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"content": "\u003cp>The California Department of Insurance announced Monday that the final step of its \u003ca href=\"https://www.kqed.org/science/1985175/insurance-in-california-is-changing-heres-how-it-may-affect-you\">regulatory overhaul\u003c/a> is in place after more than a year in the works, signifying the largest change in regulations for 30 years in an attempt to stem the state’s insurance availability crisis.\u003c/p>\n\u003cp>The overhaul, known as the \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2023/release051-2023.cfm\">Sustainable Insurance Strategy\u003c/a>, held several components, including allowing companies to use wildfire \u003ca href=\"https://www.kqed.org/news/12014632/california-insurance-regulators-aim-ease-coverage-crisis-new-rules\">catastrophe modeling\u003c/a> in setting rates and a commitment from CDI to \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2024/release035-2024.cfm\">review rate filings more quickly\u003c/a> with a new process.\u003c/p>\n\u003cp>“Can consumers get the insurance they need today? The answer, in all honesty, is no,” Insurance Commissioner Ricardo Lara said when \u003ca href=\"https://www.youtube.com/watch?v=FD76XjxIUno\">announcing the overhaul\u003c/a> in 2023. “Because climate change impacts are accelerating, we need to take action to expand insurance availability over the next 10 years.”[aside label=\"Related Stories\" postID=\"science_1985175,news_12014632,news_12017886\"]The regulation finalized Monday allows insurance companies to pass some of the costs of reinsurance on to their customers. Reinsurance is effectively insurance for insurance companies. Before the change, California was the only state that did not allow this.\u003c/p>\n\u003cp>Regulators are allowing only California-related costs to be passed on, to protect consumers from paying for out-of-state disasters like Gulf Coast hurricanes.\u003c/p>\n\u003cp>The catch for the insurance industry is that to claim reinsurance costs, they must write more policies in areas where insurance is hard to get because of wildfire risk. And they have to keep increasing the number of policies written each year by 5% until they reach 85% of their statewide market share in \u003ca href=\"https://www.kqed.org/science/1993316/california-shows-where-insurers-would-need-to-boost-coverage-in-fire-prone-areas\">wildfire-distressed areas\u003c/a>.\u003c/p>\n\u003cp>For example, if a company held 50% of all home insurance policies in California, then they would need to write coverage for 42.5% of all homes in wildfire-distressed areas in order to be able to claim reinsurance costs. (The regulation allowing catastrophe models also requires companies to write more policies in wildfire areas where it’s currently difficult to get coverage.)\u003c/p>\n\u003cp>Although the regulation is now on the books, it will take some months before rates based on these new rules go into effect.\u003cbr>\n[ad fullwidth]\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The California Department of Insurance announced Monday that the final step of its \u003ca href=\"https://www.kqed.org/science/1985175/insurance-in-california-is-changing-heres-how-it-may-affect-you\">regulatory overhaul\u003c/a> is in place after more than a year in the works, signifying the largest change in regulations for 30 years in an attempt to stem the state’s insurance availability crisis.\u003c/p>\n\u003cp>The overhaul, known as the \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2023/release051-2023.cfm\">Sustainable Insurance Strategy\u003c/a>, held several components, including allowing companies to use wildfire \u003ca href=\"https://www.kqed.org/news/12014632/california-insurance-regulators-aim-ease-coverage-crisis-new-rules\">catastrophe modeling\u003c/a> in setting rates and a commitment from CDI to \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2024/release035-2024.cfm\">review rate filings more quickly\u003c/a> with a new process.\u003c/p>\n\u003cp>“Can consumers get the insurance they need today? The answer, in all honesty, is no,” Insurance Commissioner Ricardo Lara said when \u003ca href=\"https://www.youtube.com/watch?v=FD76XjxIUno\">announcing the overhaul\u003c/a> in 2023. “Because climate change impacts are accelerating, we need to take action to expand insurance availability over the next 10 years.”\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>The regulation finalized Monday allows insurance companies to pass some of the costs of reinsurance on to their customers. Reinsurance is effectively insurance for insurance companies. Before the change, California was the only state that did not allow this.\u003c/p>\n\u003cp>Regulators are allowing only California-related costs to be passed on, to protect consumers from paying for out-of-state disasters like Gulf Coast hurricanes.\u003c/p>\n\u003cp>The catch for the insurance industry is that to claim reinsurance costs, they must write more policies in areas where insurance is hard to get because of wildfire risk. And they have to keep increasing the number of policies written each year by 5% until they reach 85% of their statewide market share in \u003ca href=\"https://www.kqed.org/science/1993316/california-shows-where-insurers-would-need-to-boost-coverage-in-fire-prone-areas\">wildfire-distressed areas\u003c/a>.\u003c/p>\n\u003cp>For example, if a company held 50% of all home insurance policies in California, then they would need to write coverage for 42.5% of all homes in wildfire-distressed areas in order to be able to claim reinsurance costs. (The regulation allowing catastrophe models also requires companies to write more policies in wildfire areas where it’s currently difficult to get coverage.)\u003c/p>\n\u003cp>Although the regulation is now on the books, it will take some months before rates based on these new rules go into effect.\u003cbr>\n\u003c/p>\u003c/div>",
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"title": "An 'Uncertain' Housing Market Could Mean More Renters and Fewer Buyers in 2025",
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"content": "\u003cp>2024 was a slow year for the housing market.\u003c/p>\n\u003cp>Interest rates remained high, and despite cuts from the Federal Reserve, \u003ca href=\"https://www.kqed.org/news/12001621/interest-rate-cuts-wont-necessarily-help-bay-areas-notorious-housing-market\">mortgage rates haven’t responded\u003c/a>. That meant that more people opted to either continue renting or hold off on buying or selling a home in an uncertain and expensive market.\u003c/p>\n\u003cp>\u003ca href=\"https://www.nar.realtor/newsroom/in-the-news/do-elections-affect-the-housing-market-heres-what-experts-say-the-motley-fool\">Election years have historically meant that people wait to see\u003c/a> what happens before making a move, and 2024 was no exception. So, what does that mean for the housing market for 2025?\u003c/p>\n\u003cp>Housing experts aren’t sure yet. And as President-elect Donald Trump enters the White House, it’s not clear how his promises on the campaign trail to deport \u003ca href=\"https://www.kqed.org/news/12016037/california-is-a-sanctuary-state-how-much-protection-will-that-give-immigrants-from-trumps-deportation-plans\">undocumented immigrants en masse\u003c/a> and \u003ca href=\"https://www.npr.org/2024/12/20/g-s1-39118/trump-tariffs-free-trade-republicans-gop-ideology-china-europe\">impose more tariffs\u003c/a> could impact housing construction and mortgage rates.\u003c/p>\n\u003cp>“That’s the trillion dollar question,” said Steven Huang, president of the San Francisco Association of Realtors. “Some of his policies indicate that inflation will go back up and therefore interest rates will not be cut, or perhaps go up.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“On the other hand,” Huang continued, “the new president comes from the real estate industry and understands how crucial interest rates are for home buying.”\u003c/p>\n\u003cp>Amid all this uncertainty, here’s what we know — and what experts predict — for the housing market in 2025.\u003c/p>\n\u003ch2>Renters and landlords should expect more of the same in 2025\u003c/h2>\n\u003cp>According to experts, the future for Bay Area renters is looking fairly \u003ca href=\"https://www.politico.eu/article/boomers-internet-slang-gen-z-politics-mid-rizz-pick-me-vibes-simp/#:~:text=Mid:%20Saying%20something%20is%20%E2%80%9Cmid,to%20any%20huge%20world%20event.\">mid\u003c/a> — to put it in the parlance of Gen Z’ers.\u003c/p>\n\u003cp>While apartments in San Francisco and San Jose remain \u003ca href=\"https://www.zumper.com/#rent-report\">some of the most expensive \u003c/a>in the country, rents have steadied and even declined in cities like \u003ca href=\"https://www.sfchronicle.com/eastbay/article/apartment-rent-sf-oakland-19920159.php\">Oakland\u003c/a> and \u003ca href=\"https://www.redfin.com/news/college-grad-rent-burden-2024/\">Sacramento\u003c/a>, though not as steeply as in other parts of the country.\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">[aside label='Related Coverage' tag='housing']\u003c/span>\u003c/p>\n\u003cp>Nationwide, the \u003ca href=\"https://www.rent.com/research/average-rent-price-report/\">median asking rent dropped a little less than 1%\u003c/a> from Nov. 2023 to a year later. Some cities, including \u003ca href=\"https://www.pbs.org/newshour/economy/biggest-apartment-construction-boom-in-decades-likely-to-bring-renters-uneven-relief\">Austin, Nashville, Tampa\u003c/a> and \u003ca href=\"https://www.rentcafe.com/blog/rental-market/market-snapshots/new-apartment-construction/\">Raleigh,\u003c/a> saw a surge in apartment and condo construction between 2021 and 2023, which caused rents to drop as much as 12% as supply met demand.\u003c/p>\n\u003cp>But the Bay Area marches to the beat of its own drum. Igor Popov, chief economist for Apartment List, an online rental website, said construction locally has been slow, and there’s no sign of it picking up soon. Demand remains high, which means rent prices won’t fall much until more supply is added.\u003c/p>\n\u003cp>“The Bay Area has never been one for massive waves of construction, and it probably doesn’t surprise anyone that the Bay Area is also sitting out this wave,” he said.\u003c/p>\n\u003cp>What’s more, Popov said, the 2020 economy allowed many \u003ca href=\"https://www.kqed.org/news/11909141/sf-lost-more-than-116000-residents-during-pandemics-first-year\">high-income renters to leave the region\u003c/a> while working remotely — or, as he puts it, “untether from the Bay Area housing market, but stay attached to the Bay Area labor market.” That helped cool the market slightly, but not significantly.\u003c/p>\n\u003ch2>What about a ‘housing market crash’?\u003c/h2>\n\u003cp>While Popov and other analysts expect rent trends to stay largely steady in 2025, the Trump administration brings some uncertainty to how stable the country’s economy will be. \u003ca href=\"https://www.lendingtree.com/home/mortgage/housing-market-crash-risk-survey/\">A recent survey from mortgage broker LendingTree\u003c/a> found that 38% of consumers think the housing market is at risk of crashing under Trump.\u003c/p>\n\u003cp>That same survey found that more than a third of Americans actually want the housing market to crash because it might make home prices more affordable. But experts say a market crash could also lead to higher unemployment rates and stricter rules around lending.\u003c/p>\n\u003cp>Other experts are looking more favorably towards the future. Jonas Bordo, CEO of online rental marketplace Dwellsy, said 2025 could be a “goldilocks market” for landlords and renters as rents rise a little bit, but not too much.\u003c/p>\n\u003cp>“Renters won’t see increases as big compared to the increases they’ve seen in the past,” Bordo said. “Landlords will get a little bit of an increase in order to defray some of the additional costs that they’re facing. So, hopefully, it’s a reasonable balance.”\u003c/p>\n\u003cp>However, landlords will face a new set of rules in 2025 around how they \u003ca href=\"https://digitaldemocracy.calmatters.org/bills/ca_202320240ab2801\">handle security deposits\u003c/a> and \u003ca href=\"https://digitaldemocracy.calmatters.org/bills/ca_202320240ab2747\">report their tenants’ rent payments\u003c/a> to credit bureaus. Bordo said more regulations will make it harder for smaller landlords to stay compliant with the evolving laws.\u003c/p>\n\u003cp>“Most landlords in this state are not big, fancy companies that have lawyers and legal teams that can help keep them legal,” he said. “It is incredibly difficult to stay compliant, even for large companies.”\u003c/p>\n\u003cfigure id=\"attachment_12006179\" class=\"wp-caption alignnone\" style=\"max-width: 1999px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12006179 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A ‘For Rent’ sign hangs in the window of an apartment building in San Francisco. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>Homebuyers and sellers might be more ‘locked in’ with an uncertain political climate\u003c/h2>\n\u003cp>For homebuyers and sellers, the outlook appears more turbulent in the new year, according to Huang. He is seeing the “locked-in effect” play out as many property owners — who are enjoying low mortgage rates from pandemic-era interest rate cuts — hold off on moving while rates remain high.\u003c/p>\n\u003cp>The only people who are making moves to buy or sell are the people who have to, Huang said: “Whether they’re having kids or getting married — they just have to make a life decision” about moving to a new home.\u003c/p>\n\u003cp>“But until we see mortgage rates go down to perhaps 5% or less, we’re not going to see much sales volume,” he said.\u003c/p>\n\u003cp>Even as offices begin to call workers back into the office, Huang expects those employees looking to live closer to work to decide to rent instead of buy. While some major Bay Area employers, including \u003ca href=\"https://sfstandard.com/2024/07/17/salesforce-pressures-its-workers-back-to-the-office-as-layoffs-continue/\">Salesforce\u003c/a> and \u003ca href=\"https://fortune.com/2024/05/08/uber-ceo-dara-khosrowshahi-wants-more-workers-to-return-to-the-office/\">Uber\u003c/a>, have rolled back pandemic-era work-from-home policies, others have been slow to force employees back to city centers.\u003c/p>\n\u003cp>During the pandemic, many of those workers moved to the East Bay in search of affordable housing and more space. Because of that, cities like \u003ca href=\"https://www.sfgate.com/local/article/dublin-fastest-growing-california-city-17789467.php\">Dublin and Brentwood\u003c/a> saw high population growth. David Stark, a spokesperson for the Bay East Association of Realtors, said even though home prices in those cities are starting to rise, people still want to be homeowners.\u003c/p>\n\u003cp>“These other, much larger, fundamental issues of supply and demand are really driving the market conditions,” he said. “Where the rubber meets the road, people still want to be homeowners, particularly in the East Bay.”\u003c/p>\n\u003ch2>What other housing questions do you have for KQED?\u003c/h2>\n\u003cp>Housing is one of the most crucial — and contentious — issues in the Bay Area, and here at KQED, we have a whole team dedicated to exploring \u003ca href=\"https://www.kqed.org/housing\">stories about housing affordability\u003c/a>.\u003c/p>\n\u003cp>As part of our work, we also want to bring you explainers and guides about housing in the region, offering practical advice and insight for renters, homeowners and unhoused folks on a wide range of housing situations. We also want you to send us your story ideas and tips, share your personal experience with housing in the Bay Area or volunteer to be one of the KQED readers and listeners we consult about housing stories.\u003c/p>\n\u003cp>\u003cstrong>So tell us: What housing question should we answer next?\u003c/strong>\u003c/p>\n\u003cp>You can use the comment box below to submit your question about housing in the Bay Area or California more widely. Or, maybe there’s a housing program you want explained or investigated. Whatever’s on your mind, use the Google Form below to talk to us. The information you provide here will be shared with the folks who work on KQED’s housing coverage, and we may follow up with you directly through the contact details you provide. (We’ll never share your information outside of KQED without your permission.) We won’t be able to reply to everyone who submits a question, but what you tell us will make our reporting stronger on KQED.org, KQED Public Radio and our social media channels.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true\u003c/p>\n\n",
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"excerpt": "Housing experts say 2025 will be a renter’s market in some parts of the Bay Area as apartment prices have stabilized or even dropped. It’s a different story for prospective home buyers and sellers. ",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>2024 was a slow year for the housing market.\u003c/p>\n\u003cp>Interest rates remained high, and despite cuts from the Federal Reserve, \u003ca href=\"https://www.kqed.org/news/12001621/interest-rate-cuts-wont-necessarily-help-bay-areas-notorious-housing-market\">mortgage rates haven’t responded\u003c/a>. That meant that more people opted to either continue renting or hold off on buying or selling a home in an uncertain and expensive market.\u003c/p>\n\u003cp>\u003ca href=\"https://www.nar.realtor/newsroom/in-the-news/do-elections-affect-the-housing-market-heres-what-experts-say-the-motley-fool\">Election years have historically meant that people wait to see\u003c/a> what happens before making a move, and 2024 was no exception. So, what does that mean for the housing market for 2025?\u003c/p>\n\u003cp>Housing experts aren’t sure yet. And as President-elect Donald Trump enters the White House, it’s not clear how his promises on the campaign trail to deport \u003ca href=\"https://www.kqed.org/news/12016037/california-is-a-sanctuary-state-how-much-protection-will-that-give-immigrants-from-trumps-deportation-plans\">undocumented immigrants en masse\u003c/a> and \u003ca href=\"https://www.npr.org/2024/12/20/g-s1-39118/trump-tariffs-free-trade-republicans-gop-ideology-china-europe\">impose more tariffs\u003c/a> could impact housing construction and mortgage rates.\u003c/p>\n\u003cp>“That’s the trillion dollar question,” said Steven Huang, president of the San Francisco Association of Realtors. “Some of his policies indicate that inflation will go back up and therefore interest rates will not be cut, or perhaps go up.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“On the other hand,” Huang continued, “the new president comes from the real estate industry and understands how crucial interest rates are for home buying.”\u003c/p>\n\u003cp>Amid all this uncertainty, here’s what we know — and what experts predict — for the housing market in 2025.\u003c/p>\n\u003ch2>Renters and landlords should expect more of the same in 2025\u003c/h2>\n\u003cp>According to experts, the future for Bay Area renters is looking fairly \u003ca href=\"https://www.politico.eu/article/boomers-internet-slang-gen-z-politics-mid-rizz-pick-me-vibes-simp/#:~:text=Mid:%20Saying%20something%20is%20%E2%80%9Cmid,to%20any%20huge%20world%20event.\">mid\u003c/a> — to put it in the parlance of Gen Z’ers.\u003c/p>\n\u003cp>While apartments in San Francisco and San Jose remain \u003ca href=\"https://www.zumper.com/#rent-report\">some of the most expensive \u003c/a>in the country, rents have steadied and even declined in cities like \u003ca href=\"https://www.sfchronicle.com/eastbay/article/apartment-rent-sf-oakland-19920159.php\">Oakland\u003c/a> and \u003ca href=\"https://www.redfin.com/news/college-grad-rent-burden-2024/\">Sacramento\u003c/a>, though not as steeply as in other parts of the country.\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/span>\u003c/p>\n\u003cp>Nationwide, the \u003ca href=\"https://www.rent.com/research/average-rent-price-report/\">median asking rent dropped a little less than 1%\u003c/a> from Nov. 2023 to a year later. Some cities, including \u003ca href=\"https://www.pbs.org/newshour/economy/biggest-apartment-construction-boom-in-decades-likely-to-bring-renters-uneven-relief\">Austin, Nashville, Tampa\u003c/a> and \u003ca href=\"https://www.rentcafe.com/blog/rental-market/market-snapshots/new-apartment-construction/\">Raleigh,\u003c/a> saw a surge in apartment and condo construction between 2021 and 2023, which caused rents to drop as much as 12% as supply met demand.\u003c/p>\n\u003cp>But the Bay Area marches to the beat of its own drum. Igor Popov, chief economist for Apartment List, an online rental website, said construction locally has been slow, and there’s no sign of it picking up soon. Demand remains high, which means rent prices won’t fall much until more supply is added.\u003c/p>\n\u003cp>“The Bay Area has never been one for massive waves of construction, and it probably doesn’t surprise anyone that the Bay Area is also sitting out this wave,” he said.\u003c/p>\n\u003cp>What’s more, Popov said, the 2020 economy allowed many \u003ca href=\"https://www.kqed.org/news/11909141/sf-lost-more-than-116000-residents-during-pandemics-first-year\">high-income renters to leave the region\u003c/a> while working remotely — or, as he puts it, “untether from the Bay Area housing market, but stay attached to the Bay Area labor market.” That helped cool the market slightly, but not significantly.\u003c/p>\n\u003ch2>What about a ‘housing market crash’?\u003c/h2>\n\u003cp>While Popov and other analysts expect rent trends to stay largely steady in 2025, the Trump administration brings some uncertainty to how stable the country’s economy will be. \u003ca href=\"https://www.lendingtree.com/home/mortgage/housing-market-crash-risk-survey/\">A recent survey from mortgage broker LendingTree\u003c/a> found that 38% of consumers think the housing market is at risk of crashing under Trump.\u003c/p>\n\u003cp>That same survey found that more than a third of Americans actually want the housing market to crash because it might make home prices more affordable. But experts say a market crash could also lead to higher unemployment rates and stricter rules around lending.\u003c/p>\n\u003cp>Other experts are looking more favorably towards the future. Jonas Bordo, CEO of online rental marketplace Dwellsy, said 2025 could be a “goldilocks market” for landlords and renters as rents rise a little bit, but not too much.\u003c/p>\n\u003cp>“Renters won’t see increases as big compared to the increases they’ve seen in the past,” Bordo said. “Landlords will get a little bit of an increase in order to defray some of the additional costs that they’re facing. So, hopefully, it’s a reasonable balance.”\u003c/p>\n\u003cp>However, landlords will face a new set of rules in 2025 around how they \u003ca href=\"https://digitaldemocracy.calmatters.org/bills/ca_202320240ab2801\">handle security deposits\u003c/a> and \u003ca href=\"https://digitaldemocracy.calmatters.org/bills/ca_202320240ab2747\">report their tenants’ rent payments\u003c/a> to credit bureaus. Bordo said more regulations will make it harder for smaller landlords to stay compliant with the evolving laws.\u003c/p>\n\u003cp>“Most landlords in this state are not big, fancy companies that have lawyers and legal teams that can help keep them legal,” he said. “It is incredibly difficult to stay compliant, even for large companies.”\u003c/p>\n\u003cfigure id=\"attachment_12006179\" class=\"wp-caption alignnone\" style=\"max-width: 1999px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12006179 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/011_SanFrancisco_Housing_07292021_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A ‘For Rent’ sign hangs in the window of an apartment building in San Francisco. