-get-part-of-your-realtor-fee-back","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Big changes are coming to the way people buy and sell houses in the United States. The National Association of Realtors settled a lawsuit last week that could up-end the way real estate agents are paid, doing away with the traditional agent’s commission of 5–6%. That’s prompting a reckoning for buyers, sellers and real estate agents. Here are six things to know.\u003c/p>\n\u003ch2>What if you already sold a house?\u003c/h2>\n\u003cp>As part of the settlement, the National Association of Realtors agreed to pay $418 million over the next four years. That’s in addition to $210 million that various brokerage firms had already agreed to pay. Lawyers will get a chunk of that money, but the rest will go to people who sold their homes in recent years and paid what critics argue were inflated real estate commissions. Eligibility depends on where you live, but in some parts of the country, the settlement covers people who sold homes as much as a decade ago.\u003c/p>\n\u003cp>“We don’t know the exact number, but we estimate it to be in the neighborhood of 40 or 50 million” people, says Benjamin Brown, co-chair of the anti-trust practice at Cohen Milstein, one of the law firms involved in the class-action case.\u003c/p>\n\u003cp>To find out if they’re entitled to compensation, sellers can check the lawyers’ website: \u003ca href=\"https://www.realestatecommissionlitigation.com/\">www.realestatecommissionlitigation.com\u003c/a>.\u003c/p>\n\u003ch2>How will this change real estate commissions?\u003c/h2>\n\u003cp>For decades, the norm in this country has been for the person selling a home to pay both her own agent and the buyer’s agent. What’s more, the buyer’s share of that commission had to be spelled out in order to advertise the home on the big regional listing sites. Realtors insist they never fixed those commissions, but as a practical matter, the public notice worked to set a standard — often in the neighborhood of 5 or 6%, split between the seller’s agent and the buyer’s agent.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11980019","hero":"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1468009097-1020x680.jpg","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>For a home priced at $400,000 — which is close to the national average — that works out to $20,000 to $24,000 in commissions — much higher than people in other countries typically pay. In Germany, commissions average 4.5%. In the U.K., they’re under 2%.\u003c/p>\n\u003cp>Starting in July, sellers will no longer have to spell out a commission for the buyer’s agent. Advocates say that should lead to more negotiation, more competition and ultimately lower costs.\u003c/p>\n\u003ch2>What increased negotiations mean for buyers and sellers?\u003c/h2>\n\u003cp>There’s going to be more opportunity to shop around, and likely a wider array of services, from deluxe agents who charge a premium price to discount agents with more limited services — similar to what exists in other markets like stock brokers and travel agents.\u003c/p>\n\u003cp>Sellers may be able to negotiate a flat fee to market their house, not connected to the selling price. Buyers may be able to purchase a la carte services — paying less if they do their own house-hunting on the Internet and more if they want to be chauffeured around to open houses.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Many sellers may decide not to pay the buyer’s agent, leaving buyers to shoulder that cost on their own, or go without an agent altogether.\u003c/p>\n\u003cp>Overall expenses are expected to be significantly lower, however. Economists at the \u003ca href=\"https://www.richmondfed.org/publications/research/economic_brief/2024/eb_24-08\">Federal Reserve Bank of Richmond\u003c/a> estimate the changes could save homebuyers $30 billion a year, with most of those savings coming out of the pockets of real estate agents.\u003c/p>\n\u003ch2>What does this mean for agents?\u003c/h2>\n\u003cp>Agents are still sorting out what this might mean for their business. When fees are more negotiable, agents will have to make the case for what they’re worth. But the best agents feel like they do that already.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Do I think that Realtors have to learn to do business in a different way? Absolutely. But I also think this is a wrinkle in the landscape. Not a landmine.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Kevin Wilson, president, Greater Nashville Realtors","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“Do I think that Realtors have to learn to do business in a different way? Absolutely,” says Kevin Wilson, president of the Greater Nashville Realtors. “But I also think this is a wrinkle in the landscape. Not a landmine.”\u003c/p>\n\u003cp>A drop in commissions might drive some agents into other lines of work, but that’s not necessarily a bad thing. The U.S. has 2.5 to 3 million real estate agents — which is far more than any other country, relative to the size of its housing market. For example, the U.S. has about six times more home sales each year than the U.K. does, but 26 times more agents.\u003c/p>\n\u003cp>“Do we see agents that work with buyers start to phase out of the business because they’re just not getting as many clients?” asks Jovani Ortiz, an agent on Long Island. “These are sort of the unknowns that most agents are looking at right now.”\u003c/p>\n\u003cp>While the commission pie is likely to shrink, it may be cut into fewer slices, so the remaining agents might end up making the same amount of money.\u003c/p>\n\u003ch2>With home prices and mortgage rates already high, how will homebuyers pay for their own agents?\u003c/h2>\n\u003cp>While sellers have traditionally paid buyers’ agents in the U.S. (and built that expense into the sales price of their home), many sellers may opt not to pay buyers’ agents in the future. In that case, buyers will have to pay their own agent out of pocket, on top of a down payment and other closing costs. Finding thousands of dollars to pay an agent could be a challenge, especially for first-time buyers, who typically have limited funds and also the greatest need for an agent’s guidance. First-time buyers accounted for just 26% of existing home sales in February — tying a record low.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Many first time buyers are already at the absolute max of what they’re able to borrow. They’re not going to be able to come up with any additional cash to pay their own agent’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Vanessa Perry, professor, George Washington University School of Business","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“Many first time buyers are already at the absolute max of what they’re able to borrow,” says Vanessa Perry, a professor at George Washington University School of Business and a fellow at the Urban Institute’s Housing Policy Finance Center. “They’re not going to be able to come up with any additional cash to pay their own agent.”\u003c/p>\n\u003cdiv>\n\u003cp>Home sellers could still agree through negotiation to pay the buyer’s agent. But in a hot housing market, sellers may have little incentive to do so. Eventually, buyers may be able to fold the cost of their agent’s commission into their mortgage, stretching the payments out over the life of the loan. But that will require a change in mortgage underwriting rules. Over time, lower real estate commissions should lead to somewhat lower housing prices.\u003c/p>\n\u003ch2>What should people who are thinking of buying or selling in the next six months do?\u003c/h2>\n\u003cp>The settlement’s changes in commission rules take effect in July, just as many people will be shopping for homes ahead of a new school year. But it’s not clear how quickly the landscape will change. Buyers and sellers may want to talk with their agent about the costs and benefits of moving before the deadline or waiting until the new rules are in place. Remember, commissions account for $20,000 to $24,000 on a typical home. Still, that’s just one factor to consider when deciding when to buy or sell — along with interest rates, the supply of homes on the market and life circumstances like a new job or family member.\u003c/p>\n\u003c/div>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980592/recently-sold-a-home-you-might-get-part-of-your-realtor-fee-back","authors":["byline_news_11980592"],"categories":["news_1758","news_6266","news_8"],"tags":["news_28791","news_1775","news_137","news_33923"],"affiliates":["news_253"],"featImg":"news_11980601","label":"news_253"},"news_11980565":{"type":"posts","id":"news_11980565","meta":{"index":"posts_1591205157","site":"news","id":"11980565","score":null,"sort":[1711209608000]},"guestAuthors":[],"slug":"the-feds-want-organizations-to-give-cash-straight-to-renters-but-who-will-pay-for-it","title":"The Feds Want Organizations to Give Cash Straight to Renters. But Who Will Pay for It?","publishDate":1711209608,"format":"standard","headTitle":"The Feds Want Organizations to Give Cash Straight to Renters. But Who Will Pay for It? | KQED","labelTerm":{},"content":"\u003cp>Guaranteed income has become a buzzword in California as the state struggles to stop people from getting priced out of their homes and landing on the streets.\u003c/p>\n\u003cp>The latest entity pushing to give cash directly to people in need isn’t a nonprofit or an uber-progressive politician — it’s a massive federal agency not typically known for its innovation.\u003c/p>\n\u003cp>The U.S. Department of Housing and Urban Development is encouraging local housing authorities to experiment with giving cash directly to renters in pilot programs it wants to track. It wants to know if this simplified method, which cuts down on red tape and puts more power in tenants’ hands, works better than its decades-old approach: a voucher system where money flows from the federal government to the local housing authority to the landlord’s pocket.\u003c/p>\n\u003cp>If the tests succeed, they could inspire national change.\u003c/p>\n\u003cp>“This could be a significant sea change in how HUD implements subsidies,” said Jimar Wilson, vice president of the Southern California market for national housing nonprofit Enterprise Community Partners, which is considering getting involved in the test program.\u003c/p>\n\u003cp>Advocates say the pilots could help more people find housing by making landlords less likely to discriminate against renters who get federal aid. At least one California housing authority — in Silicon Valley — is very interested in participating.\u003c/p>\n\u003cp>But nobody knows what these programs would look like and, most importantly, how they would be funded. Despite advocating for guaranteed income pilot programs, HUD said it can’t use federal money, placing the idea in limbo until funding sources come forward. Santa Clara County’s housing authority has pushed back on HUD’s claim that it can’t use federal money for this purpose.\u003c/p>\n\u003cp>[aside link1='https://www.kqed.org/podcasts/soldout,Sold Out - Rethinking Housing in America' hero='https://cdn.kqed.org/wp-content/uploads/sites/35/2023/10/horizontal-image-1020x574.png']“HUD doing this and being willing to look at the role of cash aid or direct cash assistance or subsidies in this way is moving in the right direction,” said Jennifer Loving, CEO of Santa Clara County-based nonprofit Destination: Home. “What would make it incredibly perfect is if they were championing new funding for this.”\u003c/p>\n\u003cp>HUD published \u003ca href=\"https://www.huduser.gov/portal/pdredge/pdr-edge-frm-asst-sec-090523.html\">an online article in September\u003c/a> calling for nonprofits to partner with it on cash-aid pilots, convened \u003ca href=\"https://www.huduser.gov/portal/event/quarterlyupdate-November2023.html#:~:text=On%20Thursday%2C%20November%2016%2C%202023,cash%20assistance%20programs%20and%20housing.\">an in-person event in November\u003c/a> to discuss cash aid and has been hosting monthly virtual meetings on the topic attended by nonprofits and housing authorities around the country.\u003c/p>\n\u003cp>HUD offered CalMatters an interview with one of the September article’s co-authors — then rescinded the offer two days later. Instead, a HUD spokesperson sent an emailed statement that referenced the article, November event, and monthly meetings but failed to address several of CalMatters’ questions.\u003c/p>\n\u003cp>“The Biden-Harris Administration has made strides to expand, streamline, and strengthen the (Housing Choice Voucher) program, including continuing to explore a broad range of actions to improve and expand rental assistance for low-income households,” spokesperson Andra Higgs wrote.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003ch2>Why give people cash?\u003c/h2>\n\u003cp>The idea of giving cash directly to people in need, known as guaranteed income, is \u003ca href=\"https://calmatters.org/california-divide/2023/02/universal-basic-income/\">swiftly gaining traction in California\u003c/a>. Nonprofits, \u003ca href=\"https://www.kqed.org/forum/2010101895209/concord-launches-guaranteed-income-pilot-as-programs-gain-traction-in-the-bay-area\">cities\u003c/a> and counties throughout the state have launched \u003ca href=\"https://calmatters.org/california-divide/2024/01/guaranteed-income-program/\">dozens\u003c/a> of \u003ca href=\"https://www.kqed.org/news/11934613/gift-is-san-franciscos-guaranteed-income-program-for-transgender-people-heres-how-to-apply\">local programs\u003c/a>. Even Gov. Gavin Newsom recently \u003ca href=\"https://www.cdss.ca.gov/Portals/13/Press%20Releases/2023/CDSS-News-Release-Guaranteed-Income-Pilots.pdf\">set aside $35 million (PDF)\u003c/a> to fund a handful of programs testing the idea. \u003ca href=\"https://www.kqed.org/news/11946467/study-shows-limits-of-stocktons-guaranteed-income-program-during-pandemic\">Early results\u003c/a> suggest this model has helped people become more financially stable.\u003c/p>\n\u003cp>Philadelphia is already \u003ca href=\"https://phdcphila.org/residents-and-landlords/homebuyers-and-renters/phlhousing-plus/\">testing giving 300 renters cash instead of housing vouchers\u003c/a> — a program \u003ca href=\"https://www.npr.org/2024/03/19/1238053555/rent-cash-philadelphia-hud-housing-vouchers\">HUD is keeping a close eye on\u003c/a>.\u003c/p>\n\u003cp>So far, cash aid programs have been limited to scattered, small-scale, temporary pilots that lack the resources to scale up. HUD jumping into the ring marks the first time a federal agency is taking a cohesive look at the model and potentially creating a path for it to influence national policy.\u003c/p>\n\u003cp>“That’s what’s exciting about this, the fact that the initial call has come from HUD,” said Alexa Rosenberg, who co-leads Enterprise’s economic mobility initiatives.\u003c/p>\n\u003cp>HUD operates the country’s Housing Choice Voucher program (also known as Section 8), which doles out vouchers to low-income tenants who can’t afford market-rate rent. The program started in the 1970s as an alternative to place-based subsidized housing. Instead of having to rent an apartment in a building specifically designated as affordable housing, the tenant can use the voucher to pay a portion of the rent at any market-rate property. Payments under the voucher system go directly to the landlord, who first has to pass a housing inspection. Tenants pay 30% of their income toward rent, and the voucher covers the rest.\u003c/p>\n\u003cp>That system, which is a cornerstone of America’s subsidized housing program, has several problems. People languish for years on waitlists before they get a voucher, and many never get one at all. \u003ca href=\"https://www.cbpp.org/research/housing/families-wait-years-for-housing-vouchers-due-to-inadequate-funding\">Only about one in four households\u003c/a> eligible for rental assistance receives it, according to the Center on Budget and Policy Priorities.\u003c/p>\n\u003cp>For those tenants lucky enough to score a voucher, \u003ca href=\"https://www.huduser.gov/portal/portal/sites/default/files/pdf/Voucher-Success_Rates.pdf\">about 40% can’t use it (PDF)\u003c/a>: They either can’t find an apartment that meets HUD’s requirements or a landlord willing to accept the voucher, according to HUD data. Though California prohibits landlords from discriminating against a potential tenant based on their source of income, \u003ca href=\"https://www.latimes.com/california/story/2022-11-19/california-outlawed-section-8-housing-discrimination-why-it-still-persists\">many still refuse to rent to voucher-holders\u003c/a>.\u003c/p>\n\u003cp>The direct cash program could eliminate some of those issues. \u003ca href=\"https://www.huduser.gov/portal/sites/default/files/pdredge/DRA-proposal-9-5-23.pdf\">The housing department (PDF)\u003c/a> envisions allowing the tenant to inspect their own unit rather than having to wait for an official inspection from their local housing authority. And the landlord would not have to sign a contract with the housing authority. Instead, the renter would pay the landlord directly, just like any other renter. Advocates say that could help prevent discrimination.