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(Anna Vignet/Center for Investigative Reporting)\" width=\"388\" height=\"259\" class=\"size-full wp-image-97455\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">John Robinson, a Marine Corps veteran, lives at the Salvation Army’s Harbor Light Center in San Francisco. (Anna Vignet/Center for Investigative Reporting)\u003c/figcaption>\u003c/figure>\n\u003cp>The California Department of Veterans Affairs employed 87 staff members to run the loan program, spending $10.6 million on overhead to originate $10.5 million in loans, according to the state Department of Finance.\u003c/p>\n\u003cp>During a recent visit to the agency’s headquarters in Sacramento, the home loan call center was largely silent. Critics, including Democratic Assembly Speaker John A. Pérez, say the program is an anachronism and the money should be redeployed to meet other veteran needs.\u003c/p>\n\u003cp>Agency officials say they know they need to do better and have used the economic downturn to revamp the program, originally launched in 1921 to help World War I veterans buy homes and farms. 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Gunn predicted the number of loans issued would grow this year but, when pressed, would not give an estimate, saying, “I’m not in a position right now to share something with you.”\u003c/p>\n\u003cp>The agency is budgeted for $13 million in overhead costs this fiscal year and so far has granted 59 home loans, valued at $5.5 million.\u003c/p>\n\u003cp>Since 1998, the nonpartisan Legislative Analyst’s Office has recommended that the agency phase out the program. In a report that year, the analyst’s office said use of the program, which that year made 1,600 loans, was likely to “continue to dwindle” as credit-worthy veterans turned to the private sector and other government programs.\u003c/p>\n\u003cp>“Veterans do have other growing needs,” the report said.\u003c/p>\n\u003cp>Today, the state Department of Veterans Affairs has $230 million in uninsured borrowing authority from a bond measure that voters passed in 2000, along with $900 million more from a 2008 initiative that the agency hasn’t yet touched.\u003c/p>\n\u003cp>Pérez has proposed reallocating $600 million of the agency’s bond funding to build affordable housing for homeless veterans. On April 30, a bill to put that change before voters in 2014 passed unanimously out of its first legislative committee, backed by a host of veterans groups, trade unions and law enforcement.\u003c/p>\n\u003cp>Gunn said the California Department of Veterans Affairs is not opposed to the bill and would welcome the reappropriation of some of its unused funding to build affordable housing.\u003c/p>\n\u003cp>California has about 16,000 homeless veterans, according to the federal Department of Housing and Urban Development. Los Angeles, with about 6,400 homeless vets, has the most in the nation.\u003c/p>\n\u003cp>“We want to do something to eliminate the suffering right now,” said Michael Blecker, executive director of Swords to Plowshares, a veterans service organization in San Francisco, where the most recent HUD-mandated homeless count identified 344 veterans in shelters and 430 on the streets.\u003c/p>\n\u003cp>In interviews, homeless veterans said the tight rental market has made private landlords so choosy that it’s nearly impossible to find housing – even after vets have found work and gotten off drugs.\u003c/p>\n\u003cp>“I have back child support and horrible credit,” said John Robinson, a Marine Corps veteran.\u003c/p>\n\u003cp>Robinson makes minimum wage working for a subcontractor of SamTrans, the transportation agency serving San Mateo County. But he continues to live at a SoMa drug rehab center run by the Salvation Army – his home for the past 21 months – because he can’t find private housing.\u003c/p>\n\u003cp>“If a veteran has a place to start, then he has a chance,” he said.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The independent, nonprofit Center for Investigative Reporting is the country’s largest investigative reporting team. For more, visit www.cironline.org. The reporter can be reached at aglantz@cironline.org.\u003c/p>\n\n",
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"description": "by Aaron Glantz, Center for Investigative Reporting A state program designed to help California veterans buy homes granted just 83 loans last year, despite more than $1.1 billion in available funding. The California Department of Veterans Affairs employed 87 staff members to run the loan program, spending $10.6 million on overhead to originate $10.5 million",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>by Aaron Glantz, \u003ca href=\"http://cironline.org/reports/california-homebuying-program-veterans-hands-out-few-loans-4515\">Center for Investigative Reporting\u003cbr>\n\u003c/a>\u003c/em>\u003cbr>\nA state program designed to help California veterans buy homes granted just 83 loans last year, despite more than $1.1 billion in available funding.\u003c/p>\n\u003cfigure id=\"attachment_97455\" class=\"wp-caption alignright\" style=\"max-width: 388px\">\u003ca href=\"http://ww2.kqed.org/news/2013/05/17/97445/vetloan-2/\" rel=\"attachment wp-att-97455\">\u003cimg loading=\"lazy\" decoding=\"async\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/05/VetLoan1.jpg\" alt=\"John Robinson, a Marine Corps veteran, lives at the Salvation Army's Harbor Light Center in San Francisco. (Anna Vignet/Center for Investigative Reporting)\" width=\"388\" height=\"259\" class=\"size-full wp-image-97455\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">John Robinson, a Marine Corps veteran, lives at the Salvation Army’s Harbor Light Center in San Francisco. (Anna Vignet/Center for Investigative Reporting)\u003c/figcaption>\u003c/figure>\n\u003cp>The California Department of Veterans Affairs employed 87 staff members to run the loan program, spending $10.6 million on overhead to originate $10.5 million in loans, according to the state Department of Finance.\u003c/p>\n\u003cp>During a recent visit to the agency’s headquarters in Sacramento, the home loan call center was largely silent. Critics, including Democratic Assembly Speaker John A. Pérez, say the program is an anachronism and the money should be redeployed to meet other veteran needs.\u003c/p>\n\u003cp>Agency officials say they know they need to do better and have used the economic downturn to revamp the program, originally launched in 1921 to help World War I veterans buy homes and farms. The overhead costs, they said, include servicing on the approximately 8,000 loans made in the past three decades.\u003c!--more-->\u003c/p>\n\u003cp>“We are now staged and poised and ready to go as the housing market comes back,” said Theresa Gunn, the newly appointed deputy secretary in charge of the program.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Part of the issue in recent years has been the low interest rates available on the open market, which often made the program’s rates unattractive.\u003c/p>\n\u003cp>In October 2011, when it was possible to get a private home loan with an interest rate approaching 2 percent, the state offered loans to veterans at 5.5 percent. That gap apparently outweighed the program’s benefits, which include the ability to buy a house with little or no money down.\u003c/p>\n\u003cp>The agency lowered its interest rate this month to 3.9 percent. Gunn predicted the number of loans issued would grow this year but, when pressed, would not give an estimate, saying, “I’m not in a position right now to share something with you.”\u003c/p>\n\u003cp>The agency is budgeted for $13 million in overhead costs this fiscal year and so far has granted 59 home loans, valued at $5.5 million.\u003c/p>\n\u003cp>Since 1998, the nonpartisan Legislative Analyst’s Office has recommended that the agency phase out the program. In a report that year, the analyst’s office said use of the program, which that year made 1,600 loans, was likely to “continue to dwindle” as credit-worthy veterans turned to the private sector and other government programs.\u003c/p>\n\u003cp>“Veterans do have other growing needs,” the report said.\u003c/p>\n\u003cp>Today, the state Department of Veterans Affairs has $230 million in uninsured borrowing authority from a bond measure that voters passed in 2000, along with $900 million more from a 2008 initiative that the agency hasn’t yet touched.\u003c/p>\n\u003cp>Pérez has proposed reallocating $600 million of the agency’s bond funding to build affordable housing for homeless veterans. On April 30, a bill to put that change before voters in 2014 passed unanimously out of its first legislative committee, backed by a host of veterans groups, trade unions and law enforcement.\u003c/p>\n\u003cp>Gunn said the California Department of Veterans Affairs is not opposed to the bill and would welcome the reappropriation of some of its unused funding to build affordable housing.\u003c/p>\n\u003cp>California has about 16,000 homeless veterans, according to the federal Department of Housing and Urban Development. Los Angeles, with about 6,400 homeless vets, has the most in the nation.\u003c/p>\n\u003cp>“We want to do something to eliminate the suffering right now,” said Michael Blecker, executive director of Swords to Plowshares, a veterans service organization in San Francisco, where the most recent HUD-mandated homeless count identified 344 veterans in shelters and 430 on the streets.\u003c/p>\n\u003cp>In interviews, homeless veterans said the tight rental market has made private landlords so choosy that it’s nearly impossible to find housing – even after vets have found work and gotten off drugs.\u003c/p>\n\u003cp>“I have back child support and horrible credit,” said John Robinson, a Marine Corps veteran.\u003c/p>\n\u003cp>Robinson makes minimum wage working for a subcontractor of SamTrans, the transportation agency serving San Mateo County. But he continues to live at a SoMa drug rehab center run by the Salvation Army – his home for the past 21 months – because he can’t find private housing.\u003c/p>\n\u003cp>“If a veteran has a place to start, then he has a chance,” he said.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The independent, nonprofit Center for Investigative Reporting is the country’s largest investigative reporting team. For more, visit www.cironline.org. The reporter can be reached at aglantz@cironline.org.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cfigure id=\"attachment_95580\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/04/29/95579/img_0966/\" rel=\"attachment wp-att-95580\">\u003cimg class=\"size-medium wp-image-95580\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/IMG_0966-300x225.jpg\" alt=\"A new plan seeks to cut the Bay Area's greenhouse gas emissions while the region continues to grow. (Photo: Craig Miller/KQED)\" width=\"300\" height=\"225\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A new plan seeks to cut the Bay Area's greenhouse gas emissions while the region continues to grow. (Craig Miller/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>This won’t come as a surprise to Bay Area residents: the region is still growing. By one estimate, the Bay Area will add two million people by 2040, a 30 percent increase over today’s population of about seven million.\u003c/p>\n\u003cp>More people means more housing and more traffic. But regional planning agencies have another target to contend with: by 2040, the Bay Area must cut its greenhouse gas emission by 15 percent. It’s part of SB 375, a state law requiring local communities to help meet California’s climate change goals through land use and transit planning.\u003c/p>\n\u003cp>The Bay Area’s effort is being coordinated with \u003ca href=\"http://onebayarea.org/regional-initiatives/plan-bay-area.html\">Plan Bay Area\u003c/a>, a region wide development plan being put together by the \u003ca href=\"http://www.abag.ca.gov/\">Association of Bay Area Governments\u003c/a> (ABAG) and the \u003ca href=\"http://www.mtc.ca.gov/\">Metropolitan Transportation Commission\u003c/a> (MTC).\u003c/p>\n\u003cp>“We have had a pattern in the past of extending our development and urban frontiers into our open space and green space,” says Miriam Chion, Planning and Research Director at ABAG. “And that resulted in a lot more driving.”\u003c/p>\n\u003cp>Chion says the key to cutting greenhouse gas emissions is giving residents more options for public transit or walking. Plan Bay Area identifies “Priority Development Areas,” where 80 percent of new housing and 60 percent of new jobs would be located in walkable neighborhoods that are close to transit and series.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>This continues an existing trend, says Chion. “Many of our knowledge-base workers and businesses are choosing urban settings over traditional office park locations,” she says.\u003c!--more-->\u003c/p>\n\u003cp>The plan also seeks to minimize sprawl by keeping future growth within existing urban boundaries. “That’s a huge statement,” says Stephanie Reyes of the \u003ca href=\"http://www.greenbelt.org/\">Greenbelt Alliance\u003c/a>. “No other region comes even close to achieving that level of in-fill development and open space protection.”\u003c/p>\n\u003cp>Meeting these goals will be up to cities and counties, however. “There’s good news and bad news,” says Reyes. “Here in the Bay Area, many communities, though not all, are supportive of protecting our iconic landscapes and open spaces and are generally looking to build inward instead of outward.\u003c/p>\n\u003cp>“That said, some communities are more willing and enthusiastic than others to actually do that work of planning for and building homes for folks at all income levels,” Reyes says.\u003c/p>\n\u003cp>Cities and counties rely on their own general plans to guide development. “What changes might be made over the next 10, 20, 30 years, that is going to be decided locally,” says Linda Jackson, planning manager Transportation Authority of Marin.\u003c/p>\n\u003cp>The planning process has raised concerns from some communities over how much growth is included in the plan. “To the extent that Plan Bay Area in their projections for 2040 is higher than what a general plan or a town is currently planning for, there is some concern and awareness of having to discuss that kind of increased growth for their community,” says Jackson.\u003c/p>\n\u003cp>Local jurisdictions that adopt the plan’s goals will receive prioritized funding through the One Bay Area grant program. It provides $14 billion over the next several decades for transportation projects.\u003c/p>\n\u003cp>Still, supporters of the plan say it’s brought about much-needed conversations about the Bay Area’s future growth. “While the law is not full of lots of sticks and punishments, it has really had an enormous effect on the dialogue and conversation about growth in the region,” Reyes.\u003c/p>\n\u003cp>A \u003ca href=\"http://onebayarea.org/misc/open-town-hall.html\">public comment period\u003c/a> on the plan is open until May 16th. Marin, San Mateo, Santa Clara and Alameda Counties are \u003ca href=\"http://onebayarea.org/regional-initiatives/plan-bay-area/meetings-events/Public-Workshops-Public-Hearings.html\">holding public meetings this week\u003c/a>.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cstrong>Areas of Priority Development in Plan Bay Area:\u003c/strong>\u003cbr>\n\u003ciframe src=\"https://www.google.com/fusiontables/embedviz?viz=MAP&q=select+col11+from+1SpdnZntbc_gMzJoNe96Qwv6pnw6AntwWT0PEAZ8&h=false&lat=37.80686032250714&lng=-122.0846837548828&z=9&t=1&l=col11&y=2&tmplt=2\" frameborder=\"no\" scrolling=\"no\" width=\"600\" height=\"500\">\u003c/iframe>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>This continues an existing trend, says Chion. “Many of our knowledge-base workers and businesses are choosing urban settings over traditional office park locations,” she says.\u003c!--more-->\u003c/p>\n\u003cp>The plan also seeks to minimize sprawl by keeping future growth within existing urban boundaries. “That’s a huge statement,” says Stephanie Reyes of the \u003ca href=\"http://www.greenbelt.org/\">Greenbelt Alliance\u003c/a>. “No other region comes even close to achieving that level of in-fill development and open space protection.”\u003c/p>\n\u003cp>Meeting these goals will be up to cities and counties, however. “There’s good news and bad news,” says Reyes. “Here in the Bay Area, many communities, though not all, are supportive of protecting our iconic landscapes and open spaces and are generally looking to build inward instead of outward.\u003c/p>\n\u003cp>“That said, some communities are more willing and enthusiastic than others to actually do that work of planning for and building homes for folks at all income levels,” Reyes says.\u003c/p>\n\u003cp>Cities and counties rely on their own general plans to guide development. “What changes might be made over the next 10, 20, 30 years, that is going to be decided locally,” says Linda Jackson, planning manager Transportation Authority of Marin.\u003c/p>\n\u003cp>The planning process has raised concerns from some communities over how much growth is included in the plan. “To the extent that Plan Bay Area in their projections for 2040 is higher than what a general plan or a town is currently planning for, there is some concern and awareness of having to discuss that kind of increased growth for their community,” says Jackson.\u003c/p>\n\u003cp>Local jurisdictions that adopt the plan’s goals will receive prioritized funding through the One Bay Area grant program. It provides $14 billion over the next several decades for transportation projects.\u003c/p>\n\u003cp>Still, supporters of the plan say it’s brought about much-needed conversations about the Bay Area’s future growth. “While the law is not full of lots of sticks and punishments, it has really had an enormous effect on the dialogue and conversation about growth in the region,” Reyes.\u003c/p>\n\u003cp>A \u003ca href=\"http://onebayarea.org/misc/open-town-hall.html\">public comment period\u003c/a> on the plan is open until May 16th. Marin, San Mateo, Santa Clara and Alameda Counties are \u003ca href=\"http://onebayarea.org/regional-initiatives/plan-bay-area/meetings-events/Public-Workshops-Public-Hearings.html\">holding public meetings this week\u003c/a>.