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>Homebuyers and sellers might be more ‘locked in’ with an uncertain political climate\u003c/h2>\n\u003cp>For homebuyers and sellers, the outlook appears more turbulent in the new year, according to Huang. He is seeing the “locked-in effect” play out as many property owners — who are enjoying low mortgage rates from pandemic-era interest rate cuts — hold off on moving while rates remain high.\u003c/p>\n\u003cp>The only people who are making moves to buy or sell are the people who have to, Huang said: “Whether they’re having kids or getting married — they just have to make a life decision” about moving to a new home.\u003c/p>\n\u003cp>“But until we see mortgage rates go down to perhaps 5% or less, we’re not going to see much sales volume,” he said.\u003c/p>\n\u003cp>Even as offices begin to call workers back into the office, Huang expects those employees looking to live closer to work to decide to rent instead of buy. While some major Bay Area employers, including \u003ca href=\"https://sfstandard.com/2024/07/17/salesforce-pressures-its-workers-back-to-the-office-as-layoffs-continue/\">Salesforce\u003c/a> and \u003ca href=\"https://fortune.com/2024/05/08/uber-ceo-dara-khosrowshahi-wants-more-workers-to-return-to-the-office/\">Uber\u003c/a>, have rolled back pandemic-era work-from-home policies, others have been slow to force employees back to city centers.\u003c/p>\n\u003cp>During the pandemic, many of those workers moved to the East Bay in search of affordable housing and more space. Because of that, cities like \u003ca href=\"https://www.sfgate.com/local/article/dublin-fastest-growing-california-city-17789467.php\">Dublin and Brentwood\u003c/a> saw high population growth. David Stark, a spokesperson for the Bay East Association of Realtors, said even though home prices in those cities are starting to rise, people still want to be homeowners.\u003c/p>\n\u003cp>“These other, much larger, fundamental issues of supply and demand are really driving the market conditions,” he said. “Where the rubber meets the road, people still want to be homeowners, particularly in the East Bay.”\u003c/p>\n\u003ch2>What other housing questions do you have for KQED?\u003c/h2>\n\u003cp>Housing is one of the most crucial — and contentious — issues in the Bay Area, and here at KQED, we have a whole team dedicated to exploring \u003ca href=\"https://www.kqed.org/housing\">stories about housing affordability\u003c/a>.\u003c/p>\n\u003cp>As part of our work, we also want to bring you explainers and guides about housing in the region, offering practical advice and insight for renters, homeowners and unhoused folks on a wide range of housing situations. We also want you to send us your story ideas and tips, share your personal experience with housing in the Bay Area or volunteer to be one of the KQED readers and listeners we consult about housing stories.\u003c/p>\n\u003cp>\u003cstrong>So tell us: What housing question should we answer next?\u003c/strong>\u003c/p>\n\u003cp>You can use the comment box below to submit your question about housing in the Bay Area or California more widely. Or, maybe there’s a housing program you want explained or investigated. Whatever’s on your mind, use the Google Form below to talk to us. The information you provide here will be shared with the folks who work on KQED’s housing coverage, and we may follow up with you directly through the contact details you provide. (We’ll never share your information outside of KQED without your permission.) We won’t be able to reply to everyone who submits a question, but what you tell us will make our reporting stronger on KQED.org, KQED Public Radio and our social media channels.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"slug": "over-100-cities-banned-homeless-encampments-in-2024-will-it-work",
"title": "Over 100 Cities Banned Homeless Encampments in 2024. Will It Work?",
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"headTitle": "Over 100 Cities Banned Homeless Encampments in 2024. Will It Work? | KQED",
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"content": "\u003cp>WASHINGTON — In the six months since the U.S. Supreme Court \u003ca href=\"https://www.npr.org/2024/06/28/nx-s1-4992010/supreme-court-homeless-punish-sleeping-encampments\">made it easier\u003c/a> for cities to crack down on homelessness, more than a hundred places around the country have banned people from sleeping outside even if they have nowhere else to go.\u003c/p>\n\u003cp>The spike reflects widespread frustration over \u003ca href=\"https://www.npr.org/homelessness-affordable-housing-crisis-rent-assistance\">record-high rates\u003c/a> of homelessness, along with drug use and mental breakdowns in public spaces. But advocates for the unhoused warn that more fines and jail time will only make the problem worse.\u003c/p>\n\u003cp>The new laws are in rural, urban and suburban towns and cities — both Republican-led and \u003ca href=\"https://www.npr.org/2024/09/30/nx-s1-5094930/supreme-court-homeless-camps-san-francisco\">Democratic\u003c/a> — and span every region, including in places not known for homelessness, like West Virginia, New Hampshire and Wyoming. Many of the bans are in \u003ca href=\"https://calmatters.org/housing/homelessness/2024/09/camping-ban-ordinances/\">California\u003c/a>, home to about half of the nation’s quarter of a million people who live outside.\u003c/p>\n\u003cfigure id=\"attachment_12019805\" class=\"wp-caption aligncenter\" style=\"max-width: 1600px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12019805\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-1-copy-4.jpg\" alt=\"\" width=\"1600\" height=\"1067\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-1-copy-4.jpg 1600w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-1-copy-4-800x534.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-1-copy-4-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-1-copy-4-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-1-copy-4-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1600px) 100vw, 1600px\">\u003cfigcaption class=\"wp-caption-text\">A homeless encampment is seen Thursday, July 25, 2024, in Oakland. California Gov. Gavin Newsom issued an executive order on July 25 to direct state agencies on how to remove homeless encampments, a month after a Supreme Court ruling allowing cities to enforce bans on sleeping outside in public spaces. \u003ccite>(Godofredo A. Vásquez/AP Photo)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Letting them stay in place is cruel. We want to prompt them to come to a better place,” says Tom Patti, a San Joaquin County supervisor in California’s Central Valley.\u003c/p>\n\u003cp>He spearheaded \u003ca href=\"https://stocktonia.org/news/local-government/2024/09/27/sj-county-supervisors-approve-expanding-homeless-enforcement-ordinance/#:~:text=This%20ordinance%20was%20initially%20presented,prohibited%20due%20to%20health%20reasons\">an ordinance\u003c/a> to make it “uncomfortable” for people to camp outside. It bans sleeping in cars and requires people living outside to move at least 300 feet every hour. Patti says the county’s approach will no longer be reaching out to people for weeks or months to offer blankets and build trust.\u003c/p>\n\u003cp>“We’ve now shifted to a ‘Hello? Where are you from? Where is your support network? Let’s help get you back to home,'” he says.\u003c/p>\n\u003cp>San Joaquin County’s law also calls for creating safe camping spaces, though Patti says that will take time to coordinate with cities. Violators of the new ban face a fine of up to $1,000 and six months in jail, but Patti says enforcement is discretionary.\u003c/p>\n\u003cp>“We’re not hardcore,” he says. “But we do know that if a person’s trying to build a pallet palace with their blue tarps and tents, we say, ‘No, no, no, you’re not allowed to do this, you are trespassing.'”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003ch2>Critics say camping bans do nothing to fix the problems driving homelessness\u003c/h2>\n\u003cp>In 2018, a federal appeals court ruled that cities could \u003cem>not\u003c/em> punish people for sleeping outside, because it would amount to cruel and unusual punishment if they had nowhere else to go. The Supreme Court declined to \u003ca href=\"https://www.npr.org/2019/12/16/788435163/supreme-court-wont-hear-case-to-ticket-homeless-for-sleeping-in-public-spaces\">take up the case\u003c/a>. That left nine Western states unable to clear out encampments unless they offered people a place to stay. Some larger cities responded by beefing up their supply of shelter beds and investing significant money to build affordable housing.\u003c/p>\n\u003cp>But the homeless population in California and elsewhere rose relentlessly. Economists say a key factor has been a massive \u003ca href=\"https://www.npr.org/2024/12/11/nx-s1-5223561/the-u-s-is-facing-a-severe-housing-shortage-will-trumps-proposals-help\">housing shortage\u003c/a> that’s pushed up rents and home prices faster than wages, a trend made worse by pandemic price spikes and inflation. A large \u003ca href=\"https://www.pewtrusts.org/en/research-and-analysis/articles/2023/08/22/how-housing-costs-drive-levels-of-homelessness\">body of research\u003c/a> has found that high housing costs drive up homelessness.\u003c/p>\n\u003cp>By the time a more conservative U.S. Supreme Court \u003ca href=\"https://www.npr.org/2024/02/20/1230140189/supreme-court-homeless-camps-grants-pass-case-housing\">took up camping bans\u003c/a> this year, politicians of both parties were pushing for more flexibility to manage what they considered a public health and safety crisis.\u003c/p>\n\u003cp>So far, in the months since the ruling, some places with aggressive new camping bans have \u003ca href=\"https://www.npr.org/2024/09/30/nx-s1-5094930/supreme-court-homeless-camps-san-francisco\">ramped up\u003c/a> fines and \u003ca href=\"https://abc30.com/post/fresno-arrests-139-new-law-illegal-camping/15442598/\">arrests\u003c/a>. Backers say the aim is to push people into drug treatment or other help that can get them off the streets. Advocates for the unhoused believe the ruling has also \u003ca href=\"https://www.nashvillescene.com/news/citylimits/outdoor-camping-law-enforced-downtown/article_0a1d916e-a925-11ef-9124-533be66d10d9.html\">emboldened enforcement\u003c/a> in states outside the West who’d passed their own \u003ca href=\"https://www.lpm.org/news/2024-12-19/pregnant-kentucky-woman-cited-for-street-camping-while-in-labor\">camping bans\u003c/a>.\u003c/p>\n\u003cp>But other cities have been slow to apply their harsher new laws.\u003c/p>\n\u003cfigure id=\"attachment_12019807\" class=\"wp-caption aligncenter\" style=\"max-width: 1600px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12019807\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-2-copy.jpg\" alt=\"\" width=\"1600\" height=\"1067\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-2-copy.jpg 1600w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-2-copy-800x534.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-2-copy-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-2-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-2-copy-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1600px) 100vw, 1600px\">\u003cfigcaption class=\"wp-caption-text\">A ‘No Camping’ sign is posted on the first day of a statute that took effect, making it illegal in Florida to sleep on sidewalks, in parks, on beaches or in other public spaces — one of the country’s strictest anti-homelessness laws, Tuesday, Oct. 1, 2024, in Fort Lauderdale, Fla. \u003ccite>(Lynne Sladky/AP Photo)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Law enforcement in a lot of these communities actually don’t want to be the first line of services for people who are experiencing homelessness,” says Ann Oliva, CEO of the National Alliance to End Homelessness. “And it’s a drain on their resources.”\u003c/p>\n\u003cp>She and other advocates also say saddling someone with fines or an arrest record only makes it harder for them to get housing or find a job. Plus, treatment programs and shelter beds are in short supply. “No community in the country has enough resources to serve everybody who’s experiencing homelessness,” Oliva says.\u003c/p>\n\u003cp>Some cities have held firm against the Supreme Court ruling. The most prominent is \u003ca href=\"https://calmatters.org/housing/homelessness/2024/10/inside-safe/\">Los Angeles\u003c/a>, where Mayor Karen Bass has pushed to move people temporarily into motels and touted success after the number of people living on the streets dropped 10% this year.\u003c/p>\n\u003cp>Still, Jesse Rabinowitz, with the National Homelessness Law Center, says the list of new camping bans keeps growing. And he worries this focus on clearing out encampments will distract from the real problem.\u003c/p>\n\u003cfigure id=\"attachment_12019810\" class=\"wp-caption aligncenter\" style=\"max-width: 1600px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12019810\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-3-copy.jpg\" alt=\"\" width=\"1600\" height=\"1089\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-3-copy.jpg 1600w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-3-copy-800x545.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-3-copy-1020x694.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-3-copy-160x109.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-3-copy-1536x1045.jpg 1536w\" sizes=\"auto, (max-width: 1600px) 100vw, 1600px\">\u003cfigcaption class=\"wp-caption-text\">People pass an encampment in the Skid Row community in Los Angeles on June 28, 2024. The US Supreme Court ruled cities can ban people, including those who are homeless, from camping and sleeping outdoors in public places, overturning lower court rulings. \u003ccite>(Mario Tama/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It’s time for our elected officials to recognize that half of this country \u003ca href=\"https://www.npr.org/2024/01/25/1225957874/housing-unaffordable-for-record-half-all-u-s-renters-study-finds\">struggles to pay rent\u003c/a>, and we need to address the affordable housing crisis,” he says. “That is the only way we’re going to see fewer people sleeping outside.”\u003c/p>\n\u003ch2>The struggle to clear out parks and get people into long-term housing\u003c/h2>\n\u003cp>Supervisor Patti says San Joaquin County has been adding more affordable housing and shelter space for years. So has Long Beach, Calif., says Paul Duncan, who manages that city’s Homeless Services. But there’s still not nearly enough, he says, and Long Beach has faced some of the steepest rent hikes in the country over the past decade. Duncan admits that simply forcing unhoused people to move around is not a long-term solution.\u003c/p>\n\u003cp>“What tends to happen is that encampment will ultimately return to that location,” he says.\u003c/p>\n\u003cp>But this summer, after the Supreme Court ruling, Long Beach decided to \u003ca href=\"https://laist.com/news/housing-homelessness/long-beach-grants-pass-supreme-court-ruling-unhoused-people\">step up enforcement\u003c/a> of its longtime camping ban. It began by targeting four public parks that had become hard for the general public to use. The most challenging one was downtown next to a library.[aside label=\"Related Stories\" postID=\"news_12014227,forum_2010101906457,news_11999041\"]“We had a significant number of people living in the park area, in the middle of the soccer field, you know, right next to the restroom in the walkways of the park,” Duncan says.\u003c/p>\n\u003cp>Despite intensive outreach, many continued to rebuff offers of a shelter bed and services. The number of citations for camping or loitering after hours spiked, with 265 issued between late June and late October, according to the Long Beach Police Department. A diversion program can keep those misdemeanors off someone’s record if they’re working with a case manager to find housing and support.\u003c/p>\n\u003cp>These days, Duncan says the downtown park is mostly clear, although some people still sleep there overnight. Dozens of people are now living temporarily in motels, but it’s taking longer than expected to get them into permanent housing.\u003c/p>\n\u003cp>One of those in a motel is 45-year-old Rasheena McCord, a mother of four. Her financial troubles came after she split from an abusive boyfriend and then had her work hours cut. She lived in her car for a time, but it broke down and there was no public transport to get her to her 5 a.m. shift at FedEx.\u003c/p>\n\u003cp>“And then I ended up not only not having a car anymore, I ended up sleeping in the parks. And I lost my job,” she says.\u003c/p>\n\u003cp>McCord’s oldest child is in the military. She sent her youngest to live with her father and placed two young adult children in the Long Beach Rescue Mission. But McCord did not want to go to a shelter herself. She says the idea of sharing a room with strangers felt distressing and unsafe. So she spent two long years in the downtown park.\u003c/p>\n\u003cp>“My belongings were getting stolen,” she says. “I would wake up and all my stuff would be gone. I got 13 stitches in my face because someone hit me with a bottle. It was terrible.”\u003c/p>\n\u003cp>Despite such desperate conditions, she knows people who insist on continuing to live outside and says she understands why.\u003c/p>\n\u003cp>“At some point, you’re out there for so long and it seems like there’s no help. And then when something comes along, it’s like, ‘Do I really believe it? Should I try it out?'” she says.\u003c/p>\n\u003cp>McCord thinks it’s “totally wrong” that cities can now ban people from sleeping outside. But she’s grateful she was offered temporary housing. She’s now taking classes to become a registered nurse and hopes to get a permanent housing voucher before her allotted time in the motel runs out in May.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>WASHINGTON — In the six months since the U.S. Supreme Court \u003ca href=\"https://www.npr.org/2024/06/28/nx-s1-4992010/supreme-court-homeless-punish-sleeping-encampments\">made it easier\u003c/a> for cities to crack down on homelessness, more than a hundred places around the country have banned people from sleeping outside even if they have nowhere else to go.\u003c/p>\n\u003cp>The spike reflects widespread frustration over \u003ca href=\"https://www.npr.org/homelessness-affordable-housing-crisis-rent-assistance\">record-high rates\u003c/a> of homelessness, along with drug use and mental breakdowns in public spaces. But advocates for the unhoused warn that more fines and jail time will only make the problem worse.\u003c/p>\n\u003cp>The new laws are in rural, urban and suburban towns and cities — both Republican-led and \u003ca href=\"https://www.npr.org/2024/09/30/nx-s1-5094930/supreme-court-homeless-camps-san-francisco\">Democratic\u003c/a> — and span every region, including in places not known for homelessness, like West Virginia, New Hampshire and Wyoming. Many of the bans are in \u003ca href=\"https://calmatters.org/housing/homelessness/2024/09/camping-ban-ordinances/\">California\u003c/a>, home to about half of the nation’s quarter of a million people who live outside.\u003c/p>\n\u003cfigure id=\"attachment_12019805\" class=\"wp-caption aligncenter\" style=\"max-width: 1600px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12019805\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-1-copy-4.jpg\" alt=\"\" width=\"1600\" height=\"1067\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-1-copy-4.jpg 1600w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-1-copy-4-800x534.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-1-copy-4-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-1-copy-4-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-1-copy-4-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1600px) 100vw, 1600px\">\u003cfigcaption class=\"wp-caption-text\">A homeless encampment is seen Thursday, July 25, 2024, in Oakland. California Gov. Gavin Newsom issued an executive order on July 25 to direct state agencies on how to remove homeless encampments, a month after a Supreme Court ruling allowing cities to enforce bans on sleeping outside in public spaces. \u003ccite>(Godofredo A. Vásquez/AP Photo)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Letting them stay in place is cruel. We want to prompt them to come to a better place,” says Tom Patti, a San Joaquin County supervisor in California’s Central Valley.\u003c/p>\n\u003cp>He spearheaded \u003ca href=\"https://stocktonia.org/news/local-government/2024/09/27/sj-county-supervisors-approve-expanding-homeless-enforcement-ordinance/#:~:text=This%20ordinance%20was%20initially%20presented,prohibited%20due%20to%20health%20reasons\">an ordinance\u003c/a> to make it “uncomfortable” for people to camp outside. It bans sleeping in cars and requires people living outside to move at least 300 feet every hour. Patti says the county’s approach will no longer be reaching out to people for weeks or months to offer blankets and build trust.\u003c/p>\n\u003cp>“We’ve now shifted to a ‘Hello? Where are you from? Where is your support network? Let’s help get you back to home,'” he says.\u003c/p>\n\u003cp>San Joaquin County’s law also calls for creating safe camping spaces, though Patti says that will take time to coordinate with cities. Violators of the new ban face a fine of up to $1,000 and six months in jail, but Patti says enforcement is discretionary.\u003c/p>\n\u003cp>“We’re not hardcore,” he says. “But we do know that if a person’s trying to build a pallet palace with their blue tarps and tents, we say, ‘No, no, no, you’re not allowed to do this, you are trespassing.'”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003ch2>Critics say camping bans do nothing to fix the problems driving homelessness\u003c/h2>\n\u003cp>In 2018, a federal appeals court ruled that cities could \u003cem>not\u003c/em> punish people for sleeping outside, because it would amount to cruel and unusual punishment if they had nowhere else to go. The Supreme Court declined to \u003ca href=\"https://www.npr.org/2019/12/16/788435163/supreme-court-wont-hear-case-to-ticket-homeless-for-sleeping-in-public-spaces\">take up the case\u003c/a>. That left nine Western states unable to clear out encampments unless they offered people a place to stay. Some larger cities responded by beefing up their supply of shelter beds and investing significant money to build affordable housing.\u003c/p>\n\u003cp>But the homeless population in California and elsewhere rose relentlessly. Economists say a key factor has been a massive \u003ca href=\"https://www.npr.org/2024/12/11/nx-s1-5223561/the-u-s-is-facing-a-severe-housing-shortage-will-trumps-proposals-help\">housing shortage\u003c/a> that’s pushed up rents and home prices faster than wages, a trend made worse by pandemic price spikes and inflation. A large \u003ca href=\"https://www.pewtrusts.org/en/research-and-analysis/articles/2023/08/22/how-housing-costs-drive-levels-of-homelessness\">body of research\u003c/a> has found that high housing costs drive up homelessness.\u003c/p>\n\u003cp>By the time a more conservative U.S. Supreme Court \u003ca href=\"https://www.npr.org/2024/02/20/1230140189/supreme-court-homeless-camps-grants-pass-case-housing\">took up camping bans\u003c/a> this year, politicians of both parties were pushing for more flexibility to manage what they considered a public health and safety crisis.\u003c/p>\n\u003cp>So far, in the months since the ruling, some places with aggressive new camping bans have \u003ca href=\"https://www.npr.org/2024/09/30/nx-s1-5094930/supreme-court-homeless-camps-san-francisco\">ramped up\u003c/a> fines and \u003ca href=\"https://abc30.com/post/fresno-arrests-139-new-law-illegal-camping/15442598/\">arrests\u003c/a>. Backers say the aim is to push people into drug treatment or other help that can get them off the streets. Advocates for the unhoused believe the ruling has also \u003ca href=\"https://www.nashvillescene.com/news/citylimits/outdoor-camping-law-enforced-downtown/article_0a1d916e-a925-11ef-9124-533be66d10d9.html\">emboldened enforcement\u003c/a> in states outside the West who’d passed their own \u003ca href=\"https://www.lpm.org/news/2024-12-19/pregnant-kentucky-woman-cited-for-street-camping-while-in-labor\">camping bans\u003c/a>.