\u003c/p>\n\u003cp>Santa Clara County’s housing authority is “very interested” in participating, said deputy executive director Angie Garcia-Nguyen. Her team has been attending monthly virtual meetings hosted by HUD.\u003c/p>\n\u003cp>“We thought this would be a good opportunity to learn where we have been a barrier in folks achieving housing,” she said.\u003c/p>\n\u003cp>Margarita Lares, chief programs officer for the Housing Authority of the City of Los Angeles, is less convinced. She worries that without oversight, renters will spend the cash they get from this program on things other than rent — leaving their landlords in the lurch.\u003c/p>\n\u003cp>Not everyone within HUD is convinced cash is necessarily the answer, either. The current voucher system is working, said Richard Monocchio, principal deputy assistant secretary of HUD’s Office of Public and Indian Housing. He called it “the best homelessness prevention program of all time.” While he said he has nothing against testing cash aid, he doesn’t think it will prevent discrimination, and he’s focused instead on increasing resources for the existing program.\u003c/p>\n\u003cp>“I don’t want to do anything to diminish this program,” he said. “I mean, it’s the largest rental assistance program in history, and it works.”\u003c/p>\n\u003cfigure id=\"attachment_11980574\" class=\"wp-caption aligncenter\" style=\"max-width: 1024px\">\u003ca href=\"https://ww2.kqed.org/news/2024/03/23/the-feds-want-organizations-to-give-cash-straight-to-renters-but-who-will-pay-for-it/sfchroniclehousingcrunch/\" rel=\"attachment wp-att-11980574\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980574\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817.jpg\" alt=\"\" width=\"1024\" height=\"683\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817.jpg 1024w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817-800x534.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817-160x107.jpg 160w\" sizes=\"(max-width: 1024px) 100vw, 1024px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">With the housing crisis in California, many nonprofit groups and advocates are eager for new ways to improve access to affordable housing. \u003ccite>(Gabrielle Lurie/The San Francisco Chronicle via Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>So, who’s paying for this?\u003c/h2>\n\u003cp>Santa Clara County’s main hang-up when it comes to a cash-aid pilot? A lack of money.\u003c/p>\n\u003cp>\u003ca href=\"https://www.huduser.gov/portal/pdredge/pdr-edge-frm-asst-sec-090523.html\">HUD said it doesn’t have the authority\u003c/a> to use federal funds to pay for this experiment. Garcia-Nguyen disagrees. She said Santa Clara County, as part of \u003ca href=\"https://www.hud.gov/mtw\">HUD’s Moving to Work program\u003c/a> — which is supposed to fund innovation — should be allowed to use federal dollars.\u003c/p>\n\u003cp>Without federal money, Garcia-Nguyen doesn’t see a way forward. Their average housing voucher payment is $2,200 per month. HUD envisions these pilots lasting up to four years, and experts say each one likely would need a few hundred people in order to demonstrate convincing results.\u003c/p>\n\u003cp>“We’re going to need a lot of money,” Garcia-Nguyen said.\u003c/p>\n\u003cp>HUD has indicated it will reconsider its position on Moving to Work funds, Garcia-Nguyen said, and now they’re waiting for the agency’s final determination.\u003c/p>\n\u003cp>HUD declined to comment to CalMatters on the funding question.\u003c/p>\n\u003cp>In the meantime, HUD expects nonprofits to pay for this effort. But so far, none has committed.\u003c/p>\n\u003cp>“We haven’t seen our members jumping at this,” said Amanda Misiko Andere, CEO of Funders Together to End Homelessness, an organization made up of homelessness nonprofits.\u003c/p>\n\u003cp>[pullquote size=\"medium\" align=\"right\" citation=\"Angie Garcia-Nguyen, Santa Clara County housing authority\"]‘We’re going to need a lot of money.’[/pullquote]Housing organizations generally support the concept of cash aid, but are reluctant to be the first one to throw their hat in the ring, said Jeanne Fekade-Sellassie, executive director of Funders for Housing and Opportunity. Before they commit, they want more details about what the programs will look like.\u003c/p>\n\u003cp>So far, HUD’s best bet is likely Enterprise. The national housing nonprofit could act as an umbrella agency that helps coordinate the pilots — making sure they operate with similar guidelines, setting evaluation metrics and bringing together funders, Rosenberg said.\u003c/p>\n\u003cp>Enterprise wants a year to plan its approach, pick locations for pilots and identify resources. Just to fund that year of planning, Enterprise will need about $850,000, Rosenberg said. After that, she estimates it would cost between $4.7 million and $7.7 million to fund each pilot for between three and five years, plus an additional $2 or $3 million in infrastructure costs. She hopes they launch at least five pilots.\u003c/p>\n\u003cp>But Enterprise isn’t committing to anything until it has funding in hand.\u003c/p>\n\u003ch2>What comes next for HUD rent experiment?\u003c/h2>\n\u003cp>Even if these pilot programs get off the ground and succeed — essentially proving to the federal government that cash payments work — what happens next is unclear. HUD has promised to watch these pilots carefully and learn from them, and if they work, it could use the data to encourage Congress to fund larger programs where HUD plays a bigger role.\u003c/p>\n\u003cp>Any overarching change to the way HUD doles out housing assistance also would require Congressional approval, which is no small feat. That could take years if it happens at all.\u003c/p>\n\u003cp>But in the meantime, HUD could incorporate the change into its policy in smaller ways. For example, HUD could decide that the roughly 130 members of its Moving to Work program (including Santa Clara County) can give cash directly to renters, Rosenberg said.\u003c/p>\n\u003cp>Garcia-Nguyen hopes the pilot program will help spark some sort of federal change.\u003c/p>\n\u003cp>“Would I see it in my lifetime? I don’t know,” she said. “But I hope to at least be part of it, part of what helped discover it.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"The U.S. Department of Housing and Urban Development wants to study pilot programs that give cash straight to renters — instead of vouchers.","status":"publish","parent":0,"modified":1711391953,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":43,"wordCount":1879},"headData":{"title":"The Feds Want Organizations to Give Cash Straight to Renters. But Who Will Pay for It? | KQED","description":"The U.S. Department of Housing and Urban Development wants to study pilot programs that give cash straight to renters — instead of vouchers.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"source":"CalMatters","sourceUrl":"https://calmatters.org/housing/homelessness/2024/03/california-renters-federal-cash/","sticky":false,"nprByline":"\u003ca href=\"https://calmatters.org/author/marisa-kendall/\">Marisa Kendall\u003c/a>","excludeFromSiteSearch":"Include","showOnAuthorArchivePages":"No","articleAge":"0","path":"/news/11980565/the-feds-want-organizations-to-give-cash-straight-to-renters-but-who-will-pay-for-it","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Guaranteed income has become a buzzword in California as the state struggles to stop people from getting priced out of their homes and landing on the streets.\u003c/p>\n\u003cp>The latest entity pushing to give cash directly to people in need isn’t a nonprofit or an uber-progressive politician — it’s a massive federal agency not typically known for its innovation.\u003c/p>\n\u003cp>The U.S. Department of Housing and Urban Development is encouraging local housing authorities to experiment with giving cash directly to renters in pilot programs it wants to track. It wants to know if this simplified method, which cuts down on red tape and puts more power in tenants’ hands, works better than its decades-old approach: a voucher system where money flows from the federal government to the local housing authority to the landlord’s pocket.\u003c/p>\n\u003cp>If the tests succeed, they could inspire national change.\u003c/p>\n\u003cp>“This could be a significant sea change in how HUD implements subsidies,” said Jimar Wilson, vice president of the Southern California market for national housing nonprofit Enterprise Community Partners, which is considering getting involved in the test program.\u003c/p>\n\u003cp>Advocates say the pilots could help more people find housing by making landlords less likely to discriminate against renters who get federal aid. At least one California housing authority — in Silicon Valley — is very interested in participating.\u003c/p>\n\u003cp>But nobody knows what these programs would look like and, most importantly, how they would be funded. Despite advocating for guaranteed income pilot programs, HUD said it can’t use federal money, placing the idea in limbo until funding sources come forward. Santa Clara County’s housing authority has pushed back on HUD’s claim that it can’t use federal money for this purpose.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"link1":"https://www.kqed.org/podcasts/soldout,Sold Out - Rethinking Housing in America","hero":"https://cdn.kqed.org/wp-content/uploads/sites/35/2023/10/horizontal-image-1020x574.png","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“HUD doing this and being willing to look at the role of cash aid or direct cash assistance or subsidies in this way is moving in the right direction,” said Jennifer Loving, CEO of Santa Clara County-based nonprofit Destination: Home. “What would make it incredibly perfect is if they were championing new funding for this.”\u003c/p>\n\u003cp>HUD published \u003ca href=\"https://www.huduser.gov/portal/pdredge/pdr-edge-frm-asst-sec-090523.html\">an online article in September\u003c/a> calling for nonprofits to partner with it on cash-aid pilots, convened \u003ca href=\"https://www.huduser.gov/portal/event/quarterlyupdate-November2023.html#:~:text=On%20Thursday%2C%20November%2016%2C%202023,cash%20assistance%20programs%20and%20housing.\">an in-person event in November\u003c/a> to discuss cash aid and has been hosting monthly virtual meetings on the topic attended by nonprofits and housing authorities around the country.\u003c/p>\n\u003cp>HUD offered CalMatters an interview with one of the September article’s co-authors — then rescinded the offer two days later. Instead, a HUD spokesperson sent an emailed statement that referenced the article, November event, and monthly meetings but failed to address several of CalMatters’ questions.\u003c/p>\n\u003cp>“The Biden-Harris Administration has made strides to expand, streamline, and strengthen the (Housing Choice Voucher) program, including continuing to explore a broad range of actions to improve and expand rental assistance for low-income households,” spokesperson Andra Higgs wrote.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003ch2>Why give people cash?\u003c/h2>\n\u003cp>The idea of giving cash directly to people in need, known as guaranteed income, is \u003ca href=\"https://calmatters.org/california-divide/2023/02/universal-basic-income/\">swiftly gaining traction in California\u003c/a>. Nonprofits, \u003ca href=\"https://www.kqed.org/forum/2010101895209/concord-launches-guaranteed-income-pilot-as-programs-gain-traction-in-the-bay-area\">cities\u003c/a> and counties throughout the state have launched \u003ca href=\"https://calmatters.org/california-divide/2024/01/guaranteed-income-program/\">dozens\u003c/a> of \u003ca href=\"https://www.kqed.org/news/11934613/gift-is-san-franciscos-guaranteed-income-program-for-transgender-people-heres-how-to-apply\">local programs\u003c/a>. Even Gov. Gavin Newsom recently \u003ca href=\"https://www.cdss.ca.gov/Portals/13/Press%20Releases/2023/CDSS-News-Release-Guaranteed-Income-Pilots.pdf\">set aside $35 million (PDF)\u003c/a> to fund a handful of programs testing the idea. \u003ca href=\"https://www.kqed.org/news/11946467/study-shows-limits-of-stocktons-guaranteed-income-program-during-pandemic\">Early results\u003c/a> suggest this model has helped people become more financially stable.\u003c/p>\n\u003cp>Philadelphia is already \u003ca href=\"https://phdcphila.org/residents-and-landlords/homebuyers-and-renters/phlhousing-plus/\">testing giving 300 renters cash instead of housing vouchers\u003c/a> — a program \u003ca href=\"https://www.npr.org/2024/03/19/1238053555/rent-cash-philadelphia-hud-housing-vouchers\">HUD is keeping a close eye on\u003c/a>.\u003c/p>\n\u003cp>So far, cash aid programs have been limited to scattered, small-scale, temporary pilots that lack the resources to scale up. HUD jumping into the ring marks the first time a federal agency is taking a cohesive look at the model and potentially creating a path for it to influence national policy.\u003c/p>\n\u003cp>“That’s what’s exciting about this, the fact that the initial call has come from HUD,” said Alexa Rosenberg, who co-leads Enterprise’s economic mobility initiatives.\u003c/p>\n\u003cp>HUD operates the country’s Housing Choice Voucher program (also known as Section 8), which doles out vouchers to low-income tenants who can’t afford market-rate rent. The program started in the 1970s as an alternative to place-based subsidized housing. Instead of having to rent an apartment in a building specifically designated as affordable housing, the tenant can use the voucher to pay a portion of the rent at any market-rate property. Payments under the voucher system go directly to the landlord, who first has to pass a housing inspection. Tenants pay 30% of their income toward rent, and the voucher covers the rest.\u003c/p>\n\u003cp>That system, which is a cornerstone of America’s subsidized housing program, has several problems. People languish for years on waitlists before they get a voucher, and many never get one at all. \u003ca href=\"https://www.cbpp.org/research/housing/families-wait-years-for-housing-vouchers-due-to-inadequate-funding\">Only about one in four households\u003c/a> eligible for rental assistance receives it, according to the Center on Budget and Policy Priorities.\u003c/p>\n\u003cp>For those tenants lucky enough to score a voucher, \u003ca href=\"https://www.huduser.gov/portal/portal/sites/default/files/pdf/Voucher-Success_Rates.pdf\">about 40% can’t use it (PDF)\u003c/a>: They either can’t find an apartment that meets HUD’s requirements or a landlord willing to accept the voucher, according to HUD data. Though California prohibits landlords from discriminating against a potential tenant based on their source of income, \u003ca href=\"https://www.latimes.com/california/story/2022-11-19/california-outlawed-section-8-housing-discrimination-why-it-still-persists\">many still refuse to rent to voucher-holders\u003c/a>.\u003c/p>\n\u003cp>The direct cash program could eliminate some of those issues. \u003ca href=\"https://www.huduser.gov/portal/sites/default/files/pdredge/DRA-proposal-9-5-23.pdf\">The housing department (PDF)\u003c/a> envisions allowing the tenant to inspect their own unit rather than having to wait for an official inspection from their local housing authority. And the landlord would not have to sign a contract with the housing authority. Instead, the renter would pay the landlord directly, just like any other renter. Advocates say that could help prevent discrimination.\u003c/p>\n\u003cp>Santa Clara County’s housing authority is “very interested” in participating, said deputy executive director Angie Garcia-Nguyen. Her team has been attending monthly virtual meetings hosted by HUD.\u003c/p>\n\u003cp>“We thought this would be a good opportunity to learn where we have been a barrier in folks achieving housing,” she said.\u003c/p>\n\u003cp>Margarita Lares, chief programs officer for the Housing Authority of the City of Los Angeles, is less convinced. She worries that without oversight, renters will spend the cash they get from this program on things other than rent — leaving their landlords in the lurch.\u003c/p>\n\u003cp>Not everyone within HUD is convinced cash is necessarily the answer, either. The current voucher system is working, said Richard Monocchio, principal deputy assistant secretary of HUD’s Office of Public and Indian Housing. He called it “the best homelessness prevention program of all time.” While he said he has nothing against testing cash aid, he doesn’t think it will prevent discrimination, and he’s focused instead on increasing resources for the existing program.\u003c/p>\n\u003cp>“I don’t want to do anything to diminish this program,” he said. “I mean, it’s the largest rental assistance program in history, and it works.”\u003c/p>\n\u003cfigure id=\"attachment_11980574\" class=\"wp-caption aligncenter\" style=\"max-width: 1024px\">\u003ca href=\"https://ww2.kqed.org/news/2024/03/23/the-feds-want-organizations-to-give-cash-straight-to-renters-but-who-will-pay-for-it/sfchroniclehousingcrunch/\" rel=\"attachment wp-att-11980574\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980574\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817.jpg\" alt=\"\" width=\"1024\" height=\"683\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817.jpg 1024w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817-800x534.