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cstrong>Areas of Priority Development in Plan Bay Area:\u003c/strong>\u003cbr>\n\u003ciframe src=\"https://www.google.com/fusiontables/embedviz?viz=MAP&q=select+col11+from+1SpdnZntbc_gMzJoNe96Qwv6pnw6AntwWT0PEAZ8&h=false&lat=37.80686032250714&lng=-122.0846837548828&z=9&t=1&l=col11&y=2&tmplt=2\" frameborder=\"no\" scrolling=\"no\" width=\"600\" height=\"500\">\u003c/iframe>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cp>\u003cem>by Sam Harnett\u003c/em>\u003c/p>\n\u003cfigure id=\"attachment_94564\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/04/17/new-tic-to-condo-plan-would-impose-10-year-conversion-moratorium-in-exchange-for-lottery-bypass/tic-proposal/\" rel=\"attachment wp-att-94564\">\u003cimg class=\"size-medium wp-image-94564\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/TIC-Proposal-300x225.jpg\" alt=\"San Francisco Board of Supervisors President David Chiu presents his new TIC proposal alongside tenants' rights groups and Mary Phillips, a 97-year-old facing eviction. (Sam Harnett/KQED)\" width=\"300\" height=\"225\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">San Francisco Board of Supervisors President David Chiu presents his new TIC proposal alongside tenants' rights groups and Mary Phillips, a 97-year-old facing eviction. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>After months of negotiations, a compromise is in the works to resolve the controversy over San Francisco's Tenants-in-Common (TIC) units. The new deal sticks to the original proposal to allow about 2,000 TICs to bypass the yearly conversion lottery and convert directly into condos. But it also adds a number of elements designed to protect the city's rental stock. The two most significant are:\u003c/p>\n\u003cul>\n\u003cli>Offsetting the units lost through conversion by halting the lottery for a minimum of 10 years\u003c/li>\n\u003cli>Preventing buildings with more than four units from converting in the future\u003c/li>\n\u003c/ul>\n\u003cp>Affordable housing advocates say these are some of the most significant reforms to the condo-conversion system since it was created in 1980.\u003c/p>\n\u003cp>The current debate over TICs broke out in January, when supervisors Mark Farrell and Scott Wiener proposed allowing TICs to bypass the conversion lottery. The average time for a TIC to win in the lottery is more than 10 years, and TIC owners, hit hard by the housing downturn, were more eager than ever to transform their units into condos, which would allow them to refinance into mortgages with better terms. Tenants' rights advocates, however, quickly protested, claiming the change would spur more renter evictions and real estate speculation. Talks on the proposal remained at a standstill until earlier this week.\u003c/p>\n\u003cp>\u003c!--more-->\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cstrong>TICs: Always controversial\u003c/strong>\u003c/p>\n\u003cp>In a TIC, a group of residents jointly owns a housing property. Owners gets their own units, but they all collectively own the building.\u003cstrong> \u003c/strong>In San Francisco, TICs have always been controversial. To homebuyers, they represent a less expensive opportunity to own a place to live in one of the most expensive cities in the world; to tenants' rights advocates, they are simply a backdoor method that erodes the city's rental stock.\u003c/p>\n\u003cp>Because of the cumbersome ownership structure, TICs cost 10 to 20 percent less than a comparable condo. And unlike condos, they can be financed only with adjustable rate mortgages. Just about anyone who is part of a TIC hopes to convert the building to a condo, because conversion instantly raises the value of the property and allows the owner to refinance into a fixed-rate mortgage. But because the city allows only 200 units a year to convert, it can take years before those who wish to switch over win the chance to do so in the lottery.\u003c/p>\n\u003cp>\u003cstrong>When condo prices soar ...\u003c/strong>\u003c/p>\n\u003cp>Anytime condo prices become out of reach, as they are to many right now, buyers start turning to TICs. But the current backlog in the lottery actually arose from the housing boom in the mid-2000s. Between 2002 and 2007, real estate agents sold about 2.500 TICs. Many of these buyers were erroneously told that they would be able to convert their buildings into a condo in just a few years.\u003c/p>\n\u003cp>Things got worse for TIC owners after the financial crisis hit in 2007. Housing values plummeted, just as interest rates on all those adjustable rate mortgages skyrocketed. That \u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/\" target=\"_blank\">left many TIC owners underwater, unable to refinance and facing foreclosure\u003c/a>. \u003cstrong>\u003cbr>\n\u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Tenant Opposition to 'Bailout'\u003c/strong>\u003c/p>\n\u003cp>Wiener's and Farrell's proposal to let about 2,000 TICs bypass the conversion lottery was intended to help struggling owners. But to understand the tenant opposition to this \"bailout,\" you have to look at how TICs are created in the first place.\u003c/p>\n\u003cp>First, the landlord has to clear out all of the tenants in the building. In the '90s, that meant evicting tenants under the highly controversial Ellis Act, which allowed landlords to kick out tenants if the landlords wanted to sell the units as a TIC. A number of the tenants protesting the current TIC legislation are those who were evicted via the Ellis Act in the '90s and early 2000s.\u003c/p>\n\u003cp>Since the '90s, protections have been put in place to prevent landlords from “Ellising” out tenants to sell a building as a TIC. For example, owners are penalized for evicting elderly or disabled tenants by not allowing them to condo-convert later.\u003cstrong> \u003c/strong>Still, tenants' rights advocates say landlords are using intimidation, harassment and neglect to force tenants out so that owners are free to sell. One of the most common tactics, as seen in the letter below, is to combine the offer of a buyout with the threat of an Ellis Act eviction.\u003c/p>\n\u003cp>\u003ciframe src=\"http://www.scribd.com/embeds/136338515/content?start_page=1&view_mode=scroll&access_key=key-1pgc82pt29uxiajasbdg\" frameborder=\"0\" scrolling=\"no\" width=\"100%\" height=\"600\">\u003c/iframe>\u003c/p>\n\u003cp>\u003cstrong>The New Proposal\u003c/strong>\u003c/p>\n\u003cp>So, on one side you have the TIC owners who are stuck underwater on their mortgages; on the other, you have renters who are feeling the pressure to leave from landlords who want to take advantage of the hot housing market. In addition, the real estate industry has a vested interest in the fight, as it stands to make millions from selling TICs.\u003c/p>\n\u003cp>The new proposal grew out of intense backroom negotiations at City Hall. After hitting an impasse in talks with the real estate industry, tenants' rights advocates worked with Board of Supervisors President David Chiu to create draft amendments to the original legislation that are intended to quell the threat of real estate speculation and tenant eviction. “The basic idea is simple,\" Chiu said. \"To ensure that as we expedite these conversions that we protect tenants by suspending the lottery for new participants for at least 10 years.\" The plan stipulates that the greater the number of units allowed to convert, the longer the mandated moratorium on future conversions.\u003c/p>\n\u003cp>Ted Gullickson, head of the San Francisco Tenants Union, said the affordable housing community decided to push for the changes after they had the support of Supervisor Norman Yee. “We saw that we had an ally,” Gullickson said. “A very important ally in the sense that he was the sixth vote on two very big concepts that were acceptable to tenants.” Aside from the temporary freeze on the lottery, the other change Gullickson cites is a law would limit future conversions to buildings with four units or fewer instead of the current six.\u003c/p>\n\u003cp>Yee also wants to provide incentives to affordable housing by allowing the length of the conversion moratorium to be shortened if the city creates additional affordable housing units.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>Supervisor Mark Farrell, the lead author on the original legislation, said he supports the changes, although he still wants to look over all the details. He thinks a final compromise could be ready for a vote in as little as two weeks.\u003c/p>\n\n",
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"description": "by Sam Harnett After months of negotiations, a compromise is in the works to resolve the controversy over San Francisco's Tenants-in-Common (TIC) units. The new deal sticks to the original proposal to allow about 2,000 TICs to bypass the yearly conversion lottery and convert directly into condos. But it also adds a number of elements",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>by Sam Harnett\u003c/em>\u003c/p>\n\u003cfigure id=\"attachment_94564\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/04/17/new-tic-to-condo-plan-would-impose-10-year-conversion-moratorium-in-exchange-for-lottery-bypass/tic-proposal/\" rel=\"attachment wp-att-94564\">\u003cimg class=\"size-medium wp-image-94564\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/TIC-Proposal-300x225.jpg\" alt=\"San Francisco Board of Supervisors President David Chiu presents his new TIC proposal alongside tenants' rights groups and Mary Phillips, a 97-year-old facing eviction. (Sam Harnett/KQED)\" width=\"300\" height=\"225\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">San Francisco Board of Supervisors President David Chiu presents his new TIC proposal alongside tenants' rights groups and Mary Phillips, a 97-year-old facing eviction. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>After months of negotiations, a compromise is in the works to resolve the controversy over San Francisco's Tenants-in-Common (TIC) units. The new deal sticks to the original proposal to allow about 2,000 TICs to bypass the yearly conversion lottery and convert directly into condos. But it also adds a number of elements designed to protect the city's rental stock. The two most significant are:\u003c/p>\n\u003cul>\n\u003cli>Offsetting the units lost through conversion by halting the lottery for a minimum of 10 years\u003c/li>\n\u003cli>Preventing buildings with more than four units from converting in the future\u003c/li>\n\u003c/ul>\n\u003cp>Affordable housing advocates say these are some of the most significant reforms to the condo-conversion system since it was created in 1980.\u003c/p>\n\u003cp>The current debate over TICs broke out in January, when supervisors Mark Farrell and Scott Wiener proposed allowing TICs to bypass the conversion lottery. The average time for a TIC to win in the lottery is more than 10 years, and TIC owners, hit hard by the housing downturn, were more eager than ever to transform their units into condos, which would allow them to refinance into mortgages with better terms. Tenants' rights advocates, however, quickly protested, claiming the change would spur more renter evictions and real estate speculation. Talks on the proposal remained at a standstill until earlier this week.\u003c/p>\n\u003cp>\u003c!--more-->\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cstrong>TICs: Always controversial\u003c/strong>\u003c/p>\n\u003cp>In a TIC, a group of residents jointly owns a housing property. Owners gets their own units, but they all collectively own the building.\u003cstrong> \u003c/strong>In San Francisco, TICs have always been controversial. To homebuyers, they represent a less expensive opportunity to own a place to live in one of the most expensive cities in the world; to tenants' rights advocates, they are simply a backdoor method that erodes the city's rental stock.\u003c/p>\n\u003cp>Because of the cumbersome ownership structure, TICs cost 10 to 20 percent less than a comparable condo. And unlike condos, they can be financed only with adjustable rate mortgages. Just about anyone who is part of a TIC hopes to convert the building to a condo, because conversion instantly raises the value of the property and allows the owner to refinance into a fixed-rate mortgage. But because the city allows only 200 units a year to convert, it can take years before those who wish to switch over win the chance to do so in the lottery.\u003c/p>\n\u003cp>\u003cstrong>When condo prices soar ...\u003c/strong>\u003c/p>\n\u003cp>Anytime condo prices become out of reach, as they are to many right now, buyers start turning to TICs. But the current backlog in the lottery actually arose from the housing boom in the mid-2000s. Between 2002 and 2007, real estate agents sold about 2.500 TICs. Many of these buyers were erroneously told that they would be able to convert their buildings into a condo in just a few years.\u003c/p>\n\u003cp>Things got worse for TIC owners after the financial crisis hit in 2007. Housing values plummeted, just as interest rates on all those adjustable rate mortgages skyrocketed. That \u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/\" target=\"_blank\">left many TIC owners underwater, unable to refinance and facing foreclosure\u003c/a>. \u003cstrong>\u003cbr>\n\u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Tenant Opposition to 'Bailout'\u003c/strong>\u003c/p>\n\u003cp>Wiener's and Farrell's proposal to let about 2,000 TICs bypass the conversion lottery was intended to help struggling owners. But to understand the tenant opposition to this \"bailout,\" you have to look at how TICs are created in the first place.\u003c/p>\n\u003cp>First, the landlord has to clear out all of the tenants in the building. In the '90s, that meant evicting tenants under the highly controversial Ellis Act, which allowed landlords to kick out tenants if the landlords wanted to sell the units as a TIC. A number of the tenants protesting the current TIC legislation are those who were evicted via the Ellis Act in the '90s and early 2000s.\u003c/p>\n\u003cp>Since the '90s, protections have been put in place to prevent landlords from “Ellising” out tenants to sell a building as a TIC. For example, owners are penalized for evicting elderly or disabled tenants by not allowing them to condo-convert later.\u003cstrong> \u003c/strong>Still, tenants' rights advocates say landlords are using intimidation, harassment and neglect to force tenants out so that owners are free to sell. One of the most common tactics, as seen in the letter below, is to combine the offer of a buyout with the threat of an Ellis Act eviction.\u003c/p>\n\u003cp>\u003ciframe src=\"http://www.scribd.com/embeds/136338515/content?start_page=1&view_mode=scroll&access_key=key-1pgc82pt29uxiajasbdg\" frameborder=\"0\" scrolling=\"no\" width=\"100%\" height=\"600\">\u003c/iframe>\u003c/p>\n\u003cp>\u003cstrong>The New Proposal\u003c/strong>\u003c/p>\n\u003cp>So, on one side you have the TIC owners who are stuck underwater on their mortgages; on the other, you have renters who are feeling the pressure to leave from landlords who want to take advantage of the hot housing market. In addition, the real estate industry has a vested interest in the fight, as it stands to make millions from selling TICs.\u003c/p>\n\u003cp>The new proposal grew out of intense backroom negotiations at City Hall. After hitting an impasse in talks with the real estate industry, tenants' rights advocates worked with Board of Supervisors President David Chiu to create draft amendments to the original legislation that are intended to quell the threat of real estate speculation and tenant eviction. “The basic idea is simple,\" Chiu said. \"To ensure that as we expedite these conversions that we protect tenants by suspending the lottery for new participants for at least 10 years.\" The plan stipulates that the greater the number of units allowed to convert, the longer the mandated moratorium on future conversions.\u003c/p>\n\u003cp>Ted Gullickson, head of the San Francisco Tenants Union, said the affordable housing community decided to push for the changes after they had the support of Supervisor Norman Yee. “We saw that we had an ally,” Gullickson said. “A very important ally in the sense that he was the sixth vote on two very big concepts that were acceptable to tenants.” Aside from the temporary freeze on the lottery, the other change Gullickson cites is a law would limit future conversions to buildings with four units or fewer instead of the current six.\u003c/p>\n\u003cp>Yee also wants to provide incentives to affordable housing by allowing the length of the conversion moratorium to be shortened if the city creates additional affordable housing units.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Supervisor Mark Farrell, the lead author on the original legislation, said he supports the changes, although he still wants to look over all the details. He thinks a final compromise could be ready for a vote in as little as two weeks.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"slug": "silicon-valley-has-nations-highest-rents",
"title": "Silicon Valley Has Nation's Highest Rents",
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"headTitle": "Silicon Valley Has Nation’s Highest Rents | KQED",