\u003c/p>\n\u003cp>But other cities have been slow to apply their harsher new laws.\u003c/p>\n\u003cfigure id=\"attachment_12019807\" class=\"wp-caption aligncenter\" style=\"max-width: 1600px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12019807\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-2-copy.jpg\" alt=\"\" width=\"1600\" height=\"1067\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-2-copy.jpg 1600w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-2-copy-800x534.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-2-copy-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-2-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-2-copy-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1600px) 100vw, 1600px\">\u003cfigcaption class=\"wp-caption-text\">A ‘No Camping’ sign is posted on the first day of a statute that took effect, making it illegal in Florida to sleep on sidewalks, in parks, on beaches or in other public spaces — one of the country’s strictest anti-homelessness laws, Tuesday, Oct. 1, 2024, in Fort Lauderdale, Fla. \u003ccite>(Lynne Sladky/AP Photo)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Law enforcement in a lot of these communities actually don’t want to be the first line of services for people who are experiencing homelessness,” says Ann Oliva, CEO of the National Alliance to End Homelessness. “And it’s a drain on their resources.”\u003c/p>\n\u003cp>She and other advocates also say saddling someone with fines or an arrest record only makes it harder for them to get housing or find a job. Plus, treatment programs and shelter beds are in short supply. “No community in the country has enough resources to serve everybody who’s experiencing homelessness,” Oliva says.\u003c/p>\n\u003cp>Some cities have held firm against the Supreme Court ruling. The most prominent is \u003ca href=\"https://calmatters.org/housing/homelessness/2024/10/inside-safe/\">Los Angeles\u003c/a>, where Mayor Karen Bass has pushed to move people temporarily into motels and touted success after the number of people living on the streets dropped 10% this year.\u003c/p>\n\u003cp>Still, Jesse Rabinowitz, with the National Homelessness Law Center, says the list of new camping bans keeps growing. And he worries this focus on clearing out encampments will distract from the real problem.\u003c/p>\n\u003cfigure id=\"attachment_12019810\" class=\"wp-caption aligncenter\" style=\"max-width: 1600px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12019810\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-3-copy.jpg\" alt=\"\" width=\"1600\" height=\"1089\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-3-copy.jpg 1600w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-3-copy-800x545.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-3-copy-1020x694.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-3-copy-160x109.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/npr.brightspotcdn-3-copy-1536x1045.jpg 1536w\" sizes=\"auto, (max-width: 1600px) 100vw, 1600px\">\u003cfigcaption class=\"wp-caption-text\">People pass an encampment in the Skid Row community in Los Angeles on June 28, 2024. The US Supreme Court ruled cities can ban people, including those who are homeless, from camping and sleeping outdoors in public places, overturning lower court rulings. \u003ccite>(Mario Tama/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It’s time for our elected officials to recognize that half of this country \u003ca href=\"https://www.npr.org/2024/01/25/1225957874/housing-unaffordable-for-record-half-all-u-s-renters-study-finds\">struggles to pay rent\u003c/a>, and we need to address the affordable housing crisis,” he says. “That is the only way we’re going to see fewer people sleeping outside.”\u003c/p>\n\u003ch2>The struggle to clear out parks and get people into long-term housing\u003c/h2>\n\u003cp>Supervisor Patti says San Joaquin County has been adding more affordable housing and shelter space for years. So has Long Beach, Calif., says Paul Duncan, who manages that city’s Homeless Services. But there’s still not nearly enough, he says, and Long Beach has faced some of the steepest rent hikes in the country over the past decade. Duncan admits that simply forcing unhoused people to move around is not a long-term solution.\u003c/p>\n\u003cp>“What tends to happen is that encampment will ultimately return to that location,” he says.\u003c/p>\n\u003cp>But this summer, after the Supreme Court ruling, Long Beach decided to \u003ca href=\"https://laist.com/news/housing-homelessness/long-beach-grants-pass-supreme-court-ruling-unhoused-people\">step up enforcement\u003c/a> of its longtime camping ban. It began by targeting four public parks that had become hard for the general public to use. The most challenging one was downtown next to a library.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“We had a significant number of people living in the park area, in the middle of the soccer field, you know, right next to the restroom in the walkways of the park,” Duncan says.\u003c/p>\n\u003cp>Despite intensive outreach, many continued to rebuff offers of a shelter bed and services. The number of citations for camping or loitering after hours spiked, with 265 issued between late June and late October, according to the Long Beach Police Department. A diversion program can keep those misdemeanors off someone’s record if they’re working with a case manager to find housing and support.\u003c/p>\n\u003cp>These days, Duncan says the downtown park is mostly clear, although some people still sleep there overnight. Dozens of people are now living temporarily in motels, but it’s taking longer than expected to get them into permanent housing.\u003c/p>\n\u003cp>One of those in a motel is 45-year-old Rasheena McCord, a mother of four. Her financial troubles came after she split from an abusive boyfriend and then had her work hours cut. She lived in her car for a time, but it broke down and there was no public transport to get her to her 5 a.m. shift at FedEx.\u003c/p>\n\u003cp>“And then I ended up not only not having a car anymore, I ended up sleeping in the parks. And I lost my job,” she says.\u003c/p>\n\u003cp>McCord’s oldest child is in the military. She sent her youngest to live with her father and placed two young adult children in the Long Beach Rescue Mission. But McCord did not want to go to a shelter herself. She says the idea of sharing a room with strangers felt distressing and unsafe. So she spent two long years in the downtown park.\u003c/p>\n\u003cp>“My belongings were getting stolen,” she says. “I would wake up and all my stuff would be gone. I got 13 stitches in my face because someone hit me with a bottle. It was terrible.”\u003c/p>\n\u003cp>Despite such desperate conditions, she knows people who insist on continuing to live outside and says she understands why.\u003c/p>\n\u003cp>“At some point, you’re out there for so long and it seems like there’s no help. And then when something comes along, it’s like, ‘Do I really believe it? Should I try it out?'” she says.\u003c/p>\n\u003cp>McCord thinks it’s “totally wrong” that cities can now ban people from sleeping outside. But she’s grateful she was offered temporary housing. She’s now taking classes to become a registered nurse and hopes to get a permanent housing voucher before her allotted time in the motel runs out in May.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"title": "San Francisco Developer Unveils Plans for New 22-Story Ocean Beach Project",
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"content": "\u003cp>A new developer has turned its attention to \u003ca href=\"https://www.kqed.org/news/tag/san-francisco\">San Francisco’s\u003c/a> Ocean Beach just months after a proposal to construct a 50-story apartment building on the 2700 Sloat Boulevard site was withdrawn.\u003c/p>\n\u003cp>The initial proposal was met with vehement pushback by Sunset District residents and local officials. It was slammed for its scale and density. Eventually, the developer, CH Planning LLC, withdrew its name from consideration.\u003c/p>\n\u003cp>Now, the San Francisco Housing Development Corporation has partnered with Housing America to submit an application on Tuesday for a 22-story, mixed-income building with senior housing.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The proposal envisions a 446-unit building spanning approximately 38,000 square feet, complete with a parking lot designed to accommodate both bicycles and cars. About half of the units, which range from studio apartments to condominiums, would be set aside as affordable senior housing.\u003c/p>\n\u003cp>The planning application estimates construction costs at $223 million and includes plans for amenities such as over 4,000 square feet of shared common spaces, electric vehicle charging stations, and both public and private parking.\u003c/p>\n\u003cfigure id=\"attachment_12018944\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018944\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1.jpg\" alt=\"\" width=\"2000\" height=\"1125\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1-800x450.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1-1020x574.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1-1536x864.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1-1920x1080.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A rendering of the proposed development at 2700 Sloat Blvd. \u003ccite>(Courtesy of SCB and Bezier)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The building would appear to be somewhat split in two, according to Dan Sider, chief of staff of the city’s planning department. He described two conjoined buildings that form a cohesive structure, with one building facing the ocean and the other on a slight slant, facing the East.\u003c/p>\n\u003cp>Although CH Planning still legally owns the site, its manager, Raelynn Hickey, said that the company is in the process of selling to the new developers.\u003c/p>\n\u003cp>“We have nothing to do with their proposed project,” Hickey said in a written statement.\u003c/p>\n\u003cp>The new developers have submitted their application under state law AB 2011, which streamlines certain regulatory requirements typically required for development projects, such as full environmental reviews and prior approval from the planning commission.\u003c/p>\n\u003cp>[aside postID=news_12018466 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-054-1020x679.jpg']\u003c/p>\n\u003cp>While the developers claim that the proposed project “exceeds” AB 2011’s standards, the application is still under review to determine if it qualifies for the expedited approval process granted by the law.\u003c/p>\n\u003cp>Sider noted that the proposal “hasn’t yet been assessed for Code compliance, but we remain hopeful that the project will be thoughtfully designed and adhere to all regulations.” He added that the location “has always been an ideal spot for new housing.”\u003c/p>\n\u003cp>The original plan for a 50-story, 712-unit high-rise was met with fierce opposition from city planners, residents and \u003ca href=\"https://www.kqed.org/news/tag/joel-engardio\">Supervisor Joel Engardio\u003c/a>, who represents the Sunset District, where the site is located.\u003c/p>\n\u003cp>Engardio called the initial proposal a “middle finger to the city” and dismissed it as a plan “no one would take seriously.”\u003c/p>\n\u003cp>Although the new proposal significantly reduces the building’s height, with only 22 stories, Engardio remains critical.\u003c/p>\n\u003cp>“Twenty-two stories is still far beyond what’s reasonable,” he said in an interview. “We need to stop dreaming up massive skyscrapers at the beach and focus on real housing that will meet the needs of real families.”\u003c/p>\n\u003cp>Engardio pointed out that the Coastal Commission will need to weigh in on the project and criticized the developers for not adhering to the Sunset District’s current zoning laws, which limit building heights to 10 stories.\u003c/p>\n\u003cp>“We need more housing for seniors and families in the Sunset and throughout San Francisco,” Engardio said. “But no one wants Ocean Beach to turn into Miami Beach.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>A new developer has turned its attention to \u003ca href=\"https://www.kqed.org/news/tag/san-francisco\">San Francisco’s\u003c/a> Ocean Beach just months after a proposal to construct a 50-story apartment building on the 2700 Sloat Boulevard site was withdrawn.\u003c/p>\n\u003cp>The initial proposal was met with vehement pushback by Sunset District residents and local officials. It was slammed for its scale and density. Eventually, the developer, CH Planning LLC, withdrew its name from consideration.\u003c/p>\n\u003cp>Now, the San Francisco Housing Development Corporation has partnered with Housing America to submit an application on Tuesday for a 22-story, mixed-income building with senior housing.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The proposal envisions a 446-unit building spanning approximately 38,000 square feet, complete with a parking lot designed to accommodate both bicycles and cars. About half of the units, which range from studio apartments to condominiums, would be set aside as affordable senior housing.\u003c/p>\n\u003cp>The planning application estimates construction costs at $223 million and includes plans for amenities such as over 4,000 square feet of shared common spaces, electric vehicle charging stations, and both public and private parking.\u003c/p>\n\u003cfigure id=\"attachment_12018944\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018944\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1.jpg\" alt=\"\" width=\"2000\" height=\"1125\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1-800x450.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1-1020x574.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1-1536x864.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/OceanTowerRendering1-1920x1080.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A rendering of the proposed development at 2700 Sloat Blvd. \u003ccite>(Courtesy of SCB and Bezier)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The building would appear to be somewhat split in two, according to Dan Sider, chief of staff of the city’s planning department. He described two conjoined buildings that form a cohesive structure, with one building facing the ocean and the other on a slight slant, facing the East.\u003c/p>\n\u003cp>Although CH Planning still legally owns the site, its manager, Raelynn Hickey, said that the company is in the process of selling to the new developers.\u003c/p>\n\u003cp>“We have nothing to do with their proposed project,” Hickey said in a written statement.\u003c/p>\n\u003cp>The new developers have submitted their application under state law AB 2011, which streamlines certain regulatory requirements typically required for development projects, such as full environmental reviews and prior approval from the planning commission.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>While the developers claim that the proposed project “exceeds” AB 2011’s standards, the application is still under review to determine if it qualifies for the expedited approval process granted by the law.\u003c/p>\n\u003cp>Sider noted that the proposal “hasn’t yet been assessed for Code compliance, but we remain hopeful that the project will be thoughtfully designed and adhere to all regulations.” He added that the location “has always been an ideal spot for new housing.”\u003c/p>\n\u003cp>The original plan for a 50-story, 712-unit high-rise was met with fierce opposition from city planners, residents and \u003ca href=\"https://www.kqed.org/news/tag/joel-engardio\">Supervisor Joel Engardio\u003c/a>, who represents the Sunset District, where the site is located.\u003c/p>\n\u003cp>Engardio called the initial proposal a “middle finger to the city” and dismissed it as a plan “no one would take seriously.”\u003c/p>\n\u003cp>Although the new proposal significantly reduces the building’s height, with only 22 stories, Engardio remains critical.\u003c/p>\n\u003cp>“Twenty-two stories is still far beyond what’s reasonable,” he said in an interview. “We need to stop dreaming up massive skyscrapers at the beach and focus on real housing that will meet the needs of real families.”\u003c/p>\n\u003cp>Engardio pointed out that the Coastal Commission will need to weigh in on the project and criticized the developers for not adhering to the Sunset District’s current zoning laws, which limit building heights to 10 stories.\u003c/p>\n\u003cp>“We need more housing for seniors and families in the Sunset and throughout San Francisco,” Engardio said. “But no one wants Ocean Beach to turn into Miami Beach.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"slug": "protesters-sf-oakland-la-denounce-rise-encampment-sweeps",
"title": "Protesters in SF, Oakland, LA Denounce Rise in Encampment Sweeps",
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"content": "\u003cp>Groups of homeless rights advocates gathered at city halls across California and Washington state on Tuesday to protest the \u003ca href=\"https://www.kqed.org/news/12006541/sfs-homeless-sweeps-have-cleared-over-1200-tents-where-are-people-going\">rise in encampment sweeps\u003c/a> that followed a U.S. Supreme Court decision over the summer.\u003c/p>\n\u003cp>The coordinated demonstrations in San Francisco, Oakland, Vallejo, Fresno, Los Angeles and Seattle, hosted by advocacy groups Poor Magazine and Wood Street Commons, called on city leaders to stop the sweeps and instead focus on building more housing.\u003c/p>\n\u003cp>“What we’re dealing with right now is a way to criminalize people who are dealing with poverty, who are not able to afford rent,” homeless rights advocate Junebug Kealoha said outside San Francisco City Hall. “When someone is constantly swept, they are just shuffled and things get taken — it’s hard to stay on top of anything.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The demonstrations came roughly half a year after a June \u003ca href=\"https://www.kqed.org/news/11991340/supreme-court-says-laws-criminalizing-homeless-camping-do-not-violate-constitution\">Supreme Court ruling\u003c/a> expanded local governments’ authority to fine and jail people for sleeping outside, even if no shelter is available. About a month later, \u003ca href=\"https://www.kqed.org/news/11997352/newsom-orders-state-agencies-to-dismantle-homeless-encampments-across-california\">Gov. Gavin Newsom responded\u003c/a> by directing state agencies to crack down on encampments and urging local governments to do the same.\u003c/p>\n\u003cp>\u003ca href=\"https://www.kqed.org/news/12005898/fresno-rolls-out-one-of-californias-most-aggressive-camping-bans\">Fresno\u003c/a>, \u003ca href=\"https://www.kqed.org/news/12004348/berkeley-moves-to-expand-homeless-encampment-sweeps-in-more-aggressive-approach\">Berkeley\u003c/a> and a host of other cities implemented new rules, making it easier for local governments to clear sidewalk camps. In other cities, such as \u003ca href=\"https://www.kqed.org/news/11996234/sf-mayor-says-very-aggressive-encampment-sweeps-will-start-in-august\">San Francisco\u003c/a>, officials more aggressively enforced anti-camping laws already on the books.\u003c/p>\n\u003cfigure id=\"attachment_12018728\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018728\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155.jpg\" alt=\"\" width=\"2000\" height=\"1332\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155-1536x1023.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155-1920x1279.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Alvaro Tellez, a traditional Aztec dancer and Homefulness resident, attends a demonstration against the rise in encampment sweeps in front of City Hall in San Francisco on Tuesday, Dec. 17, 2024. \u003ccite>(Juliana Yamada/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>On Tuesday, demonstrators in San Francisco held signs saying “Make Housing A Human Right” and set up tents with the words “Where do we go?” painted in bright colors. As the wet, cold winter season starts, homeless rights advocates say they want cities to at least pause encampment sweeps.\u003c/p>\n\u003cp>“All we’re trying to do is get away from the elements, away from the rain and the winter,” said Miguel Muteado Silencio, a homeless rights advocate with experience living on the streets. “It’s sad that in places like San Francisco and Oakland, during the harshest time, when the most vulnerable people are having a hard time, they’re being swept up, and their belongings are being taken away.”\u003c/p>\n\u003cp>According to San Francisco’s Department of Emergency Management, city workers removed \u003ca href=\"https://www.kqed.org/news/12015125/tentless-amid-encampment-crackdown-unhoused-san-franciscans-storms\">more than 2,400 tents and structures\u003c/a> from city streets between Aug. 1 and Nov. 17.\u003c/p>\n\u003cp>[aside postID=news_12015125 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/11/241119-SFHomelessArrests-02-BL-1020x680.jpg']\u003c/p>\n\u003cp>Frank Noto, president of the San Francisco nonprofit Stop Crime Action, understands that housing is the ultimate, long-term solution to homelessness but said encampment sweeps should be part of the solution in the short term. “We can’t create supportive housing in a short period of time,” he said. “So, we try to muddle through, and we’re seeing a bunch of imperfect solutions.”\u003c/p>\n\u003cp>However, unhoused residents at Tuesday’s demonstration said they are worried about their future in the Bay Area as cities impose stricter rules.\u003c/p>\n\u003cp>In San Francisco earlier this month, policymakers capped the amount of time families could stay in city shelters, reducing the time from six months to 90 days.\u003c/p>\n\u003cp>And this month, supervisors reversed a policy change approved by city \u003ca href=\"https://www.kqed.org/news/12007425/san-francisco-bans-overnight-parking-for-rvs-on-most-city-streets\">transportation officials in October\u003c/a> that allowed oversized vehicles to be towed if the people living inside them reject offers of shelter, housing or services. The \u003ca href=\"https://www.kqed.org/news/12017544/sf-supes-reverse-citys-controversial-rv-parking-ban\">San Francisco Board of Supervisors rejected those restrictions\u003c/a> after receiving letters and appeals from homeless rights advocates and people living in RVs.\u003c/p>\n\u003cp>Maks Doulton, 63, was just placed in temporary subsidized housing a few months ago after living on San Francisco’s streets for a year. Though she has a roof over her head now, she fears she’ll become homeless again when her subsidy ends.\u003c/p>\n\u003cp>“What happens to me in a year?” she asked. “I won’t be able to afford rent in a year either — then what?”\u003c/p>\n\u003cp>\u003c/p>\n",
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"excerpt": "Homeless rights advocates say the increased encampment sweeps since the Supreme Court’s Grants Pass ruling make it harder for unhoused people to stay safe and get resources.",