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817-160x107.jpg 160w\" sizes=\"(max-width: 1024px) 100vw, 1024px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">With the housing crisis in California, many nonprofit groups and advocates are eager for new ways to improve access to affordable housing. \u003ccite>(Gabrielle Lurie/The San Francisco Chronicle via Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>So, who’s paying for this?\u003c/h2>\n\u003cp>Santa Clara County’s main hang-up when it comes to a cash-aid pilot? A lack of money.\u003c/p>\n\u003cp>\u003ca href=\"https://www.huduser.gov/portal/pdredge/pdr-edge-frm-asst-sec-090523.html\">HUD said it doesn’t have the authority\u003c/a> to use federal funds to pay for this experiment. Garcia-Nguyen disagrees. She said Santa Clara County, as part of \u003ca href=\"https://www.hud.gov/mtw\">HUD’s Moving to Work program\u003c/a> — which is supposed to fund innovation — should be allowed to use federal dollars.\u003c/p>\n\u003cp>Without federal money, Garcia-Nguyen doesn’t see a way forward. Their average housing voucher payment is $2,200 per month. HUD envisions these pilots lasting up to four years, and experts say each one likely would need a few hundred people in order to demonstrate convincing results.\u003c/p>\n\u003cp>“We’re going to need a lot of money,” Garcia-Nguyen said.\u003c/p>\n\u003cp>HUD has indicated it will reconsider its position on Moving to Work funds, Garcia-Nguyen said, and now they’re waiting for the agency’s final determination.\u003c/p>\n\u003cp>HUD declined to comment to CalMatters on the funding question.\u003c/p>\n\u003cp>In the meantime, HUD expects nonprofits to pay for this effort. But so far, none has committed.\u003c/p>\n\u003cp>“We haven’t seen our members jumping at this,” said Amanda Misiko Andere, CEO of Funders Together to End Homelessness, an organization made up of homelessness nonprofits.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘We’re going to need a lot of money.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Angie Garcia-Nguyen, Santa Clara County housing authority","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Housing organizations generally support the concept of cash aid, but are reluctant to be the first one to throw their hat in the ring, said Jeanne Fekade-Sellassie, executive director of Funders for Housing and Opportunity. Before they commit, they want more details about what the programs will look like.\u003c/p>\n\u003cp>So far, HUD’s best bet is likely Enterprise. The national housing nonprofit could act as an umbrella agency that helps coordinate the pilots — making sure they operate with similar guidelines, setting evaluation metrics and bringing together funders, Rosenberg said.\u003c/p>\n\u003cp>Enterprise wants a year to plan its approach, pick locations for pilots and identify resources. Just to fund that year of planning, Enterprise will need about $850,000, Rosenberg said. After that, she estimates it would cost between $4.7 million and $7.7 million to fund each pilot for between three and five years, plus an additional $2 or $3 million in infrastructure costs. She hopes they launch at least five pilots.\u003c/p>\n\u003cp>But Enterprise isn’t committing to anything until it has funding in hand.\u003c/p>\n\u003ch2>What comes next for HUD rent experiment?\u003c/h2>\n\u003cp>Even if these pilot programs get off the ground and succeed — essentially proving to the federal government that cash payments work — what happens next is unclear. HUD has promised to watch these pilots carefully and learn from them, and if they work, it could use the data to encourage Congress to fund larger programs where HUD plays a bigger role.\u003c/p>\n\u003cp>Any overarching change to the way HUD doles out housing assistance also would require Congressional approval, which is no small feat. That could take years if it happens at all.\u003c/p>\n\u003cp>But in the meantime, HUD could incorporate the change into its policy in smaller ways. For example, HUD could decide that the roughly 130 members of its Moving to Work program (including Santa Clara County) can give cash directly to renters, Rosenberg said.\u003c/p>\n\u003cp>Garcia-Nguyen hopes the pilot program will help spark some sort of federal change.\u003c/p>\n\u003cp>“Would I see it in my lifetime? I don’t know,” she said. “But I hope to at least be part of it, part of what helped discover it.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980565/the-feds-want-organizations-to-give-cash-straight-to-renters-but-who-will-pay-for-it","authors":["byline_news_11980565"],"categories":["news_6266","news_8"],"tags":["news_3921","news_829","news_20809"],"affiliates":["news_18481"],"featImg":"news_11980571","label":"source_news_11980565"},"news_11980492":{"type":"posts","id":"news_11980492","meta":{"index":"posts_1591205157","site":"news","id":"11980492","score":null,"sort":[1711139574000]},"guestAuthors":[],"slug":"berkeley-voters-could-face-competing-tenant-protection-measures-in-november","title":"Berkeley Voters Could Face Competing Tenant Protection Measures in November","publishDate":1711139574,"format":"standard","headTitle":"Berkeley Voters Could Face Competing Tenant Protection Measures in November | KQED","labelTerm":{"site":"news"},"content":"\u003cp>Berkeley landlords aim to get a measure on the November ballot that would de-fang the city’s rent board and dedicate more money for rent relief — an initiative that could potentially set the stage for dueling ballot measures between landlord and tenant groups.\u003c/p>\n\u003cp>It’s the latest effort by Bay Area property owners to fight tenant protections at the ballot box. In Concord, a referendum drive is underway to undo the city’s recently adopted rent control plan. A \u003ca href=\"https://www.kqed.org/news/11977071/larkspur-voters-to-decide-future-of-rent-control-in-their-city\">similar referendum\u003c/a> in Larkspur narrowly failed earlier this month.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Krista Gulbransen, executive director, Berkeley Property Owners Association\"]‘I think the voters are ready for a citizens’ initiative like this one. I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.’[/pullquote]Property owners in Berkeley began gathering signatures on Thursday in hopes of putting their own initiative on the ballot that would make sweeping changes to the city’s rent board, modify grounds for evictions, and exempt more properties from the city’s rent stabilization and eviction ordinance. The plan also calls for a rent relief fund for certain tenants who can’t pay, among other changes.\u003c/p>\n\u003cp>“I think the voters are ready for a citizens’ initiative like this one,” said Krista Gulbransen, executive director of the Berkeley Property Owners Association, which is behind the effort. “I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.”\u003c/p>\n\u003cp>The effort follows one from renters’ advocates, who have been collecting signatures since early March for their own measure that would strengthen the city’s tenant protections. In a statement, rent board chair Leah Simon-Weisberg blasted the property owners’ proposal.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos,” Simon-Weisberg said. “Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.”\u003c/p>\n\u003cp>The property owners’ initiative would exempt more owner-occupied properties from the city’s rent stabilization and eviction ordinance, raise the rent cap slightly to 7.1%, and allow landlords to negotiate with tenants for even higher increases in exchange for more services or amenities.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Leah Simon-Weisberg, chair, Berkeley Rent Board\"]‘I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos. Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.’[/pullquote]But perhaps the most substantial of its proposed changes are to the city’s rent board. It would strip the rent board of certain powers, including eliminating its ability to reduce rents in the case of tenant relocation or repairs, determine whether property owners comply with health and safety laws, and intervene as an interested party in lawsuits. It would also eliminate commissioners’ salaries and require the board to be audited every three years.\u003c/p>\n\u003cp>Should the proposal be challenged in court, the city must defend the initiative and protect its proponents from damages.\u003c/p>\n\u003cp>For the rent relief fund proposed in the initiative, Gulbransen said property owners are still reeling from rents lost during the pandemic.\u003c/p>\n\u003cp>“This rent relief fund is critical,” she said. “I have property owners who are still struggling.”\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"news_11977071,news_11970062,news_11975969\"]Gulbransen has \u003ca href=\"https://www.berkeleyside.org/2017/03/31/opinion-berkeley-done-bait-switch-using-housing-funds-buy-new-council-chambers\">criticized city leaders\u003c/a> for misusing money from the measure. The Berkeley Property Owners Association sponsored a competing initiative at the time, Measure DD, that would have implemented a more modest tax increase. Voters rejected that measure \u003ca href=\"https://www.berkeleyside.org/2016/10/12/real-estate-interests-spend-big-in-berkeley-to-defeat-spike-in-rental-tax\">despite landlords spending over $780,000\u003c/a>.\u003c/p>\n\u003cp>The association’s initiative would ensure that a portion of the 2016 tax is dedicated to rent relief, raising an estimated $1.2 million annually and creating a new committee to oversee the program.\u003c/p>\n\u003cp>Berkeley’s current rent relief fund, the \u003ca href=\"https://berkeleyca.gov/community-recreation/affordable-housing-berkeley/housing-retention-program\">Housing Retention Program\u003c/a>, is administered by the Eviction Defense Center. Anne Tamiko Omura, Executive Director of the center, called the program one of the best in the Bay Area.\u003c/p>\n\u003cp>“It has put millions of dollars into landlord pockets and kept hundreds of low-income tenants housed,” she wrote in an email to KQED. “My gut reaction is, ‘If it ain’t broken, don’t fix it.'”\u003c/p>\n\u003cp>Berkeley Rent Board Vice Chair Soli Alpert said he wants to see more money dedicated to the city’s existing rent relief fund, but he’s critical of the association’s proposal, dismissing it as “a distraction.”\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Anne Tamiko Omura, executive director, Eviction Defense Center\"]‘My gut reaction is, ‘If it ain’t broken, don’t fix it.”[/pullquote]“I don’t think the landlords should be in charge of what happens with the landlord tax,” he said. “Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.”\u003c/p>\n\u003cp>Simon-Weisberg and Alpert are the proponents behind another ballot measure, developed and approved by the rent board. It would strengthen existing renter protections by removing an exception for two-unit rentals that were grandfathered into the Berkeley Rent Stabilization Ordinance, subjecting them to both rent control and just-cause protections.\u003c/p>\n\u003cp>The proposed Berkeley Tenant Protection and Right to Organize Act would also establish the right to form tenant associations. With support from 50% plus one occupied units in a complex, tenants could form a union and demand their landlord negotiate over grievances.\u003c/p>\n\u003cp>San Francisco became the first city in the country to pass such \u003ca href=\"https://www.sf.gov/news/new-legislation-tenant-organizing-and-tenant-associations#:~:text=The%20Right%2DTo%2DOrganize%20legislation,surveys)%20to%20ascertain%20interest%20in\">right-to-organize legislation\u003c/a> in 2022.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Soli Alpert, vice chair, Berkeley Rent Board\"]‘I don’t think the landlords should be in charge of what happens with the landlord tax. Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.’[/pullquote]The initiative by the Berkeley Property Owners Association would establish a higher threshold for creating a tenants’ union, requiring two-thirds of occupied rental units to sign on. Owners would have to confer with associations in good faith, but unlike the tenant advocates’ proposal, the rent board wouldn’t have the authority to define the terms of a “good faith” negotiation.\u003c/p>\n\u003cp>The property owners’ proposal also seeks a less restrictive form of eviction protection than what the tenant advocates are seeking. Under the tenants’ plan, renters couldn’t be evicted if they owe less than the equivalent of one month’s fair market rent — an amount determined by the federal Department of Housing and Urban Development.\u003c/p>\n\u003cp>Under the property owners’ proposal, evictions would be prohibited if the tenant owes less than one month of the rent outlined in their lease agreement unless they haven’t paid for more than 90 days, among a few other modifications.\u003c/p>\n\u003cp>Gulbransen said the association added these changes in response to the tenants’ proposed ballot initiative in the hopes that it would entice more voters to support their competing proposal.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"Landlords and tenant advocates are gathering signatures to put competing rent control and tenant protection measures on the November ballot.","status":"publish","parent":0,"modified":1711141817,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":26,"wordCount":1282},"headData":{"title":"Berkeley Voters Could Face Competing Tenant Protection Measures in November | KQED","description":"Landlords and tenant advocates are gathering signatures to put competing rent control and tenant protection measures on the November ballot.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980492/berkeley-voters-could-face-competing-tenant-protection-measures-in-november","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Berkeley landlords aim to get a measure on the November ballot that would de-fang the city’s rent board and dedicate more money for rent relief — an initiative that could potentially set the stage for dueling ballot measures between landlord and tenant groups.\u003c/p>\n\u003cp>It’s the latest effort by Bay Area property owners to fight tenant protections at the ballot box. In Concord, a referendum drive is underway to undo the city’s recently adopted rent control plan. A \u003ca href=\"https://www.kqed.org/news/11977071/larkspur-voters-to-decide-future-of-rent-control-in-their-city\">similar referendum\u003c/a> in Larkspur narrowly failed earlier this month.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I think the voters are ready for a citizens’ initiative like this one. I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Krista Gulbransen, executive director, Berkeley Property Owners Association","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Property owners in Berkeley began gathering signatures on Thursday in hopes of putting their own initiative on the ballot that would make sweeping changes to the city’s rent board, modify grounds for evictions, and exempt more properties from the city’s rent stabilization and eviction ordinance. The plan also calls for a rent relief fund for certain tenants who can’t pay, among other changes.\u003c/p>\n\u003cp>“I think the voters are ready for a citizens’ initiative like this one,” said Krista Gulbransen, executive director of the Berkeley Property Owners Association, which is behind the effort. “I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.”\u003c/p>\n\u003cp>The effort follows one from renters’ advocates, who have been collecting signatures since early March for their own measure that would strengthen the city’s tenant protections. In a statement, rent board chair Leah Simon-Weisberg blasted the property owners’ proposal.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos,” Simon-Weisberg said. “Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.”\u003c/p>\n\u003cp>The property owners’ initiative would exempt more owner-occupied properties from the city’s rent stabilization and eviction ordinance, raise the rent cap slightly to 7.1%, and allow landlords to negotiate with tenants for even higher increases in exchange for more services or amenities.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos. Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Leah Simon-Weisberg, chair, Berkeley Rent Board","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>But perhaps the most substantial of its proposed changes are to the city’s rent board. It would strip the rent board of certain powers, including eliminating its ability to reduce rents in the case of tenant relocation or repairs, determine whether property owners comply with health and safety laws, and intervene as an interested party in lawsuits. It would also eliminate commissioners’ salaries and require the board to be audited every three years.\u003c/p>\n\u003cp>Should the proposal be challenged in court, the city must defend the initiative and protect its proponents from damages.\u003c/p>\n\u003cp>For the rent relief fund proposed in the initiative, Gulbransen said property owners are still reeling from rents lost during the pandemic.\u003c/p>\n\u003cp>“This rent relief fund is critical,” she said. “I have property owners who are still struggling.