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"content": "\u003cp>It comes as no surprise to anyone who has tried to find an apartment in Silicon Valley. But in case you had any doubt, the U.S. Census Bureau \u003ca href=\"http://www.census.gov/prod/2013pubs/acsbr11-07.pdf\">confirmed\u003c/a> on Tuesday that rents there are the highest in the country.\u003c/p>\n\u003cfigure id=\"attachment_94674\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2012/12/10/an-interactive-map-of-the-cheapest-places-to-rent-in-the-bay-area/\" rel=\"attachment wp-att-94674\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-94674\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/kwelia_apartment_rents-300x231.png\" alt=\"Map Courtesy of Kwelia.\" width=\"300\" height=\"231\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The Bay Area rental market. Map shows median rental prices in Bay Area census tracts, with prices per square foot. (Courtesy of Kwelia)\u003c/figcaption>\u003c/figure>\n\u003cp>The Census says that its 2011 American Community Survey found the estimated “gross median rent” in the San Jose-Sunnyvale-Santa Clara area—that’s supposed to be a measure of rent plus utilities—was $1,460. \u003c/p>\n\u003cp>No. 2 of the 360 or so metro areas the Census surveyed: Honolulu, with a gross median rent of $1,419. The San Francisco area’s median, including most of the East Bay and Marin County, was at $1,345. By comparison, the median rent for the nation was $871. The lowest was $501, in Wheeling, W.Va.\u003c/p>\n\u003cp>(Do these Bay Area rent numbers seem a little low? Remember the definition of median: That’s supposed to represent a midpoint, with half the rental costs in the survey above that number and half below it. Also remember that the Census report is the result of a survey, not a compilation of all rents. In the Bay Area, the survey’s reported margin of error for median rents is 20 percent in the South Bay and 14 percent in the San Francisco area.) \u003c/p>\n\u003cp>The bureau found that rents had dropped very slightly in the Bay Area from 2009 to 2011—by an estimated 10 bucks in Silicon Valley and 17 dollars in the San Francisco area. \u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>When measured by how much of their income they spent on rent, though, Bay Area residents were not among those struggling the most to afford housing, the Census Bureau found.\u003c/p>\n\u003cp>In Silicon Valley, 39 percent of renters were spending a third of their income or more on rent and utilities, compared with 43 percent in San Francisco-Oakland-Fremont. But more people were struggling to pay for housing in less wealthy places. The bureau found that 61 percent of renters in the Shasta County town of Redding were spending at least a third of their income on housing, which put the city in a tie with 25 other metro areas for the highest “burden” of rental costs.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The Bay Area doesn’t have a lot of empty rentals, but it doesn’t have the lowest vacancy rates either. In Silicon Valley, 2.7 percent of rental units were vacant. That figure was 4.1 percent for San Francisco-Oakland-Fremont. But the lowest vacancy rates were in Bismarck, N.D., with no vacancies at all (0 percent), and in Williamsport, Pa., with 0.3 percent. \u003c/p>\n\n",
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"description": "It comes as no surprise to anyone who has tried to find an apartment in Silicon Valley. But in case you had any doubt, the U.S. Census Bureau confirmed on Tuesday that rents there are the highest in the country. The Census says that its 2011 American Community Survey found the estimated "gross median rent" in the San Jose-Sunnyvale-Santa Clara area—that's supposed to be a measure of rent plus utilities—was $1,460. No. 2 of the 360 or so metro areas the Census surveyed: Honolulu, with a gross median rent of $1,419. The San Francisco area's median, including most of the",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>It comes as no surprise to anyone who has tried to find an apartment in Silicon Valley. But in case you had any doubt, the U.S. Census Bureau \u003ca href=\"http://www.census.gov/prod/2013pubs/acsbr11-07.pdf\">confirmed\u003c/a> on Tuesday that rents there are the highest in the country.\u003c/p>\n\u003cfigure id=\"attachment_94674\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2012/12/10/an-interactive-map-of-the-cheapest-places-to-rent-in-the-bay-area/\" rel=\"attachment wp-att-94674\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-94674\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/kwelia_apartment_rents-300x231.png\" alt=\"Map Courtesy of Kwelia.\" width=\"300\" height=\"231\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The Bay Area rental market. Map shows median rental prices in Bay Area census tracts, with prices per square foot. (Courtesy of Kwelia)\u003c/figcaption>\u003c/figure>\n\u003cp>The Census says that its 2011 American Community Survey found the estimated “gross median rent” in the San Jose-Sunnyvale-Santa Clara area—that’s supposed to be a measure of rent plus utilities—was $1,460. \u003c/p>\n\u003cp>No. 2 of the 360 or so metro areas the Census surveyed: Honolulu, with a gross median rent of $1,419. The San Francisco area’s median, including most of the East Bay and Marin County, was at $1,345. By comparison, the median rent for the nation was $871. The lowest was $501, in Wheeling, W.Va.\u003c/p>\n\u003cp>(Do these Bay Area rent numbers seem a little low? Remember the definition of median: That’s supposed to represent a midpoint, with half the rental costs in the survey above that number and half below it. Also remember that the Census report is the result of a survey, not a compilation of all rents. In the Bay Area, the survey’s reported margin of error for median rents is 20 percent in the South Bay and 14 percent in the San Francisco area.) \u003c/p>\n\u003cp>The bureau found that rents had dropped very slightly in the Bay Area from 2009 to 2011—by an estimated 10 bucks in Silicon Valley and 17 dollars in the San Francisco area. \u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>When measured by how much of their income they spent on rent, though, Bay Area residents were not among those struggling the most to afford housing, the Census Bureau found.\u003c/p>\n\u003cp>In Silicon Valley, 39 percent of renters were spending a third of their income or more on rent and utilities, compared with 43 percent in San Francisco-Oakland-Fremont. But more people were struggling to pay for housing in less wealthy places. The bureau found that 61 percent of renters in the Shasta County town of Redding were spending at least a third of their income on housing, which put the city in a tie with 25 other metro areas for the highest “burden” of rental costs.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The Bay Area doesn’t have a lot of empty rentals, but it doesn’t have the lowest vacancy rates either. In Silicon Valley, 2.7 percent of rental units were vacant. That figure was 4.1 percent for San Francisco-Oakland-Fremont. But the lowest vacancy rates were in Bismarck, N.D., with no vacancies at all (0 percent), and in Williamsport, Pa., with 0.3 percent. \u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Jerry Brown Says CEQA Reform Unlikely This Year ",
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"content": "\u003cp>Jerry Brown once called reforming \u003ca href=\"http://www.dfg.ca.gov/habcon/ceqa/ceqapolicy.html\" target=\"_blank\">CEQA\u003c/a>, California's 43-year-old landmark environmental impact law, \"doing the Lord's work.\" Well, if that's the case, looks like we're in the day-of-rest period...\u003c/p>\n\u003cp>\u003cem>From AP\u003c/em>:\u003c/p>\n\u003cp>Gov. Jerry Brown said Tuesday it's unlikely that changes he's seeking to the state's environmental protection law can be accomplished this year, although a top Senate Democrat said he's still pursuing reforms.\u003c/p>\n\u003cfigure id=\"attachment_94404\" class=\"wp-caption alignleft\" style=\"max-width: 248px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/ceqa.jpg\">\u003cimg class=\"size-full wp-image-94404\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/ceqa.jpg\" alt=\"Construction takes place on a new housing development in San Francisco, Mar, 2012. (Justin Sullivan/Getty)\" width=\"248\" height=\"140\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Construction takes place on a new housing development in San Francisco, Mar, 2012. (Justin Sullivan/Getty)\u003c/figcaption>\u003c/figure>\n\u003cp>Brown told California reporters traveling with him in China that interest in changing the California Environmental Quality Act is stronger among groups outside the state Capitol than among Democratic lawmakers, who control the Legislature.\u003c/p>\n\u003cp>\"This is not something you get done in a year, but I believe before I depart this stage we will see reform in CEQA,\" he told reporters.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Brown said the law has support from key Democratic Party constituencies and making changes would be difficult for the Legislature, The Sacramento Bee reported. During their convention last weekend, California Democrats adopted a resolution affirming their support for the law.\u003c/p>\n\u003cp>The governor called for streamlining the law in his State of the State address. \u003c!--more-->\u003c/p>\n\u003cp>Critics say the 4-decade-old law is being used by unions, activist groups and rival developers to delay or stop projects they don't like, often at great legal expense to developers.\u003c/p>\n\u003cp>Opponents of revising the environmental act acknowledge criticism that the law has been misused. But they argued that the law's benefits outweigh the number of times it has been used for frivolous lawsuits.\u003c/p>\n\u003cp>At an unrelated news conference in Sacramento, Senate President Pro Tem Darrell Steinberg said he is continuing to push forward on changing the environmental law.\u003c/p>\n\u003cp>\"I'm not sure why the governor would say that,\" said Steinberg, D-Sacramento.\u003c/p>\n\u003cp>Steinberg said he has introduced a bill, SB 731, \"and it is going to be a full and comprehensive effort to update the California Environmental Quality Act. And it is going to find that elusive middle ground between those who think the statute is perfect and doesn't need to be fixed, and those who think it needs to be dramatically revamped.\"\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Efforts in the state Senate to reform the law had been led by Sen. Michael Rubio, D-Bakersfield. Rubio, who was appointed chairman of the Senate Environmental Quality Committee, resigned in February to take a job with Chevron.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Jerry Brown once called reforming \u003ca href=\"http://www.dfg.ca.gov/habcon/ceqa/ceqapolicy.html\" target=\"_blank\">CEQA\u003c/a>, California's 43-year-old landmark environmental impact law, \"doing the Lord's work.\" Well, if that's the case, looks like we're in the day-of-rest period...\u003c/p>\n\u003cp>\u003cem>From AP\u003c/em>:\u003c/p>\n\u003cp>Gov. Jerry Brown said Tuesday it's unlikely that changes he's seeking to the state's environmental protection law can be accomplished this year, although a top Senate Democrat said he's still pursuing reforms.\u003c/p>\n\u003cfigure id=\"attachment_94404\" class=\"wp-caption alignleft\" style=\"max-width: 248px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/ceqa.jpg\">\u003cimg class=\"size-full wp-image-94404\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/ceqa.jpg\" alt=\"Construction takes place on a new housing development in San Francisco, Mar, 2012. (Justin Sullivan/Getty)\" width=\"248\" height=\"140\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Construction takes place on a new housing development in San Francisco, Mar, 2012. (Justin Sullivan/Getty)\u003c/figcaption>\u003c/figure>\n\u003cp>Brown told California reporters traveling with him in China that interest in changing the California Environmental Quality Act is stronger among groups outside the state Capitol than among Democratic lawmakers, who control the Legislature.\u003c/p>\n\u003cp>\"This is not something you get done in a year, but I believe before I depart this stage we will see reform in CEQA,\" he told reporters.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Brown said the law has support from key Democratic Party constituencies and making changes would be difficult for the Legislature, The Sacramento Bee reported. During their convention last weekend, California Democrats adopted a resolution affirming their support for the law.\u003c/p>\n\u003cp>The governor called for streamlining the law in his State of the State address. \u003c!--more-->\u003c/p>\n\u003cp>Critics say the 4-decade-old law is being used by unions, activist groups and rival developers to delay or stop projects they don't like, often at great legal expense to developers.\u003c/p>\n\u003cp>Opponents of revising the environmental act acknowledge criticism that the law has been misused. But they argued that the law's benefits outweigh the number of times it has been used for frivolous lawsuits.\u003c/p>\n\u003cp>At an unrelated news conference in Sacramento, Senate President Pro Tem Darrell Steinberg said he is continuing to push forward on changing the environmental law.\u003c/p>\n\u003cp>\"I'm not sure why the governor would say that,\" said Steinberg, D-Sacramento.\u003c/p>\n\u003cp>Steinberg said he has introduced a bill, SB 731, \"and it is going to be a full and comprehensive effort to update the California Environmental Quality Act. And it is going to find that elusive middle ground between those who think the statute is perfect and doesn't need to be fixed, and those who think it needs to be dramatically revamped.\"\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Efforts in the state Senate to reform the law had been led by Sen. Michael Rubio, D-Bakersfield. Rubio, who was appointed chairman of the Senate Environmental Quality Committee, resigned in February to take a job with Chevron.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"title": "(Video) Moyers Explores Homelessness in Silicon Valley",
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"content": "\u003cp>Homelessness is increasing in Silicon Valley even as the area mints more and more millionaires, reports television journalist Bill Moyers.\u003c/p>\n\u003cp>In a segment of his program Moyers & Company (which airs \u003ca href=\"http://www.kqed.org/tv/programs/index.jsp?pgmid=20316\">regularly on KQED\u003c/a>), Moyers’ crew interviews Associated Press reporter Martha Mendoza, several homeless residents of the area, and social service providers.\u003c/p>\n\u003cdiv style=\"text-align: center\">\n\u003cstrong>Here’s the Bill Moyers video\u003c/strong>:\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"http://player.vimeo.com/video/63373007?title=0&byline=0&portrait=0\" width=\"400\" height=\"300\" frameborder=\"0\" webkitallowfullscreen mozallowfullscreen allowfullscreen>\u003c/iframe>\n\u003c/div>\n\u003cp>The area added jobs for engineers and executives, but eliminated blue-collar positions and didn’t build enough housing for everyone who wanted to live there, Mendoza says in the show. \u003c/p>\n\u003cp>“We have very high income, the highest in the nation,” agrees Russell Hancock, CEO of Joint Ventures Silicon Valley. “We also have very low. We’ve got both. And what’s actually happening right now is a hollowing out in the middle. Now, this is a national phenomenon, but it seems to be particularly acute in Silicon Valley.”\u003c/p>\n\u003cp>Santa Clara County recently launched an effort to find permanent housing for homeless people, KQED’s Peter Jon Shuler\u003ca href=\"http://www.californiareport.org/archive/R20130305085\"> reported\u003c/a> last month.\u003c/p>\n\u003cblockquote>\u003cp>\nThe focus is not managing homelessness through emergency shelters and transitional housing — that’s the old model. [Hilary] Barroga says the new goal is to find the most vulnerable people living on the streets and get them into permanent housing.\u003c/p>\u003c/blockquote>\n\u003cp>[ad fullwidth]\u003c/p>\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Homelessness is increasing in Silicon Valley even as the area mints more and more millionaires, reports television journalist Bill Moyers.\u003c/p>\n\u003cp>In a segment of his program Moyers & Company (which airs \u003ca href=\"http://www.kqed.org/tv/programs/index.jsp?pgmid=20316\">regularly on KQED\u003c/a>), Moyers’ crew interviews Associated Press reporter Martha Mendoza, several homeless residents of the area, and social service providers.\u003c/p>\n\u003cdiv style=\"text-align: center\">\n\u003cstrong>Here’s the Bill Moyers video\u003c/strong>:\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"http://player.vimeo.com/video/63373007?title=0&byline=0&portrait=0\" width=\"400\" height=\"300\" frameborder=\"0\" webkitallowfullscreen mozallowfullscreen allowfullscreen>\u003c/iframe>\n\u003c/div>\n\u003cp>The area added jobs for engineers and executives, but eliminated blue-collar positions and didn’t build enough housing for everyone who wanted to live there, Mendoza says in the show. \u003c/p>\n\u003cp>“We have very high income, the highest in the nation,” agrees Russell Hancock, CEO of Joint Ventures Silicon Valley. “We also have very low. We’ve got both. And what’s actually happening right now is a hollowing out in the middle. Now, this is a national phenomenon, but it seems to be particularly acute in Silicon Valley.”\u003c/p>\n\u003cp>Santa Clara County recently launched an effort to find permanent housing for homeless people, KQED’s Peter Jon Shuler\u003ca href=\"http://www.californiareport.org/archive/R20130305085\"> reported\u003c/a> last month.\u003c/p>\n\u003cblockquote>\u003cp>\nThe focus is not managing homelessness through emergency shelters and transitional housing — that’s the old model. [Hilary] Barroga says the new goal is to find the most vulnerable people living on the streets and get them into permanent housing.\u003c/p>\u003c/blockquote>\n\u003cp>\u003c/p>\u003c/div>",
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"disqusTitle": "Does Your Bay Area Neighborhood Have a High Wells Fargo Foreclosure Rate?",