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"title": "Protesters in SF, Oakland, LA Denounce Rise in Encampment Sweeps | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Groups of homeless rights advocates gathered at city halls across California and Washington state on Tuesday to protest the \u003ca href=\"https://www.kqed.org/news/12006541/sfs-homeless-sweeps-have-cleared-over-1200-tents-where-are-people-going\">rise in encampment sweeps\u003c/a> that followed a U.S. Supreme Court decision over the summer.\u003c/p>\n\u003cp>The coordinated demonstrations in San Francisco, Oakland, Vallejo, Fresno, Los Angeles and Seattle, hosted by advocacy groups Poor Magazine and Wood Street Commons, called on city leaders to stop the sweeps and instead focus on building more housing.\u003c/p>\n\u003cp>“What we’re dealing with right now is a way to criminalize people who are dealing with poverty, who are not able to afford rent,” homeless rights advocate Junebug Kealoha said outside San Francisco City Hall. “When someone is constantly swept, they are just shuffled and things get taken — it’s hard to stay on top of anything.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The demonstrations came roughly half a year after a June \u003ca href=\"https://www.kqed.org/news/11991340/supreme-court-says-laws-criminalizing-homeless-camping-do-not-violate-constitution\">Supreme Court ruling\u003c/a> expanded local governments’ authority to fine and jail people for sleeping outside, even if no shelter is available. About a month later, \u003ca href=\"https://www.kqed.org/news/11997352/newsom-orders-state-agencies-to-dismantle-homeless-encampments-across-california\">Gov. Gavin Newsom responded\u003c/a> by directing state agencies to crack down on encampments and urging local governments to do the same.\u003c/p>\n\u003cp>\u003ca href=\"https://www.kqed.org/news/12005898/fresno-rolls-out-one-of-californias-most-aggressive-camping-bans\">Fresno\u003c/a>, \u003ca href=\"https://www.kqed.org/news/12004348/berkeley-moves-to-expand-homeless-encampment-sweeps-in-more-aggressive-approach\">Berkeley\u003c/a> and a host of other cities implemented new rules, making it easier for local governments to clear sidewalk camps. In other cities, such as \u003ca href=\"https://www.kqed.org/news/11996234/sf-mayor-says-very-aggressive-encampment-sweeps-will-start-in-august\">San Francisco\u003c/a>, officials more aggressively enforced anti-camping laws already on the books.\u003c/p>\n\u003cfigure id=\"attachment_12018728\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018728\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155.jpg\" alt=\"\" width=\"2000\" height=\"1332\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155-1536x1023.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/20241217-UnhousedDemonstrations-JY-155-1920x1279.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Alvaro Tellez, a traditional Aztec dancer and Homefulness resident, attends a demonstration against the rise in encampment sweeps in front of City Hall in San Francisco on Tuesday, Dec. 17, 2024. \u003ccite>(Juliana Yamada/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>On Tuesday, demonstrators in San Francisco held signs saying “Make Housing A Human Right” and set up tents with the words “Where do we go?” painted in bright colors. As the wet, cold winter season starts, homeless rights advocates say they want cities to at least pause encampment sweeps.\u003c/p>\n\u003cp>“All we’re trying to do is get away from the elements, away from the rain and the winter,” said Miguel Muteado Silencio, a homeless rights advocate with experience living on the streets. “It’s sad that in places like San Francisco and Oakland, during the harshest time, when the most vulnerable people are having a hard time, they’re being swept up, and their belongings are being taken away.”\u003c/p>\n\u003cp>According to San Francisco’s Department of Emergency Management, city workers removed \u003ca href=\"https://www.kqed.org/news/12015125/tentless-amid-encampment-crackdown-unhoused-san-franciscans-storms\">more than 2,400 tents and structures\u003c/a> from city streets between Aug. 1 and Nov. 17.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Frank Noto, president of the San Francisco nonprofit Stop Crime Action, understands that housing is the ultimate, long-term solution to homelessness but said encampment sweeps should be part of the solution in the short term. “We can’t create supportive housing in a short period of time,” he said. “So, we try to muddle through, and we’re seeing a bunch of imperfect solutions.”\u003c/p>\n\u003cp>However, unhoused residents at Tuesday’s demonstration said they are worried about their future in the Bay Area as cities impose stricter rules.\u003c/p>\n\u003cp>In San Francisco earlier this month, policymakers capped the amount of time families could stay in city shelters, reducing the time from six months to 90 days.\u003c/p>\n\u003cp>And this month, supervisors reversed a policy change approved by city \u003ca href=\"https://www.kqed.org/news/12007425/san-francisco-bans-overnight-parking-for-rvs-on-most-city-streets\">transportation officials in October\u003c/a> that allowed oversized vehicles to be towed if the people living inside them reject offers of shelter, housing or services. The \u003ca href=\"https://www.kqed.org/news/12017544/sf-supes-reverse-citys-controversial-rv-parking-ban\">San Francisco Board of Supervisors rejected those restrictions\u003c/a> after receiving letters and appeals from homeless rights advocates and people living in RVs.\u003c/p>\n\u003cp>Maks Doulton, 63, was just placed in temporary subsidized housing a few months ago after living on San Francisco’s streets for a year. Though she has a roof over her head now, she fears she’ll become homeless again when her subsidy ends.\u003c/p>\n\u003cp>“What happens to me in a year?” she asked. “I won’t be able to afford rent in a year either — then what?”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"slug": "dramatic-insurance-spikes-could-tank-californias-affordable-housing-plans",
"title": "Dramatic Insurance Spikes Could Tank California's Homeless Housing",
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"headTitle": "Dramatic Insurance Spikes Could Tank California’s Homeless Housing | KQED",
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"content": "\u003cp>Dora Gallo is holding her breath for the next insurance quote.\u003c/p>\n\u003cp>Last year, premiums for the nonprofit she leads, A Community of Friends, rose nearly 200% — from $1.4 million to $3.8 million — to cover its portfolio of 47 properties. Spread across mostly urban neighborhoods in Los Angeles County, the roughly 2,000 apartments are reserved primarily for people exiting homelessness and who have a mental health disability.\u003c/p>\n\u003cp>The best Gallo can hope for, she said, is that premiums stay the same when it’s time to renew in January.\u003c/p>\n\u003cp>“We’ve depleted the operating reserves for six of our buildings. And we believe — if this renewal, even if it remains the same at $3.8 [million] — we’re likely to deplete the reserves of another three buildings,” she said. “We can’t keep doing that.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>A growing number of housing providers across the country are experiencing the same financial pain as A Community of Friends. Organizations that specialize in what’s known as \u003ca href=\"https://www.hudexchange.info/homelessness-assistance/coc-esg-virtual-binders/coc-program-components/permanent-housing/permanent-supportive-housing/\">permanent supportive housing\u003c/a> — housing that includes support services for people with disabilities or who have been chronically homeless — are reporting dramatic increases in insurance premiums, a reality they say is threatening their ability to continue operating.\u003c/p>\n\u003cp>Justine Marcus, Northern California policy director for the national nonprofit, Enterprise Community Partners, said that’s especially problematic for California, which, at last count, had more than \u003ca href=\"https://www.huduser.gov/portal/sites/default/files/pdf/2023-AHAR-Part-1.pdf\">181,000 homeless residents\u003c/a> and where state officials have \u003ca href=\"https://www.hcd.ca.gov/grants-funding/active-funding/docs/housing-first-fact-sheet.pdf\">made it a priority\u003c/a> to place those residents into permanent housing.\u003c/p>\n\u003cp>Those new apartments are often located in cities, where developers can maximize the size of the building and where residents can access services. But, Marcus said, insurers are increasingly telling providers this model is too risky.[aside label=\"Related Stories\" postID=\"news_12014632,news_12017695,news_11981767\"]“Those are the exact same things that are being cited as risk drivers,” she said. “Things like greater density, things like infill, things like serving folks at the lowest incomes.”\u003c/p>\n\u003cp>Industry experts say increasing premiums are the result of greater weariness on the part of insurance carriers to take on what they consider to be riskier properties, especially as they also confront higher rebuilding costs, more frequent losses from natural disasters, and other challenges.\u003c/p>\n\u003cp>“The industry has been unprofitable,” said Karen Collins, Vice President of Property and Environmental at the American Property Casualty Insurance Association. “So we are seeing premiums having to increase across the entire U.S.”\u003c/p>\n\u003cp>But, unlike other landlords, who can pass increased costs onto tenants, supportive housing providers face strict limits. Rents are typically capped at 30% of residents’ incomes; taxpayer subsidies cover the rest.\u003c/p>\n\u003cp>California’s Insurance Commission has only just begun to study the problem, said Tony Cignarale, Deputy Commissioner of Consumer Services and Market Conduct. He’s been meeting with supportive housing providers over the past few months, he said, to gather information and get a “broad picture to find a solution, either administrative or legislative.”\u003c/p>\n\u003cp>In the meantime, Marcus said some housing providers may not be able to wait for a solution that could be a year or more in the making.\u003c/p>\n\u003cp>“Insurance costs, especially in combination with other operational cost challenges, are posing an immediate financial — I would say existential — risk,” she said.\u003c/p>\n\u003ch2>\u003cstrong>A promising solution\u003c/strong>\u003c/h2>\n\u003cp>In many ways, Solomon Bukenya embodies the promise of permanent supportive housing.\u003c/p>\n\u003cp>He became homeless around 2007, living in cars and on the street in Texas and San Francisco. With high blood pressure and arthritis, his health was deteriorating.\u003c/p>\n\u003cp>One night about two years ago, when he had just arrived at 1066 Mission Street, a 100% supportive housing site for seniors in San Francisco’s South of Market neighborhood, his hands were so swollen and stiff that he couldn’t press the small button on the side of his prosthetic leg to remove it. He was alone and saw no other option but to call 911.\u003c/p>\n\u003cp>“I told them, ‘I can’t press this button. Please can you press it for me?’ And that’s all I wanted to do,” he said. “Imagine calling 911 for only that small thing?”\u003c/p>\n\u003cp>But in about two years of living at 1066 Mission Street, with access to regular health care and free meals, the now-65-year-old can walk, stand for long hours, and exercise regularly.\u003c/p>\n\u003cp>“I’m feeling [much] stronger,” Buckenya said. “I’m like a 20-, 25-year-old, the way I feel in my body.”\u003c/p>\n\u003cp>\u003cimg loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-full wp-image-12018227\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003c/p>\n\u003cfigure id=\"attachment_12018242\" class=\"wp-caption aligncenter\" style=\"max-width: 2500px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018242\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image.jpg\" alt=\"\" width=\"2500\" height=\"833\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image.jpg 2500w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-800x267.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1020x340.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1536x512.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2048x682.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1920x640.jpg 1920w\" sizes=\"auto, (max-width: 2500px) 100vw, 2500px\">\u003cfigcaption class=\"wp-caption-text\">Top: Solomon Bukenya in his room at the newly built supportive housing site at 1064 Mission Street on Nov. 14, 2024. Bottom left: Bukenya shows his prosthetic leg outside his room. Bottom right: Bukenya sits on his bed reading a book on self-discipline. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca href=\"https://www.huduser.gov/portal/periodicals/em/spring-summer-23/highlight2.html\">Research consistently shows\u003c/a> supportive housing — like the kind Bukenya is receiving — leads not only to positive changes in residents’ lives, but to \u003ca href=\"https://www.urban.org/features/housing-first-breaks-homelessness-jail-cycle#:~:text=Denver%20SIB%20participants%20had%20%246%2C876,offset%20by%20other%20avoided%20costs.\">cost savings for taxpayers\u003c/a>, too.\u003c/p>\n\u003cp>“It’s so much more affordable in comparison to \u003ca href=\"https://www.prisonpolicy.org/blog/2023/09/11/housing-first/\">incarceration\u003c/a> or \u003ca href=\"https://www.ncbi.nlm.nih.gov/pmc/articles/PMC3393008/pdf/hesr0047-0523.pdf\">long-term hospitalization\u003c/a> or literally the cost of one \u003ca href=\"https://jamanetwork.com/journals/jama/fullarticle/183842\">emergency room\u003c/a> visit,” said Travis Hamilton, associate director of housing services for Episcopal Community Services, which operates Bukenya’s building.\u003c/p>\n\u003cp>It’s why housing advocates have pushed for this model to grow. Across the country, the number of these supportive apartments have \u003ca href=\"https://files.hudexchange.info/reports/published/CoC_HIC_NatlTerrDC_2013.pdf\">risen nearly 40%\u003c/a> over the past decade to just under \u003ca href=\"https://files.hudexchange.info/reports/published/CoC_HIC_NatlTerrDC_2023.pdf\">400,000 housing units\u003c/a> in 2023. In California, they’ve nearly doubled.\u003c/p>\n\u003cfigure id=\"attachment_12018237\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018237\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Travis Hamilton, Associate Director of Housing Services, and Zak Franet, Director of Policy and Public Affairs, walk through a courtyard at the newly built supportive housing site at 1064 Mission Street in San Francisco, run by Episcopal Community Services, on Nov. 14, 2024. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But, as the number of these properties has grown, so, too, has the number of insurance claims, said Justin Dove, with the brokerage firm Gallagher. Dove said that’s why he thinks carriers are beginning to raise rates.\u003c/p>\n\u003cp>“There was a major influx of claim activity,” he said. “And, as most things happen in insurance, you have a high frequency period of claims, insurers start to retool, and they take action. Right? And so, their action has been increased premiums.”\u003c/p>\n\u003cp>But it isn’t just the volume of claims that have increased, it’s also the frequency of claims in supportive housing, compared to other forms of non-supportive affordable or market-rate housing, he said.\u003c/p>\n\u003cp>“We absolutely see a higher frequency of claims in those buildings,” Dove said.\u003c/p>\n\u003cp>A \u003ca href=\"https://www.insurance.wa.gov/sites/default/files/documents/Davies-group-presentation-housing-10232024.pdf\">draft study out of Washington state (PDF)\u003c/a> backs up his assessment. The authors, while noting some limitations in the data’s robustness, found “no evidence that current insurance rates in this segment are excessive, from an actuarial point of view.” That is to say, the authors found rates fairly reflected carriers’ risks.\u003c/p>\n\u003cfigure id=\"attachment_12018250\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018250\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Resident Solomon Bukenya sits to read at his desk at the newly-built supportive housing site at 1064 Mission Street. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>\u003cstrong>Unforeseen consequences\u003c/strong>\u003c/h2>\n\u003cp>On the day KQED visited Bukenya’s six-story apartment complex, evidence of that higher risk was on display: An elevator was out of service. A recent stove fire, while minor, had triggered the sprinkler system, sending water into the elevator shaft — causing an estimated $300,000 in damage.\u003c/p>\n\u003cp>Travis Hamilton, associate director of Housing Services at Episcopal Community Services, said it can be difficult for some residents — who have often spent a decade or more living outside — to transition to life inside an apartment.\u003c/p>\n\u003cp>“Folks take medication or they’re sleepy,” he said. “[They] leave the stove burner on, which can cause fires.”\u003c/p>\n\u003cfigure id=\"attachment_12018249\" class=\"wp-caption aligncenter\" style=\"max-width: 2500px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018249\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1.jpg\" alt=\"\" width=\"2500\" height=\"833\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1.jpg 2500w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1-800x267.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1-1020x340.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1-1536x512.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1-2048x682.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1-1920x640.jpg 1920w\" sizes=\"auto, (max-width: 2500px) 100vw, 2500px\">\u003cfigcaption class=\"wp-caption-text\">Left: An overdose emergency kit filled with Narcan hangs on the wall at the newly-built supportive housing site at 1064 Mission Street. Right: Bukenya stands near the elevator. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Over the past two years, Episcopal Community Services has had six fires and eight floods across the roughly 1,650 apartments it operates in San Francisco and Marin counties, according to executive director Beth Stokes. Each accident, even minor ones, can cause tens of thousands of dollars in damages — especially if, as was the case in Buckenya’s apartment complex, the water leaks to the elevator or lower floors.\u003c/p>\n\u003cp>Stokes said it’s for that reason the organization’s last insurance carrier refused to cover several of its buildings that were over five stories tall.\u003c/p>\n\u003cp>Nor does it help that the properties are often located in neighborhoods with higher crime rates. With all of that combined, Stokes said the organization saw overall insurance premiums rise 34% last year.\u003c/p>\n\u003cp>“We’re seeing higher premiums, higher deductibles, lower coverage,” she said. “And when you have lower coverage, that’s a real risk.”\u003c/p>\n\u003cp>Emily Cohen, a spokesperson for San Francisco’s Department of Homelessness Services and Housing, said supportive housing providers pay, on average, about 20% more for insurance premiums than other non-supportive affordable housing providers in the city. The department oversees \u003ca href=\"https://www.sf.gov/data/housing-inventory#housing-program-types\">more than 13,500 apartments and rental vouchers\u003c/a> throughout San Francisco.\u003c/p>\n\u003cp>\u003cimg loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-full wp-image-12018252\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003c/p>\n\u003cfigure id=\"attachment_12018253\" class=\"wp-caption aligncenter\" style=\"max-width: 2500px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018253\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2.jpg\" alt=\"\" width=\"2500\" height=\"833\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2.jpg 2500w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2-800x267.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2-1020x340.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2-1536x512.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2-2048x682.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2-1920x640.jpg 1920w\" sizes=\"auto, (max-width: 2500px) 100vw, 2500px\">\u003cfigcaption class=\"wp-caption-text\">Top: A view of a courtyard at the newly-built supportive housing site at 1064 Mission Street. Bottom: Views from the entrance. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Those increased insurance costs are coming on top of already-higher expenses to operate supportive housing, Cohen said. The buildings are often older properties that have greater maintenance needs; they require an on-site property manager and more support staff; the units come furnished and residents don’t pay as much toward their security deposits as non-subsidized tenants, she said.\u003c/p>\n\u003cp>“So it gets to be a lot,” Cohen said. “And, we have very minimal rent revenue coming into the properties as the rents are always income-based.”\u003c/p>\n\u003ch2>\u003cstrong>Sustaining the model\u003c/strong>\u003c/h2>\n\u003cp>Insurers, meanwhile, say costs are piling up for them, too.\u003c/p>\n\u003cp>Collins, with the American Property Casualty Insurance Association, said inflation has \u003ca href=\"https://law.pepperdine.edu/surf-report/posts/effect-inflation-supply-chain-disruption-labor-shortages-real-estate-development-justin-wong.htm#:~:text=Since%20the%20start%20of%20the%20pandemic%20in,have%20risen%2035.6%%20(19.2%%20since%20April%202021).\">hit the construction industry particularly hard\u003c/a>, which has increased rebuilding costs. Add to that the \u003ca href=\"https://www.climate.gov/news-features/blogs/beyond-data/2023-historic-year-us-billion-dollar-weather-and-climate-disasters#:~:text=Adding%20the%202023%20events%20to,376%20events%20exceeds%20%242.660%20trillion.\">increase in natural disasters\u003c/a>, plus \u003ca href=\"https://www.wsj.com/real-estate/on-the-move-americans-are-unwitting-storm-chasers-43001f70\">construction growth in areas at higher risk of natural disasters\u003c/a>, and Collins said the industry has been stretched thin.\u003c/p>\n\u003cp>“This is a trend that we’re unfortunately seeing across a number of states,” Collins said.\u003c/p>\n\u003cp>California’s Insurance Commission \u003ca href=\"https://www.kqed.org/news/12014632/california-insurance-regulators-aim-ease-coverage-crisis-new-rules\">is in the process\u003c/a> of approving changes to \u003ca href=\"https://www.insurance.ca.gov/01-consumers/180-climate-change/SustainableInsuranceStrategy.cfm\">address some of the state’s climate-change related challenges\u003c/a>, including a change \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2024/release062-2024.cfm\">that went into effect on Friday,\u003c/a> allowing insurers to use \u003ca href=\"https://content.naic.org/insurance-topics/catastrophe-models-%28property%29#:~:text=Issue:%20A%20catastrophe%20model%20is,terrorism%2C%20and%20cyber%2Dattacks.\">catastrophe modeling\u003c/a> in exchange for promises to write more policies in risky wildfire areas.\u003c/p>\n\u003cp>But carriers won’t be able to put them into practice until they get their rates approved by the commission — a process that Collins said has historically taken, on average, \u003ca href=\"https://calmatters.org/economy/2024/05/california-insurance-crisis-2/\">more than a year\u003c/a>, though there are efforts by the commission to speed it.\u003c/p>\n\u003cfigure id=\"attachment_12018411\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018411\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Bukenya holds a bracelet he made in his room at the newly-built supportive housing site at 1064 Mission Street, on Nov. 14, 2024. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Once the new rates are in place, Collins said that would help bring insurers back to the state, but may not lower costs for supportive housing providers.\u003c/p>\n\u003cp>“These insurance premiums today are not overcharging; they’re reflecting actuarially what that risk is,” she said.\u003c/p>\n\u003cp>What can help, Collins said, is better mitigation measures, such as more interior controls to prevent floods, fires and other resident-caused damages.\u003c/p>\n\u003cp>At Episcopal Community Services, some of those measures are already in place. The building at 1066 Mission Street, which opened in the fall of 2022, has an extra drain in the bathroom so water doesn’t pool on the floors, Hamilton said. And there are built-in timers to automatically shut off stove tops.\u003c/p>\n\u003cp>But, Stokes said, they could use additional staff, especially during nights and weekends, to provide more support to residents and respond more quickly when incidents do occur. And, additional operating subsidies from federal, state and local governments to account for the higher insurance premiums.\u003c/p>\n\u003cp>Without those subsidies, she said providers likely won’t be able to develop or manage new buildings for the tens of thousands of unhoused people waiting for a home — and may even risk losing the ones they already have.\u003c/p>\n\u003cp>“We all want more units, but not at the cost of losing units,” she said. “We’re all very concerned about the sustainability of the model.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "The premium increases have less to do with potential losses from wildfires or storms and more to do with who lives in that housing and the dense, urban neighborhoods where the properties are located. ",