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"Related Stories ","postid":"news_11977071,news_11970062,news_11975969"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Gulbransen has \u003ca href=\"https://www.berkeleyside.org/2017/03/31/opinion-berkeley-done-bait-switch-using-housing-funds-buy-new-council-chambers\">criticized city leaders\u003c/a> for misusing money from the measure. The Berkeley Property Owners Association sponsored a competing initiative at the time, Measure DD, that would have implemented a more modest tax increase. Voters rejected that measure \u003ca href=\"https://www.berkeleyside.org/2016/10/12/real-estate-interests-spend-big-in-berkeley-to-defeat-spike-in-rental-tax\">despite landlords spending over $780,000\u003c/a>.\u003c/p>\n\u003cp>The association’s initiative would ensure that a portion of the 2016 tax is dedicated to rent relief, raising an estimated $1.2 million annually and creating a new committee to oversee the program.\u003c/p>\n\u003cp>Berkeley’s current rent relief fund, the \u003ca href=\"https://berkeleyca.gov/community-recreation/affordable-housing-berkeley/housing-retention-program\">Housing Retention Program\u003c/a>, is administered by the Eviction Defense Center. Anne Tamiko Omura, Executive Director of the center, called the program one of the best in the Bay Area.\u003c/p>\n\u003cp>“It has put millions of dollars into landlord pockets and kept hundreds of low-income tenants housed,” she wrote in an email to KQED. “My gut reaction is, ‘If it ain’t broken, don’t fix it.'”\u003c/p>\n\u003cp>Berkeley Rent Board Vice Chair Soli Alpert said he wants to see more money dedicated to the city’s existing rent relief fund, but he’s critical of the association’s proposal, dismissing it as “a distraction.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘My gut reaction is, ‘If it ain’t broken, don’t fix it.”","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Anne Tamiko Omura, executive director, Eviction Defense Center","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“I don’t think the landlords should be in charge of what happens with the landlord tax,” he said. “Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.”\u003c/p>\n\u003cp>Simon-Weisberg and Alpert are the proponents behind another ballot measure, developed and approved by the rent board. It would strengthen existing renter protections by removing an exception for two-unit rentals that were grandfathered into the Berkeley Rent Stabilization Ordinance, subjecting them to both rent control and just-cause protections.\u003c/p>\n\u003cp>The proposed Berkeley Tenant Protection and Right to Organize Act would also establish the right to form tenant associations. With support from 50% plus one occupied units in a complex, tenants could form a union and demand their landlord negotiate over grievances.\u003c/p>\n\u003cp>San Francisco became the first city in the country to pass such \u003ca href=\"https://www.sf.gov/news/new-legislation-tenant-organizing-and-tenant-associations#:~:text=The%20Right%2DTo%2DOrganize%20legislation,surveys)%20to%20ascertain%20interest%20in\">right-to-organize legislation\u003c/a> in 2022.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I don’t think the landlords should be in charge of what happens with the landlord tax. Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Soli Alpert, vice chair, Berkeley Rent Board","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>The initiative by the Berkeley Property Owners Association would establish a higher threshold for creating a tenants’ union, requiring two-thirds of occupied rental units to sign on. Owners would have to confer with associations in good faith, but unlike the tenant advocates’ proposal, the rent board wouldn’t have the authority to define the terms of a “good faith” negotiation.\u003c/p>\n\u003cp>The property owners’ proposal also seeks a less restrictive form of eviction protection than what the tenant advocates are seeking. Under the tenants’ plan, renters couldn’t be evicted if they owe less than the equivalent of one month’s fair market rent — an amount determined by the federal Department of Housing and Urban Development.\u003c/p>\n\u003cp>Under the property owners’ proposal, evictions would be prohibited if the tenant owes less than one month of the rent outlined in their lease agreement unless they haven’t paid for more than 90 days, among a few other modifications.\u003c/p>\n\u003cp>Gulbransen said the association added these changes in response to the tenants’ proposed ballot initiative in the hopes that it would entice more voters to support their competing proposal.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980492/berkeley-voters-could-face-competing-tenant-protection-measures-in-november","authors":["11276"],"categories":["news_6266","news_8"],"tags":["news_33470","news_3921","news_129","news_33922","news_21883","news_27626","news_1775","news_27208","news_3924","news_29083","news_33663"],"featImg":"news_11980500","label":"news"},"news_11980366":{"type":"posts","id":"news_11980366","meta":{"index":"posts_1591205157","site":"news","id":"11980366","score":null,"sort":[1711123211000]},"guestAuthors":[],"slug":"racist-trees-film-explores-history-of-housing-exclusion-in-palm-springs","title":"'Racist Trees' Film Explores History of Housing Exclusion in Palm Springs","publishDate":1711123211,"format":"standard","headTitle":"‘Racist Trees’ Film Explores History of Housing Exclusion in Palm Springs | KQED","labelTerm":{"term":26731,"site":"news"},"content":"\u003cp>Palm Springs has a deep history as a celebrity getaway, a retirement spot, and a place that’s pretty LGBTQ-friendly. With stunning mountain views and numerous golf courses, it’s also a place where owning your home is pretty lucrative — unless your view of the neighboring golf course and those distant mountains is blocked by a wall of trees. Then, you might feel like the residents of a historically Black neighborhood called Crossley Tract. They’ve been fighting with the city for decades to remove these so-called “racist trees.”\u003c/p>\n\u003cp>The controversy around the trees has made international headlines. Now, there’s a full-length documentary called \u003ca href=\"https://www.thirteen.org/programs/independent-lens/racist-trees-lqrqbs/\">“Racist Trees,”\u003c/a> which explores the hidden history of excluding Black people from housing in Palm Springs. The documentary also reveals how the conflict over the Crossley Tract trees is resolved; however, this article and audio story are both spoiler-free.\u003c/p>\n\u003cp>The \u003cem>California Report Magazine\u003c/em>’s host, Sasha Khokha, sat down with filmmakers Sara Newens and Mina T. Son to talk about Racist Trees, which is available on PBS’s Independent Lens.\u003c/p>\n\u003cp>\u003cem>Below are excerpts of the conversation. For the full interview on The California Report Magazine, listen to the audio at the top of this story.\u003c/em>\u003ci> \u003c/i>\u003c/p>\n\u003ch2>On why they made this film\u003c/h2>\n\u003cp>SARA NEWENS: We were on the lookout for stories that were somewhat local. We have both spent a lot of time in Palm Springs as a respite to get away, to enjoy the sun. We were there, and we saw the cover of the Desert Sun: it was a picture of this wall of trees and a headline that basically said many residents believe they were planted with racist intent.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>My first thought was, “There’s a Black community in Palm Springs that I don’t know about? Where is this neighborhood?!” We figured if it was a blind spot for us that this neighborhood even existed, then it might be for a lot of other people.\u003c/p>\n\u003cfigure id=\"attachment_11980368\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-scaled.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980368\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-scaled.jpg\" alt='A folded newspaper from The Desert Sun that says \"Divided by Trees\" on a doormat.' width=\"2560\" height=\"1440\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-800x450.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-1020x574.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-1536x864.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-2048x1152.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-1920x1080.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">One of several articles featured on the cover of The Desert Sun that sparked international media attention and backlash against the so-called ‘racist trees’ that were planted in Palm Springs in the late 1950s. \u003ccite>(Jerry Henry)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>On the history of Crossley Tract\u003c/h2>\n\u003cp>MINA T. SON: Crossley Tract is named after Lawrence Crossley, who founded the neighborhood. Crossley bought this tract of land for Black families to be able to live in the city. It wasn’t incorporated as part of Palm Springs at the time, so it was just on the outskirts, which is why he was able to buy the land and allow families to live there.\u003c/p>\n\u003cp>SARA NEWENS: But many of the Black families had to live in Crossley Tract because they were pushed out of an area that is now downtown Palm Springs, called Section 14. Section 14 is originally tribal land and part of the reservation of the Agua Caliente Band of Indians, who welcomed Black families onto their land. Actually, all communities of color were welcome to live there because they weren’t allowed to live in Palm Springs proper. At some point, city leaders realized that the commercial value of this land was very valuable, and they forcibly removed these families.\u003c/p>\n\u003ch2>On the trees themselves\u003c/h2>\n\u003cp>MINA T. SON: Imagine a wall 60 feet tall and five to maybe 10 feet deep. It was such a striking visual metaphor about exclusion and segregation. Not only is this community sort of excluded from the rest of the city of Palm Springs, but these trees — because they’re so big, and they’re so tall — they’re actually blocking that million-dollar view of the mountains that so many people in Palm Springs come for. Real estate has skyrocketed, but [Crossley Tract] has not seen that appreciation. Many speculate it’s because of these trees and the lack of that view.\u003c/p>\n\u003cp>When [Crossley Tract residents] started complaining and trying to raise their voices to the city about having the trees removed, and having that be unanswered for decades, I think it compounded the idea of being unseen and unheard.\u003c/p>\n\u003cfigure id=\"attachment_11980372\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-scaled.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980372\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-scaled.jpg\" alt=\"A Black man sits in a chair outside with trees in the background.\" width=\"2560\" height=\"1350\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-800x422.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-1020x538.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-160x84.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-1536x810.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-2048x1080.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-1920x1013.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Crossley Tract resident Charles Metcalf, Jr. finds himself surrounded by detritus from the imposing Tamarisk trees bordering his property. \u003ccite>(Jerry Henry)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>On the tension between white gay leadership and Black residents\u003c/h2>\n\u003cp>SARA NEWENS: From the beginning, Mina and I really wanted to investigate this “turning a blind eye” to racism in a liberal town. I think it’s more common that people can talk about overt racial issues in other areas of the country. It was just very mystifying to us why [in Palm Springs] there wasn’t more acknowledgment of this being a potential issue, especially given the history with Section 14. So we really wanted to showcase the lengths to which it can be uncomfortable for white people to acknowledge [racism], especially if they have their own identity of their progressive politics.\u003c/p>\n\u003cp>In some ways — and we’ve heard this from many people of color who have watched the film — it’s more insidious that this is happening in liberal communities. There is no acknowledgment, despite a community literally sitting there saying, “This feels like an act of racism! Our property values are being depressed, and we deserve what everyone else in this city deserves.”\u003c/p>\n\u003cp>\u003ci>“There’s no tamarisk trees anywhere else along this golf course. Anywhere. Now, I’m not blaming the current city officials for planting these trees here, but I’m kind of borderline blaming them for being the reason why they’re still here.”\u003c/i> — Charles Metcalf, Jr.\u003c/p>\n\u003cp>SARA NEWENS: I think what Charles says [in our documentary] sums up nicely the fact that it doesn’t matter if there was racist intent when the trees were planted. It’s the fact that they remained there, and there were many efforts by the Black community to try to get the city’s attention. Unfortunately, it took this white guy named Trae Daniel to come in and really start using a megaphone to get the city’s attention.\u003c/p>\n\u003cfigure id=\"attachment_11980370\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-scaled.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980370\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-scaled.jpg\" alt=\"A white man wearing a blue dress shirt sits in a chair outside in a backyard in front of a pool.\" width=\"2560\" height=\"1440\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-800x450.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-1020x574.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-1536x864.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-2048x1152.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-1920x1080.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Trae Daniel, a newer resident of Crossley Tract, took up the mantle to advocate for the removal of the Tamarisk trees after the city of Palm Springs ignored Black residents for decades. \u003ccite>(Jerry Henry)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>MINA T. SON: One of the things that Sara and I found particularly interesting about the story was Trae’s role. Why was he so invested in these trees? Particularly because he’s not Black and didn’t have that investment in the neighborhood. People can speculate, but I think he sticks with saying that he believed something was wrong, and he thought if he could be a part of correcting that wrong, he wanted to be able to use his voice. And I think the residents [of Crossley Tract] understood that. They welcomed it, and they acknowledged the power that he had.\u003c/p>\n\u003ch2>On takeaways for viewers\u003c/h2>\n\u003cp>MINA T. SON: This story seems local, because obviously it’s in Palm Springs and it’s talking about this one row of trees. But it’s representative of so many other issues in the country. In this city, it happens to be trees. In Santa Monica, it’s highways. In other areas, it’s railroads. There’s so many other barriers and so many other stories like this across the country.\u003c/p>\n\u003cp>If we want real progress in this country, I think people need to have very open and probably uncomfortable conversations around race. And that includes what happened in the past. I think it’s hard for people when they think, well, I didn’t do that, so why do I have to talk about it? Or why do I have to feel bad about it? Or why do I have to do something about it? It’s not personal in that sense, but it’s very systemic. It’s people outside of the Black community and people outside of these marginalized communities that have to do the work and find ways to make amends in order to truly move forward.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>That was really our hope. We hope that people outside of these communities, including ourselves, look at our blind spots and then see how we can make amends and progress.\u003c/p>\n\n","blocks":[],"excerpt":"The film details the fight between a longstanding black neighborhood and Palm Springs to remove a row of trees that has effectively hidden the community from view.","status":"publish","parent":0,"modified":1711129753,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":20,"wordCount":1431},"headData":{"title":"'Racist Trees' Film Explores History of Housing Exclusion in Palm Springs | KQED","description":"The film details the fight between a longstanding black neighborhood and Palm Springs to remove a row of trees that has effectively hidden the community from view.