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"content": "\u003cp>California is still struggling to get back on its feet after a devastating housing crisis. And Wells Fargo is partly to blame for the sluggish recovery because it is refusing to modify home loans, according to a coalition of homeowners groups.\u003c/p>\n\u003cp>By foreclosing on homeowners who can't make their payments, the San Francisco-based bank will suck billions of dollars out of the state's economy, according to the Alliance of Californians for Community Empowerment, the Center for Popular Democracy and the Home Defenders League.\u003c/p>\n\u003cp>In a \u003ca href=\"http://www.calorganize.org/sites/default/files/CA%20in%20Crisis%20-%20Wells%20Fargo%20Report.web_.pdf\">new report, \u003c/a>the coalition charges that Wells Fargo has been less inclined to reduce the principle of home loans than have other banks, such as Bank of America.\u003c/p>\n\u003cp>Wells Fargo responded that it has a low foreclosure rate compared to the industry in general.\u003c/p>\n\u003cp>Wells Fargo's bias toward foreclosures is disproportionately affecting predominantly black and Latino neighborhoods, the report charges.\u003c/p>\n\u003cdiv style=\"text-align: center\">\u003cstrong>San Francisco\u003c/strong>\n\u003cfigure id=\"attachment_91225\" class=\"wp-caption alignleft\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/san-francisco-wells-fargo-foreclosure-map-3/\" rel=\"attachment wp-att-91225\">\u003cimg class=\"size-large wp-image-91225\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/San-Francisco-Wells-Fargo-foreclosure-map2-1024x791.jpg\" alt=\"All maps by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy \" width=\"640\" height=\"494\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Pending foreclosures in San Francisco. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\u003c/figcaption>\u003c/figure>\n\u003c/div>\n\u003cp>(Read on for maps of \u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/#San%20Jose\">San Jose\u003c/a>, \u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/#Oakland\">Oakland\u003c/a>, \u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/#Richmond\">Richmond\u003c/a> and \u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/#Hayward\">Hayward\u003c/a>)\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Right now, about 65,000 California homeowners have received notice of a pending foreclosure, and about 20 percent of these loans are serviced by Wells Fargo, the report says.\u003c!--more-->\u003c/p>\n\u003cp>The report estimates that as of February 2013, Wells Fargo had 11,616 homes in its \"foreclosure pipeline.\"\u003c/p>\n\u003cp>Foreclosing on the homes will have the following effects, according to the report:\u003c/p>\n\u003cblockquote>\n\u003cul>\n\u003cli>Each home would lose approximately 22 percent of its value, for a\u003cbr>\ntotal loss of approximately $1.07 billion,\u003c/li>\n\u003cli>Homes in the surrounding neighborhood would lose value as well, for\u003cbr>\nan additional loss of about $2.2 billion, and\u003c/li>\n\u003cli>Government tax revenues would be cut by $20 million, as a result of\u003cbr>\nthat depreciation.\u003c/li>\n\u003c/ul>\n\u003c/blockquote>\n\u003cp>If the bank were to reduce the principle on the borrowers' loans, homeowners would have more money to spend. This would boost the state's economy, the coalition says.\u003c/p>\n\u003cp>Wells Fargo often bundles loans to sell to other entities, such as Fannie Mae, but acts as an agent for the new lender, collecting payments and handling foreclosures. In that capacity, Wells Fargo makes more money through foreclosures than loan modifications, the report says.\u003c/p>\n\u003cp>Wells Fargo has had an aggressive principal reduction program for loans that we own since 2009. Wells Fargo conducts all lending and servicing activities in a fair and responsible manner without regard to race or ethnicity. We are proud to be the nation’s leading lender.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Wells Fargo issued a written statement in response to the report:\u003c/p>\n\u003cblockquote>\u003cp>Over the last four years, Wells Fargo has:\u003cbr>\n•\tHelped more than 841,000 customers with loan modifications.\u003cbr>\n•\tProvided $6.3 billion in principal forgiveness—most of which has gone to borrowers in California.\u003c/p>\n\u003cp>Wells Fargo consistently provides assistance to customers facing financial challenges. Wells Fargo’s delinquency and foreclosure rates continue to rate below the industry average. Here are the facts:\u003cbr>\n•\tThe combined national industry delinquency and foreclosure rates are roughly 11%. Wells Fargo’s is 7.04%.\u003cbr>\n•\tThe Wells Fargo foreclosure rate in California is 1.04%*, less than half of our national rate.\u003c/p>\n\u003cp>*As of Q4 2012\n\u003c/p>\u003c/blockquote>\n\u003cdiv style=\"text-align: center\">\n \u003ca name=\"San%20Jose\">\u003cstrong>San Jose\u003c/strong>\u003c/a>\n\u003cfigure id=\"attachment_91226\" class=\"wp-caption alignleft\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/san-jose-wells-fargo-foreclosure-map/\" rel=\"attachment wp-att-91226\">\u003cimg class=\"size-large wp-image-91226 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/San-Jose-Wells-Fargo-Foreclosure-Map-1024x791.jpg\" alt=\"San Jose Wells Fargo Foreclosures\" width=\"640\" height=\"494\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Pending Wells Fargo foreclosures in San Jose. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca name=\"Oakland\">\u003cstrong>Oakland\u003c/strong>\u003c/a>\u003c/p>\n\u003cfigure id=\"attachment_91227\" class=\"wp-caption alignleft\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/oakland-wells-fargo-foreclosures/\" rel=\"attachment wp-att-91227\">\u003cimg class=\"size-large wp-image-91227\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/Oakland-Wells-Fargo-Foreclosures-1024x791.jpg\" alt=\"Pending Wells Fargo foreclosures in Oakland. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\" width=\"640\" height=\"494\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Pending Wells Fargo foreclosures in Oakland. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca name=\"Richmond\">\u003cstrong>Richmond\u003c/strong>\u003c/a>\u003c/p>\n\u003cfigure id=\"attachment_91228\" class=\"wp-caption alignleft\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/richmond-wells-fargo-foreclosure-map/\" rel=\"attachment wp-att-91228\">\u003cimg class=\"size-large wp-image-91228\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/Richmond-Wells-Fargo-foreclosure-map-1024x791.jpg\" alt=\"Pending foreclosures in Richmond. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\" width=\"640\" height=\"494\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Pending foreclosures in Richmond. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca name=\"Hayward\">\u003cstrong>Hayward\u003c/strong>\u003c/a>\u003c/p>\n\u003cfigure id=\"attachment_91229\" class=\"wp-caption alignleft\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/hayward-wells-fargo-foreclosures/\" rel=\"attachment wp-att-91229\">\u003cimg class=\"size-large wp-image-91229\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/Hayward-Wells-Fargo-foreclosures-1024x791.jpg\" alt=\"Hayward Wells Fargo foreclosures\" width=\"640\" height=\"494\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Pending foreclosures in Hayward. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\u003c/figcaption>\u003c/figure>\n\u003c/div>\n\n",
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"description": "By foreclosing on homeowners who can't make their payments, the San Francisco-based bank will suck billions of dollars out of the state's economy, according to the Alliance of Californians for Community Empowerment, the Center for Popular Democracy and the Home Defenders League.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>California is still struggling to get back on its feet after a devastating housing crisis. And Wells Fargo is partly to blame for the sluggish recovery because it is refusing to modify home loans, according to a coalition of homeowners groups.\u003c/p>\n\u003cp>By foreclosing on homeowners who can't make their payments, the San Francisco-based bank will suck billions of dollars out of the state's economy, according to the Alliance of Californians for Community Empowerment, the Center for Popular Democracy and the Home Defenders League.\u003c/p>\n\u003cp>In a \u003ca href=\"http://www.calorganize.org/sites/default/files/CA%20in%20Crisis%20-%20Wells%20Fargo%20Report.web_.pdf\">new report, \u003c/a>the coalition charges that Wells Fargo has been less inclined to reduce the principle of home loans than have other banks, such as Bank of America.\u003c/p>\n\u003cp>Wells Fargo responded that it has a low foreclosure rate compared to the industry in general.\u003c/p>\n\u003cp>Wells Fargo's bias toward foreclosures is disproportionately affecting predominantly black and Latino neighborhoods, the report charges.\u003c/p>\n\u003cdiv style=\"text-align: center\">\u003cstrong>San Francisco\u003c/strong>\n\u003cfigure id=\"attachment_91225\" class=\"wp-caption alignleft\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/san-francisco-wells-fargo-foreclosure-map-3/\" rel=\"attachment wp-att-91225\">\u003cimg class=\"size-large wp-image-91225\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/San-Francisco-Wells-Fargo-foreclosure-map2-1024x791.jpg\" alt=\"All maps by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy \" width=\"640\" height=\"494\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Pending foreclosures in San Francisco. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\u003c/figcaption>\u003c/figure>\n\u003c/div>\n\u003cp>(Read on for maps of \u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/#San%20Jose\">San Jose\u003c/a>, \u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/#Oakland\">Oakland\u003c/a>, \u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/#Richmond\">Richmond\u003c/a> and \u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/#Hayward\">Hayward\u003c/a>)\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Right now, about 65,000 California homeowners have received notice of a pending foreclosure, and about 20 percent of these loans are serviced by Wells Fargo, the report says.\u003c!--more-->\u003c/p>\n\u003cp>The report estimates that as of February 2013, Wells Fargo had 11,616 homes in its \"foreclosure pipeline.\"\u003c/p>\n\u003cp>Foreclosing on the homes will have the following effects, according to the report:\u003c/p>\n\u003cblockquote>\n\u003cul>\n\u003cli>Each home would lose approximately 22 percent of its value, for a\u003cbr>\ntotal loss of approximately $1.07 billion,\u003c/li>\n\u003cli>Homes in the surrounding neighborhood would lose value as well, for\u003cbr>\nan additional loss of about $2.2 billion, and\u003c/li>\n\u003cli>Government tax revenues would be cut by $20 million, as a result of\u003cbr>\nthat depreciation.\u003c/li>\n\u003c/ul>\n\u003c/blockquote>\n\u003cp>If the bank were to reduce the principle on the borrowers' loans, homeowners would have more money to spend. This would boost the state's economy, the coalition says.\u003c/p>\n\u003cp>Wells Fargo often bundles loans to sell to other entities, such as Fannie Mae, but acts as an agent for the new lender, collecting payments and handling foreclosures. In that capacity, Wells Fargo makes more money through foreclosures than loan modifications, the report says.\u003c/p>\n\u003cp>Wells Fargo has had an aggressive principal reduction program for loans that we own since 2009. Wells Fargo conducts all lending and servicing activities in a fair and responsible manner without regard to race or ethnicity. We are proud to be the nation’s leading lender.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Wells Fargo issued a written statement in response to the report:\u003c/p>\n\u003cblockquote>\u003cp>Over the last four years, Wells Fargo has:\u003cbr>\n•\tHelped more than 841,000 customers with loan modifications.\u003cbr>\n•\tProvided $6.3 billion in principal forgiveness—most of which has gone to borrowers in California.\u003c/p>\n\u003cp>Wells Fargo consistently provides assistance to customers facing financial challenges. Wells Fargo’s delinquency and foreclosure rates continue to rate below the industry average. Here are the facts:\u003cbr>\n•\tThe combined national industry delinquency and foreclosure rates are roughly 11%. Wells Fargo’s is 7.04%.\u003cbr>\n•\tThe Wells Fargo foreclosure rate in California is 1.04%*, less than half of our national rate.\u003c/p>\n\u003cp>*As of Q4 2012\n\u003c/p>\u003c/blockquote>\n\u003cdiv style=\"text-align: center\">\n \u003ca name=\"San%20Jose\">\u003cstrong>San Jose\u003c/strong>\u003c/a>\n\u003cfigure id=\"attachment_91226\" class=\"wp-caption alignleft\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/san-jose-wells-fargo-foreclosure-map/\" rel=\"attachment wp-att-91226\">\u003cimg class=\"size-large wp-image-91226 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/San-Jose-Wells-Fargo-Foreclosure-Map-1024x791.jpg\" alt=\"San Jose Wells Fargo Foreclosures\" width=\"640\" height=\"494\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Pending Wells Fargo foreclosures in San Jose. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca name=\"Oakland\">\u003cstrong>Oakland\u003c/strong>\u003c/a>\u003c/p>\n\u003cfigure id=\"attachment_91227\" class=\"wp-caption alignleft\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/oakland-wells-fargo-foreclosures/\" rel=\"attachment wp-att-91227\">\u003cimg class=\"size-large wp-image-91227\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/Oakland-Wells-Fargo-Foreclosures-1024x791.jpg\" alt=\"Pending Wells Fargo foreclosures in Oakland. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\" width=\"640\" height=\"494\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Pending Wells Fargo foreclosures in Oakland. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca name=\"Richmond\">\u003cstrong>Richmond\u003c/strong>\u003c/a>\u003c/p>\n\u003cfigure id=\"attachment_91228\" class=\"wp-caption alignleft\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/richmond-wells-fargo-foreclosure-map/\" rel=\"attachment wp-att-91228\">\u003cimg class=\"size-large wp-image-91228\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/Richmond-Wells-Fargo-foreclosure-map-1024x791.jpg\" alt=\"Pending foreclosures in Richmond. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\" width=\"640\" height=\"494\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Pending foreclosures in Richmond. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca name=\"Hayward\">\u003cstrong>Hayward\u003c/strong>\u003c/a>\u003c/p>\n\u003cfigure id=\"attachment_91229\" class=\"wp-caption alignleft\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/12/wells-fargo-blamed-for-hampering-california-economy/hayward-wells-fargo-foreclosures/\" rel=\"attachment wp-att-91229\">\u003cimg class=\"size-large wp-image-91229\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/Hayward-Wells-Fargo-foreclosures-1024x791.jpg\" alt=\"Hayward Wells Fargo foreclosures\" width=\"640\" height=\"494\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Pending foreclosures in Hayward. (Map by the Alliance of Californians for Community Empowerment (ACCE) and the Center for Popular Democracy)\u003c/figcaption>\u003c/figure>\n\u003c/div>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "San Francisco Has Second Least Affordable Rental Market in US",
"title": "San Francisco Has Second Least Affordable Rental Market in US",
"headTitle": "News Fix | KQED News",
"content": "\u003cp>How do you afford a studio apartment in San Francisco? Well, if you're earning the minimum wage, you work 72 hours a week by the calculations of the \u003ca href=\"http://nlihc.org/oor\">National Low Income Housing Coalition\u003c/a>.\u003c/p>\n\u003cfigure id=\"attachment_91092\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/11/san-francisco-has-second-least-affordable-rental-market-in-us/for-rent-think-stock/\" rel=\"attachment wp-att-91092\">\u003cimg class=\"size-medium wp-image-91092\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/for-rent-think-stock-300x300.jpg\" alt=\"Photo: iStock\" width=\"300\" height=\"300\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Photo: iStock\u003c/figcaption>\u003c/figure>\n\u003cp>And that's getting off easy. San Francisco has a higher minimum wage than the rest of the country, $10.55 an hour. If San Franciscans got paid the federal minimum wage, $7.25, they'd need to work 105 hours per week to rent that apartment, according to the coalition.\u003c/p>\n\u003cp>The coalition released its annual \u003ca href=\"http://nlihc.org/oor/2013\">report \u003c/a>on the nation's increasingly tight rental market on Monday.\u003c/p>\n\u003cp>It rated California the second most expensive state for renters, after Hawaii. Overall three out of the 10 most expensive metropolitan areas were in California, with San Francisco just behind Honolulu as second most expensive. Orange County was the fourth most expensive, San Jose-Sunnyvale-Santa Clara was the fifth, and Santa Cruz-Watsonville was the sixth.\u003c/p>\n\u003cp>Six out of the 10 most expensive counties were in California, the researchers found: San Mateo at No. 3, San Francisco at No. 4, Marin at No. 5, Orange County at No. 7, Santa Clara at No. 8, and Santa Cruz at No. 9.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"In terms of Metropolitan areas with the highest housing [costs], the list doesn't change much from year to year,\" said Research Director Megan Bolton.\u003c/p>\n\u003cp>What has changed is that rental housing has gotten more and more expensive nationwide, said Sheila Crowley, the coalition's president and CEO.\u003c!--more-->\u003c/p>\n\u003cp>The need for housing affordable for extremely low income people rose from 6.8 million units in 2010 to 7.1 million in 2011, according to the report.\u003c/p>\n\u003cp>\"There is a significant difference between what people need to earn in order to afford housing and what they do earn.\"\u003c/p>\n\u003cp>Government cutbacks are making the situation worse. Sequestration, a set of across-the-board cuts imposed the federal government this year, is already hurting efforts to help people afford homes, said Crowley.\u003c/p>\n\u003cp>\"HUD has sent out letters to governors saying what their budget cuts will be for the current fiscal year,\" said Crowley.\u003c/p>\n\u003cp>The cuts are particularly affecting vouchers used to subsidize housing of very low income people. Not only have housing authorities stopped issuing new vouchers, they have rescinded some for people who have been looking for a place to live.\u003c/p>\n\u003cp>\"So you have been on the waiting list for years, finally your name comes up. You’re out there looking for a place to live and suddenly they rescind your voucher,\" she said.\u003c/p>\n\u003cp>Barbara Poppe, executive director of the U.S. Interagency Council on Homelessness, agreed that the cuts could worsen the national housing shortage. \"These sequester cuts threaten to stop our progress and threaten to send us backwards,\" she said. \"As many as 100,000 families could lose access to shelters.\"\u003c/p>\n\u003cp>The report gives detailed numbers for states, cities and counties.\u003c/p>\n\u003cp>Some of the most striking statistics:\u003c/p>\n\u003cul>\n\u003cli>To rent a one-bedroom apartment in the Silicon Valley, three people would have to work full time earning the state minimum wage ($8 per hour). (On Monday, the City of San Jose raised the minimum wage from $9 to $10 per hour.)\u003c/li>\n\u003cli>In the Oakland-Fremont area, you would need 2.1 people working full time at $8 an hour to afford a studio apartment.\u003c/li>\n\u003cli>Even in Merced, a California community with a much less expensive reputation than the Bay Area, you would still need 1.2 people working full time at $8 an hour to afford a studio apartment.\u003c/li>\n\u003c/ul>\n\u003cp>The agency made its calculations based on the fair market rate for rental units provided by the Housing and Urban Development department and an estimate that you can spend 30 percent of your income before sacrificing other necessities such as food and healthcare.\u003c/p>\n\u003cp>In order to keep roofs over their heads, very low income people are both sacrificing other necessities and cramming more people into the housing units they occupy, said Bolton.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The coalition didn't just identify the problem, it also proposed solutions. Most notably, it would \"modify\" the mortgage interest tax deduction in such a way that money could be saved to subsidize housing for people with very low incomes.\u003c/p>\n\n",