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"title": "Dramatic Insurance Spikes Could Tank California's Homeless Housing | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Dora Gallo is holding her breath for the next insurance quote.\u003c/p>\n\u003cp>Last year, premiums for the nonprofit she leads, A Community of Friends, rose nearly 200% — from $1.4 million to $3.8 million — to cover its portfolio of 47 properties. Spread across mostly urban neighborhoods in Los Angeles County, the roughly 2,000 apartments are reserved primarily for people exiting homelessness and who have a mental health disability.\u003c/p>\n\u003cp>The best Gallo can hope for, she said, is that premiums stay the same when it’s time to renew in January.\u003c/p>\n\u003cp>“We’ve depleted the operating reserves for six of our buildings. And we believe — if this renewal, even if it remains the same at $3.8 [million] — we’re likely to deplete the reserves of another three buildings,” she said. “We can’t keep doing that.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>A growing number of housing providers across the country are experiencing the same financial pain as A Community of Friends. Organizations that specialize in what’s known as \u003ca href=\"https://www.hudexchange.info/homelessness-assistance/coc-esg-virtual-binders/coc-program-components/permanent-housing/permanent-supportive-housing/\">permanent supportive housing\u003c/a> — housing that includes support services for people with disabilities or who have been chronically homeless — are reporting dramatic increases in insurance premiums, a reality they say is threatening their ability to continue operating.\u003c/p>\n\u003cp>Justine Marcus, Northern California policy director for the national nonprofit, Enterprise Community Partners, said that’s especially problematic for California, which, at last count, had more than \u003ca href=\"https://www.huduser.gov/portal/sites/default/files/pdf/2023-AHAR-Part-1.pdf\">181,000 homeless residents\u003c/a> and where state officials have \u003ca href=\"https://www.hcd.ca.gov/grants-funding/active-funding/docs/housing-first-fact-sheet.pdf\">made it a priority\u003c/a> to place those residents into permanent housing.\u003c/p>\n\u003cp>Those new apartments are often located in cities, where developers can maximize the size of the building and where residents can access services. But, Marcus said, insurers are increasingly telling providers this model is too risky.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“Those are the exact same things that are being cited as risk drivers,” she said. “Things like greater density, things like infill, things like serving folks at the lowest incomes.”\u003c/p>\n\u003cp>Industry experts say increasing premiums are the result of greater weariness on the part of insurance carriers to take on what they consider to be riskier properties, especially as they also confront higher rebuilding costs, more frequent losses from natural disasters, and other challenges.\u003c/p>\n\u003cp>“The industry has been unprofitable,” said Karen Collins, Vice President of Property and Environmental at the American Property Casualty Insurance Association. “So we are seeing premiums having to increase across the entire U.S.”\u003c/p>\n\u003cp>But, unlike other landlords, who can pass increased costs onto tenants, supportive housing providers face strict limits. Rents are typically capped at 30% of residents’ incomes; taxpayer subsidies cover the rest.\u003c/p>\n\u003cp>California’s Insurance Commission has only just begun to study the problem, said Tony Cignarale, Deputy Commissioner of Consumer Services and Market Conduct. He’s been meeting with supportive housing providers over the past few months, he said, to gather information and get a “broad picture to find a solution, either administrative or legislative.”\u003c/p>\n\u003cp>In the meantime, Marcus said some housing providers may not be able to wait for a solution that could be a year or more in the making.\u003c/p>\n\u003cp>“Insurance costs, especially in combination with other operational cost challenges, are posing an immediate financial — I would say existential — risk,” she said.\u003c/p>\n\u003ch2>\u003cstrong>A promising solution\u003c/strong>\u003c/h2>\n\u003cp>In many ways, Solomon Bukenya embodies the promise of permanent supportive housing.\u003c/p>\n\u003cp>He became homeless around 2007, living in cars and on the street in Texas and San Francisco. With high blood pressure and arthritis, his health was deteriorating.\u003c/p>\n\u003cp>One night about two years ago, when he had just arrived at 1066 Mission Street, a 100% supportive housing site for seniors in San Francisco’s South of Market neighborhood, his hands were so swollen and stiff that he couldn’t press the small button on the side of his prosthetic leg to remove it. He was alone and saw no other option but to call 911.\u003c/p>\n\u003cp>“I told them, ‘I can’t press this button. Please can you press it for me?’ And that’s all I wanted to do,” he said. “Imagine calling 911 for only that small thing?”\u003c/p>\n\u003cp>But in about two years of living at 1066 Mission Street, with access to regular health care and free meals, the now-65-year-old can walk, stand for long hours, and exercise regularly.\u003c/p>\n\u003cp>“I’m feeling [much] stronger,” Buckenya said. “I’m like a 20-, 25-year-old, the way I feel in my body.”\u003c/p>\n\u003cp>\u003cimg loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-full wp-image-12018227\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-34-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003c/p>\n\u003cfigure id=\"attachment_12018242\" class=\"wp-caption aligncenter\" style=\"max-width: 2500px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018242\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image.jpg\" alt=\"\" width=\"2500\" height=\"833\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image.jpg 2500w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-800x267.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1020x340.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1536x512.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2048x682.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1920x640.jpg 1920w\" sizes=\"auto, (max-width: 2500px) 100vw, 2500px\">\u003cfigcaption class=\"wp-caption-text\">Top: Solomon Bukenya in his room at the newly built supportive housing site at 1064 Mission Street on Nov. 14, 2024. Bottom left: Bukenya shows his prosthetic leg outside his room. Bottom right: Bukenya sits on his bed reading a book on self-discipline. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca href=\"https://www.huduser.gov/portal/periodicals/em/spring-summer-23/highlight2.html\">Research consistently shows\u003c/a> supportive housing — like the kind Bukenya is receiving — leads not only to positive changes in residents’ lives, but to \u003ca href=\"https://www.urban.org/features/housing-first-breaks-homelessness-jail-cycle#:~:text=Denver%20SIB%20participants%20had%20%246%2C876,offset%20by%20other%20avoided%20costs.\">cost savings for taxpayers\u003c/a>, too.\u003c/p>\n\u003cp>“It’s so much more affordable in comparison to \u003ca href=\"https://www.prisonpolicy.org/blog/2023/09/11/housing-first/\">incarceration\u003c/a> or \u003ca href=\"https://www.ncbi.nlm.nih.gov/pmc/articles/PMC3393008/pdf/hesr0047-0523.pdf\">long-term hospitalization\u003c/a> or literally the cost of one \u003ca href=\"https://jamanetwork.com/journals/jama/fullarticle/183842\">emergency room\u003c/a> visit,” said Travis Hamilton, associate director of housing services for Episcopal Community Services, which operates Bukenya’s building.\u003c/p>\n\u003cp>It’s why housing advocates have pushed for this model to grow. Across the country, the number of these supportive apartments have \u003ca href=\"https://files.hudexchange.info/reports/published/CoC_HIC_NatlTerrDC_2013.pdf\">risen nearly 40%\u003c/a> over the past decade to just under \u003ca href=\"https://files.hudexchange.info/reports/published/CoC_HIC_NatlTerrDC_2023.pdf\">400,000 housing units\u003c/a> in 2023. In California, they’ve nearly doubled.\u003c/p>\n\u003cfigure id=\"attachment_12018237\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018237\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-07-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Travis Hamilton, Associate Director of Housing Services, and Zak Franet, Director of Policy and Public Affairs, walk through a courtyard at the newly built supportive housing site at 1064 Mission Street in San Francisco, run by Episcopal Community Services, on Nov. 14, 2024. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But, as the number of these properties has grown, so, too, has the number of insurance claims, said Justin Dove, with the brokerage firm Gallagher. Dove said that’s why he thinks carriers are beginning to raise rates.\u003c/p>\n\u003cp>“There was a major influx of claim activity,” he said. “And, as most things happen in insurance, you have a high frequency period of claims, insurers start to retool, and they take action. Right? And so, their action has been increased premiums.”\u003c/p>\n\u003cp>But it isn’t just the volume of claims that have increased, it’s also the frequency of claims in supportive housing, compared to other forms of non-supportive affordable or market-rate housing, he said.\u003c/p>\n\u003cp>“We absolutely see a higher frequency of claims in those buildings,” Dove said.\u003c/p>\n\u003cp>A \u003ca href=\"https://www.insurance.wa.gov/sites/default/files/documents/Davies-group-presentation-housing-10232024.pdf\">draft study out of Washington state (PDF)\u003c/a> backs up his assessment. The authors, while noting some limitations in the data’s robustness, found “no evidence that current insurance rates in this segment are excessive, from an actuarial point of view.” That is to say, the authors found rates fairly reflected carriers’ risks.\u003c/p>\n\u003cfigure id=\"attachment_12018250\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018250\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-22-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Resident Solomon Bukenya sits to read at his desk at the newly-built supportive housing site at 1064 Mission Street. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>\u003cstrong>Unforeseen consequences\u003c/strong>\u003c/h2>\n\u003cp>On the day KQED visited Bukenya’s six-story apartment complex, evidence of that higher risk was on display: An elevator was out of service. A recent stove fire, while minor, had triggered the sprinkler system, sending water into the elevator shaft — causing an estimated $300,000 in damage.\u003c/p>\n\u003cp>Travis Hamilton, associate director of Housing Services at Episcopal Community Services, said it can be difficult for some residents — who have often spent a decade or more living outside — to transition to life inside an apartment.\u003c/p>\n\u003cp>“Folks take medication or they’re sleepy,” he said. “[They] leave the stove burner on, which can cause fires.”\u003c/p>\n\u003cfigure id=\"attachment_12018249\" class=\"wp-caption aligncenter\" style=\"max-width: 2500px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018249\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1.jpg\" alt=\"\" width=\"2500\" height=\"833\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1.jpg 2500w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1-800x267.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1-1020x340.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1-1536x512.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1-2048x682.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-1-1920x640.jpg 1920w\" sizes=\"auto, (max-width: 2500px) 100vw, 2500px\">\u003cfigcaption class=\"wp-caption-text\">Left: An overdose emergency kit filled with Narcan hangs on the wall at the newly-built supportive housing site at 1064 Mission Street. Right: Bukenya stands near the elevator. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Over the past two years, Episcopal Community Services has had six fires and eight floods across the roughly 1,650 apartments it operates in San Francisco and Marin counties, according to executive director Beth Stokes. Each accident, even minor ones, can cause tens of thousands of dollars in damages — especially if, as was the case in Buckenya’s apartment complex, the water leaks to the elevator or lower floors.\u003c/p>\n\u003cp>Stokes said it’s for that reason the organization’s last insurance carrier refused to cover several of its buildings that were over five stories tall.\u003c/p>\n\u003cp>Nor does it help that the properties are often located in neighborhoods with higher crime rates. With all of that combined, Stokes said the organization saw overall insurance premiums rise 34% last year.\u003c/p>\n\u003cp>“We’re seeing higher premiums, higher deductibles, lower coverage,” she said. “And when you have lower coverage, that’s a real risk.”\u003c/p>\n\u003cp>Emily Cohen, a spokesperson for San Francisco’s Department of Homelessness Services and Housing, said supportive housing providers pay, on average, about 20% more for insurance premiums than other non-supportive affordable housing providers in the city. The department oversees \u003ca href=\"https://www.sf.gov/data/housing-inventory#housing-program-types\">more than 13,500 apartments and rental vouchers\u003c/a> throughout San Francisco.\u003c/p>\n\u003cp>\u003cimg loading=\"lazy\" decoding=\"async\" class=\"aligncenter size-full wp-image-12018252\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-06-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003c/p>\n\u003cfigure id=\"attachment_12018253\" class=\"wp-caption aligncenter\" style=\"max-width: 2500px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018253\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2.jpg\" alt=\"\" width=\"2500\" height=\"833\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2.jpg 2500w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2-800x267.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2-1020x340.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2-1536x512.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2-2048x682.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/Copy-of-KQED-side-by-side-downpage-image-2-1920x640.jpg 1920w\" sizes=\"auto, (max-width: 2500px) 100vw, 2500px\">\u003cfigcaption class=\"wp-caption-text\">Top: A view of a courtyard at the newly-built supportive housing site at 1064 Mission Street. Bottom: Views from the entrance. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Those increased insurance costs are coming on top of already-higher expenses to operate supportive housing, Cohen said. The buildings are often older properties that have greater maintenance needs; they require an on-site property manager and more support staff; the units come furnished and residents don’t pay as much toward their security deposits as non-subsidized tenants, she said.\u003c/p>\n\u003cp>“So it gets to be a lot,” Cohen said. “And, we have very minimal rent revenue coming into the properties as the rents are always income-based.”\u003c/p>\n\u003ch2>\u003cstrong>Sustaining the model\u003c/strong>\u003c/h2>\n\u003cp>Insurers, meanwhile, say costs are piling up for them, too.\u003c/p>\n\u003cp>Collins, with the American Property Casualty Insurance Association, said inflation has \u003ca href=\"https://law.pepperdine.edu/surf-report/posts/effect-inflation-supply-chain-disruption-labor-shortages-real-estate-development-justin-wong.htm#:~:text=Since%20the%20start%20of%20the%20pandemic%20in,have%20risen%2035.6%%20(19.2%%20since%20April%202021).\">hit the construction industry particularly hard\u003c/a>, which has increased rebuilding costs. Add to that the \u003ca href=\"https://www.climate.gov/news-features/blogs/beyond-data/2023-historic-year-us-billion-dollar-weather-and-climate-disasters#:~:text=Adding%20the%202023%20events%20to,376%20events%20exceeds%20%242.660%20trillion.\">increase in natural disasters\u003c/a>, plus \u003ca href=\"https://www.wsj.com/real-estate/on-the-move-americans-are-unwitting-storm-chasers-43001f70\">construction growth in areas at higher risk of natural disasters\u003c/a>, and Collins said the industry has been stretched thin.\u003c/p>\n\u003cp>“This is a trend that we’re unfortunately seeing across a number of states,” Collins said.\u003c/p>\n\u003cp>California’s Insurance Commission \u003ca href=\"https://www.kqed.org/news/12014632/california-insurance-regulators-aim-ease-coverage-crisis-new-rules\">is in the process\u003c/a> of approving changes to \u003ca href=\"https://www.insurance.ca.gov/01-consumers/180-climate-change/SustainableInsuranceStrategy.cfm\">address some of the state’s climate-change related challenges\u003c/a>, including a change \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2024/release062-2024.cfm\">that went into effect on Friday,\u003c/a> allowing insurers to use \u003ca href=\"https://content.naic.org/insurance-topics/catastrophe-models-%28property%29#:~:text=Issue:%20A%20catastrophe%20model%20is,terrorism%2C%20and%20cyber%2Dattacks.\">catastrophe modeling\u003c/a> in exchange for promises to write more policies in risky wildfire areas.\u003c/p>\n\u003cp>But carriers won’t be able to put them into practice until they get their rates approved by the commission — a process that Collins said has historically taken, on average, \u003ca href=\"https://calmatters.org/economy/2024/05/california-insurance-crisis-2/\">more than a year\u003c/a>, though there are efforts by the commission to speed it.\u003c/p>\n\u003cfigure id=\"attachment_12018411\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12018411\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241114-SupportiveHousingInsurance-27-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Bukenya holds a bracelet he made in his room at the newly-built supportive housing site at 1064 Mission Street, on Nov. 14, 2024. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Once the new rates are in place, Collins said that would help bring insurers back to the state, but may not lower costs for supportive housing providers.\u003c/p>\n\u003cp>“These insurance premiums today are not overcharging; they’re reflecting actuarially what that risk is,” she said.\u003c/p>\n\u003cp>What can help, Collins said, is better mitigation measures, such as more interior controls to prevent floods, fires and other resident-caused damages.\u003c/p>\n\u003cp>At Episcopal Community Services, some of those measures are already in place. The building at 1066 Mission Street, which opened in the fall of 2022, has an extra drain in the bathroom so water doesn’t pool on the floors, Hamilton said. And there are built-in timers to automatically shut off stove tops.\u003c/p>\n\u003cp>But, Stokes said, they could use additional staff, especially during nights and weekends, to provide more support to residents and respond more quickly when incidents do occur. And, additional operating subsidies from federal, state and local governments to account for the higher insurance premiums.\u003c/p>\n\u003cp>Without those subsidies, she said providers likely won’t be able to develop or manage new buildings for the tens of thousands of unhoused people waiting for a home — and may even risk losing the ones they already have.\u003c/p>\n\u003cp>“We all want more units, but not at the cost of losing units,” she said. “We’re all very concerned about the sustainability of the model.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>In a hopeful sign for California’s \u003ca href=\"https://www.kqed.org/science/1985175/insurance-in-california-is-changing-heres-how-it-may-affect-you\">beleaguered insurance market\u003c/a>, Farmers Insurance said this week that it would reopen some closed lines of coverage and start writing more homeowners policies.\u003c/p>\n\u003cp>Beginning Saturday, the state’s second-largest homeowners insurance carrier \u003ca href=\"https://newsroom.farmers.com/2024-12-11-Recognizing-an-Improved-Insurance-Marketplace-in-California,-Farmers-Insurance-R-to-Expand-Its-Coverage-Options-in-the-State\">said it will resume offering\u003c/a> several types of coverage that have been closed to new customers in California for more than a year, including renters and condominium insurance. It will also bump up the number of new homeowners insurance policies it accepts each month from 7,000 to 9,500.\u003c/p>\n\u003cp>Insurance experts said the move signals a reversal of the yearslong trend of insurers offering less and less coverage in California following catastrophic wildfires and spikes in inflation. It comes as insurance companies are anticipating \u003ca href=\"https://www.kqed.org/news/12014632/california-insurance-regulators-aim-ease-coverage-crisis-new-rules\">an overhaul of state regulations\u003c/a>, known as the Sustainable Insurance Strategy, to be implemented any day now.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Insurance broker and \u003ca href=\"https://podcasts.apple.com/us/podcast/insurance-hour-with-karl-susman/id1711713889\">podcast host\u003c/a> Karl Susman called it a “good-faith gesture on Farmers’ part” given the impending regulatory changes.\u003c/p>\n\u003cp>“I think that what we’re going to see is every other carrier start following suit,” Susman said. “And at some point — I would like to think by the middle of next year — we won’t have quotas per se at all. We’ll just have the free and open market again.”\u003c/p>\n\u003cp>As part of the new regulations, California will require insurers to increase the writing of comprehensive policies in “wildfire-distressed” areas and account for mitigation steps taken by homeowners, businesses and communities. In exchange, companies will be allowed to use forward-looking risk modeling that takes into account the effects of climate change when they are setting rates.\u003c/p>\n\u003cp>[aside postID=news_12017695 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/IMG_3372_qed-1020x680.jpg']\u003c/p>\n\u003cp>Michael Soller, a spokesperson for the California Department of Insurance, said Farmers’ move was a positive step forward and “a clear sign that our reforms are having an impact.”\u003c/p>\n\u003cp>The announcement from Farmers explicitly endorses the new regulations, which are awaiting final approval by the state Office of Administrative Law.\u003c/p>\n\u003cp>“Farmers Insurance has decided to take these steps to increase coverage availability for California consumers because we recognize that the state’s insurance marketplace has indeed improved,” Behram Dinshaw, president of personal lines for Farmers Insurance, said in a statement. “In addition, with the impending implementation of Commissioner Ricardo Lara’s Sustainable Insurance Strategy in the coming year, we want to be well-positioned to provide even more coverage options to residents in the state.”