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"audioUrl":"https://traffic.omny.fm/d/clips/0af137ef-751e-4b19-a055-aaef00d2d578/ffca7e9f-6831-41c5-bcaf-aaef00f5a073/ebbc4256-d924-40ef-81da-b1370172fca2/audio.mp3","sticky":false,"nprByline":"Lusen Mendel","excludeFromSiteSearch":"Include","showOnAuthorArchivePages":"No","articleAge":"0","path":"/news/11980366/racist-trees-film-explores-history-of-housing-exclusion-in-palm-springs","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Palm Springs has a deep history as a celebrity getaway, a retirement spot, and a place that’s pretty LGBTQ-friendly. With stunning mountain views and numerous golf courses, it’s also a place where owning your home is pretty lucrative — unless your view of the neighboring golf course and those distant mountains is blocked by a wall of trees. Then, you might feel like the residents of a historically Black neighborhood called Crossley Tract. They’ve been fighting with the city for decades to remove these so-called “racist trees.”\u003c/p>\n\u003cp>The controversy around the trees has made international headlines. Now, there’s a full-length documentary called \u003ca href=\"https://www.thirteen.org/programs/independent-lens/racist-trees-lqrqbs/\">“Racist Trees,”\u003c/a> which explores the hidden history of excluding Black people from housing in Palm Springs. The documentary also reveals how the conflict over the Crossley Tract trees is resolved; however, this article and audio story are both spoiler-free.\u003c/p>\n\u003cp>The \u003cem>California Report Magazine\u003c/em>’s host, Sasha Khokha, sat down with filmmakers Sara Newens and Mina T. Son to talk about Racist Trees, which is available on PBS’s Independent Lens.\u003c/p>\n\u003cp>\u003cem>Below are excerpts of the conversation. For the full interview on The California Report Magazine, listen to the audio at the top of this story.\u003c/em>\u003ci> \u003c/i>\u003c/p>\n\u003ch2>On why they made this film\u003c/h2>\n\u003cp>SARA NEWENS: We were on the lookout for stories that were somewhat local. We have both spent a lot of time in Palm Springs as a respite to get away, to enjoy the sun. We were there, and we saw the cover of the Desert Sun: it was a picture of this wall of trees and a headline that basically said many residents believe they were planted with racist intent.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>My first thought was, “There’s a Black community in Palm Springs that I don’t know about? Where is this neighborhood?!” We figured if it was a blind spot for us that this neighborhood even existed, then it might be for a lot of other people.\u003c/p>\n\u003cfigure id=\"attachment_11980368\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-scaled.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980368\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-scaled.jpg\" alt='A folded newspaper from The Desert Sun that says \"Divided by Trees\" on a doormat.' width=\"2560\" height=\"1440\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-800x450.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-1020x574.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-1536x864.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-2048x1152.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_02-1-1920x1080.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">One of several articles featured on the cover of The Desert Sun that sparked international media attention and backlash against the so-called ‘racist trees’ that were planted in Palm Springs in the late 1950s. \u003ccite>(Jerry Henry)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>On the history of Crossley Tract\u003c/h2>\n\u003cp>MINA T. SON: Crossley Tract is named after Lawrence Crossley, who founded the neighborhood. Crossley bought this tract of land for Black families to be able to live in the city. It wasn’t incorporated as part of Palm Springs at the time, so it was just on the outskirts, which is why he was able to buy the land and allow families to live there.\u003c/p>\n\u003cp>SARA NEWENS: But many of the Black families had to live in Crossley Tract because they were pushed out of an area that is now downtown Palm Springs, called Section 14. Section 14 is originally tribal land and part of the reservation of the Agua Caliente Band of Indians, who welcomed Black families onto their land. Actually, all communities of color were welcome to live there because they weren’t allowed to live in Palm Springs proper. At some point, city leaders realized that the commercial value of this land was very valuable, and they forcibly removed these families.\u003c/p>\n\u003ch2>On the trees themselves\u003c/h2>\n\u003cp>MINA T. SON: Imagine a wall 60 feet tall and five to maybe 10 feet deep. It was such a striking visual metaphor about exclusion and segregation. Not only is this community sort of excluded from the rest of the city of Palm Springs, but these trees — because they’re so big, and they’re so tall — they’re actually blocking that million-dollar view of the mountains that so many people in Palm Springs come for. Real estate has skyrocketed, but [Crossley Tract] has not seen that appreciation. Many speculate it’s because of these trees and the lack of that view.\u003c/p>\n\u003cp>When [Crossley Tract residents] started complaining and trying to raise their voices to the city about having the trees removed, and having that be unanswered for decades, I think it compounded the idea of being unseen and unheard.\u003c/p>\n\u003cfigure id=\"attachment_11980372\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-scaled.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980372\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-scaled.jpg\" alt=\"A Black man sits in a chair outside with trees in the background.\" width=\"2560\" height=\"1350\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-800x422.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-1020x538.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-160x84.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-1536x810.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-2048x1080.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_SigImage-1920x1013.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Crossley Tract resident Charles Metcalf, Jr. finds himself surrounded by detritus from the imposing Tamarisk trees bordering his property. \u003ccite>(Jerry Henry)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>On the tension between white gay leadership and Black residents\u003c/h2>\n\u003cp>SARA NEWENS: From the beginning, Mina and I really wanted to investigate this “turning a blind eye” to racism in a liberal town. I think it’s more common that people can talk about overt racial issues in other areas of the country. It was just very mystifying to us why [in Palm Springs] there wasn’t more acknowledgment of this being a potential issue, especially given the history with Section 14. So we really wanted to showcase the lengths to which it can be uncomfortable for white people to acknowledge [racism], especially if they have their own identity of their progressive politics.\u003c/p>\n\u003cp>In some ways — and we’ve heard this from many people of color who have watched the film — it’s more insidious that this is happening in liberal communities. There is no acknowledgment, despite a community literally sitting there saying, “This feels like an act of racism! Our property values are being depressed, and we deserve what everyone else in this city deserves.”\u003c/p>\n\u003cp>\u003ci>“There’s no tamarisk trees anywhere else along this golf course. Anywhere. Now, I’m not blaming the current city officials for planting these trees here, but I’m kind of borderline blaming them for being the reason why they’re still here.”\u003c/i> — Charles Metcalf, Jr.\u003c/p>\n\u003cp>SARA NEWENS: I think what Charles says [in our documentary] sums up nicely the fact that it doesn’t matter if there was racist intent when the trees were planted. It’s the fact that they remained there, and there were many efforts by the Black community to try to get the city’s attention. Unfortunately, it took this white guy named Trae Daniel to come in and really start using a megaphone to get the city’s attention.\u003c/p>\n\u003cfigure id=\"attachment_11980370\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-scaled.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980370\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-scaled.jpg\" alt=\"A white man wearing a blue dress shirt sits in a chair outside in a backyard in front of a pool.\" width=\"2560\" height=\"1440\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-800x450.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-1020x574.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-1536x864.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-2048x1152.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/RACISTTREES_PubStills_04-1920x1080.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Trae Daniel, a newer resident of Crossley Tract, took up the mantle to advocate for the removal of the Tamarisk trees after the city of Palm Springs ignored Black residents for decades. \u003ccite>(Jerry Henry)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>MINA T. SON: One of the things that Sara and I found particularly interesting about the story was Trae’s role. Why was he so invested in these trees? Particularly because he’s not Black and didn’t have that investment in the neighborhood. People can speculate, but I think he sticks with saying that he believed something was wrong, and he thought if he could be a part of correcting that wrong, he wanted to be able to use his voice. And I think the residents [of Crossley Tract] understood that. They welcomed it, and they acknowledged the power that he had.\u003c/p>\n\u003ch2>On takeaways for viewers\u003c/h2>\n\u003cp>MINA T. SON: This story seems local, because obviously it’s in Palm Springs and it’s talking about this one row of trees. But it’s representative of so many other issues in the country. In this city, it happens to be trees. In Santa Monica, it’s highways. In other areas, it’s railroads. There’s so many other barriers and so many other stories like this across the country.\u003c/p>\n\u003cp>If we want real progress in this country, I think people need to have very open and probably uncomfortable conversations around race. And that includes what happened in the past. I think it’s hard for people when they think, well, I didn’t do that, so why do I have to talk about it? Or why do I have to feel bad about it? Or why do I have to do something about it? It’s not personal in that sense, but it’s very systemic. It’s people outside of the Black community and people outside of these marginalized communities that have to do the work and find ways to make amends in order to truly move forward.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>That was really our hope. We hope that people outside of these communities, including ourselves, look at our blind spots and then see how we can make amends and progress.\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980366/racist-trees-film-explores-history-of-housing-exclusion-in-palm-springs","authors":["byline_news_11980366"],"programs":["news_72","news_26731"],"categories":["news_6266","news_8"],"tags":["news_33461","news_27626","news_20004","news_20086"],"featImg":"news_11980371","label":"news_26731"},"news_11980019":{"type":"posts","id":"news_11980019","meta":{"index":"posts_1591205157","site":"news","id":"11980019","score":null,"sort":[1710932425000]},"guestAuthors":[],"slug":"national-association-realtors-class-action-lawsuit-buy-sell-house-california-is-about-to-change-heres-how","title":"Buying and Selling a Home in California Is About to Change: Here's How","publishDate":1710932425,"format":"standard","headTitle":"Buying and Selling a Home in California Is About to Change: Here’s How | KQED","labelTerm":{"site":"news"},"content":"\u003cp>The National Association of Realtors, one of the most powerful real estate groups in the country, announced on Friday it would settle a major class-action lawsuit that had accused the group of artificially inflating the commissions its agents make in home sales.\u003c/p>\n\u003cp>In 2021, Americans collectively paid real estate agents around \u003ca href=\"https://www.bloomberg.com/news/articles/2021-07-09/real-estate-agents-eye-record-100-billion-as-home-sales-boom?embedded-checkout=true\">$100 billion in commissions\u003c/a>. But that’s expected to go down by an estimated 20%–50% if a court approves the settlement agreement, Steve Berman, a managing partner at Hagens Berman, which represented the plaintiffs, said in \u003ca href=\"https://www.hbsslaw.com/cases/real-estate-broker-commissions-antitrust\">a statement\u003c/a>.\u003c/p>\n\u003cp>“This is a seismic shift in the real estate market,” he said.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Nykia Wright, interim CEO, NAR\"]‘It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible. This settlement achieves both of those goals.’[/pullquote]Without admitting wrongdoing, the association said it would pay $418 million over approximately four years. It also gave up its right to appeal and agreed to change its practices around setting commissions.\u003c/p>\n\u003cp>“It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible,” Nykia Wright, interim CEO of the NAR, said in \u003ca href=\"https://www.nar.realtor/newsroom/nar-reaches-agreement-to-resolve-nationwide-claims-brought-by-home-sellers\">a statement\u003c/a>. “This settlement achieves both of those goals.”\u003c/p>\n\u003cp>For people looking to buy or sell a home, here’s what this settlement means:\u003c/p>\n\u003ch2>\u003cstrong>How do real estate agents get their commissions today? \u003c/strong>\u003c/h2>\n\u003cp>Imagine you’re on Zillow or Redfin, looking to buy a home. You see the list price for a home, but what you might not realize is that the commission for both the buyer’s and seller’s agents is baked into that price.\u003c/p>\n\u003cp>In the 1990s, the National Association of Realtors made it mandatory to publish in the home listing how much agents stand to make from a sale. While there isn’t a set rule for how much the commission should be, it became industry practice to set it around 5%–6%.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The lawsuit, filed in April 2019 by a group of home sellers in Missouri, argued the rule encouraged realtors to steer their clients away from homes with a lower commission and toward more expensive ones — where they could make a larger profit. It also meant home buyers and sellers were sometimes unaware of how the commission rates were set, discouraging them from negotiating that rate.\u003c/p>\n\u003ch2>\u003cstrong>How does the proposed settlement change things? \u003c/strong>\u003c/h2>\n\u003cp>The settlement agreement, slated to go into effect in mid-July, would no longer allow agents to publish the commission in the listing. That rate would be set during negotiations.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Ted Tozer, fellow, Urban Institute\"]‘What the lawsuit was all about was that the sellers felt like they should have more control. I should have the ability to have a say in what I’m paying.’[/pullquote]Previously, the buyer’s and seller’s agents would split the commission, but now, the buyer and seller will both be responsible for paying their respective agents.\u003c/p>\n\u003cp>“What the settlement does is [it] enables both the buyer and the seller to negotiate with the broker upfront of what level of service they want and what their fees are going to be,” said Ted Tozer, a fellow at the Urban Institute, who specializes in housing finance. “I think, in the long run, this is very positive.”\u003c/p>\n\u003ch2>\u003cstrong>How will the world of real estate change? \u003c/strong>\u003c/h2>\n\u003cp>Likely, quite a bit.\u003c/p>\n\u003cp>Because commission rates can’t be set up front, realtors will have to compete for business and may offer lower rates to their clients. But it could also mean bad news for part-time realtors, who have otherwise relied on that 5%–6% commission as an occasional income.\u003c/p>\n\u003cp>“If you’re a realtor and you only sell a couple houses a month, you’re going to have a tough time making it,” Tozer said. “You will probably have less realtors in numbers, but the ones that are doing business are probably going to be more effective at what they’re doing because they’ll have to make it a full-time job.”\u003c/p>\n\u003ch2>\u003cstrong>What does all this mean for me, a home buyer or seller? \u003c/strong>\u003c/h2>\n\u003cp>Firstly, because this is a class-action lawsuit, some home sellers might be entitled to compensation. But it doesn’t include California. It only pertains to metro areas in Arizona, Colorado, Florida, Nevada, North Carolina, Ohio, Texas, Utah, Minnesota, Pennsylvania, Virginia and Washington, D.C.\u003c/p>\n\u003cp>That said, the proposed settlement will likely empower home buyers and sellers to negotiate the commission rate with their agents.\u003c/p>\n\u003cp>“What the lawsuit was all about was that the sellers felt like they should have more control,” Tozer said. “I should have the ability to have a say in what I’m paying.”