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"description": "How do you afford a studio apartment in San Francisco? Well, if you're earning the minimum wage, you work 72 hours a week by the calculations of the National Low Income Housing Coalition.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>How do you afford a studio apartment in San Francisco? Well, if you're earning the minimum wage, you work 72 hours a week by the calculations of the \u003ca href=\"http://nlihc.org/oor\">National Low Income Housing Coalition\u003c/a>.\u003c/p>\n\u003cfigure id=\"attachment_91092\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/11/san-francisco-has-second-least-affordable-rental-market-in-us/for-rent-think-stock/\" rel=\"attachment wp-att-91092\">\u003cimg class=\"size-medium wp-image-91092\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/for-rent-think-stock-300x300.jpg\" alt=\"Photo: iStock\" width=\"300\" height=\"300\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Photo: iStock\u003c/figcaption>\u003c/figure>\n\u003cp>And that's getting off easy. San Francisco has a higher minimum wage than the rest of the country, $10.55 an hour. If San Franciscans got paid the federal minimum wage, $7.25, they'd need to work 105 hours per week to rent that apartment, according to the coalition.\u003c/p>\n\u003cp>The coalition released its annual \u003ca href=\"http://nlihc.org/oor/2013\">report \u003c/a>on the nation's increasingly tight rental market on Monday.\u003c/p>\n\u003cp>It rated California the second most expensive state for renters, after Hawaii. Overall three out of the 10 most expensive metropolitan areas were in California, with San Francisco just behind Honolulu as second most expensive. Orange County was the fourth most expensive, San Jose-Sunnyvale-Santa Clara was the fifth, and Santa Cruz-Watsonville was the sixth.\u003c/p>\n\u003cp>Six out of the 10 most expensive counties were in California, the researchers found: San Mateo at No. 3, San Francisco at No. 4, Marin at No. 5, Orange County at No. 7, Santa Clara at No. 8, and Santa Cruz at No. 9.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"In terms of Metropolitan areas with the highest housing [costs], the list doesn't change much from year to year,\" said Research Director Megan Bolton.\u003c/p>\n\u003cp>What has changed is that rental housing has gotten more and more expensive nationwide, said Sheila Crowley, the coalition's president and CEO.\u003c!--more-->\u003c/p>\n\u003cp>The need for housing affordable for extremely low income people rose from 6.8 million units in 2010 to 7.1 million in 2011, according to the report.\u003c/p>\n\u003cp>\"There is a significant difference between what people need to earn in order to afford housing and what they do earn.\"\u003c/p>\n\u003cp>Government cutbacks are making the situation worse. Sequestration, a set of across-the-board cuts imposed the federal government this year, is already hurting efforts to help people afford homes, said Crowley.\u003c/p>\n\u003cp>\"HUD has sent out letters to governors saying what their budget cuts will be for the current fiscal year,\" said Crowley.\u003c/p>\n\u003cp>The cuts are particularly affecting vouchers used to subsidize housing of very low income people. Not only have housing authorities stopped issuing new vouchers, they have rescinded some for people who have been looking for a place to live.\u003c/p>\n\u003cp>\"So you have been on the waiting list for years, finally your name comes up. You’re out there looking for a place to live and suddenly they rescind your voucher,\" she said.\u003c/p>\n\u003cp>Barbara Poppe, executive director of the U.S. Interagency Council on Homelessness, agreed that the cuts could worsen the national housing shortage. \"These sequester cuts threaten to stop our progress and threaten to send us backwards,\" she said. \"As many as 100,000 families could lose access to shelters.\"\u003c/p>\n\u003cp>The report gives detailed numbers for states, cities and counties.\u003c/p>\n\u003cp>Some of the most striking statistics:\u003c/p>\n\u003cul>\n\u003cli>To rent a one-bedroom apartment in the Silicon Valley, three people would have to work full time earning the state minimum wage ($8 per hour). (On Monday, the City of San Jose raised the minimum wage from $9 to $10 per hour.)\u003c/li>\n\u003cli>In the Oakland-Fremont area, you would need 2.1 people working full time at $8 an hour to afford a studio apartment.\u003c/li>\n\u003cli>Even in Merced, a California community with a much less expensive reputation than the Bay Area, you would still need 1.2 people working full time at $8 an hour to afford a studio apartment.\u003c/li>\n\u003c/ul>\n\u003cp>The agency made its calculations based on the fair market rate for rental units provided by the Housing and Urban Development department and an estimate that you can spend 30 percent of your income before sacrificing other necessities such as food and healthcare.\u003c/p>\n\u003cp>In order to keep roofs over their heads, very low income people are both sacrificing other necessities and cramming more people into the housing units they occupy, said Bolton.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The coalition didn't just identify the problem, it also proposed solutions. Most notably, it would \"modify\" the mortgage interest tax deduction in such a way that money could be saved to subsidize housing for people with very low incomes.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Residents Gloomier in Oakland than San Francisco, San Jose",
"title": "Residents Gloomier in Oakland than San Francisco, San Jose",
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"content": "\u003cp>Bummed out by rising crime, Oakland residents are turning their thumbs down on their city's prospects, according to a new opinion poll.\u003c/p>\n\u003cp>Sixty-five percent say the town is headed in the wrong direction, compared to only 22 percent with the opposite feeling, and 12 percent who can't decide, Survey USA reported.\u003c/p>\n\u003cp>The findings contrast with San Francisco, where 59 percent think the city is on the right track, and San Jose, where 54 percent share that optimism.\u003c/p>\n\u003cfigure id=\"attachment_90825\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/06/residents-more-gloomy-in-oakland-than-san-francisco-san-jose/mayor-jean-quan-holds-press-conference-on-occupy-oakland-protests-7/\" rel=\"attachment wp-att-90825\">\u003cimg class=\"size-medium wp-image-90825\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/Jean-Quan-Howard-Jordan-300x197.jpg\" alt=\"Oakland police chief Howard Jordan (L) and Oakland Mayor Jean Quan pause during a press conference about Occupy Oakland in 2011, a low point in Quan's approval ratings. Oakland Mayor Jean Quan held a press conference to address police action taken on Occupy protesters who staged a demonstration in downtown Oakland. (Photo by Justin Sullivan/Getty Images)\" width=\"300\" height=\"197\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Oakland police chief Howard Jordan (L) and Oakland Mayor Jean Quan pause during a press conference about Occupy Oakland in 2011, a low point in Quan's approval ratings. Oakland Mayor Jean Quan held a press conference to address police action taken on Occupy protesters who staged a demonstration in downtown Oakland. (Photo by Justin Sullivan/Getty Images)\u003c/figcaption>\u003c/figure>\n\u003cp>The poll was commissioned by KPIX-TV in San Francisco, and you can get \u003ca href=\"http://sanfrancisco.cbslocal.com/2013/03/04/kpix-5-poll-oakland-residents-overwhelmingly-fear-crime-skeptical-of-city-leadership/\">complete results\u003c/a> on its website. Survey takers sampled 500 adults in each town, mostly over the telephone but some through electronic questionnaires. The margin of error was +/4.5%.\u003c/p>\n\u003cp>Residents gave their mayors ratings that corresponded to their outlooks on their cities.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>In San Jose, for example, 55 percent approved of Mayor Chuck Reed. Mayor Ed Lee of San Francisco got a 61 percent approval rating. But Oakland's Jean Quan scored only a 23 percent approval.\u003c/p>\n\u003cp>The disapproval of Quan cut across ideology, education and income, though the poorer and less educated residents of Oakland liked her best.\u003c/p>\n\u003cp>Reed got the best rating from political conservatives, three quarters of whom liked his work. Lee's ratings were fairly even across demographics.\u003c/p>\n\u003cp>Residents of the three cities worried about different issues. In Oakland, 71 percent feared crime, dwarfing the next biggest concern, jobs/economy, which got only a 10 percent share there.\u003c/p>\n\u003caside class=\"pullquote alignleft\">\nOakland is hosting a series of public meetings about public safety and will have one Wednesday, March 6, 6-9 p.m. in the City Council chambers, Oakland City Hall, 1 Frank H. Ogawa Plaza, Oakland.\n\u003cp>Another will take place Saturday, March 9, 10 a.m. -1 p.m. (in Police District 3) at West Oakland Middle School, 991 14th Street, Oakland.\u003cbr>\n\u003c/p>\u003c/aside>\n\u003cp>Oakland and San Jose have both struggled with rising crime rates. Oakland had \u003ca href=\"http://www2.oaklandnet.com/oakca1/groups/police/documents/webcontent/oak039293.pdf\">126 murders\u003c/a> in 2012, up from 90 in 2010. Burglaries have also increased sharply.\u003c/p>\n\u003cp>San Francisco and \u003ca href=\"http://www.sjpd.org/CrimeStats/crimestats.html\">San Jose\u003c/a> both have lower murder rates, but San Jose saw an increase in burglary and murder from 2010 to 2011, the most recent years for which the city has published statistics on its website.\u003c/p>\n\u003cp>Quan made crime a focus of her \u003ca href=\"http://oakland.granicus.com/MediaPlayer.php?publish_id=81718ed9-d3ee-1030-a72d-f86303e77ec0\">State of the City address\u003c/a> on Feb. 27.\u003c/p>\n\u003cp>She said the city's economy is improving, but it could take a \"boom\" to afford the goal of hiring 200 more police officers over the next five years.\u003c/p>\n\u003cp>What do such number portend for Quan's reelection prospects?\u003c/p>\n\u003cp>The \u003ca href=\"http://www.insidebayarea.com/breaking-news/ci_22724671/oakland-crime-takes-bite-out-mayor-jean-quans\">Oakland Tribune\u003c/a> offered this insight:\u003c/p>\n\u003cblockquote>\u003cp>For Quan, the polling results wasn't as bad as the 78 percent negative rating she had shortly after the Occupy Oakland fiasco in late 2011. But it does show an overall deterioration of support since last spring when a poll conducted by Oakland-based political consultant Larry Tramutola found that 41 percent of voters viewed the mayor favorably and 51 percent viewed her unfavorably. ...\u003c/p>\n\u003cp>If there's a bright side for Quan, it's that Oakland has few big name political figures, and no prominent public figure has stepped forward to challenge her in 2014. Councilwoman Rebecca Kaplan, who has won two citywide elections, said last year that she won't challenge Quan for mayor.\u003c/p>\u003c/blockquote>\n\u003cp>In San Jose, 34 percent of those surveyed were also most worried about crime, while 17 percent focused on the cost of owning a home.\u003c/p>\n\u003cp>In San Francisco, though, housing issues came first, with 28 percent listing the cost of a home as their biggest worry, while 18 percent were preoccupied by the related issue of homelessness.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>In a bonus question for San Francisco, the poll takers found that 59 percent of citizens there favor building an arena for the Golden State Warriors at Piers 30-32. They didn't ask Oaklanders how they felt about losing their basketball team to the city across the bay.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Bummed out by rising crime, Oakland residents are turning their thumbs down on their city's prospects, according to a new opinion poll.\u003c/p>\n\u003cp>Sixty-five percent say the town is headed in the wrong direction, compared to only 22 percent with the opposite feeling, and 12 percent who can't decide, Survey USA reported.\u003c/p>\n\u003cp>The findings contrast with San Francisco, where 59 percent think the city is on the right track, and San Jose, where 54 percent share that optimism.\u003c/p>\n\u003cfigure id=\"attachment_90825\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/06/residents-more-gloomy-in-oakland-than-san-francisco-san-jose/mayor-jean-quan-holds-press-conference-on-occupy-oakland-protests-7/\" rel=\"attachment wp-att-90825\">\u003cimg class=\"size-medium wp-image-90825\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/Jean-Quan-Howard-Jordan-300x197.jpg\" alt=\"Oakland police chief Howard Jordan (L) and Oakland Mayor Jean Quan pause during a press conference about Occupy Oakland in 2011, a low point in Quan's approval ratings. Oakland Mayor Jean Quan held a press conference to address police action taken on Occupy protesters who staged a demonstration in downtown Oakland. (Photo by Justin Sullivan/Getty Images)\" width=\"300\" height=\"197\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Oakland police chief Howard Jordan (L) and Oakland Mayor Jean Quan pause during a press conference about Occupy Oakland in 2011, a low point in Quan's approval ratings. Oakland Mayor Jean Quan held a press conference to address police action taken on Occupy protesters who staged a demonstration in downtown Oakland. (Photo by Justin Sullivan/Getty Images)\u003c/figcaption>\u003c/figure>\n\u003cp>The poll was commissioned by KPIX-TV in San Francisco, and you can get \u003ca href=\"http://sanfrancisco.cbslocal.com/2013/03/04/kpix-5-poll-oakland-residents-overwhelmingly-fear-crime-skeptical-of-city-leadership/\">complete results\u003c/a> on its website. Survey takers sampled 500 adults in each town, mostly over the telephone but some through electronic questionnaires. The margin of error was +/4.5%.\u003c/p>\n\u003cp>Residents gave their mayors ratings that corresponded to their outlooks on their cities.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>In San Jose, for example, 55 percent approved of Mayor Chuck Reed. Mayor Ed Lee of San Francisco got a 61 percent approval rating. But Oakland's Jean Quan scored only a 23 percent approval.\u003c/p>\n\u003cp>The disapproval of Quan cut across ideology, education and income, though the poorer and less educated residents of Oakland liked her best.\u003c/p>\n\u003cp>Reed got the best rating from political conservatives, three quarters of whom liked his work. Lee's ratings were fairly even across demographics.\u003c/p>\n\u003cp>Residents of the three cities worried about different issues. In Oakland, 71 percent feared crime, dwarfing the next biggest concern, jobs/economy, which got only a 10 percent share there.\u003c/p>\n\u003caside class=\"pullquote alignleft\">\nOakland is hosting a series of public meetings about public safety and will have one Wednesday, March 6, 6-9 p.m. in the City Council chambers, Oakland City Hall, 1 Frank H. Ogawa Plaza, Oakland.\n\u003cp>Another will take place Saturday, March 9, 10 a.m. -1 p.m. (in Police District 3) at West Oakland Middle School, 991 14th Street, Oakland.\u003cbr>\n\u003c/p>\u003c/aside>\n\u003cp>Oakland and San Jose have both struggled with rising crime rates. Oakland had \u003ca href=\"http://www2.oaklandnet.com/oakca1/groups/police/documents/webcontent/oak039293.pdf\">126 murders\u003c/a> in 2012, up from 90 in 2010. Burglaries have also increased sharply.\u003c/p>\n\u003cp>San Francisco and \u003ca href=\"http://www.sjpd.org/CrimeStats/crimestats.html\">San Jose\u003c/a> both have lower murder rates, but San Jose saw an increase in burglary and murder from 2010 to 2011, the most recent years for which the city has published statistics on its website.\u003c/p>\n\u003cp>Quan made crime a focus of her \u003ca href=\"http://oakland.granicus.com/MediaPlayer.php?publish_id=81718ed9-d3ee-1030-a72d-f86303e77ec0\">State of the City address\u003c/a> on Feb. 27.\u003c/p>\n\u003cp>She said the city's economy is improving, but it could take a \"boom\" to afford the goal of hiring 200 more police officers over the next five years.\u003c/p>\n\u003cp>What do such number portend for Quan's reelection prospects?\u003c/p>\n\u003cp>The \u003ca href=\"http://www.insidebayarea.com/breaking-news/ci_22724671/oakland-crime-takes-bite-out-mayor-jean-quans\">Oakland Tribune\u003c/a> offered this insight:\u003c/p>\n\u003cblockquote>\u003cp>For Quan, the polling results wasn't as bad as the 78 percent negative rating she had shortly after the Occupy Oakland fiasco in late 2011. But it does show an overall deterioration of support since last spring when a poll conducted by Oakland-based political consultant Larry Tramutola found that 41 percent of voters viewed the mayor favorably and 51 percent viewed her unfavorably. ...\u003c/p>\n\u003cp>If there's a bright side for Quan, it's that Oakland has few big name political figures, and no prominent public figure has stepped forward to challenge her in 2014. Councilwoman Rebecca Kaplan, who has won two citywide elections, said last year that she won't challenge Quan for mayor.\u003c/p>\u003c/blockquote>\n\u003cp>In San Jose, 34 percent of those surveyed were also most worried about crime, while 17 percent focused on the cost of owning a home.\u003c/p>\n\u003cp>In San Francisco, though, housing issues came first, with 28 percent listing the cost of a home as their biggest worry, while 18 percent were preoccupied by the related issue of homelessness.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>In a bonus question for San Francisco, the poll takers found that 59 percent of citizens there favor building an arena for the Golden State Warriors at Piers 30-32. They didn't ask Oaklanders how they felt about losing their basketball team to the city across the bay.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Mortgage Fraud in California a Game of Whac-A-Mole for Law Enforcement",