\u003c/p>\n\u003cp>Large carriers, including Allstate and State Farm, have dramatically \u003ca href=\"https://www.npr.org/2024/06/26/nx-s1-5015738/california-hopes-to-lure-insurance-companies-back-with-extreme-regulation-overhaul\">pulled back from offering new\u003c/a> or renewed coverage in California, seeking to limit their financial liability in a market with regulations they considered outdated and a threat to their bottom line.\u003c/p>\n\u003cp>After Farmers’ announcement, Susman said he’s also seeing other insurance companies slowly open up the taps and offer more coverage in California again, noting that Mercury Insurance is “aggressively writing property insurance.”\u003c/p>\n\u003cp>“And a lot of the less-known carriers that you might not recognize the names of, they’ve been writing fairly aggressively in California. They’re raising the limits of coverage that they were willing to take,” Susman said. “Maybe they were only taking coverage up to $1 million, and now they’re a million and a half or $2 million. So definitely … the tide is already turning.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>In a hopeful sign for California’s \u003ca href=\"https://www.kqed.org/science/1985175/insurance-in-california-is-changing-heres-how-it-may-affect-you\">beleaguered insurance market\u003c/a>, Farmers Insurance said this week that it would reopen some closed lines of coverage and start writing more homeowners policies.\u003c/p>\n\u003cp>Beginning Saturday, the state’s second-largest homeowners insurance carrier \u003ca href=\"https://newsroom.farmers.com/2024-12-11-Recognizing-an-Improved-Insurance-Marketplace-in-California,-Farmers-Insurance-R-to-Expand-Its-Coverage-Options-in-the-State\">said it will resume offering\u003c/a> several types of coverage that have been closed to new customers in California for more than a year, including renters and condominium insurance. It will also bump up the number of new homeowners insurance policies it accepts each month from 7,000 to 9,500.\u003c/p>\n\u003cp>Insurance experts said the move signals a reversal of the yearslong trend of insurers offering less and less coverage in California following catastrophic wildfires and spikes in inflation. It comes as insurance companies are anticipating \u003ca href=\"https://www.kqed.org/news/12014632/california-insurance-regulators-aim-ease-coverage-crisis-new-rules\">an overhaul of state regulations\u003c/a>, known as the Sustainable Insurance Strategy, to be implemented any day now.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Insurance broker and \u003ca href=\"https://podcasts.apple.com/us/podcast/insurance-hour-with-karl-susman/id1711713889\">podcast host\u003c/a> Karl Susman called it a “good-faith gesture on Farmers’ part” given the impending regulatory changes.\u003c/p>\n\u003cp>“I think that what we’re going to see is every other carrier start following suit,” Susman said. “And at some point — I would like to think by the middle of next year — we won’t have quotas per se at all. We’ll just have the free and open market again.”\u003c/p>\n\u003cp>As part of the new regulations, California will require insurers to increase the writing of comprehensive policies in “wildfire-distressed” areas and account for mitigation steps taken by homeowners, businesses and communities. In exchange, companies will be allowed to use forward-looking risk modeling that takes into account the effects of climate change when they are setting rates.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Michael Soller, a spokesperson for the California Department of Insurance, said Farmers’ move was a positive step forward and “a clear sign that our reforms are having an impact.”\u003c/p>\n\u003cp>The announcement from Farmers explicitly endorses the new regulations, which are awaiting final approval by the state Office of Administrative Law.\u003c/p>\n\u003cp>“Farmers Insurance has decided to take these steps to increase coverage availability for California consumers because we recognize that the state’s insurance marketplace has indeed improved,” Behram Dinshaw, president of personal lines for Farmers Insurance, said in a statement. “In addition, with the impending implementation of Commissioner Ricardo Lara’s Sustainable Insurance Strategy in the coming year, we want to be well-positioned to provide even more coverage options to residents in the state.”\u003c/p>\n\u003cp>Large carriers, including Allstate and State Farm, have dramatically \u003ca href=\"https://www.npr.org/2024/06/26/nx-s1-5015738/california-hopes-to-lure-insurance-companies-back-with-extreme-regulation-overhaul\">pulled back from offering new\u003c/a> or renewed coverage in California, seeking to limit their financial liability in a market with regulations they considered outdated and a threat to their bottom line.\u003c/p>\n\u003cp>After Farmers’ announcement, Susman said he’s also seeing other insurance companies slowly open up the taps and offer more coverage in California again, noting that Mercury Insurance is “aggressively writing property insurance.”\u003c/p>\n\u003cp>“And a lot of the less-known carriers that you might not recognize the names of, they’ve been writing fairly aggressively in California. They’re raising the limits of coverage that they were willing to take,” Susman said. “Maybe they were only taking coverage up to $1 million, and now they’re a million and a half or $2 million. So definitely … the tide is already turning.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"title": "Advocates Fear Trump Could Cut Homelessness Funding Just as It's Making a Difference",
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"content": "\u003cp>Two years ago, Gov. Gavin Newsom’s administration unveiled a new plan to help solve the homelessness crisis: It began using health care providers, funded through Medi-Cal, to help people get and stay housed.\u003c/p>\n\u003cp>Now, with President-Elect Donald Trump about to take office, some health care organizations, homeless service providers and other stakeholders throughout California worry the program may fall apart just as it’s starting to make a difference. It’s one of many potential shake ups they’re bracing for as they prepare for a new federal administration unlikely to see eye to eye with the Golden State on many of its social welfare policies.\u003c/p>\n\u003cp>“It makes us all very nervous,” said John Baackes, outgoing CEO of Medi-Cal provider L.A. Care Health Plan.\u003c/p>\n\u003cp>CalAIM, \u003ca href=\"https://calmatters.org/health/2022/02/california-medi-cal-reform/\">launched in 2022\u003c/a>, is an expansion of Medi-Cal that allows health insurance to pay for certain things that aren’t considered traditional medical care — such as services to help homeless Californians find and keep housing. Proponents say it’s brought a much-needed infusion of money into the state’s overburdened homeless services system.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>However, because states aren’t typically allowed to spend Medicaid dollars on those types of services, California had to get special permission from the federal government. That permission, in the form of two waivers, expires at the end of 2026.\u003c/p>\n\u003cp>That means the fate of CalAIM rests in the hands of the Trump administration, which can decide whether to renew the program, scale it back or change it. Trump has yet to give any indication of what he would do (or even whether this specific California program is on his radar) and most stakeholders agree any changes he makes probably wouldn’t come until 2026. But the uncertainty is compounding the stress on already overburdened homeless service providers, who routinely receive \u003ca href=\"https://calmatters.org/housing/homelessness/2023/07/california-homeless-services/\">short-term, one-time grants\u003c/a> instead of permanent funding, making it difficult to plan for the future.\u003c/p>\n\u003cp>“CalAIM has been one of the most important and, I think, under-appreciated policies of the Newsom administration to try to better connect our health system and our housing system,” said Tommy Newman, vice president of public affairs for United Way of Greater Los Angeles. “And the risk of going backwards on that is scary.”\u003c/p>\n\u003cp>Newsom’s administration wouldn’t specify what, if anything, it is doing to safeguard CalAIM.\u003c/p>\n\u003cp>“California will continue to work collaboratively with our federal partners to ensure that families in our state are healthy and our communities are vibrant places to live and work,” Anthony Cava, spokesperson for the Department of Health Care Services, said in a statement. “While we don’t typically speculate on the potential impacts of a new federal administration, we remain committed to protecting Californian’s access to the critical services and programs they need.”\u003c/p>\n\u003ch2>What is CalAIM?\u003c/h2>\n\u003cp>The goal of CalAIM is to address factors known as “social determinants of health” for low-income Californians. It’s hard to stay healthy when you don’t have access to basic necessities, such as housing and nutritious food, for example. Ultimately, it’s supposed to save the state and the feds money by helping people avoid expensive emergency room visits.\u003c/p>\n\u003cp>In 2023, more than 68,600 Californians used the three services known as the “housing trio” under CalAIM. These are services designed to help them find housing, stay housed or pay for move-in costs such as security deposits and first and last month’s rent, according to the most recent \u003ca href=\"https://storymaps.arcgis.com/collections/a07f998dfefa497fbd7613981e4f6117?item=5\">state data\u003c/a> available. Only CalAIM’s “medically tailored meals” service (which helps people with conditions such as diabetes access food that meets their dietary needs) was nearly as popular, with nearly 62,700 users.\u003c/p>\n\u003cp>CalAIM provides a total of 14 of these services, or “community supports,” which also include medical respite care for people who recently left the hospital, asthma remediation — think air filters, dehumidifiers, mold removal — and sobering centers. CalAIM also provides something called “enhanced care management,” which pairs Medi-Cal members with an intensive case manager who can help them access everything from a doctor to a dentist to a social worker.\u003c/p>\n\u003cp>One-time grants, doled out to health plans as an incentive for them to ramp up CalAIM services, also helped fund the \u003ca href=\"https://calmatters.org/housing/homelessness/2024/07/calaim-bakersfield-housing/\">construction of new affordable housing\u003c/a>.\u003c/p>\n\u003cp>Abode Services — a nonprofit that provides shelter, housing and other aid for unhoused people across seven Bay Area counties — serves more than 1,000 Californians through CalAIM, said CEO Vivian Wan. In Napa County, Abode uses CalAIM to provide case management services to help people move from homeless encampments into shelter and housing. In Santa Cruz County, Abode uses CalAIM funds to replace the federal COVID-19 homelessness funds that poured in during the pandemic but have since dried up.\u003c/p>\n\u003cp>Abode and other nonprofits also use CalAIM funds to fill an important gap often left by other grants: services for formerly homeless people living in subsidized housing. State programs such as Homekey offer money to buy or build homeless housing, and vouchers pay for tenants’ rent, but there’s often nothing left to fund the case management, counseling and more that’s crucial to help people with physical and mental health conditions, or addictions — the people Newsom has made a priority in his effort to clear encampments — hold onto their housing.\u003c/p>\n\u003cp>“I shudder to think what would happen if we had all of the mandates from our development side of supporting people through coordinated entry, taking really vulnerable people, and we then reduced the services down to bare bones,” Wan said.\u003c/p>\n\u003ch2>What could Trump do to CalAIM?\u003c/h2>\n\u003cp>It’s difficult to speculate about what the Trump administration will do with CalAIM. Celebrity physician \u003ca href=\"https://www.politico.com/news/2024/11/19/dr-oz-cms-administrator-trump-00189456\">Dr. Mehmet Oz\u003c/a>, Trump’s pick to run the Centers for Medicare & Medicaid Services, has no prior experience with the agency and, therefore, no track record that could provide clues as to how he will act.\u003c/p>\n\u003cp>Any changes likely would be felt at the end of 2026, when California attempts to renew its CalAIM waivers. But it’s not unheard of for a president to terminate a waiver early. After President Joe Biden took office in 2021, he \u003ca href=\"https://www.nytimes.com/2021/02/12/upshot/biden-medicaid-reversing-trump.html\">pulled waivers\u003c/a>, authorized by Trump, that had allowed states to require Medicaid recipients to prove they were working or unable to work. But that was an extreme situation, as multiple courts had already shot down those waivers.\u003c/p>\n\u003cp>“It’s not like CalAIM is going away tomorrow, or even in January,” said Sharon Rapport, director of California state policy for the Corporation for Supportive Housing. “But after that, I think that’s where the questions are: What could happen then? And the fact that it’s California, and not Trump’s favorite state, I think makes people worried.”\u003c/p>\n\u003cp>Plans to expand future coverage also could be at risk. Health plans are rolling out \u003ca href=\"https://www.dhcs.ca.gov/provgovpart/pharmacy/Documents/CalAIM-JI-Policy-and-Operations-Guide-FINAL-October-2023-updated.pdf\">new frameworks\u003c/a> under CalAIM to offer health care to people in jail and prison up to 90 days before they are released. California also has applied to amend one of its federal waivers to \u003ca href=\"https://www.dhcs.ca.gov/services/Documents/MCQMD/Transitional-Rent-Concept-Paper-08222024.pdf\">add rental assistance\u003c/a> to the services CalAIM offers. If that’s approved, the state would be allowed to use Medi-Cal to pay for up to six months of rent for homeless and at-risk people who are leaving settings such as jail, prison, the hospital, or an in-patient mental health or substance abuse facility.\u003c/p>\n\u003cp>But a \u003ca href=\"https://manhattan.institute/article/the-overblown-social-determinants-of-health\">recent article\u003c/a> by conservative think tank the Manhattan Institute questions the use of health care funds to pay for social services — a potential bellwether that suggests the new administration might not be supportive of programs like CalAIM.\u003c/p>\n\u003cp>“Even if a social welfare program is a well-intentioned and wise idea, that does not make it health care,” wrote Manhattan Institute senior fellow Chris Pope. “Health care costs will not be greatly reduced by expanding the meaning of health care to cover every social service; nor would doing so distribute nonmedical assistance to those who need it most.”\u003c/p>\n\u003cp>The Trump administration also could change the waivers before renewing them, forcing California to pare down the services CalAIM offers, or add work requirements.\u003c/p>\n\u003cp>Trump, as well as the Republican-controlled Congress, are likely to support requiring Medicaid recipients to prove they are either working or are unable to work. The last time he was in office, Trump approved 13 state waivers that included work requirements before the Biden administration later withdrew them. \u003ca href=\"https://static.project2025.org/2025_MandateForLeadership_FULL.pdf\">Project 2025\u003c/a>, a conservative governing blueprint written by the Heritage Foundation, also prioritizes work requirements.[aside label=\"Related Stories\" postID=\"news_12013909,news_12013983,news_12014057\"]Work requirements historically lead to people, especially low-income people and people of color, losing benefits, according to \u003ca href=\"https://www.cbpp.org/research/poverty-and-inequality/expanding-work-requirements-would-make-it-harder-for-people-to-meet\">research\u003c/a> by the progressive think tank Center on Budget and Policy Priorities. It found many recipients are working but have a hard time providing the necessary paperwork to prove it, while others can’t work due to obligations as full-time caregivers or a lack of child care.\u003c/p>\n\u003cp>Trump and Congress also could impose more sweeping cuts to Medicaid as a whole, which could affect California’s ability to continue programs such as CalAIM.\u003c/p>\n\u003cp>There are ways California could safeguard at least some of its CalAIM services, by baking them into Medi-Cal as permanent benefits, Rapport said. Her organization is pushing for the state to do that with CalAIM’s three housing services.\u003c/p>\n\u003cp>Staff at L.A. Care already are thinking about how they could continue offering CalAIM services to their members if the Trump administration cuts the program. It would require some significant rearranging of funds, Chief Medical Officer Dr. Sameer Amin said. His organization has nearly 16,800 people enrolled in CalAIM services to help them find and keep housing.\u003c/p>\n\u003cp>“My concern is that the housing crisis in LA County is not something that happened overnight, and it’s not something that can be corrected overnight,” he said. “It really requires a sustained effort over the course of years and a significant amount of investment. And if we don’t do the investment that we need to do, if we have to reprioritize away from some of these programs, my concern is that these folks are not going to get the health care that they need because they are not housed.”\u003c/p>\n\u003cp>\u003cem>CalMatters staff writer Kristen Hwang contributed to this story.\u003c/em>\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "Gov. Gavin Newsom launched an ambitious program that uses Medi-Cal to help Californians access housing, healthy food and more. Now, its fate is in the hands of President-elect Donald Trump.",
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"title": "Advocates Fear Trump Could Cut Homelessness Funding Just as It's Making a Difference | KQED",
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"nprByline": "\u003ca href=\"https://calmatters.org/author/marisa-kendall/\">Marisa Kendall\u003c/a>, CalMatters",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Two years ago, Gov. Gavin Newsom’s administration unveiled a new plan to help solve the homelessness crisis: It began using health care providers, funded through Medi-Cal, to help people get and stay housed.\u003c/p>\n\u003cp>Now, with President-Elect Donald Trump about to take office, some health care organizations, homeless service providers and other stakeholders throughout California worry the program may fall apart just as it’s starting to make a difference. It’s one of many potential shake ups they’re bracing for as they prepare for a new federal administration unlikely to see eye to eye with the Golden State on many of its social welfare policies.\u003c/p>\n\u003cp>“It makes us all very nervous,” said John Baackes, outgoing CEO of Medi-Cal provider L.A. Care Health Plan.\u003c/p>\n\u003cp>CalAIM, \u003ca href=\"https://calmatters.org/health/2022/02/california-medi-cal-reform/\">launched in 2022\u003c/a>, is an expansion of Medi-Cal that allows health insurance to pay for certain things that aren’t considered traditional medical care — such as services to help homeless Californians find and keep housing. Proponents say it’s brought a much-needed infusion of money into the state’s overburdened homeless services system.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>However, because states aren’t typically allowed to spend Medicaid dollars on those types of services, California had to get special permission from the federal government. That permission, in the form of two waivers, expires at the end of 2026.\u003c/p>\n\u003cp>That means the fate of CalAIM rests in the hands of the Trump administration, which can decide whether to renew the program, scale it back or change it. Trump has yet to give any indication of what he would do (or even whether this specific California program is on his radar) and most stakeholders agree any changes he makes probably wouldn’t come until 2026. But the uncertainty is compounding the stress on already overburdened homeless service providers, who routinely receive \u003ca href=\"https://calmatters.org/housing/homelessness/2023/07/california-homeless-services/\">short-term, one-time grants\u003c/a> instead of permanent funding, making it difficult to plan for the future.\u003c/p>\n\u003cp>“CalAIM has been one of the most important and, I think, under-appreciated policies of the Newsom administration to try to better connect our health system and our housing system,” said Tommy Newman, vice president of public affairs for United Way of Greater Los Angeles. “And the risk of going backwards on that is scary.”\u003c/p>\n\u003cp>Newsom’s administration wouldn’t specify what, if anything, it is doing to safeguard CalAIM.\u003c/p>\n\u003cp>“California will continue to work collaboratively with our federal partners to ensure that families in our state are healthy and our communities are vibrant places to live and work,” Anthony Cava, spokesperson for the Department of Health Care Services, said in a statement. “While we don’t typically speculate on the potential impacts of a new federal administration, we remain committed to protecting Californian’s access to the critical services and programs they need.”\u003c/p>\n\u003ch2>What is CalAIM?\u003c/h2>\n\u003cp>The goal of CalAIM is to address factors known as “social determinants of health” for low-income Californians. It’s hard to stay healthy when you don’t have access to basic necessities, such as housing and nutritious food, for example. Ultimately, it’s supposed to save the state and the feds money by helping people avoid expensive emergency room visits.\u003c/p>\n\u003cp>In 2023, more than 68,600 Californians used the three services known as the “housing trio” under CalAIM. These are services designed to help them find housing, stay housed or pay for move-in costs such as security deposits and first and last month’s rent, according to the most recent \u003ca href=\"https://storymaps.arcgis.com/collections/a07f998dfefa497fbd7613981e4f6117?item=5\">state data\u003c/a> available. Only CalAIM’s “medically tailored meals” service (which helps people with conditions such as diabetes access food that meets their dietary needs) was nearly as popular, with nearly 62,700 users.\u003c/p>\n\u003cp>CalAIM provides a total of 14 of these services, or “community supports,” which also include medical respite care for people who recently left the hospital, asthma remediation — think air filters, dehumidifiers, mold removal — and sobering centers. CalAIM also provides something called “enhanced care management,” which pairs Medi-Cal members with an intensive case manager who can help them access everything from a doctor to a dentist to a social worker.\u003c/p>\n\u003cp>One-time grants, doled out to health plans as an incentive for them to ramp up CalAIM services, also helped fund the \u003ca href=\"https://calmatters.org/housing/homelessness/2024/07/calaim-bakersfield-housing/\">construction of new affordable housing\u003c/a>.\u003c/p>\n\u003cp>Abode Services — a nonprofit that provides shelter, housing and other aid for unhoused people across seven Bay Area counties — serves more than 1,000 Californians through CalAIM, said CEO Vivian Wan. In Napa County, Abode uses CalAIM to provide case management services to help people move from homeless encampments into shelter and housing. In Santa Cruz County, Abode uses CalAIM funds to replace the federal COVID-19 homelessness funds that poured in during the pandemic but have since dried up.