\u003c/p>\n\u003cp>\u003c/p>\n","blocks":[],"excerpt":"National Association of Realtors, one of the nation's largest real estate groups, has announced they’re settling a major antitrust lawsuit. What does that mean for homebuyers and sellers? ","status":"publish","parent":0,"modified":1710952495,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":20,"wordCount":840},"headData":{"title":"Buying and Selling a Home in California Is About to Change: Here's How | KQED","description":"National Association of Realtors, one of the nation's largest real estate groups, has announced they’re settling a major antitrust lawsuit. What does that mean for homebuyers and sellers? ","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980019/national-association-realtors-class-action-lawsuit-buy-sell-house-california-is-about-to-change-heres-how","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>The National Association of Realtors, one of the most powerful real estate groups in the country, announced on Friday it would settle a major class-action lawsuit that had accused the group of artificially inflating the commissions its agents make in home sales.\u003c/p>\n\u003cp>In 2021, Americans collectively paid real estate agents around \u003ca href=\"https://www.bloomberg.com/news/articles/2021-07-09/real-estate-agents-eye-record-100-billion-as-home-sales-boom?embedded-checkout=true\">$100 billion in commissions\u003c/a>. But that’s expected to go down by an estimated 20%–50% if a court approves the settlement agreement, Steve Berman, a managing partner at Hagens Berman, which represented the plaintiffs, said in \u003ca href=\"https://www.hbsslaw.com/cases/real-estate-broker-commissions-antitrust\">a statement\u003c/a>.\u003c/p>\n\u003cp>“This is a seismic shift in the real estate market,” he said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible. This settlement achieves both of those goals.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Nykia Wright, interim CEO, NAR","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Without admitting wrongdoing, the association said it would pay $418 million over approximately four years. It also gave up its right to appeal and agreed to change its practices around setting commissions.\u003c/p>\n\u003cp>“It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible,” Nykia Wright, interim CEO of the NAR, said in \u003ca href=\"https://www.nar.realtor/newsroom/nar-reaches-agreement-to-resolve-nationwide-claims-brought-by-home-sellers\">a statement\u003c/a>. “This settlement achieves both of those goals.”\u003c/p>\n\u003cp>For people looking to buy or sell a home, here’s what this settlement means:\u003c/p>\n\u003ch2>\u003cstrong>How do real estate agents get their commissions today? \u003c/strong>\u003c/h2>\n\u003cp>Imagine you’re on Zillow or Redfin, looking to buy a home. You see the list price for a home, but what you might not realize is that the commission for both the buyer’s and seller’s agents is baked into that price.\u003c/p>\n\u003cp>In the 1990s, the National Association of Realtors made it mandatory to publish in the home listing how much agents stand to make from a sale. While there isn’t a set rule for how much the commission should be, it became industry practice to set it around 5%–6%.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The lawsuit, filed in April 2019 by a group of home sellers in Missouri, argued the rule encouraged realtors to steer their clients away from homes with a lower commission and toward more expensive ones — where they could make a larger profit. It also meant home buyers and sellers were sometimes unaware of how the commission rates were set, discouraging them from negotiating that rate.\u003c/p>\n\u003ch2>\u003cstrong>How does the proposed settlement change things? \u003c/strong>\u003c/h2>\n\u003cp>The settlement agreement, slated to go into effect in mid-July, would no longer allow agents to publish the commission in the listing. That rate would be set during negotiations.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘What the lawsuit was all about was that the sellers felt like they should have more control. I should have the ability to have a say in what I’m paying.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Ted Tozer, fellow, Urban Institute","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Previously, the buyer’s and seller’s agents would split the commission, but now, the buyer and seller will both be responsible for paying their respective agents.\u003c/p>\n\u003cp>“What the settlement does is [it] enables both the buyer and the seller to negotiate with the broker upfront of what level of service they want and what their fees are going to be,” said Ted Tozer, a fellow at the Urban Institute, who specializes in housing finance. “I think, in the long run, this is very positive.”\u003c/p>\n\u003ch2>\u003cstrong>How will the world of real estate change? \u003c/strong>\u003c/h2>\n\u003cp>Likely, quite a bit.\u003c/p>\n\u003cp>Because commission rates can’t be set up front, realtors will have to compete for business and may offer lower rates to their clients. But it could also mean bad news for part-time realtors, who have otherwise relied on that 5%–6% commission as an occasional income.\u003c/p>\n\u003cp>“If you’re a realtor and you only sell a couple houses a month, you’re going to have a tough time making it,” Tozer said. “You will probably have less realtors in numbers, but the ones that are doing business are probably going to be more effective at what they’re doing because they’ll have to make it a full-time job.”\u003c/p>\n\u003ch2>\u003cstrong>What does all this mean for me, a home buyer or seller? \u003c/strong>\u003c/h2>\n\u003cp>Firstly, because this is a class-action lawsuit, some home sellers might be entitled to compensation. But it doesn’t include California. It only pertains to metro areas in Arizona, Colorado, Florida, Nevada, North Carolina, Ohio, Texas, Utah, Minnesota, Pennsylvania, Virginia and Washington, D.C.\u003c/p>\n\u003cp>That said, the proposed settlement will likely empower home buyers and sellers to negotiate the commission rate with their agents.\u003c/p>\n\u003cp>“What the lawsuit was all about was that the sellers felt like they should have more control,” Tozer said. “I should have the ability to have a say in what I’m paying.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980019/national-association-realtors-class-action-lawsuit-buy-sell-house-california-is-about-to-change-heres-how","authors":["11672"],"categories":["news_6266","news_6188","news_8"],"tags":["news_27626","news_1775","news_137"],"featImg":"news_11980080","label":"news"},"news_11979919":{"type":"posts","id":"news_11979919","meta":{"index":"posts_1591205157","site":"news","id":"11979919","score":null,"sort":[1710871796000]},"guestAuthors":[],"slug":"san-francisco-may-offload-trailers-to-oakland-used-for-pandemic-emergency-housing","title":"San Francisco May Offload Its Pandemic Emergency Housing Trailers to Oakland","publishDate":1710871796,"format":"standard","headTitle":"San Francisco May Offload Its Pandemic Emergency Housing Trailers to Oakland | KQED","labelTerm":{"site":"news"},"content":"\u003cp>After winding down a trailer site at Pier 94 used for emergency housing during the pandemic, San Francisco is now looking to offload a portion of its RVs to Oakland.\u003c/p>\n\u003cp>On Tuesday, the Oakland City Council will consider accepting up to \u003ca href=\"https://oakland.legistar.com/LegislationDetail.aspx?ID=6565671&GUID=4B00A68B-8528-428A-AC7C-94BFD14FFD92\">60 of the 120 trailers\u003c/a>, which could be donated to nonprofits that provide shelter to people experiencing homelessness.\u003c/p>\n\u003cp>The potential handoff comes nearly four years after Gov. Gavin Newsom sent nearly 1,300 trailers across the state to help California counties house people experiencing homelessness during the COVID-19 pandemic.\u003c/p>\n\u003cp>That program \u003ca href=\"https://www.kqed.org/news/11947567/what-happened-to-the-1300-rvs-gov-newsom-sent-to-address-homelessness-back-in-2020\">saw mixed outcomes across the state\u003c/a> — with some cities embracing the solution and others letting the trailers gather dust. But in San Francisco, the trailer site at Pier 94 ultimately became the city’s longest-running COVID-response emergency housing program.\u003c/p>\n\u003cfigure id=\"attachment_11979690\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979690\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2.jpg\" alt=\"A line of trailers sits inside a park with wire fencing in the foreground.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The Pier 94 RV site in San Francisco on March 15, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Located at an industrial site in the city’s Bayview-Hunters Point neighborhood, the trailers were always intended to be a temporary measure. Advocates for people experiencing homelessness pushed to keep it open so residents could find housing placements before exiting. Altogether, the program ran from April 2020 until January 2024.\u003c/p>\n\u003cp>Deborah Bouck, a spokesperson for the Department of Homelessness and Supportive Housing (HSH), said city leaders had hoped to keep the program running at another location but, after months of searching, couldn’t find a suitable replacement site.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Thomas Taylor, supervisor, Felton Institute\"]‘This program was great for the community and helped a lot of people get off the streets. It showed them that there are people actually there for them.’[/pullquote]The Port of San Francisco owns Pier 94 and has plans to eventually use the site for offshore wind production. In the near future, it will be available for lease, according to Eric Young, director of communications for the Port of San Francisco.\u003c/p>\n\u003cp>Now that all RV residents have moved out, the city must figure out what to do with the trailers Oakland doesn’t claim.\u003c/p>\n\u003cp>“This program was great for the community and helped a lot of people get off the streets,” said Thomas Taylor, who left his job as a banker early in the pandemic to become a supervisor at the Felton Institute, which oversaw the trailer program. “It showed them that there are people actually there for them.”\u003c/p>\n\u003ch2>Life at Pier 94\u003c/h2>\n\u003cp>San Francisco-born Christina Zeigler said the space gave her a chance to figuratively — and quite literally — get back on her feet. In 2018, her landlord sold the duplex in the city of Richmond, where she had lived for eight years. After losing the home she loved, Zeigler struggled to find a new spot she could afford.\u003c/p>\n\u003cp>She crashed with friends and family, but then another setback further entrenched her struggle to find housing. In October 2021, she tore her meniscus while working as a janitor in San Francisco’s Federal Building.\u003c/p>\n\u003cfigure id=\"attachment_11978510\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11978510\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED.jpg\" alt=\"An African American woman is seen from the neck down holding a photo with four African Americans.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Christina Zeigler holds a photo of herself (top right) and her Felton Institute caseworker (top center) in her apartment in San Francisco on March 6, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“That was just devastating to me, that was really tough,” Zeigler said.\u003c/p>\n\u003cp>She moved into a trailer at Pier 94 in December 2022 and said she used her time there to rest, collect herself and move forward.\u003c/p>\n\u003cp>“I needed to be somewhere to focus on my healing and nursing my injury,” she told KQED.\u003c/p>\n\u003cp>There, Zeigler had access to three meals a day, got help with financial planning and put in applications for permanent housing. Residents could also participate in communal activities, like talent shows and holiday parties. Zeigler regularly spent time in the program’s women’s group.\u003c/p>\n\u003cp>“I met some really great people there,” Zeigler said. “I interacted with the program so much that sometimes even other clients thought I was staff.”\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Christina Zeigler\"]‘I was putting in (applications) for housing left and right once I was there. This place came available, and I loved it. As soon as I signed my lease, I was packing up that little bitty trailer, and I took off running.’[/pullquote]Zeigler was one of 301 people who lived in the trailers throughout the life of the program. After stopping new intakes in April 2023, the last remaining resident moved out and into permanent housing in January 2024. Zeigler moved out in June 2023 and now lives in an apartment in the Tenderloin. She keeps the place meticulously organized — with shoes lined up at the entrance and pieces of art and 49ers memorabilia intentionally placed throughout the space.\u003c/p>\n\u003cp>“I was putting in (applications) for housing left and right once I was there,” Zeigler said. “This place came available, and I loved it. As soon as I signed my lease, I was packing up that little bitty trailer, and I took off running.”\u003c/p>\n\u003cp>The majority of the Pier 94 residents identify as Black or African American, including Zeigler, and the program prioritized spaces for people living within the Bayview-Hunters Point neighborhood. Most were between 45 and 64 years of age.\u003c/p>\n\u003cp>Nearly three-quarters — or 72% — of the 114 residents who were living at the site by the time it started winding down moved on to permanent housing, according to the Department of Homelessness and Supportive Housing. Of those, about half moved into San Francisco’s permanent supportive housing, and the other half received subsidies for private-market rentals.\u003c/p>\n\u003cfigure id=\"attachment_11979689\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979689\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2.jpg\" alt=\"A row of trailers seen from the ground.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The Pier 94 RV site in San Francisco on March 15, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Taylor said the remaining 28% moved on for various reasons. Some moved back in with family, others moved into homeless shelters, and the rest are completely unknown.\u003c/p>\n\u003ch2>An imperfect solution or missed opportunity?\u003c/h2>\n\u003cp>The city spent $6.4 million annually to run the shelter site at Pier 94. Of that, the bulk — $6.1 million — went to the Felton Institute and on-site services. About $300,000 was dedicated to trailer maintenance, according to HSH.\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"news_11970299,news_11965352,news_11947567\"]But concerns over the 3-acre site’s location — \u003ca href=\"https://www.sfchronicle.com/sf/article/s-f-cement-plant-pier-94-18411201.php\">adjacent to a toxic debris-crushing site\u003c/a> — led even supporters to agree the site was not ideal for the long term.\u003c/p>\n\u003cp>“The site was always intended to be a temporary emergency COVID intervention measure,” Bouck said.\u003c/p>\n\u003cp>Along with issues at the site itself, Bouck said that the trailers were expensive to maintain.\u003c/p>\n\u003cp>“There are more cost-effective and space-efficient ways to build low-barrier non-congregate shelter programs — such as tiny cabins,” Bouck said.\u003c/p>\n\u003cp>Other cities had less success with the trailers. San José, for example, returned them after only a few months, citing costly repairs and a lack of necessary water and electricity hookups.\u003c/p>\n\u003cp>“We used the trailers for a couple months, but we found the expense and operational challenges of maintaining such a large fleet of trailers were not a good fit for our city,” Jeff Scott, a spokesperson for San José’s housing department, previously told KQED. “We transitioned our residents into other accommodations and returned the trailers to the state.”\u003c/p>\n\u003cfigure id=\"attachment_11978507\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11978507\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED.jpg\" alt=\"An African American man with a gray blazer and white shirt and a blue beanie stands in front of a house looking away from camera.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Thomas Taylor at a Felton Institute office in San Francisco on March 1, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>However, the RVs provided a significant opportunity for San Francisco, which faces a dramatic shortage of housing and shelter beds for people who need them. The city estimated in 2022 that more than 7,000 people are experiencing homelessness, but it has just over 3,000 shelter beds. On March 14, there were 107 people on the city’s online shelter reservation waitlist.\u003c/p>\n\u003cp>Losing the 120 trailers at Pier 94 will further that crunch. Taylor hopes that the program can eventually come back.\u003c/p>\n\u003cp>“You see a difference in clients when you are actively there for them, having conversations and supporting their well-being,” he said. “We’ll hopefully rebuild this program.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"Without a site to reuse its state-provided trailers, which were set up at Pier 94 during the pandemic, San Francisco may donate a portion to Oakland and other cities around the Bay Area.","status":"publish","parent":0,"modified":1710882228,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":33,"wordCount":1381},"headData":{"title":"San Francisco May Offload Its Pandemic Emergency Housing Trailers to Oakland | KQED","description":"Without a site to reuse its state-provided trailers, which were set up at Pier 94 during the pandemic, San Francisco may donate a portion to Oakland and other cities around the Bay Area.