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"content": "\u003cfigure id=\"attachment_90271\" class=\"wp-caption alignright\" style=\"max-width: 266px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/27/mortage-fraud-in-california-a-game-of-whac-a-mole-for-law-enforcement/mortgagefraud2/\" rel=\"attachment wp-att-90271\">\u003cimg class=\" wp-image-90271 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/MortgageFraud2-295x300.jpg\" alt=\"We're #1! We're #1! But only in this particular type of mortgage fraud. So we got that going for us. (Credit: CoreLogic)\" width=\"266\" height=\"270\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">California is No. 1 in one type of mortgage fraud. (Credit: CoreLogic)\u003c/figcaption>\u003c/figure>\n\u003cp>There's a daisy chain of people and firms involved in any real estate deal -- and each link provides an opportunity for someone to lie for profit. It's called mortgage fraud, and while you might be inclined to pin Big Blame on Big Banks, plenty of individuals are scamming the system, too.\u003c/p>\n\u003cp>Ed Gerding, Senior Fraud & Risk Consultant for \u003ca href=\"http://www.corelogic.com\">CoreLogic\u003c/a> in Irvine, knows a fair bit about it. He hosts a monthly mortgage fraud roundtable via telephone for everyone from loan officers to law enforcement professionals about what scams are hot and where. I talked to him recently for \u003ca href=\"http://www.californiareport.org/archive/R201302270850/b\">The California Report\u003c/a>.\u003c/p>\n\u003cp>You don't have all day or I'd provide a \u003ca href=\"http://www.corelogic.com/research/2012-mortgage-fraud-trends-report.pdf\">comprehensive report.\u003c/a> Here are some fascinating highlights instead:\u003c/p>\n\u003cp>\u003cstrong>Origination Fraud:\u003c/strong> One of the most common scams. The would-be borrower lies on the loan application – or the broker does it for her. It could be a lie of commission or omission about your income, assets and liabilities. A popular variation focuses on employment: whether you’re employed, who your employer is, and how much money you make. Or you could lie about all of those things. You’d think confirming such basic details would be easy enough for banks to catch, but CoreLogic estimates this kind of scam skims about \u003ca href=\"http://www.corelogic.com/research/2012-mortgage-fraud-trends-report.pdf\">$13 billion dollars\u003c/a> from banks a year nationwide.\u003c!--more-->\u003c/p>\n\u003cp>When you think about it, the primary incentive to overstate one’s assets and income when purchasing a home would be to buy more house than one can truly afford. That takes a little bit of moxie, but you don't have to do the legwork if you get in on a conspiracy operated by a mortgage industry professional.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“It may often involve multiple loans and elaborate schemes by a group of people who play multiple roles in the transactions,” Gerding says. If someone else has already set up a conspiracy, all you have to do is join in to get your cut. It's true that sometimes an alert bank employee catches the same names popping up on \"funny\" loan applications, but he'd have to have a strong intuition to go beyond a perfunctory inquiry.\u003c/p>\n\u003cp>For example, let's imagine that you and your real estate broker are in cahoots. Your loan application might feature an “employer” phone number that leads back to somebody on the broker’s take. “Rachael? Oh yes, she’s been here X years, making Y salary. Lovely gal. So reliable.”\u003c/p>\n\u003cp>\u003cstrong>Identity fraud: \u003c/strong>This is really an umbrella term that can apply to any situation where somebody else pretends to be you. Perhaps a con artist with a prior felony gives your social security number to a prospective employer, for instance. In the real estate world, the con artist might apply for a home with your name and financial particulars. Who knows? Right now, I may be the owner of a home in Miami I have no idea about… (This is yet another reason why it's important to \u003ca href=\"https://www.annualcreditreport.com/cra/index.jsp\">check your credit\u003c/a> reports on an annual basis.)\u003c/p>\n\u003cp>\u003cstrong>\u003cstrong>Suspicious Short Sales:\u003c/strong> \u003c/strong>Gerding says these scams are particularly hot right now. In a short sale, a bank agrees to sell a house for less than the paper value of the mortgage. It's a boon to a hard up homeowner - or someone pretending to be hard up who wants to stop paying for a house he's underwater on.\u003c/p>\n\u003cp>\u003cstrong>Flopping: \u003c/strong>In one widely publicized case, a homeowner spread \u003ca href=\"http://www.huffingtonpost.com/2012/10/23/latest-in-mortgage-fraud_n_2004848.html\">possum urine\u003c/a> around the house, turned up the heat and closed all the windows for a few days. Why? The seller wanted to convince a bank’s appraiser the house wasn’t worth as much as it actually was ahead of a short sale. The bank is already accepting a write-down of the property's value, but the fake evidence drops the price tag even lower.\u003c/p>\n\u003cp>The impression of reduced value can be gained with less aromatic strategies than urine, like ripping out ceiling fans or air conditioning. Think of it as “reverse staging.” The seller unloads the home for the discounted price to an accomplice, who can then clean it up and flip it for a quick gain. The real estate agent is typically in on this conspiracy, too. Average take: $55,000.\u003c/p>\n\u003cp>You may notice that this list highlights scams that victimize banks. That isn’t to say there aren’t frauds that victimize buyers -- or distressed homeowners. The most common scam involves fooling people into \u003ca href=\"http://nationalmortgageprofessional.com/news33975/california-attorney-general-shuts-down-online-mortgage-fraud-scam\">purchasing fake refinance relief\u003c/a>, and you do see a fair number of legal cases brought against this type of operator. Still, at $1,500 or $2,500 a pop, the aggregate value of the fraud isn’t going to be that big.\u003c/p>\n\u003cp>Given that law enforcement resources are finite, Gerding explains the \u003ca href=\"http://www.fbi.gov/about-us/investigate/white_collar/mortgage-fraud/mortgage_fraud\">FBI\u003c/a> and the IRS are likely to focus on fraud that clocks in above $1 million. Those tend to target banks.\u003c/p>\n\u003cp>U.S. attorney's offices throughout the country run mortgage fraud task forces, and \u003ca href=\"http://oag.ca.gov/news/press-releases/attorney-general-kamala-d-harris-announces-creation-mortgage-fraud-strike-force\">California\u003c/a> is no exception. The Eastern District, which covers a huge swath of territory including Sacramento, boasted on one recent press release: “Last year we indicted more mortgage fraud defendants than any other U.S. Attorney’s Office in the country, and we are not done yet.”\u003c/p>\n\u003cp>Some say mortgage fraud really peaked in 2011, and the cases we’re seeing in the courts now provide a rear view look at the worst.\u003c/p>\n\u003cfigure id=\"attachment_90173\" class=\"wp-caption alignleft\" style=\"max-width: 150px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/27/mortage-fraud-in-california-a-game-of-whac-a-mole-for-law-enforcement/gerding_ed1/\" rel=\"attachment wp-att-90173\">\u003cimg class=\"size-thumbnail wp-image-90173 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/Gerding_Ed1-150x150.jpg\" alt=\"Ed Gerding. (Credit: CoreLogic)\" width=\"150\" height=\"150\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Ed Gerding. (Credit: CoreLogic)\u003c/figcaption>\u003c/figure>\n\u003cp>Gerding doesn’t see it that way. Fraud “peaks and then it troughs,” he says. Mortgage fraud may have dropped some compared to 2005-2008, but did we mention origination fraud alone is estimated to cost banks about $13 billion annually? What changes over the years is the form of fraud that's used the most, and Gerding says it follows the path of least resistance.\u003c/p>\n\u003cp>Whereas origination frauds have been popular, scam artists are now breeding amidst the flurry of foreclosure activity.\u003c/p>\n\u003cp>The volume of foreclosures is not expected to last forever, but you can imagine that after that dust clears, there will be new ways found to skim a few grand off the top -- or bottom -- of a real estate deal.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cem>See something? Say something. The FBI is taking \u003ca href=\"https://tips.fbi.gov/\">tips\u003c/a>. As is the \u003ca href=\"http://www.irs.gov/Individuals/How-Do-You-Report-Suspected-Tax-Fraud-Activity%3F\">IRS\u003c/a>, and the California \u003ca href=\"http://oag.ca.gov/consumers\">Attorney General’s office\u003c/a>.\u003cbr>\n\u003c/em>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_90271\" class=\"wp-caption alignright\" style=\"max-width: 266px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/27/mortage-fraud-in-california-a-game-of-whac-a-mole-for-law-enforcement/mortgagefraud2/\" rel=\"attachment wp-att-90271\">\u003cimg class=\" wp-image-90271 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/MortgageFraud2-295x300.jpg\" alt=\"We're #1! We're #1! But only in this particular type of mortgage fraud. So we got that going for us. (Credit: CoreLogic)\" width=\"266\" height=\"270\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">California is No. 1 in one type of mortgage fraud. (Credit: CoreLogic)\u003c/figcaption>\u003c/figure>\n\u003cp>There's a daisy chain of people and firms involved in any real estate deal -- and each link provides an opportunity for someone to lie for profit. It's called mortgage fraud, and while you might be inclined to pin Big Blame on Big Banks, plenty of individuals are scamming the system, too.\u003c/p>\n\u003cp>Ed Gerding, Senior Fraud & Risk Consultant for \u003ca href=\"http://www.corelogic.com\">CoreLogic\u003c/a> in Irvine, knows a fair bit about it. He hosts a monthly mortgage fraud roundtable via telephone for everyone from loan officers to law enforcement professionals about what scams are hot and where. I talked to him recently for \u003ca href=\"http://www.californiareport.org/archive/R201302270850/b\">The California Report\u003c/a>.\u003c/p>\n\u003cp>You don't have all day or I'd provide a \u003ca href=\"http://www.corelogic.com/research/2012-mortgage-fraud-trends-report.pdf\">comprehensive report.\u003c/a> Here are some fascinating highlights instead:\u003c/p>\n\u003cp>\u003cstrong>Origination Fraud:\u003c/strong> One of the most common scams. The would-be borrower lies on the loan application – or the broker does it for her. It could be a lie of commission or omission about your income, assets and liabilities. A popular variation focuses on employment: whether you’re employed, who your employer is, and how much money you make. Or you could lie about all of those things. You’d think confirming such basic details would be easy enough for banks to catch, but CoreLogic estimates this kind of scam skims about \u003ca href=\"http://www.corelogic.com/research/2012-mortgage-fraud-trends-report.pdf\">$13 billion dollars\u003c/a> from banks a year nationwide.\u003c!--more-->\u003c/p>\n\u003cp>When you think about it, the primary incentive to overstate one’s assets and income when purchasing a home would be to buy more house than one can truly afford. That takes a little bit of moxie, but you don't have to do the legwork if you get in on a conspiracy operated by a mortgage industry professional.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“It may often involve multiple loans and elaborate schemes by a group of people who play multiple roles in the transactions,” Gerding says. If someone else has already set up a conspiracy, all you have to do is join in to get your cut. It's true that sometimes an alert bank employee catches the same names popping up on \"funny\" loan applications, but he'd have to have a strong intuition to go beyond a perfunctory inquiry.\u003c/p>\n\u003cp>For example, let's imagine that you and your real estate broker are in cahoots. Your loan application might feature an “employer” phone number that leads back to somebody on the broker’s take. “Rachael? Oh yes, she’s been here X years, making Y salary. Lovely gal. So reliable.”\u003c/p>\n\u003cp>\u003cstrong>Identity fraud: \u003c/strong>This is really an umbrella term that can apply to any situation where somebody else pretends to be you. Perhaps a con artist with a prior felony gives your social security number to a prospective employer, for instance. In the real estate world, the con artist might apply for a home with your name and financial particulars. Who knows? Right now, I may be the owner of a home in Miami I have no idea about… (This is yet another reason why it's important to \u003ca href=\"https://www.annualcreditreport.com/cra/index.jsp\">check your credit\u003c/a> reports on an annual basis.)\u003c/p>\n\u003cp>\u003cstrong>\u003cstrong>Suspicious Short Sales:\u003c/strong> \u003c/strong>Gerding says these scams are particularly hot right now. In a short sale, a bank agrees to sell a house for less than the paper value of the mortgage. It's a boon to a hard up homeowner - or someone pretending to be hard up who wants to stop paying for a house he's underwater on.\u003c/p>\n\u003cp>\u003cstrong>Flopping: \u003c/strong>In one widely publicized case, a homeowner spread \u003ca href=\"http://www.huffingtonpost.com/2012/10/23/latest-in-mortgage-fraud_n_2004848.html\">possum urine\u003c/a> around the house, turned up the heat and closed all the windows for a few days. Why? The seller wanted to convince a bank’s appraiser the house wasn’t worth as much as it actually was ahead of a short sale. The bank is already accepting a write-down of the property's value, but the fake evidence drops the price tag even lower.\u003c/p>\n\u003cp>The impression of reduced value can be gained with less aromatic strategies than urine, like ripping out ceiling fans or air conditioning. Think of it as “reverse staging.” The seller unloads the home for the discounted price to an accomplice, who can then clean it up and flip it for a quick gain. The real estate agent is typically in on this conspiracy, too. Average take: $55,000.\u003c/p>\n\u003cp>You may notice that this list highlights scams that victimize banks. That isn’t to say there aren’t frauds that victimize buyers -- or distressed homeowners. The most common scam involves fooling people into \u003ca href=\"http://nationalmortgageprofessional.com/news33975/california-attorney-general-shuts-down-online-mortgage-fraud-scam\">purchasing fake refinance relief\u003c/a>, and you do see a fair number of legal cases brought against this type of operator. Still, at $1,500 or $2,500 a pop, the aggregate value of the fraud isn’t going to be that big.\u003c/p>\n\u003cp>Given that law enforcement resources are finite, Gerding explains the \u003ca href=\"http://www.fbi.gov/about-us/investigate/white_collar/mortgage-fraud/mortgage_fraud\">FBI\u003c/a> and the IRS are likely to focus on fraud that clocks in above $1 million. Those tend to target banks.\u003c/p>\n\u003cp>U.S. attorney's offices throughout the country run mortgage fraud task forces, and \u003ca href=\"http://oag.ca.gov/news/press-releases/attorney-general-kamala-d-harris-announces-creation-mortgage-fraud-strike-force\">California\u003c/a> is no exception. The Eastern District, which covers a huge swath of territory including Sacramento, boasted on one recent press release: “Last year we indicted more mortgage fraud defendants than any other U.S. Attorney’s Office in the country, and we are not done yet.”\u003c/p>\n\u003cp>Some say mortgage fraud really peaked in 2011, and the cases we’re seeing in the courts now provide a rear view look at the worst.\u003c/p>\n\u003cfigure id=\"attachment_90173\" class=\"wp-caption alignleft\" style=\"max-width: 150px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/27/mortage-fraud-in-california-a-game-of-whac-a-mole-for-law-enforcement/gerding_ed1/\" rel=\"attachment wp-att-90173\">\u003cimg class=\"size-thumbnail wp-image-90173 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/Gerding_Ed1-150x150.jpg\" alt=\"Ed Gerding. (Credit: CoreLogic)\" width=\"150\" height=\"150\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Ed Gerding. (Credit: CoreLogic)\u003c/figcaption>\u003c/figure>\n\u003cp>Gerding doesn’t see it that way. Fraud “peaks and then it troughs,” he says. Mortgage fraud may have dropped some compared to 2005-2008, but did we mention origination fraud alone is estimated to cost banks about $13 billion annually? What changes over the years is the form of fraud that's used the most, and Gerding says it follows the path of least resistance.\u003c/p>\n\u003cp>Whereas origination frauds have been popular, scam artists are now breeding amidst the flurry of foreclosure activity.\u003c/p>\n\u003cp>The volume of foreclosures is not expected to last forever, but you can imagine that after that dust clears, there will be new ways found to skim a few grand off the top -- or bottom -- of a real estate deal.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cem>See something? Say something. The FBI is taking \u003ca href=\"https://tips.fbi.gov/\">tips\u003c/a>. As is the \u003ca href=\"http://www.irs.gov/Individuals/How-Do-You-Report-Suspected-Tax-Fraud-Activity%3F\">IRS\u003c/a>, and the California \u003ca href=\"http://oag.ca.gov/consumers\">Attorney General’s office\u003c/a>.\u003cbr>\n\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "San Francisco Measure Could Help Some Homeowners--and Hurt Renters",