\u003c/p>\n\u003cp>Abode and other nonprofits also use CalAIM funds to fill an important gap often left by other grants: services for formerly homeless people living in subsidized housing. State programs such as Homekey offer money to buy or build homeless housing, and vouchers pay for tenants’ rent, but there’s often nothing left to fund the case management, counseling and more that’s crucial to help people with physical and mental health conditions, or addictions — the people Newsom has made a priority in his effort to clear encampments — hold onto their housing.\u003c/p>\n\u003cp>“I shudder to think what would happen if we had all of the mandates from our development side of supporting people through coordinated entry, taking really vulnerable people, and we then reduced the services down to bare bones,” Wan said.\u003c/p>\n\u003ch2>What could Trump do to CalAIM?\u003c/h2>\n\u003cp>It’s difficult to speculate about what the Trump administration will do with CalAIM. Celebrity physician \u003ca href=\"https://www.politico.com/news/2024/11/19/dr-oz-cms-administrator-trump-00189456\">Dr. Mehmet Oz\u003c/a>, Trump’s pick to run the Centers for Medicare & Medicaid Services, has no prior experience with the agency and, therefore, no track record that could provide clues as to how he will act.\u003c/p>\n\u003cp>Any changes likely would be felt at the end of 2026, when California attempts to renew its CalAIM waivers. But it’s not unheard of for a president to terminate a waiver early. After President Joe Biden took office in 2021, he \u003ca href=\"https://www.nytimes.com/2021/02/12/upshot/biden-medicaid-reversing-trump.html\">pulled waivers\u003c/a>, authorized by Trump, that had allowed states to require Medicaid recipients to prove they were working or unable to work. But that was an extreme situation, as multiple courts had already shot down those waivers.\u003c/p>\n\u003cp>“It’s not like CalAIM is going away tomorrow, or even in January,” said Sharon Rapport, director of California state policy for the Corporation for Supportive Housing. “But after that, I think that’s where the questions are: What could happen then? And the fact that it’s California, and not Trump’s favorite state, I think makes people worried.”\u003c/p>\n\u003cp>Plans to expand future coverage also could be at risk. Health plans are rolling out \u003ca href=\"https://www.dhcs.ca.gov/provgovpart/pharmacy/Documents/CalAIM-JI-Policy-and-Operations-Guide-FINAL-October-2023-updated.pdf\">new frameworks\u003c/a> under CalAIM to offer health care to people in jail and prison up to 90 days before they are released. California also has applied to amend one of its federal waivers to \u003ca href=\"https://www.dhcs.ca.gov/services/Documents/MCQMD/Transitional-Rent-Concept-Paper-08222024.pdf\">add rental assistance\u003c/a> to the services CalAIM offers. If that’s approved, the state would be allowed to use Medi-Cal to pay for up to six months of rent for homeless and at-risk people who are leaving settings such as jail, prison, the hospital, or an in-patient mental health or substance abuse facility.\u003c/p>\n\u003cp>But a \u003ca href=\"https://manhattan.institute/article/the-overblown-social-determinants-of-health\">recent article\u003c/a> by conservative think tank the Manhattan Institute questions the use of health care funds to pay for social services — a potential bellwether that suggests the new administration might not be supportive of programs like CalAIM.\u003c/p>\n\u003cp>“Even if a social welfare program is a well-intentioned and wise idea, that does not make it health care,” wrote Manhattan Institute senior fellow Chris Pope. “Health care costs will not be greatly reduced by expanding the meaning of health care to cover every social service; nor would doing so distribute nonmedical assistance to those who need it most.”\u003c/p>\n\u003cp>The Trump administration also could change the waivers before renewing them, forcing California to pare down the services CalAIM offers, or add work requirements.\u003c/p>\n\u003cp>Trump, as well as the Republican-controlled Congress, are likely to support requiring Medicaid recipients to prove they are either working or are unable to work. The last time he was in office, Trump approved 13 state waivers that included work requirements before the Biden administration later withdrew them. \u003ca href=\"https://static.project2025.org/2025_MandateForLeadership_FULL.pdf\">Project 2025\u003c/a>, a conservative governing blueprint written by the Heritage Foundation, also prioritizes work requirements.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Work requirements historically lead to people, especially low-income people and people of color, losing benefits, according to \u003ca href=\"https://www.cbpp.org/research/poverty-and-inequality/expanding-work-requirements-would-make-it-harder-for-people-to-meet\">research\u003c/a> by the progressive think tank Center on Budget and Policy Priorities. It found many recipients are working but have a hard time providing the necessary paperwork to prove it, while others can’t work due to obligations as full-time caregivers or a lack of child care.\u003c/p>\n\u003cp>Trump and Congress also could impose more sweeping cuts to Medicaid as a whole, which could affect California’s ability to continue programs such as CalAIM.\u003c/p>\n\u003cp>There are ways California could safeguard at least some of its CalAIM services, by baking them into Medi-Cal as permanent benefits, Rapport said. Her organization is pushing for the state to do that with CalAIM’s three housing services.\u003c/p>\n\u003cp>Staff at L.A. Care already are thinking about how they could continue offering CalAIM services to their members if the Trump administration cuts the program. It would require some significant rearranging of funds, Chief Medical Officer Dr. Sameer Amin said. His organization has nearly 16,800 people enrolled in CalAIM services to help them find and keep housing.\u003c/p>\n\u003cp>“My concern is that the housing crisis in LA County is not something that happened overnight, and it’s not something that can be corrected overnight,” he said. “It really requires a sustained effort over the course of years and a significant amount of investment. And if we don’t do the investment that we need to do, if we have to reprioritize away from some of these programs, my concern is that these folks are not going to get the health care that they need because they are not housed.”\u003c/p>\n\u003cp>\u003cem>CalMatters staff writer Kristen Hwang contributed to this story.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"slug": "san-francisco-wants-to-make-it-cheaper-for-developers-to-build-housing-downtown",
"title": "San Francisco Wants to Make It Cheaper for Developers to Build Housing Downtown",
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"headTitle": "San Francisco Wants to Make It Cheaper for Developers to Build Housing Downtown | KQED",
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"content": "\u003cp>To spur housing development downtown, San Francisco planning commissioners on Thursday will consider slashing development impact fees.\u003c/p>\n\u003cp>The move comes as the city is experiencing record-high office vacancy rates after businesses ditched their leases during the pandemic, leaving more than a third of the city’s office buildings vacant. With some national media outlets labeling San Francisco as falling into a “doom loop,” city and state lawmakers are trying to revitalize its empty downtown by adding more housing.\u003c/p>\n\u003cp>“We’re all invested in really trying to make downtown a place where people want to live and work and having people to fill the buildings that will fill the sidewalks will enable that to happen,” said Lily Langlois, a spokesperson for the city’s planning department.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Over the past two years, local officials have attempted to remove the many legislative barriers developers say have deterred them from taking on conversion projects downtown.\u003c/p>\n\u003cp>San Francisco planning commissioners on Thursday will consider removing another of those barriers: impact fees for commercial-to-housing conversion projects that, according to the Mayor’s Office, can add about $70,000 to $90,000 per unit — though Langlois said fees vary widely depending on the size of the project. Supporters say doing so would effectively open office space for housing along Market Street and heading north on Embarcadero. The policy would then head to the Board of Supervisors and the mayor for approval.\u003c/p>\n\u003cp>The conversion of office spaces into housing has its drawbacks. The city earns business tax revenue from offices, but not from homes and apartments. The impact fees that could be axed fund a host of city services, including child care, schools, and affordable housing, some of which are imposed only on certain neighborhoods, and others that apply citywide.\u003c/p>\n\u003cp>San Francisco city officials were not able to immediately provide KQED with information about how much revenue impact fees have generated in the downtown area that would be impacted by this proposal.\u003c/p>\n\u003cp>According to the city’s affordable housing department, the fees it receives for affordable housing are “highly variable” from year to year. Anne Stanley, a spokesperson for the Mayor’s Office of Housing and Community Development (MOHCD), said before the pandemic the impact fees that specifically went to her department averaged about $75 million annually. This year, those same fees generated less than $3 million, she said.\u003c/p>\n\u003cp>“The reality is that the current revenue coming from impact fees is so low that it doesn’t have a meaningful impact on affordable housing construction,” Stanley said. “Our perspective is that this legislation offers an acceptable tradeoff to kickstart housing production in downtown which will ultimately have a net-positive impact on San Francisco’s economy while adding much needed new homes to the neighborhood.”\u003c/p>\n\u003cp>Some developers and housing advocates see San Francisco’s struggling downtown as a self-fulfilling prophecy of the city’s choice in the 2010s to dedicate many of the buildings downtown exclusively for tech office and commercial use. According to a 2021 New York Times analysis with CoStar, a commercial real estate research organization, 74% of San Francisco’s downtown was dominated by office buildings with most of the city’s total jobs located there, prior to the pandemic.\u003c/p>\n\u003cp>“That’s not a particularly resilient land use pattern,” said Jack Sylvan, a San Francisco developer. “Finding ways to create something that is a better mix of uses is actually really good for the city in the long run.”\u003c/p>\n\u003cp>Other big cities have already learned this lesson and put the solution into practice. During the Gulf War recession of the early 1990s, many office buildings in New York’s lower Manhattan became vacant and underused. In 1995, the city offered tax abatements and zoning changes to those buildings, incentivizing developers to turn that space into housing. More than 6,500 new homes were created.\u003c/p>\n\u003cp>Thursday’s proposal is the latest attempt by city leaders to take a similar tack. Last year, the city established a plan to make it easier to convert office buildings into housing. So far, two projects have been approved, which will convert more than 119,000 square feet of vacant offices into more than 160 new apartments and studios.\u003c/p>\n\u003cp>As part of that plan, city officials identified real estate transfer taxes, property taxes and development impact fees as barriers to office-to-residential conversations.[aside label=\"Related Stories\" postID=\"news_11997102,arts_13967182,news_12013983\"]To tackle those barriers, city leaders put forward a ballot measure, Proposition C, which voters approved in March, that waives the city’s real estate transfer tax — which can amount to as much as 6% for properties valued at $25 million or more — for office-to-residential conversion projects. And, in September, Gov. Gavin Newsom signed a bill, AB 2488, by Assemblymember Phil Ting (D-San Francisco), which gives property tax breaks to San Francisco developers who convert office buildings into housing. The city plans to enact that policy locally next year.\u003c/p>\n\u003cp>In its report to planning commissioners, planning department staff said the proposal to remove impact fees would take care of this remaining hurdle.\u003c/p>\n\u003cp>“It goes right to the heart of what we need to reduce the costs,” said Marc Babsin, principal of the Emerald Fund, a San Francisco-based development company. “The city can’t control construction costs and it can’t control rents, but there are some fees and taxes that it can control.”\u003c/p>\n\u003cp>Babsin led one of the city’s most successful conversion projects, transforming the 100 Van Ness tower into 418 apartments in 2015. He said, right now, housing development “is not financially feasible,” with high construction and borrowing costs. So, cities must step in.\u003c/p>\n\u003cp>But he and other developers caution these fee waivers are just one part of revitalizing the city’s downtowns. Big Bay Area employers including Salesforce and Uber have started to institute stricter in-office policies in recent years. San Francisco supervisors plan to continue hosting night markets to enliven neighborhoods around the city. Amid the negative coverage San Francisco has gotten by national media outlets, Sylvan said the city “needs wins.”\u003c/p>\n\u003cp>“Perception is really important for when people decide to locate their company or have a conference,” he said. “Anything we can do to signal to people that San Francisco is investing in its downtowns is going to shift into something that is more diverse and more resilient.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "For decades, the city zoned its downtown exclusively for office space. Now, with an empty downtown, it’s trying to learn its lesson and replace that vacant space with housing. ",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>To spur housing development downtown, San Francisco planning commissioners on Thursday will consider slashing development impact fees.\u003c/p>\n\u003cp>The move comes as the city is experiencing record-high office vacancy rates after businesses ditched their leases during the pandemic, leaving more than a third of the city’s office buildings vacant. With some national media outlets labeling San Francisco as falling into a “doom loop,” city and state lawmakers are trying to revitalize its empty downtown by adding more housing.\u003c/p>\n\u003cp>“We’re all invested in really trying to make downtown a place where people want to live and work and having people to fill the buildings that will fill the sidewalks will enable that to happen,” said Lily Langlois, a spokesperson for the city’s planning department.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Over the past two years, local officials have attempted to remove the many legislative barriers developers say have deterred them from taking on conversion projects downtown.\u003c/p>\n\u003cp>San Francisco planning commissioners on Thursday will consider removing another of those barriers: impact fees for commercial-to-housing conversion projects that, according to the Mayor’s Office, can add about $70,000 to $90,000 per unit — though Langlois said fees vary widely depending on the size of the project. Supporters say doing so would effectively open office space for housing along Market Street and heading north on Embarcadero. The policy would then head to the Board of Supervisors and the mayor for approval.\u003c/p>\n\u003cp>The conversion of office spaces into housing has its drawbacks. The city earns business tax revenue from offices, but not from homes and apartments. The impact fees that could be axed fund a host of city services, including child care, schools, and affordable housing, some of which are imposed only on certain neighborhoods, and others that apply citywide.\u003c/p>\n\u003cp>San Francisco city officials were not able to immediately provide KQED with information about how much revenue impact fees have generated in the downtown area that would be impacted by this proposal.\u003c/p>\n\u003cp>According to the city’s affordable housing department, the fees it receives for affordable housing are “highly variable” from year to year. Anne Stanley, a spokesperson for the Mayor’s Office of Housing and Community Development (MOHCD), said before the pandemic the impact fees that specifically went to her department averaged about $75 million annually. This year, those same fees generated less than $3 million, she said.\u003c/p>\n\u003cp>“The reality is that the current revenue coming from impact fees is so low that it doesn’t have a meaningful impact on affordable housing construction,” Stanley said. “Our perspective is that this legislation offers an acceptable tradeoff to kickstart housing production in downtown which will ultimately have a net-positive impact on San Francisco’s economy while adding much needed new homes to the neighborhood.”\u003c/p>\n\u003cp>Some developers and housing advocates see San Francisco’s struggling downtown as a self-fulfilling prophecy of the city’s choice in the 2010s to dedicate many of the buildings downtown exclusively for tech office and commercial use. According to a 2021 New York Times analysis with CoStar, a commercial real estate research organization, 74% of San Francisco’s downtown was dominated by office buildings with most of the city’s total jobs located there, prior to the pandemic.\u003c/p>\n\u003cp>“That’s not a particularly resilient land use pattern,” said Jack Sylvan, a San Francisco developer. “Finding ways to create something that is a better mix of uses is actually really good for the city in the long run.”\u003c/p>\n\u003cp>Other big cities have already learned this lesson and put the solution into practice. During the Gulf War recession of the early 1990s, many office buildings in New York’s lower Manhattan became vacant and underused. In 1995, the city offered tax abatements and zoning changes to those buildings, incentivizing developers to turn that space into housing. More than 6,500 new homes were created.\u003c/p>\n\u003cp>Thursday’s proposal is the latest attempt by city leaders to take a similar tack. Last year, the city established a plan to make it easier to convert office buildings into housing. So far, two projects have been approved, which will convert more than 119,000 square feet of vacant offices into more than 160 new apartments and studios.\u003c/p>\n\u003cp>As part of that plan, city officials identified real estate transfer taxes, property taxes and development impact fees as barriers to office-to-residential conversations.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>To tackle those barriers, city leaders put forward a ballot measure, Proposition C, which voters approved in March, that waives the city’s real estate transfer tax — which can amount to as much as 6% for properties valued at $25 million or more — for office-to-residential conversion projects. And, in September, Gov. Gavin Newsom signed a bill, AB 2488, by Assemblymember Phil Ting (D-San Francisco), which gives property tax breaks to San Francisco developers who convert office buildings into housing. The city plans to enact that policy locally next year.\u003c/p>\n\u003cp>In its report to planning commissioners, planning department staff said the proposal to remove impact fees would take care of this remaining hurdle.\u003c/p>\n\u003cp>“It goes right to the heart of what we need to reduce the costs,” said Marc Babsin, principal of the Emerald Fund, a San Francisco-based development company. “The city can’t control construction costs and it can’t control rents, but there are some fees and taxes that it can control.”\u003c/p>\n\u003cp>Babsin led one of the city’s most successful conversion projects, transforming the 100 Van Ness tower into 418 apartments in 2015. He said, right now, housing development “is not financially feasible,” with high construction and borrowing costs. So, cities must step in.\u003c/p>\n\u003cp>But he and other developers caution these fee waivers are just one part of revitalizing the city’s downtowns. Big Bay Area employers including Salesforce and Uber have started to institute stricter in-office policies in recent years. San Francisco supervisors plan to continue hosting night markets to enliven neighborhoods around the city. Amid the negative coverage San Francisco has gotten by national media outlets, Sylvan said the city “needs wins.”\u003c/p>\n\u003cp>“Perception is really important for when people decide to locate their company or have a conference,” he said. “Anything we can do to signal to people that San Francisco is investing in its downtowns is going to shift into something that is more diverse and more resilient.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>Facing staunch opposition from advocates for people experiencing homelessness, San Francisco supervisors voted Tuesday to reverse course on a controversial citywide policy banning overnight parking for RVs.\u003c/p>\n\u003cp>Approved Oct. 1 by the San Francisco Municipal Transportation Agency, enforcement of the ban was intended to begin Nov. 1 but got delayed after advocates with the End Poverty Tows Coalition filed an \u003ca href=\"https://sfgov.legistar.com/View.ashx?M=F&ID=13531123&GUID=EE66C5B2-A7B2-4941-B9E6-1F0B62A1DC95\">appeal\u003c/a>. The policy did not initially require approval from the Board of Supervisors.\u003c/p>\n\u003cp>The parking ban would have allowed SFMTA officials to tow oversized vehicles, like RVs — rather than just ticketing them — if inhabitants turn down offers of shelter or services. The 18-month pilot program would have been implemented on most city streets between 12 a.m. and 6 a.m.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>In its appeal, filed just days before the policy would have gone into effect, advocates with the End Poverty Tows Coalition argued it unjustly targeted unhoused residents. Supervisors Dean Preston, Hillary Ronen, Shamann Walton, Aaron Peskin and Ahsha Safai signed on to the appeal.\u003c/p>\n\u003cp>Those supervisors, with the addition of Supervisors Connie Chan and Myrna Melgar, voted to reverse the SFMTA policy after hours of public comment urging them to do so.\u003c/p>\n\u003cp>The hearing marks the first time the board heard an appeal to an SFMTA decision since the city enacted a review process in 2018.\u003c/p>\n\u003cp>“An RV is often where people can get out of survival mode, take a breath, and have the mental and emotional capacity to focus on stabilizing and rebuilding their lives,” said Joy D’Ovidio, cofounder of the San Francisco-based nonprofit A Meal With Dignity. “We’ve all experienced the trauma of having a car towed — imagine having your home towed. We must be more compassionate than that.”\u003c/p>\n\u003cp>The board heard from dozens of San Francisco residents in support of reversing the ban, some of whom were currently or formerly living in their vehicles. Speakers pointed to the lack of shelter space and options for families living in RVs.\u003c/p>\n\u003cp>No members of the public spoke in support of the SFMTA policy during the hearing. But, in a presentation to the board defending the ban, officials from the SFMTA said it would have been used as a last resort to address health and safety issues for people living in their vehicles, as well as for neighboring residents and businesses.\u003c/p>\n\u003cp>The agency had planned to implement the policy at a rate of one or two city blocks per month, SFMTA Streets Division Director Viktoriya Wise said during the presentation.\u003c/p>\n\u003cp>“Until there is a clear indication of meaningful enforcement, such as having your vehicle towed, people don’t always want to accept shelter and our other services,” Wise said.