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"audioUrl":"https://traffic.omny.fm/d/clips/0af137ef-751e-4b19-a055-aaef00d2d578/ffca7e9f-6831-4[…]/170bcf73-a866-465f-a8b1-b1380107b8ac/audio.mp3?download=true","sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11979919/san-francisco-may-offload-trailers-to-oakland-used-for-pandemic-emergency-housing","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>After winding down a trailer site at Pier 94 used for emergency housing during the pandemic, San Francisco is now looking to offload a portion of its RVs to Oakland.\u003c/p>\n\u003cp>On Tuesday, the Oakland City Council will consider accepting up to \u003ca href=\"https://oakland.legistar.com/LegislationDetail.aspx?ID=6565671&GUID=4B00A68B-8528-428A-AC7C-94BFD14FFD92\">60 of the 120 trailers\u003c/a>, which could be donated to nonprofits that provide shelter to people experiencing homelessness.\u003c/p>\n\u003cp>The potential handoff comes nearly four years after Gov. Gavin Newsom sent nearly 1,300 trailers across the state to help California counties house people experiencing homelessness during the COVID-19 pandemic.\u003c/p>\n\u003cp>That program \u003ca href=\"https://www.kqed.org/news/11947567/what-happened-to-the-1300-rvs-gov-newsom-sent-to-address-homelessness-back-in-2020\">saw mixed outcomes across the state\u003c/a> — with some cities embracing the solution and others letting the trailers gather dust. But in San Francisco, the trailer site at Pier 94 ultimately became the city’s longest-running COVID-response emergency housing program.\u003c/p>\n\u003cfigure id=\"attachment_11979690\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979690\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2.jpg\" alt=\"A line of trailers sits inside a park with wire fencing in the foreground.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-03-KQED-2-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The Pier 94 RV site in San Francisco on March 15, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Located at an industrial site in the city’s Bayview-Hunters Point neighborhood, the trailers were always intended to be a temporary measure. Advocates for people experiencing homelessness pushed to keep it open so residents could find housing placements before exiting. Altogether, the program ran from April 2020 until January 2024.\u003c/p>\n\u003cp>Deborah Bouck, a spokesperson for the Department of Homelessness and Supportive Housing (HSH), said city leaders had hoped to keep the program running at another location but, after months of searching, couldn’t find a suitable replacement site.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘This program was great for the community and helped a lot of people get off the streets. It showed them that there are people actually there for them.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Thomas Taylor, supervisor, Felton Institute","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>The Port of San Francisco owns Pier 94 and has plans to eventually use the site for offshore wind production. In the near future, it will be available for lease, according to Eric Young, director of communications for the Port of San Francisco.\u003c/p>\n\u003cp>Now that all RV residents have moved out, the city must figure out what to do with the trailers Oakland doesn’t claim.\u003c/p>\n\u003cp>“This program was great for the community and helped a lot of people get off the streets,” said Thomas Taylor, who left his job as a banker early in the pandemic to become a supervisor at the Felton Institute, which oversaw the trailer program. “It showed them that there are people actually there for them.”\u003c/p>\n\u003ch2>Life at Pier 94\u003c/h2>\n\u003cp>San Francisco-born Christina Zeigler said the space gave her a chance to figuratively — and quite literally — get back on her feet. In 2018, her landlord sold the duplex in the city of Richmond, where she had lived for eight years. After losing the home she loved, Zeigler struggled to find a new spot she could afford.\u003c/p>\n\u003cp>She crashed with friends and family, but then another setback further entrenched her struggle to find housing. In October 2021, she tore her meniscus while working as a janitor in San Francisco’s Federal Building.\u003c/p>\n\u003cfigure id=\"attachment_11978510\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11978510\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED.jpg\" alt=\"An African American woman is seen from the neck down holding a photo with four African Americans.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240306-HOMELESS-TRAILERS-MD-07-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Christina Zeigler holds a photo of herself (top right) and her Felton Institute caseworker (top center) in her apartment in San Francisco on March 6, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“That was just devastating to me, that was really tough,” Zeigler said.\u003c/p>\n\u003cp>She moved into a trailer at Pier 94 in December 2022 and said she used her time there to rest, collect herself and move forward.\u003c/p>\n\u003cp>“I needed to be somewhere to focus on my healing and nursing my injury,” she told KQED.\u003c/p>\n\u003cp>There, Zeigler had access to three meals a day, got help with financial planning and put in applications for permanent housing. Residents could also participate in communal activities, like talent shows and holiday parties. Zeigler regularly spent time in the program’s women’s group.\u003c/p>\n\u003cp>“I met some really great people there,” Zeigler said. “I interacted with the program so much that sometimes even other clients thought I was staff.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I was putting in (applications) for housing left and right once I was there. This place came available, and I loved it. As soon as I signed my lease, I was packing up that little bitty trailer, and I took off running.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Christina Zeigler","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Zeigler was one of 301 people who lived in the trailers throughout the life of the program. After stopping new intakes in April 2023, the last remaining resident moved out and into permanent housing in January 2024. Zeigler moved out in June 2023 and now lives in an apartment in the Tenderloin. She keeps the place meticulously organized — with shoes lined up at the entrance and pieces of art and 49ers memorabilia intentionally placed throughout the space.\u003c/p>\n\u003cp>“I was putting in (applications) for housing left and right once I was there,” Zeigler said. “This place came available, and I loved it. As soon as I signed my lease, I was packing up that little bitty trailer, and I took off running.”\u003c/p>\n\u003cp>The majority of the Pier 94 residents identify as Black or African American, including Zeigler, and the program prioritized spaces for people living within the Bayview-Hunters Point neighborhood. Most were between 45 and 64 years of age.\u003c/p>\n\u003cp>Nearly three-quarters — or 72% — of the 114 residents who were living at the site by the time it started winding down moved on to permanent housing, according to the Department of Homelessness and Supportive Housing. Of those, about half moved into San Francisco’s permanent supportive housing, and the other half received subsidies for private-market rentals.\u003c/p>\n\u003cfigure id=\"attachment_11979689\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979689\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2.jpg\" alt=\"A row of trailers seen from the ground.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240315-PIER-94-RV-SITE-MD-01-KQED-2-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The Pier 94 RV site in San Francisco on March 15, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Taylor said the remaining 28% moved on for various reasons. Some moved back in with family, others moved into homeless shelters, and the rest are completely unknown.\u003c/p>\n\u003ch2>An imperfect solution or missed opportunity?\u003c/h2>\n\u003cp>The city spent $6.4 million annually to run the shelter site at Pier 94. Of that, the bulk — $6.1 million — went to the Felton Institute and on-site services. About $300,000 was dedicated to trailer maintenance, according to HSH.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"Related Stories ","postid":"news_11970299,news_11965352,news_11947567"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>But concerns over the 3-acre site’s location — \u003ca href=\"https://www.sfchronicle.com/sf/article/s-f-cement-plant-pier-94-18411201.php\">adjacent to a toxic debris-crushing site\u003c/a> — led even supporters to agree the site was not ideal for the long term.\u003c/p>\n\u003cp>“The site was always intended to be a temporary emergency COVID intervention measure,” Bouck said.\u003c/p>\n\u003cp>Along with issues at the site itself, Bouck said that the trailers were expensive to maintain.\u003c/p>\n\u003cp>“There are more cost-effective and space-efficient ways to build low-barrier non-congregate shelter programs — such as tiny cabins,” Bouck said.\u003c/p>\n\u003cp>Other cities had less success with the trailers. San José, for example, returned them after only a few months, citing costly repairs and a lack of necessary water and electricity hookups.\u003c/p>\n\u003cp>“We used the trailers for a couple months, but we found the expense and operational challenges of maintaining such a large fleet of trailers were not a good fit for our city,” Jeff Scott, a spokesperson for San José’s housing department, previously told KQED. “We transitioned our residents into other accommodations and returned the trailers to the state.”\u003c/p>\n\u003cfigure id=\"attachment_11978507\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11978507\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED.jpg\" alt=\"An African American man with a gray blazer and white shirt and a blue beanie stands in front of a house looking away from camera.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240301-HOMELESS-TRAILERS-MD-03-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Thomas Taylor at a Felton Institute office in San Francisco on March 1, 2024. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>However, the RVs provided a significant opportunity for San Francisco, which faces a dramatic shortage of housing and shelter beds for people who need them. The city estimated in 2022 that more than 7,000 people are experiencing homelessness, but it has just over 3,000 shelter beds. On March 14, there were 107 people on the city’s online shelter reservation waitlist.\u003c/p>\n\u003cp>Losing the 120 trailers at Pier 94 will further that crunch. Taylor hopes that the program can eventually come back.\u003c/p>\n\u003cp>“You see a difference in clients when you are actively there for them, having conversations and supporting their well-being,” he said. “We’ll hopefully rebuild this program.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11979919/san-francisco-may-offload-trailers-to-oakland-used-for-pandemic-emergency-housing","authors":["11840"],"categories":["news_6266","news_8"],"tags":["news_27626","news_4020","news_18","news_24635","news_38","news_32671"],"featImg":"news_11978509","label":"news"},"news_11979482":{"type":"posts","id":"news_11979482","meta":{"index":"posts_1591205157","site":"news","id":"11979482","score":null,"sort":[1710453652000]},"guestAuthors":[],"slug":"san-jose-mayor-matt-mahan-calls-for-urgent-action-on-homelessness-in-city-budget-plan","title":"San José Mayor Matt Mahan Calls For 'Urgent Action' on Homelessness in City Budget Plan","publishDate":1710453652,"format":"standard","headTitle":"San José Mayor Matt Mahan Calls For ‘Urgent Action’ on Homelessness in City Budget Plan | KQED","labelTerm":{"site":"news"},"content":"\u003cp>Days after \u003ca href=\"https://www.kqed.org/liveblog/election-2024#matt-mahan-sails-to-second-term-as-mayor-of-san-jose\">winning reelection to a four-year term beginning next year\u003c/a>, San José Mayor Matt Mahan doubled down on his push to spend more city dollars to move residents experiencing homelessness into temporary housing and shelter — potentially at the cost of funding permanent affordable housing.\u003c/p>\n\u003cp>The budget plan unveiled by Mahan on Wednesday is likely to breathe new life into the debate over the best approach to reducing homelessness in San José. That fight was central to budget discussions last year when the council \u003ca href=\"https://www.kqed.org/news/11952913/san-jose-council-approves-modest-shift-toward-temporary-homeless-housing\">agreed to shift some funds from building apartments to standing up\u003c/a> interim housing facilities.\u003c/p>\n\u003cp>Under San José’s governance structure, the mayor has one vote on ordinances before the council but has broader powers in the budget process to shape city spending. Mahan’s budget proposal, which lays out his spending vision, will go before the council for a vote next week.\u003c/p>\n\u003cp>Compared to other large cities around the Bay Area, San José is in good fiscal shape. City analysts projected a small $3.4 million deficit in the budget year beginning on July 1. But Mahan and the council could face some complications: the city manager said an urgent $25 million cleanup of homeless encampments is needed to avoid fines from water regulators, and many city programs that were funded on a one-time basis last year, to the tune of $23.5 million, are not included in this year’s base budget.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Mahan sat down with KQED’s Politics & Government Correspondent Guy Marzorati to discuss his spending plan.\u003c/p>\n\u003cp>\u003cem>This interview has been edited for length and clarity. \u003c/em>\u003c/p>\n\u003cp>\u003cstrong>Guy Marzorati: It seemed like the budget was more or less balanced, and then the city manager said there has to be immediate action taken at a cost of potentially up to $25 million to reduce pollutants coming from encampments into waterways. What has to be done now, and what’s at stake for the city in this? \u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Matt Mahan: \u003c/strong>Well, there’s a lot at stake, Guy. The regional board [San Francisco Bay Regional Water Quality Control Board] has told us that we are not on track to being compliant with the requirements of our stormwater permit. This is serious business. This is about whether or not we’re complying with the nation’s Clean Water Act. If we are found over time to be out of compliance, the board can actually fine us up to $60,000 per day per pollutant found in the waterway. And what they pointed to in this latest rejection of our plan was the encampments along the waterways.\u003c/p>\n\u003cp>Our own independent analysis shows that about 90% of the trash and biowaste going into the waterways is due to unmanaged encampments. And so essentially, the water board is going to force us to do what I think is the right thing. It will not be easy. It will not be cheap. But, I frankly welcome the accountability because we have got to do a better job of providing safe, managed alternatives to encampments for the homeless residents in our community. And this, I hope, is the push that we needed, that our county, water district and other partners needed to scale up basic, dignified shelter and require that people come indoors.\u003c/p>\n\u003cp>\u003cstrong>In this budget proposal, you are putting forward a potential shift within a pot of money dedicated to reducing homelessness — the Measure E transfer tax — from paying for permanent housing to interim housing and shelter. This \u003c/strong>\u003ca href=\"https://www.kqed.org/news/11953006/sf-san-jose-mayors-push-to-fund-shelters-as-pressure-builds-on-encampments\">\u003cstrong>was a huge debate in the budget process last year\u003c/strong>\u003c/a>\u003cstrong>. From a policy perspective, but then also maybe from a tactical or political perspective, how are you approaching this differently this year?\u003c/strong>\u003c/p>\n\u003cp>What I’m trying to do is give the council a genuine choice. There are different ways to fund the urgent action we need on homelessness. If the council prefers to reduce service levels in other departments and cut other city programs, depending on what those are, that may be something I can support and maybe the direction that we collectively go in.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"San José Mayor Matt Mahan\"]‘There are a lot of other things we need to put money into, but I think that we have to treat the homelessness crisis truly as a crisis and take emergency action.’[/pullquote]The alternative, as I pointed out last year, is to take the dollars we already have for addressing homelessness and use them in more efficient and scalable ways. And don’t get me wrong, these trade-offs aren’t easy. We need more affordable housing. We need more money for prevention. There are a lot of other things we need to put money into, but I think that we have to treat the homelessness crisis truly as a crisis and take emergency action. We have to scale up basic, dignified shelter and get people indoors.