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"content": "\u003cfigure id=\"attachment_89984\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/denike-cropped/\" rel=\"attachment wp-att-89984\">\u003cimg class=\"size-medium wp-image-89984\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/denike-cropped-300x270.jpg\" alt=\"Tim Denike is one of the many tenancy-in-common owners in San Francisco who hope to convert their units to condominiums. (Sam Harnett/KQED)\" width=\"300\" height=\"270\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Tim Denike is one of the many tenancy-in-common owners in San Francisco who hope to convert their units to condominiums. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Sam Harnett\u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Update: \u003c/strong> The Board of Supervisors Land Use and Economic Development Committee, which had been expected to vote on a one-time fix for tenancy-in-common homeowners who want to convert their units to condos, will put off consideration of the measure until next month. Aides to Supervisor Mark Farrell, the lead sponsor of the measure, say he wants more time to talk to tenants' rights groups about the proposal, which they oppose.\u003c/p>\n\u003cp>\u003cstrong>Original post: \u003c/strong>\u003c/p>\n\u003cp>On Monday, a San Francisco Board of Supervisors committee is expected to talk again about an ordinance that would relax the rules under which people who own tenancy-in-common homes, or TICs, get to convert them to condominiums. Tenants’ rights activists are fighting the proposal, saying it will fuel real estate speculation and sweep affordable rent-controlled housing off the market.\u003c/p>\n\u003cp>Tim Denike is one of those the ordinance is designed to help. He has a beautiful tenancy-in-common home in the Castro. From his windows you can see Twin Peaks, the Bay Bridge, and the high-rise towers of the Financial District. Denike says he used all his savings to buy the flat in 2007.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"At the time it was a really expensive place,\" Denike says. \"It was way above my ability to really afford it. I was surprised in hindsight that I got the mortgage.\"\u003c/p>\n\u003cp>\u003cem>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/with-lede.mp3\" target=\"_blank\">Listen to the radio report\u003c/a>\u003c/em>\u003cbr>\n[audio:http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/with-lede.mp3]\u003c/p>\n\u003cp>In a TIC, people buy into the building together and typically share the mortgage, but each owns a particular unit. Not all banks will finance a TIC, and those who do insist on adjustable rate mortgages (ARMs).\u003c!--more-->\u003c/p>\n\u003caside class=\"pullquote alignleft\">'I was a little naïve in hindsight,' a TIC buyer says.\u003c/aside>\n\u003cp>There were a lot of people like Denike who bought TICs during the housing boom. About 2,500 San Francisco units were sold as part of TICs between 2002 and 2007. Some early buyers flipped their TICs to condos and made hundreds of thousands of dollars.\u003c/p>\n\u003cp>Denike says his agent told him he'd be able to quickly convert his unit to a condo. \"I was a little naïve in hindsight,\" he says. \"They said move in, in three years you will condo-convert, and everything will be great.\"\u003c/p>\n\u003cp>Everything is not great. San Francisco only allows 200 TICs to convert to condos a year, chosen through a lottery. Now there’s a backlog of about 2,000 units whose owners would like to convert.\u003c/p>\n\u003cp>Meanwhile, Denike has lost 40 percent of his equity. And because TICs have adjustable-rate mortgages, his payments have ballooned. The only good way out for him is to condo-convert and get a fixed-rate mortgage. \"How much longer do I have to live in my unit before I can refinance into a stable mortgage?\" he asks.\u003c/p>\n\u003cp>The proposed legislation would be a one-time fix to bail out these backlogged TIC owners.\u003c/p>\n\u003cp>But tenants' rights advocates say the measure will bring on another wave of real estate speculation. And that would mean pressure on tenants like Jack Rikas and his wife Juliette.\u003c/p>\n\u003cp>They've rented a three-bedroom Victorian in the Upper Haight for 27 years. Thanks to rent control, the couple pays far, far below market rate.\u003c/p>\n\u003cp>\"We stayed in one place, and per San Francisco law rents can only be raised accordingly,\" Jack Rikas says. \"For some reason now, that's kind of a crime.\"\u003c/p>\n\u003cfigure id=\"attachment_89985\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/rikas-cropped/\" rel=\"attachment wp-att-89985\">\u003cimg class=\"size-medium wp-image-89985\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/rikas-cropped-300x249.jpg\" alt=\"Jack and Juliette Rikas have lived in their rent-controlled apartment for 27 years, but say their landlord now wants to convert it to a tenants-in-common unit. (Sam Harnett/KQED)\" width=\"300\" height=\"249\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jack and Juliette Rikas have lived in their rent-controlled apartment for 27 years, but say their landlord now wants to convert it to a tenants-in-common unit. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>Rikas says their landlord wants them to move out so he can sell the building as a TIC. If he evicts them, tenant protections prevent the building from ever becoming condo-converted, a big drawback for a potential TIC.\u003c/p>\n\u003cp>So instead of eviction, Rikas says the owner is neglecting maintenance, threatening evictions, and performing repairs in slow, disruptive ways. \"Tick, tick, tick. It's just this little constant drip,\" he says. \"It's supposed to bother you and eventually you leave.\"\u003c/p>\n\u003cp>Rikas says he recently got a letter from his landlord giving him a choice between a buy-out and an eviction. Tenants’ rights advocates say the letters are becoming common practice. It reads, \"Dear Tenants, the owner of your building intends to perform extensive renovations to create brand new apartments for sale. This requires you to permanently move out.\"\u003c/p>\n\u003cp>It's natural that landlords are going to be more motivated to sell when the market heats up.\u003c/p>\n\u003cp>Real-estate agent and TIC specialist Eileen Bermingham says right now high condo prices are making people look at tenancy in common again. \"Everybody is interested in them,\" Bermingham says. \"People are looking at disclosure packages. That I haven't seen in a while.\"\u003c/p>\n\u003cp>She says if the city's ordinance goes through and resets the clock on the TIC-condo conversion lottery, it could make TICs even more desirable. \"If I were able to point out that you would be able to condo-convert in even 10 years with some semblance of certainty? That would absolutely be a selling point,\" she says.\u003c/p>\n\u003cp>San Francisco supervisors are being pressured by both sides. Mark Farrell, the bill's lead author, is clear about his position. \"I'd like to see (condo conversion) grow, to be quite frank with you,\" he says.\u003c/p>\n\u003cp>And Farrell wants to do more than simply clear the lottery backlog. He also wants to raise the 200 per year conversion cap.\u003c/p>\n\u003cp>Supervisor Jane Kim says she's concerned about the city's existing stock of rent-controlled units being \"cannibalized\" if Farrell's ordinance is passed. She's suggested freezing the number of lottery conversions for a decade or so--about how long it will take the current backlog of TICs to convert through the system that's now in place.\u003c/p>\n\u003cp>\"By allowing a bypass now, we don't want to encourage banks and Realtors to go out and say, 'San Francisco is letting this bypass happen now,'\" Kim says. \"'It's going to happen again in five years, so buy up today.'\"\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>The Board of Supervisors' Land Use and Economic Development Committee will take up the proposal again on Monday--though a vote on the issue may be delayed until next month.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_89984\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/denike-cropped/\" rel=\"attachment wp-att-89984\">\u003cimg class=\"size-medium wp-image-89984\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/denike-cropped-300x270.jpg\" alt=\"Tim Denike is one of the many tenancy-in-common owners in San Francisco who hope to convert their units to condominiums. (Sam Harnett/KQED)\" width=\"300\" height=\"270\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Tim Denike is one of the many tenancy-in-common owners in San Francisco who hope to convert their units to condominiums. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Sam Harnett\u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Update: \u003c/strong> The Board of Supervisors Land Use and Economic Development Committee, which had been expected to vote on a one-time fix for tenancy-in-common homeowners who want to convert their units to condos, will put off consideration of the measure until next month. Aides to Supervisor Mark Farrell, the lead sponsor of the measure, say he wants more time to talk to tenants' rights groups about the proposal, which they oppose.\u003c/p>\n\u003cp>\u003cstrong>Original post: \u003c/strong>\u003c/p>\n\u003cp>On Monday, a San Francisco Board of Supervisors committee is expected to talk again about an ordinance that would relax the rules under which people who own tenancy-in-common homes, or TICs, get to convert them to condominiums. Tenants’ rights activists are fighting the proposal, saying it will fuel real estate speculation and sweep affordable rent-controlled housing off the market.\u003c/p>\n\u003cp>Tim Denike is one of those the ordinance is designed to help. He has a beautiful tenancy-in-common home in the Castro. From his windows you can see Twin Peaks, the Bay Bridge, and the high-rise towers of the Financial District. Denike says he used all his savings to buy the flat in 2007.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"At the time it was a really expensive place,\" Denike says. \"It was way above my ability to really afford it. I was surprised in hindsight that I got the mortgage.\"\u003c/p>\n\u003cp>\u003cem>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/with-lede.mp3\" target=\"_blank\">Listen to the radio report\u003c/a>\u003c/em>\u003cbr>\n\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>In a TIC, people buy into the building together and typically share the mortgage, but each owns a particular unit. Not all banks will finance a TIC, and those who do insist on adjustable rate mortgages (ARMs).\u003c!--more-->\u003c/p>\n\u003caside class=\"pullquote alignleft\">'I was a little naïve in hindsight,' a TIC buyer says.\u003c/aside>\n\u003cp>There were a lot of people like Denike who bought TICs during the housing boom. About 2,500 San Francisco units were sold as part of TICs between 2002 and 2007. Some early buyers flipped their TICs to condos and made hundreds of thousands of dollars.\u003c/p>\n\u003cp>Denike says his agent told him he'd be able to quickly convert his unit to a condo. \"I was a little naïve in hindsight,\" he says. \"They said move in, in three years you will condo-convert, and everything will be great.\"\u003c/p>\n\u003cp>Everything is not great. San Francisco only allows 200 TICs to convert to condos a year, chosen through a lottery. Now there’s a backlog of about 2,000 units whose owners would like to convert.\u003c/p>\n\u003cp>Meanwhile, Denike has lost 40 percent of his equity. And because TICs have adjustable-rate mortgages, his payments have ballooned. The only good way out for him is to condo-convert and get a fixed-rate mortgage. \"How much longer do I have to live in my unit before I can refinance into a stable mortgage?\" he asks.\u003c/p>\n\u003cp>The proposed legislation would be a one-time fix to bail out these backlogged TIC owners.\u003c/p>\n\u003cp>But tenants' rights advocates say the measure will bring on another wave of real estate speculation. And that would mean pressure on tenants like Jack Rikas and his wife Juliette.\u003c/p>\n\u003cp>They've rented a three-bedroom Victorian in the Upper Haight for 27 years. Thanks to rent control, the couple pays far, far below market rate.\u003c/p>\n\u003cp>\"We stayed in one place, and per San Francisco law rents can only be raised accordingly,\" Jack Rikas says. \"For some reason now, that's kind of a crime.\"\u003c/p>\n\u003cfigure id=\"attachment_89985\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/rikas-cropped/\" rel=\"attachment wp-att-89985\">\u003cimg class=\"size-medium wp-image-89985\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/rikas-cropped-300x249.jpg\" alt=\"Jack and Juliette Rikas have lived in their rent-controlled apartment for 27 years, but say their landlord now wants to convert it to a tenants-in-common unit. (Sam Harnett/KQED)\" width=\"300\" height=\"249\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jack and Juliette Rikas have lived in their rent-controlled apartment for 27 years, but say their landlord now wants to convert it to a tenants-in-common unit. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>Rikas says their landlord wants them to move out so he can sell the building as a TIC. If he evicts them, tenant protections prevent the building from ever becoming condo-converted, a big drawback for a potential TIC.\u003c/p>\n\u003cp>So instead of eviction, Rikas says the owner is neglecting maintenance, threatening evictions, and performing repairs in slow, disruptive ways. \"Tick, tick, tick. It's just this little constant drip,\" he says. \"It's supposed to bother you and eventually you leave.\"\u003c/p>\n\u003cp>Rikas says he recently got a letter from his landlord giving him a choice between a buy-out and an eviction. Tenants’ rights advocates say the letters are becoming common practice. It reads, \"Dear Tenants, the owner of your building intends to perform extensive renovations to create brand new apartments for sale. This requires you to permanently move out.\"\u003c/p>\n\u003cp>It's natural that landlords are going to be more motivated to sell when the market heats up.\u003c/p>\n\u003cp>Real-estate agent and TIC specialist Eileen Bermingham says right now high condo prices are making people look at tenancy in common again. \"Everybody is interested in them,\" Bermingham says. \"People are looking at disclosure packages. That I haven't seen in a while.\"\u003c/p>\n\u003cp>She says if the city's ordinance goes through and resets the clock on the TIC-condo conversion lottery, it could make TICs even more desirable. \"If I were able to point out that you would be able to condo-convert in even 10 years with some semblance of certainty? That would absolutely be a selling point,\" she says.\u003c/p>\n\u003cp>San Francisco supervisors are being pressured by both sides. Mark Farrell, the bill's lead author, is clear about his position. \"I'd like to see (condo conversion) grow, to be quite frank with you,\" he says.\u003c/p>\n\u003cp>And Farrell wants to do more than simply clear the lottery backlog. He also wants to raise the 200 per year conversion cap.\u003c/p>\n\u003cp>Supervisor Jane Kim says she's concerned about the city's existing stock of rent-controlled units being \"cannibalized\" if Farrell's ordinance is passed. She's suggested freezing the number of lottery conversions for a decade or so--about how long it will take the current backlog of TICs to convert through the system that's now in place.\u003c/p>\n\u003cp>\"By allowing a bypass now, we don't want to encourage banks and Realtors to go out and say, 'San Francisco is letting this bypass happen now,'\" Kim says. \"'It's going to happen again in five years, so buy up today.'\"\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The Board of Supervisors' Land Use and Economic Development Committee will take up the proposal again on Monday--though a vote on the issue may be delayed until next month.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"slug": "calif-attorney-general-sues-standard-poors-over-mortgage-crisis",
"title": "Calif. Joins Lawsuits Against Standard & Poor's Over Mortgage Crisis",
"publishDate": 1360093630,
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"headTitle": "Calif. Joins Lawsuits Against Standard & Poor’s Over Mortgage Crisis | KQED",