\u003c/p>\n\u003cp>I suppose the third option would be raising revenue, but frankly, for most forms of new revenue, you have to go to the voters, and the community already feels that they’re overtaxed and maybe not getting as much impact and the outcomes they want for the dollars that they’re already sending government.\u003c/p>\n\u003cp>\u003cstrong>You’re also proposing a safe sleeping site in this budget, known in some forms as a managed encampment. I wonder if that’s an implicit acknowledgment that interim housing, which you and other supporters have referred to as “quick-build,” is maybe not getting built quickly enough? \u003c/strong>\u003c/p>\n\u003cp>Well, it’s a lot quicker than what we were doing. So what we’ve been spending most of our money on is brand new apartment buildings, which unfortunately take $1 million a door of public subsidy and over five years to build. So that’s about as slow as it gets. Then we pivoted to these modular units, but they still take a year easily, sometimes longer. And when you’re all in with the site development, utility hookups, parking, common space, it can easily be $100,000 a door.\u003c/p>\n\u003cfigure id=\"attachment_11979494\" class=\"wp-caption alignright\" style=\"max-width: 1920px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979494\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut.jpg\" alt=\"A white middle-aged man stands in a moment of silence with mural behind him outdoors under a tent.\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003cfigcaption class=\"wp-caption-text\">San José Mayor Matt Mahan attends a memorial at the Home First offices in San José commemorating the 201 unhoused people who died in Santa Clara County in 2023 on Dec. 19, 2023. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>And when you look at the scale of the crisis, if we’re going to truly treat this as an emergency and say, ‘We need to triage the situation, get people stabilized, give people access to services, including basic sanitation, a safe place to sleep at night,’ [then] we need solutions that are on the scale of thousands of people.\u003c/p>\n\u003cp>The truth is, we need more scalable forms of shelter. And we have to look at things like safe sleeping and safe parking. We cannot let the perfect be the enemy of the good.\u003c/p>\n\u003cp>\u003cstrong>When it comes to safe sleeping sites or sanctioned encampments, won’t you face the same challenges in finding sites that you do for interim housing?\u003c/strong>\u003c/p>\n\u003cp>Well, we will. I think the reality is that we don’t have a choice if we’re going to come into compliance with the Clean Water Act and retain our stormwater permit and not face what would be crippling fines and liability; we are going to have to find places for people to go as we move folks away from the waterways.\u003c/p>\n\u003cp>We have two choices. As a community, we can either simply say, you can’t live along the waterways and good luck, and you’ll end up in neighborhoods and parks, commercial districts, industrial districts, wherever else. Or we can take responsibility for providing basic, dignified shelter, safe places to sleep with some very basic services like sanitation and security. And hopefully, over time, we can scale the case management and behavioral health services in partnership with the county.\u003c/p>\n\u003cp>\u003cstrong>There’s an interesting proposal in this budget around city parks. You want to potentially go to the ballot in November and ask voters to let the city lease park land for retail or commercial establishments in order to bring in new revenue. What’s an example of what this could potentially look like in San José? \u003c/strong>\u003c/p>\n\u003cp>Yes, well, I want to study it. I think it’s something for us to look at. Our parks, as I point out in the budget message, have a deferred maintenance backlog that runs into the hundreds of millions of dollars. We hear from people that they want parks to be cleaner, to have more amenities and that they feel they’ve been underinvested in.\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"forum_2010101904386,news_11977258,forum_2010101904706\"]As we just pointed out, we’re in a budget crunch this year, particularly because of what we need to do around our stormwater permit. And so, we need to look at other ways of providing amenities, activating our parks and funding their long-term maintenance. When you go to New York, you visit Bryant Park, that has long-term commercial leases and commercial uses, but it also adds to the vibrancy of the park. It’s beloved; it’s heavily utilized.\u003c/p>\n\u003cp>I think, particularly for downtown urban parks near large venues in our entertainment district in the downtown — having private operators run a restaurant a cafe, adding amenities and being able to charge a reasonable rate to the public to be able to operate added amenities is a way to activate the space, make our parks more interesting for folks and then fund their operations and maintenance.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"Mahan discusses the budget proposal he unveiled on Wednesday, doubling down on shifting funding toward temporary housing and shelter.","status":"publish","parent":0,"modified":1710457337,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":26,"wordCount":1640},"headData":{"title":"San José Mayor Matt Mahan Calls For 'Urgent Action' on Homelessness in City Budget Plan | KQED","description":"Mahan discusses the budget proposal he unveiled on Wednesday, doubling down on shifting funding toward temporary housing and shelter.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11979482/san-jose-mayor-matt-mahan-calls-for-urgent-action-on-homelessness-in-city-budget-plan","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Days after \u003ca href=\"https://www.kqed.org/liveblog/election-2024#matt-mahan-sails-to-second-term-as-mayor-of-san-jose\">winning reelection to a four-year term beginning next year\u003c/a>, San José Mayor Matt Mahan doubled down on his push to spend more city dollars to move residents experiencing homelessness into temporary housing and shelter — potentially at the cost of funding permanent affordable housing.\u003c/p>\n\u003cp>The budget plan unveiled by Mahan on Wednesday is likely to breathe new life into the debate over the best approach to reducing homelessness in San José. That fight was central to budget discussions last year when the council \u003ca href=\"https://www.kqed.org/news/11952913/san-jose-council-approves-modest-shift-toward-temporary-homeless-housing\">agreed to shift some funds from building apartments to standing up\u003c/a> interim housing facilities.\u003c/p>\n\u003cp>Under San José’s governance structure, the mayor has one vote on ordinances before the council but has broader powers in the budget process to shape city spending. Mahan’s budget proposal, which lays out his spending vision, will go before the council for a vote next week.\u003c/p>\n\u003cp>Compared to other large cities around the Bay Area, San José is in good fiscal shape. City analysts projected a small $3.4 million deficit in the budget year beginning on July 1. But Mahan and the council could face some complications: the city manager said an urgent $25 million cleanup of homeless encampments is needed to avoid fines from water regulators, and many city programs that were funded on a one-time basis last year, to the tune of $23.5 million, are not included in this year’s base budget.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Mahan sat down with KQED’s Politics & Government Correspondent Guy Marzorati to discuss his spending plan.\u003c/p>\n\u003cp>\u003cem>This interview has been edited for length and clarity. \u003c/em>\u003c/p>\n\u003cp>\u003cstrong>Guy Marzorati: It seemed like the budget was more or less balanced, and then the city manager said there has to be immediate action taken at a cost of potentially up to $25 million to reduce pollutants coming from encampments into waterways. What has to be done now, and what’s at stake for the city in this? \u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Matt Mahan: \u003c/strong>Well, there’s a lot at stake, Guy. The regional board [San Francisco Bay Regional Water Quality Control Board] has told us that we are not on track to being compliant with the requirements of our stormwater permit. This is serious business. This is about whether or not we’re complying with the nation’s Clean Water Act. If we are found over time to be out of compliance, the board can actually fine us up to $60,000 per day per pollutant found in the waterway. And what they pointed to in this latest rejection of our plan was the encampments along the waterways.\u003c/p>\n\u003cp>Our own independent analysis shows that about 90% of the trash and biowaste going into the waterways is due to unmanaged encampments. And so essentially, the water board is going to force us to do what I think is the right thing. It will not be easy. It will not be cheap. But, I frankly welcome the accountability because we have got to do a better job of providing safe, managed alternatives to encampments for the homeless residents in our community. And this, I hope, is the push that we needed, that our county, water district and other partners needed to scale up basic, dignified shelter and require that people come indoors.\u003c/p>\n\u003cp>\u003cstrong>In this budget proposal, you are putting forward a potential shift within a pot of money dedicated to reducing homelessness — the Measure E transfer tax — from paying for permanent housing to interim housing and shelter. This \u003c/strong>\u003ca href=\"https://www.kqed.org/news/11953006/sf-san-jose-mayors-push-to-fund-shelters-as-pressure-builds-on-encampments\">\u003cstrong>was a huge debate in the budget process last year\u003c/strong>\u003c/a>\u003cstrong>. From a policy perspective, but then also maybe from a tactical or political perspective, how are you approaching this differently this year?\u003c/strong>\u003c/p>\n\u003cp>What I’m trying to do is give the council a genuine choice. There are different ways to fund the urgent action we need on homelessness. If the council prefers to reduce service levels in other departments and cut other city programs, depending on what those are, that may be something I can support and maybe the direction that we collectively go in.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘There are a lot of other things we need to put money into, but I think that we have to treat the homelessness crisis truly as a crisis and take emergency action.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"San José Mayor Matt Mahan","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>The alternative, as I pointed out last year, is to take the dollars we already have for addressing homelessness and use them in more efficient and scalable ways. And don’t get me wrong, these trade-offs aren’t easy. We need more affordable housing. We need more money for prevention. There are a lot of other things we need to put money into, but I think that we have to treat the homelessness crisis truly as a crisis and take emergency action. We have to scale up basic, dignified shelter and get people indoors.\u003c/p>\n\u003cp>I suppose the third option would be raising revenue, but frankly, for most forms of new revenue, you have to go to the voters, and the community already feels that they’re overtaxed and maybe not getting as much impact and the outcomes they want for the dollars that they’re already sending government.\u003c/p>\n\u003cp>\u003cstrong>You’re also proposing a safe sleeping site in this budget, known in some forms as a managed encampment. I wonder if that’s an implicit acknowledgment that interim housing, which you and other supporters have referred to as “quick-build,” is maybe not getting built quickly enough? \u003c/strong>\u003c/p>\n\u003cp>Well, it’s a lot quicker than what we were doing. So what we’ve been spending most of our money on is brand new apartment buildings, which unfortunately take $1 million a door of public subsidy and over five years to build. So that’s about as slow as it gets. Then we pivoted to these modular units, but they still take a year easily, sometimes longer. And when you’re all in with the site development, utility hookups, parking, common space, it can easily be $100,000 a door.\u003c/p>\n\u003cfigure id=\"attachment_11979494\" class=\"wp-caption alignright\" style=\"max-width: 1920px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979494\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut.jpg\" alt=\"A white middle-aged man stands in a moment of silence with mural behind him outdoors under a tent.\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003cfigcaption class=\"wp-caption-text\">San José Mayor Matt Mahan attends a memorial at the Home First offices in San José commemorating the 201 unhoused people who died in Santa Clara County in 2023 on Dec. 19, 2023. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>And when you look at the scale of the crisis, if we’re going to truly treat this as an emergency and say, ‘We need to triage the situation, get people stabilized, give people access to services, including basic sanitation, a safe place to sleep at night,’ [then] we need solutions that are on the scale of thousands of people.\u003c/p>\n\u003cp>The truth is, we need more scalable forms of shelter. And we have to look at things like safe sleeping and safe parking. We cannot let the perfect be the enemy of the good.\u003c/p>\n\u003cp>\u003cstrong>When it comes to safe sleeping sites or sanctioned encampments, won’t you face the same challenges in finding sites that you do for interim housing?\u003c/strong>\u003c/p>\n\u003cp>Well, we will. I think the reality is that we don’t have a choice if we’re going to come into compliance with the Clean Water Act and retain our stormwater permit and not face what would be crippling fines and liability; we are going to have to find places for people to go as we move folks away from the waterways.\u003c/p>\n\u003cp>We have two choices. As a community, we can either simply say, you can’t live along the waterways and good luck, and you’ll end up in neighborhoods and parks, commercial districts, industrial districts, wherever else. Or we can take responsibility for providing basic, dignified shelter, safe places to sleep with some very basic services like sanitation and security. And hopefully, over time, we can scale the case management and behavioral health services in partnership with the county.\u003c/p>\n\u003cp>\u003cstrong>There’s an interesting proposal in this budget around city parks. You want to potentially go to the ballot in November and ask voters to let the city lease park land for retail or commercial establishments in order to bring in new revenue. What’s an example of what this could potentially look like in San José? \u003c/strong>\u003c/p>\n\u003cp>Yes, well, I want to study it. I think it’s something for us to look at. Our parks, as I point out in the budget message, have a deferred maintenance backlog that runs into the hundreds of millions of dollars. We hear from people that they want parks to be cleaner, to have more amenities and that they feel they’ve been underinvested in.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"Related Stories ","postid":"forum_2010101904386,news_11977258,forum_2010101904706"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>As we just pointed out, we’re in a budget crunch this year, particularly because of what we need to do around our stormwater permit. And so, we need to look at other ways of providing amenities, activating our parks and funding their long-term maintenance. When you go to New York, you visit Bryant Park, that has long-term commercial leases and commercial uses, but it also adds to the vibrancy of the park. It’s beloved; it’s heavily utilized.\u003c/p>\n\u003cp>I think, particularly for downtown urban parks near large venues in our entertainment district in the downtown — having private operators run a restaurant a cafe, adding amenities and being able to charge a reasonable rate to the public to be able to operate added amenities is a way to activate the space, make our parks more interesting for folks and then fund their operations and maintenance.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11979482/san-jose-mayor-matt-mahan-calls-for-urgent-action-on-homelessness-in-city-budget-plan","authors":["227"],"categories":["news_6266","news_8","news_13"],"tags":["news_4020","news_1775","news_31197","news_18541"],"featImg":"news_11979492","label":"news"}},"programsReducer":{"possible":{"id":"possible","title":"Possible","info":"Possible is hosted by entrepreneur Reid Hoffman and writer Aria Finger. Together in Possible, Hoffman and Finger lead enlightening discussions about building a brighter collective future. The show features interviews with visionary guests like Trevor Noah, Sam Altman and Janette Sadik-Khan. Possible paints an optimistic portrait of the world we can create through science, policy, business, art and our shared humanity. It asks: What if everything goes right for once? How can we get there? 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