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"content": "\u003cp>California Attorney General Kamala Harris on Tuesday joined the U.S. Justice Department and 12 other states in suing Standard & Poor’s credit rating agency for allegedly inflating its ratings of mortgage-backed securities.\u003c/p>\n\u003cfigure id=\"attachment_88318\" class=\"wp-caption alignright\" style=\"max-width: 335px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/05/calif-attorney-general-sues-standard-poors-over-mortgage-crisis/public-counsels-william-o-douglas-award-dinner-inside-3/\" rel=\"attachment wp-att-88318\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-88318 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/Kamala-Harris-by-Kevin-Winter-Getty-Images-.jpg\" alt=\"Public Counsel's William O. Douglas Award Dinner - Inside\" width=\"335\" height=\"500\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Kamala Harris (Kevin Winter/Getty Images)\u003c/figcaption>\u003c/figure>\n\u003cp>The suit claims that S&P’s inaccurate ratings caused California’s public pension funds and other investors to lose billions of dollars.\u003c/p>\n\u003cp>“They misrepresented their objectivity and they were inaccurate in the way they measured the rating,” Harris told KQED’s Paul Lancour. “So the lawsuit that we have filed makes claims under a number of theories that includes false claims and the False Claims Act. It is about false advertising, which S&P engaged in, and also about unfair competition.”\u003c/p>\n\u003cp>\u003ca href=\"http://img.en25.com/Web/StandardPoorsRatings/DOJLawsuit.pdf\">In a written statement\u003c/a>, S&P denied inflating ratings and called the lawsuits “meritless.”\u003c/p>\n\u003cp>Investors relied on S&P and its competitors to rate these securities because they had access to only general descriptions of the assets backing their investments, which often included mortgages, Harris charged.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>California’s public pension funds also relied on S&P because they are often required to buy securities that received the coveted “AAA” rating, signaling that the investment was top-tier and bore minimal risk.\u003c/p>\n\u003cp>The lawsuit alleges that, from 2004 to 2007, S&P systematically misrepresented to the public, the California Public Employees Retirement System (CalPERS) and the California State Teachers Retirement System (CalSTRS), that its ratings of structured finance securities were based on an objective analysis when they were actually influenced by S&P’s economic interests.\u003c!--more-->\u003c/p>\n\u003cp>S&P responds that it reached the same conclusions as other ratings agencies and even the U.S. government:\u003c/p>\n\u003cblockquote>\u003cp>The fact is that S&P’s ratings were based on the same subprime mortgage data available to the rest of the market – including U.S. Government officials who in 2007 publicly stated that problems in the subprime market appeared to be contained. Every CDO [credit default obligation] cited by the Department of Justice also independently received the same rating from another rating agency.\u003c/p>\u003c/blockquote>\n\u003cp>As evidence, Harris quoted emails from S&P executives in which they said their ratings were based on “magic numbers” and “guesses.”\u003c/p>\n\u003cp>In its statement, the ratings agency said the emails were not representative of the discussions it held.\u003c/p>\n\u003cblockquote>\u003cp>There was robust internal debate within S&P about how a rapidly deteriorating housing market might affect the CDOs — and we applied the collective judgment of our committee-based system in good faith. The email excerpts cherry picked by DOJ have been taken out of context, are contradicted by other evidence, and do not reflect our culture, integrity or how we do business.\u003c/p>\u003c/blockquote>\n\u003cp>The complaint also says the company tried to suppress the development of new and more accurate ratings models.\u003c/p>\n\u003cp>In mid-2007, the housing bubble burst. After securities that S&P had deemed the least risky began defaulting, S&P downgraded many residential mortgage backed securities investments. The market collapsed, and of those securities issued in 2007, more than 90 percent were downgraded to junk status.\u003c/p>\n\u003cp>CalPERS and CalSTRS – two of the nation’s largest institutional investors – lost approximately $1 billion, according to the lawsuit.\u003c/p>\n\u003cp>Other lawsuits by the federal government, 12 other states and the District of Columbia allege violations of the federal Financial Institutions Reform, Recovery and Enforcement Act and state unfair competition laws.\u003c/p>\n\u003cp>However, California’s suit is unique because it is being filed not only under California’s unfair competition laws but also under the state’s False Claims Act. This suit includes a claim for triple damages – because when the state makes a purchase based on a false statement, the defendant is responsible for the amount lost times three.\u003c/p>\n\u003cp>The lawsuit arises from a 20-month investigation into the issuance and rating of mortgage-backed securities by Attorney General Harris’s California Mortgage Fraud Strike Force, which she formed in May 2011 to comprehensively investigate misconduct in the mortgage industry. The Attorney General’s additional efforts to investigate the mortgage crisis include securing an estimated $18 billion for California in the National Mortgage Settlement and sponsoring the California Homeowner Bill of Rights, a package of laws instituting permanent mortgage-related reforms.\u003c/p>\n\u003cp style=\"margin: 12px auto 6px auto;font-family: Helvetica,Arial,Sans-serif;font-style: normal;font-variant: normal;font-weight: normal;font-size: 14px;line-height: normal\">\u003ca title=\"View California's official complaint against Standard and Poor's on Scribd\" href=\"http://www.scribd.com/doc/124028453/California-s-official-complaint-against-Standard-Poor-s\">California’s official complaint against Standard & Poor’s\u003c/a>\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003ciframe loading=\"lazy\" src=\"http://www.scribd.com/embeds/124028453/content?start_page=1&view_mode=scroll\" frameborder=\"0\" scrolling=\"no\" width=\"100%\" height=\"600\">\u003c/iframe>\u003c/p>\n\n",
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"title": "Calif. Joins Lawsuits Against Standard & Poor's Over Mortgage Crisis | KQED",
"description": "California Attorney General Kamala Harris on Tuesday joined the U.S. Justice Department and 12 other states in suing Standard & Poor's credit rating agency for allegedly inflating its ratings of mortgage-backed securities. The suit claims that S&P's inaccurate ratings caused California's public pension funds and other investors to lose billions of dollars. "They misrepresented their objectivity and they were inaccurate in the way they measured the rating," Harris told KQED's Paul Lancour. "So the lawsuit that we have filed makes claims under a number of theories that includes false claims and the False Claims Act. It is about false advertising,",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>California Attorney General Kamala Harris on Tuesday joined the U.S. Justice Department and 12 other states in suing Standard & Poor’s credit rating agency for allegedly inflating its ratings of mortgage-backed securities.\u003c/p>\n\u003cfigure id=\"attachment_88318\" class=\"wp-caption alignright\" style=\"max-width: 335px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/05/calif-attorney-general-sues-standard-poors-over-mortgage-crisis/public-counsels-william-o-douglas-award-dinner-inside-3/\" rel=\"attachment wp-att-88318\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-88318 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/Kamala-Harris-by-Kevin-Winter-Getty-Images-.jpg\" alt=\"Public Counsel's William O. Douglas Award Dinner - Inside\" width=\"335\" height=\"500\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Kamala Harris (Kevin Winter/Getty Images)\u003c/figcaption>\u003c/figure>\n\u003cp>The suit claims that S&P’s inaccurate ratings caused California’s public pension funds and other investors to lose billions of dollars.\u003c/p>\n\u003cp>“They misrepresented their objectivity and they were inaccurate in the way they measured the rating,” Harris told KQED’s Paul Lancour. “So the lawsuit that we have filed makes claims under a number of theories that includes false claims and the False Claims Act. It is about false advertising, which S&P engaged in, and also about unfair competition.”\u003c/p>\n\u003cp>\u003ca href=\"http://img.en25.com/Web/StandardPoorsRatings/DOJLawsuit.pdf\">In a written statement\u003c/a>, S&P denied inflating ratings and called the lawsuits “meritless.”\u003c/p>\n\u003cp>Investors relied on S&P and its competitors to rate these securities because they had access to only general descriptions of the assets backing their investments, which often included mortgages, Harris charged.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>California’s public pension funds also relied on S&P because they are often required to buy securities that received the coveted “AAA” rating, signaling that the investment was top-tier and bore minimal risk.\u003c/p>\n\u003cp>The lawsuit alleges that, from 2004 to 2007, S&P systematically misrepresented to the public, the California Public Employees Retirement System (CalPERS) and the California State Teachers Retirement System (CalSTRS), that its ratings of structured finance securities were based on an objective analysis when they were actually influenced by S&P’s economic interests.\u003c!--more-->\u003c/p>\n\u003cp>S&P responds that it reached the same conclusions as other ratings agencies and even the U.S. government:\u003c/p>\n\u003cblockquote>\u003cp>The fact is that S&P’s ratings were based on the same subprime mortgage data available to the rest of the market – including U.S. Government officials who in 2007 publicly stated that problems in the subprime market appeared to be contained. Every CDO [credit default obligation] cited by the Department of Justice also independently received the same rating from another rating agency.\u003c/p>\u003c/blockquote>\n\u003cp>As evidence, Harris quoted emails from S&P executives in which they said their ratings were based on “magic numbers” and “guesses.”\u003c/p>\n\u003cp>In its statement, the ratings agency said the emails were not representative of the discussions it held.\u003c/p>\n\u003cblockquote>\u003cp>There was robust internal debate within S&P about how a rapidly deteriorating housing market might affect the CDOs — and we applied the collective judgment of our committee-based system in good faith. The email excerpts cherry picked by DOJ have been taken out of context, are contradicted by other evidence, and do not reflect our culture, integrity or how we do business.\u003c/p>\u003c/blockquote>\n\u003cp>The complaint also says the company tried to suppress the development of new and more accurate ratings models.\u003c/p>\n\u003cp>In mid-2007, the housing bubble burst. After securities that S&P had deemed the least risky began defaulting, S&P downgraded many residential mortgage backed securities investments. The market collapsed, and of those securities issued in 2007, more than 90 percent were downgraded to junk status.\u003c/p>\n\u003cp>CalPERS and CalSTRS – two of the nation’s largest institutional investors – lost approximately $1 billion, according to the lawsuit.\u003c/p>\n\u003cp>Other lawsuits by the federal government, 12 other states and the District of Columbia allege violations of the federal Financial Institutions Reform, Recovery and Enforcement Act and state unfair competition laws.\u003c/p>\n\u003cp>However, California’s suit is unique because it is being filed not only under California’s unfair competition laws but also under the state’s False Claims Act. This suit includes a claim for triple damages – because when the state makes a purchase based on a false statement, the defendant is responsible for the amount lost times three.\u003c/p>\n\u003cp>The lawsuit arises from a 20-month investigation into the issuance and rating of mortgage-backed securities by Attorney General Harris’s California Mortgage Fraud Strike Force, which she formed in May 2011 to comprehensively investigate misconduct in the mortgage industry. The Attorney General’s additional efforts to investigate the mortgage crisis include securing an estimated $18 billion for California in the National Mortgage Settlement and sponsoring the California Homeowner Bill of Rights, a package of laws instituting permanent mortgage-related reforms.\u003c/p>\n\u003cp style=\"margin: 12px auto 6px auto;font-family: Helvetica,Arial,Sans-serif;font-style: normal;font-variant: normal;font-weight: normal;font-size: 14px;line-height: normal\">\u003ca title=\"View California's official complaint against Standard and Poor's on Scribd\" href=\"http://www.scribd.com/doc/124028453/California-s-official-complaint-against-Standard-Poor-s\">California’s official complaint against Standard & Poor’s\u003c/a>\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003ciframe loading=\"lazy\" src=\"http://www.scribd.com/embeds/124028453/content?start_page=1&view_mode=scroll\" frameborder=\"0\" scrolling=\"no\" width=\"100%\" height=\"600\">\u003c/iframe>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"info": "What kind of no sabo word is Hyphenación? For us, it’s about living within a hyphenation. Like being a third-gen Mexican-American from the Texas border now living that Bay Area Chicano life. Like Xorje! Each week we bring together a couple of hyphenated Latinos to talk all about personal life choices: family, careers, relationships, belonging … everything is on the table. ",
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"info": "Our flagship program, helmed by Kai Ryssdal, examines what the day in money delivered, through stories, conversations, newsworthy numbers and more. Updated Monday through Friday at about 3:30 p.m. PT.",
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"mindshift": {
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"info": "The MindShift podcast explores the innovations in education that are shaping how kids learn. Hosts Ki Sung and Katrina Schwartz introduce listeners to educators, researchers, parents and students who are developing effective ways to improve how kids learn. We cover topics like how fed-up administrators are developing surprising tactics to deal with classroom disruptions; how listening to podcasts are helping kids develop reading skills; the consequences of overparenting; and why interdisciplinary learning can engage students on all ends of the traditional achievement spectrum. This podcast is part of the MindShift education site, a division of KQED News. KQED is an NPR/PBS member station based in San Francisco. You can also visit the MindShift website for episodes and supplemental blog posts or tweet us \u003ca href=\"https://twitter.com/MindShiftKQED\">@MindShiftKQED\u003c/a> or visit us at \u003ca href=\"/mindshift\">MindShift.KQED.org\u003c/a>",
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"order": 12
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"info": "For decades, the process for how police police themselves has been inconsistent – if not opaque. In some states, like California, these proceedings were completely hidden. After a new police transparency law unsealed scores of internal affairs files, our reporters set out to examine these cases and the shadow world of police discipline. On Our Watch brings listeners into the rooms where officers are questioned and witnesses are interrogated to find out who this system is really protecting. Is it the officers, or the public they've sworn to serve?",
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"tagline": "Politics from a personal perspective",
"info": "Political Breakdown is a new series that explores the political intersection of California and the nation. Each week hosts Scott Shafer and Marisa Lagos are joined with a new special guest to unpack politics -- with personality — and offer an insider’s glimpse at how politics happens.",
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"possible": {
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"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? Each episode also includes a short fiction story generated by advanced AI GPT-4, serving as a thought-provoking springboard to speculate how humanity could leverage technology for good.",
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"pri-the-world": {
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"title": "PRI's The World: Latest Edition",
"info": "Each weekday, host Marco Werman and his team of producers bring you the world's most interesting stories in an hour of radio that reminds us just how small our planet really is.",
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"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/The-World-Podcast-Tile-360x360-1.jpg",
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},
"radiolab": {
"id": "radiolab",
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"info": "A two-time Peabody Award-winner, Radiolab is an investigation told through sounds and stories, and centered around one big idea. In the Radiolab world, information sounds like music and science and culture collide. Hosted by Jad Abumrad and Robert Krulwich, the show is designed for listeners who demand skepticism, but appreciate wonder. WNYC Studios is the producer of other leading podcasts including Freakonomics Radio, Death, Sex & Money, On the Media and many more.",
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},
"reveal": {
"id": "reveal",
"title": "Reveal",
"info": "Created by The Center for Investigative Reporting and PRX, Reveal is public radios first one-hour weekly radio show and podcast dedicated to investigative reporting. Credible, fact based and without a partisan agenda, Reveal combines the power and artistry of driveway moment storytelling with data-rich reporting on critically important issues. The result is stories that inform and inspire, arming our listeners with information to right injustices, hold the powerful accountable and improve lives.Reveal is hosted by Al Letson and showcases the award-winning work of CIR and newsrooms large and small across the nation. In a radio and podcast market crowded with choices, Reveal focuses on important and often surprising stories that illuminate the world for our listeners.",
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"officialWebsiteLink": "https://www.revealnews.org/episodes/",
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},
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