\u003c/p>\n\u003cp>But Gabriel Medina, executive director of La Raza Community Resource Center who spoke on behalf of the End Poverty Tows Coalition, argued the ban would endanger people who live in their RVs — many of whom are disabled, undocumented, or survivors of domestic violence.\u003c/p>\n\u003cp>His organization has been involved in outreach with the \u003ca href=\"https://www.kqed.org/news/12000285/unhoused-rv-families-return-to-winston-drive-after-eviction-from-s-f-zoo-road\">Winston Drive RV community\u003c/a> near Lake Merced. Families in that RV community were evicted earlier this summer after being shuffled around the area for years. Some were \u003ca href=\"https://www.kqed.org/news/12007425/san-francisco-bans-overnight-parking-for-rvs-on-most-city-streets\">moved into long-term housing\u003c/a> after the city threatened to tow their vehicles.[aside label=\"Related Stories\" postID=\"news_12007425,news_11983146,news_12000285\"]Instead, he said the city should invest in safe parking sites and ramp up community engagement to connect more people with housing opportunities. Though, previous attempts by the city to create safe parking sites have not gone smoothly. The city is \u003ca href=\"https://www.sfchronicle.com/sf/article/homeless-parking-site-close-19962351.php\">set to close\u003c/a> its only safe parking site for people living in their vehicles early next year.\u003c/p>\n\u003cp>“The requirement only for shelter, rather than housing, is inappropriate for this population. For every person in an RV offered a shelter bed, someone on the street loses out on that bed,” said Eleana Binder, who filed the appeal on behalf of the End Poverty Tows Coalition.\u003c/p>\n\u003cp>The controversial parking ban was \u003ca href=\"https://www.sf.gov/news/mayor-london-breed-proposes-new-city-policy-address-oversized-vehicle-parking-across-san\">first proposed in September\u003c/a> by Mayor London Breed as part of her broader effort to crack down on homelessness in the city. Of the roughly 4,300 people who are unsheltered on San Francisco’s streets, about a third of them live in their vehicles, according to the city’s \u003ca href=\"https://www.sf.gov/reports/september-2024/2024-point-time-count\">2024 point-in-time count\u003c/a>. However, for unsheltered families, that rate jumps to 90%.\u003c/p>\n\u003cp>Supervisors Joel Engardio, Rafael Mandelman and Matt Dorsey supported the proposal when it was announced and also voted against reversing the SFMTA policy at Tuesday’s meeting.\u003c/p>\n\u003cp>“This is not going to mean the mass displacement of RVs, but these are some tools to be sparingly used as necessary when nothing else is working,” Mandelman said. “I take staff at their word. That’s how they see it. I think they have constrained themselves quite a bit.”\u003c/p>\n\u003cp>Melgar, who worked with the Winston Drive RV community in her district, said the issue with the ban is that it would charge the SFMTA with tasks outside the scope of the department.\u003c/p>\n\u003cp>She said the city is not currently set up to support those living in RVs — especially families.\u003c/p>\n\u003cp>“Eventually, I will support the parking restrictions when we have a system to deal with it, which I don’t think we have today,” Melgar said.\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Facing staunch opposition from advocates for people experiencing homelessness, San Francisco supervisors voted Tuesday to reverse course on a controversial citywide policy banning overnight parking for RVs.\u003c/p>\n\u003cp>Approved Oct. 1 by the San Francisco Municipal Transportation Agency, enforcement of the ban was intended to begin Nov. 1 but got delayed after advocates with the End Poverty Tows Coalition filed an \u003ca href=\"https://sfgov.legistar.com/View.ashx?M=F&ID=13531123&GUID=EE66C5B2-A7B2-4941-B9E6-1F0B62A1DC95\">appeal\u003c/a>. The policy did not initially require approval from the Board of Supervisors.\u003c/p>\n\u003cp>The parking ban would have allowed SFMTA officials to tow oversized vehicles, like RVs — rather than just ticketing them — if inhabitants turn down offers of shelter or services. The 18-month pilot program would have been implemented on most city streets between 12 a.m. and 6 a.m.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>In its appeal, filed just days before the policy would have gone into effect, advocates with the End Poverty Tows Coalition argued it unjustly targeted unhoused residents. Supervisors Dean Preston, Hillary Ronen, Shamann Walton, Aaron Peskin and Ahsha Safai signed on to the appeal.\u003c/p>\n\u003cp>Those supervisors, with the addition of Supervisors Connie Chan and Myrna Melgar, voted to reverse the SFMTA policy after hours of public comment urging them to do so.\u003c/p>\n\u003cp>The hearing marks the first time the board heard an appeal to an SFMTA decision since the city enacted a review process in 2018.\u003c/p>\n\u003cp>“An RV is often where people can get out of survival mode, take a breath, and have the mental and emotional capacity to focus on stabilizing and rebuilding their lives,” said Joy D’Ovidio, cofounder of the San Francisco-based nonprofit A Meal With Dignity. “We’ve all experienced the trauma of having a car towed — imagine having your home towed. We must be more compassionate than that.”\u003c/p>\n\u003cp>The board heard from dozens of San Francisco residents in support of reversing the ban, some of whom were currently or formerly living in their vehicles. Speakers pointed to the lack of shelter space and options for families living in RVs.\u003c/p>\n\u003cp>No members of the public spoke in support of the SFMTA policy during the hearing. But, in a presentation to the board defending the ban, officials from the SFMTA said it would have been used as a last resort to address health and safety issues for people living in their vehicles, as well as for neighboring residents and businesses.\u003c/p>\n\u003cp>The agency had planned to implement the policy at a rate of one or two city blocks per month, SFMTA Streets Division Director Viktoriya Wise said during the presentation.\u003c/p>\n\u003cp>“Until there is a clear indication of meaningful enforcement, such as having your vehicle towed, people don’t always want to accept shelter and our other services,” Wise said.\u003c/p>\n\u003cp>But Gabriel Medina, executive director of La Raza Community Resource Center who spoke on behalf of the End Poverty Tows Coalition, argued the ban would endanger people who live in their RVs — many of whom are disabled, undocumented, or survivors of domestic violence.\u003c/p>\n\u003cp>His organization has been involved in outreach with the \u003ca href=\"https://www.kqed.org/news/12000285/unhoused-rv-families-return-to-winston-drive-after-eviction-from-s-f-zoo-road\">Winston Drive RV community\u003c/a> near Lake Merced. Families in that RV community were evicted earlier this summer after being shuffled around the area for years. Some were \u003ca href=\"https://www.kqed.org/news/12007425/san-francisco-bans-overnight-parking-for-rvs-on-most-city-streets\">moved into long-term housing\u003c/a> after the city threatened to tow their vehicles.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Instead, he said the city should invest in safe parking sites and ramp up community engagement to connect more people with housing opportunities. Though, previous attempts by the city to create safe parking sites have not gone smoothly. The city is \u003ca href=\"https://www.sfchronicle.com/sf/article/homeless-parking-site-close-19962351.php\">set to close\u003c/a> its only safe parking site for people living in their vehicles early next year.\u003c/p>\n\u003cp>“The requirement only for shelter, rather than housing, is inappropriate for this population. For every person in an RV offered a shelter bed, someone on the street loses out on that bed,” said Eleana Binder, who filed the appeal on behalf of the End Poverty Tows Coalition.\u003c/p>\n\u003cp>The controversial parking ban was \u003ca href=\"https://www.sf.gov/news/mayor-london-breed-proposes-new-city-policy-address-oversized-vehicle-parking-across-san\">first proposed in September\u003c/a> by Mayor London Breed as part of her broader effort to crack down on homelessness in the city. Of the roughly 4,300 people who are unsheltered on San Francisco’s streets, about a third of them live in their vehicles, according to the city’s \u003ca href=\"https://www.sf.gov/reports/september-2024/2024-point-time-count\">2024 point-in-time count\u003c/a>. However, for unsheltered families, that rate jumps to 90%.\u003c/p>\n\u003cp>Supervisors Joel Engardio, Rafael Mandelman and Matt Dorsey supported the proposal when it was announced and also voted against reversing the SFMTA policy at Tuesday’s meeting.\u003c/p>\n\u003cp>“This is not going to mean the mass displacement of RVs, but these are some tools to be sparingly used as necessary when nothing else is working,” Mandelman said. “I take staff at their word. That’s how they see it. I think they have constrained themselves quite a bit.”\u003c/p>\n\u003cp>Melgar, who worked with the Winston Drive RV community in her district, said the issue with the ban is that it would charge the SFMTA with tasks outside the scope of the department.\u003c/p>\n\u003cp>She said the city is not currently set up to support those living in RVs — especially families.\u003c/p>\n\u003cp>“Eventually, I will support the parking restrictions when we have a system to deal with it, which I don’t think we have today,” Melgar said.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>\u003cem>Updated 9:40 a.m. Wednesday\u003c/em>\u003c/p>\n\u003cp>The \u003ca href=\"https://www.kqed.org/news/tag/berkeley\">Berkeley\u003c/a> City Council is considering creating a new cultural district on the city’s west side, which — thanks to a recently passed state law — could also include affordable housing for artists.\u003c/p>\n\u003cp>“This is something I’ve been thinking about for a long time,” said City Council member Terry Taplin, who is also a poet. “The need for affordable housing is a big part of my vision for the city — you know, Berkeley being this place where people come to create opportunities in society that they want to see.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The council voted Tuesday night to study the creation of a cultural district under AB 812, which went into effect this year. The law allows cities to create state-approved cultural districts and designate 10% of any affordable housing in the area for artists.\u003c/p>\n\u003cp>It also comes eight years after the deadly Ghost Ship fire in Oakland, which killed 36 people. The unlawfully converted warehouse was home to many artists and shined a light on the lack of safe and affordable housing for artists in the Bay Area.\u003c/p>\n\u003cfigure id=\"attachment_12016381\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12016381\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The 2000 block of Center Street in downtown Berkeley on Monday, Dec. 2, 2024. \u003ccite>(David M. Barreda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Kim Anno, a retiring member of the Berkeley Civic Arts Commission and notable painter, photographer and video artist, is part of the team of artists working with the City Council to create a cultural district. Some of her students died in the 2016 fire.\u003c/p>\n\u003cp>“It’s in my mind for the rest of my life, so creating a daylight for the need for housing is the first step,” she said. “The whole idea is to make a mutually beneficial ecosystem of the city so that the people who work here also live here.”\u003c/p>\n\u003cp>According to a \u003ca href=\"https://berkeleyca.gov/sites/default/files/legislative-body-meeting-attachments/1.19.2022%20Civic%20Arts%20Commission%20Agenda%20and%20Attachments.pdf#page=9\">2021 survey commissioned by the Berkeley Civic Arts Commission\u003c/a>, more than half of the artists who lived in the city earned $69,000 or less per year, which qualified them as “low income” in Alameda County. Less than a third of the 163 artists surveyed were employed full-time as artists, while others paid their expenses with the help of part-time or contract work.\u003c/p>\n\u003cfigure id=\"attachment_12016379\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12016379\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The 2000 block of Addison Street in downtown Berkeley, on Monday, Dec. 2, 2024. \u003ccite>(David M. Barreda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Tuesday’s City Council vote is only a small step toward creating a cultural district. If the council decides to move forward, members of the Civic Arts Commission, local artists and residents will weigh in on any plans, and state officials will have to certify the district before any affordable housing could be offered.\u003c/p>\n\u003cp>[aside postID=arts_13957645 hero='https://cdn.kqed.org/wp-content/uploads/sites/2/2024/05/1687-Market-Street-1920x1920.png']\u003c/p>\n\u003cp>In the meantime, organizations like \u003ca href=\"https://www.vitalarts.org/\">Vital Arts\u003c/a>, founded to honor the victims of the Ghost Ship fire, offer displacement prevention grants for artists in Alameda County dealing with high rents or looming threats of eviction.\u003c/p>\n\u003cp>In Oakland, the Unity Council, a nonprofit community development organization, is pursuing plans to develop affordable housing on the site of the Ghost Ship warehouse.\u003c/p>\n\u003cp>The company purchased the property in 2023 and construction could start on the site as early as 2026, \u003ca href=\"https://maryalexanderlaw.com/victims-families-of-tragic-ghost-ship-warehouse-fire-welcome-new-affordable-housing-proposal-at-site/#:~:text=The%20proposed%2076%2C000%2Dsquare%2Dfoot,limited%20availability%20of%20affordable%20options.\">according to Mary Alexander & Associates,\u003c/a> a law firm that represented 13 victims of the fire.\u003c/p>\n\u003cp>Cameron Woo, a current member of Berkeley’s Civic Arts Commission, said there is a “certain amount of synergy” around the need for more affordable housing and the benefits of artists living within a city.\u003c/p>\n\u003cp>“There’s the economic benefit of the arts programs that contribute to the health and well-being of a community — not only financially but culturally as well,” he said. “We know this is not the magic wand, the solution to all the needs of this community, but it’s one step.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>Updated 9:40 a.m. Wednesday\u003c/em>\u003c/p>\n\u003cp>The \u003ca href=\"https://www.kqed.org/news/tag/berkeley\">Berkeley\u003c/a> City Council is considering creating a new cultural district on the city’s west side, which — thanks to a recently passed state law — could also include affordable housing for artists.\u003c/p>\n\u003cp>“This is something I’ve been thinking about for a long time,” said City Council member Terry Taplin, who is also a poet. “The need for affordable housing is a big part of my vision for the city — you know, Berkeley being this place where people come to create opportunities in society that they want to see.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The council voted Tuesday night to study the creation of a cultural district under AB 812, which went into effect this year. The law allows cities to create state-approved cultural districts and designate 10% of any affordable housing in the area for artists.\u003c/p>\n\u003cp>It also comes eight years after the deadly Ghost Ship fire in Oakland, which killed 36 people. The unlawfully converted warehouse was home to many artists and shined a light on the lack of safe and affordable housing for artists in the Bay Area.\u003c/p>\n\u003cfigure id=\"attachment_12016381\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12016381\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0273-DMB-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The 2000 block of Center Street in downtown Berkeley on Monday, Dec. 2, 2024. \u003ccite>(David M. Barreda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Kim Anno, a retiring member of the Berkeley Civic Arts Commission and notable painter, photographer and video artist, is part of the team of artists working with the City Council to create a cultural district. Some of her students died in the 2016 fire.\u003c/p>\n\u003cp>“It’s in my mind for the rest of my life, so creating a daylight for the need for housing is the first step,” she said. “The whole idea is to make a mutually beneficial ecosystem of the city so that the people who work here also live here.”\u003c/p>\n\u003cp>According to a \u003ca href=\"https://berkeleyca.gov/sites/default/files/legislative-body-meeting-attachments/1.19.2022%20Civic%20Arts%20Commission%20Agenda%20and%20Attachments.pdf#page=9\">2021 survey commissioned by the Berkeley Civic Arts Commission\u003c/a>, more than half of the artists who lived in the city earned $69,000 or less per year, which qualified them as “low income” in Alameda County. Less than a third of the 163 artists surveyed were employed full-time as artists, while others paid their expenses with the help of part-time or contract work.\u003c/p>\n\u003cfigure id=\"attachment_12016379\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12016379\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/12/241202-BerkeleyArtistHousing-0098-DMB-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The 2000 block of Addison Street in downtown Berkeley, on Monday, Dec. 2, 2024. \u003ccite>(David M. Barreda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Tuesday’s City Council vote is only a small step toward creating a cultural district. If the council decides to move forward, members of the Civic Arts Commission, local artists and residents will weigh in on any plans, and state officials will have to certify the district before any affordable housing could be offered.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>In the meantime, organizations like \u003ca href=\"https://www.vitalarts.org/\">Vital Arts\u003c/a>, founded to honor the victims of the Ghost Ship fire, offer displacement prevention grants for artists in Alameda County dealing with high rents or looming threats of eviction.\u003c/p>\n\u003cp>In Oakland, the Unity Council, a nonprofit community development organization, is pursuing plans to develop affordable housing on the site of the Ghost Ship warehouse.\u003c/p>\n\u003cp>The company purchased the property in 2023 and construction could start on the site as early as 2026, \u003ca href=\"https://maryalexanderlaw.com/victims-families-of-tragic-ghost-ship-warehouse-fire-welcome-new-affordable-housing-proposal-at-site/#:~:text=The%20proposed%2076%2C000%2Dsquare%2Dfoot,limited%20availability%20of%20affordable%20options.\">according to Mary Alexander & Associates,\u003c/a> a law firm that represented 13 victims of the fire.\u003c/p>\n\u003cp>Cameron Woo, a current member of Berkeley’s Civic Arts Commission, said there is a “certain amount of synergy” around the need for more affordable housing and the benefits of artists living within a city.\u003c/p>\n\u003cp>“There’s the economic benefit of the arts programs that contribute to the health and well-being of a community — not only financially but culturally as well,” he said. “We know this is not the magic wand, the solution to all the needs of this community, but it’s one step.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>Mayor London Breed, outgoing mayor of San Francisco, made waves recently with a major policy shift: Before providing a shelter bed or any other services, city workers must first offer every homeless person they encounter a bus or train ticket to somewhere else.\u003c/p>\n\u003cp>But while San Francisco has gotten an outsized amount of attention for putting its busing program at the forefront of its homelessness strategy, other California cities and nonprofits continue to quietly send small numbers of unhoused people all over the country. At least one new program is set to launch early next year.\u003c/p>\n\u003cp>For an unhoused person who wants to move in with family in another city or state or who got stuck somewhere after a job or housing prospect fell through and needs help getting home, these types of programs can be a game changer. But some activists worry they can be used coercively to move unhoused people out of sight instead of helping them. And once someone is bused away, it’s hard to tell what happens to them — whether they successfully reunite with family or become homeless on another city’s sidewalks.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“In general, the ability to travel back to a place where you have a home is really important and can be a lifesaving service, in fact, and can help to reunite families,” said Niki Jones, executive director of the Sacramento Regional Coalition to End Homelessness. “When done in good faith, it can be an important and powerful intervention.”\u003c/p>\n\u003cp>Many programs do some homework before sending their clients off on a bus, but the amount of effort they put in varies. One nonprofit serving homeless young people in Los Angeles has a therapist call the client’s family in the destination city to make sure the client is going into a safe, welcoming environment. One of San Francisco’s relocation programs requires the client only to have a vague connection to their destination city.\u003c/p>\n\u003cp>These programs are garnering attention at a time when city leaders are facing pressure from all sides, including \u003ca href=\"https://calmatters.org/housing/homelessness/2024/07/newsom-homeless-encampments-order/\">from Gov. Gavin Newsom\u003c/a>, to get rid of homeless encampments, but lack the resources to give everyone a home or shelter bed. Buying someone a one-way ticket out of town is a much cheaper alternative. However, the number of people who can benefit from these programs tends to be small. Data from throughout California consistently shows that most people who are homeless are from the county they’re in. And homelessness, addiction and other traumas have marred many people’s relationships, leaving them with no one to help them in another city.\u003c/p>\n\u003ch2>San Francisco offers bus tickets before shelter\u003c/h2>\n\u003cp>Shortly after beginning an aggressive crackdown on tent encampments in San Francisco, Mayor Breed \u003ca href=\"https://www.sf.gov/sites/default/files/2024-08/Executive%20Directive%2024-02_Journey_Home_0.pdf\">ordered (PDF)\u003c/a> all city agencies to “offer and incentivize” the city’s busing program before other services. Those who decline any help may be at risk of being arrested for illegally camping in a public place.\u003c/p>\n\u003cp>Providing free bus tickets to unhoused people is nothing new in San Francisco, which has been offering some form of this program for about two decades, said Emily Cohen, deputy director of communications and legislative affairs for the city’s Department of Homelessness and Supportive Housing. But usage declined during the COVID-19 pandemic, when travel was restricted, and it didn’t pick back up, she said. The mayor’s directive was intended to fix that, she said.\u003c/p>\n\u003cp>The increased emphasis on busing also comes as the demographics of San Francisco’s homeless population are shifting. This year, 41% of the people surveyed in San Francisco’s \u003ca href=\"https://hsh.sfgov.org/wp-content/uploads/2024/08/2024-San-Francisco-Point-in-Time-Count-Report-8_13_24-1.pdf\">point-in-time count (PDF)\u003c/a> reported they were living in another city or state when they lost their housing. That’s up from 29% two years ago.\u003c/p>\n\u003cp>“There are definitely an increasing number of people who are experiencing homelessness in San Francisco who aren’t originally from San Francisco,” Cohen said.\u003c/p>\n\u003cp>San Francisco offers three programs to help unhoused people relocate outside of the city. Journey Home, launched in September 2023, has the lowest barrier to entry. While other programs require clients to work with a case manager on a detailed plan to find and hold onto housing when they arrive in their new city, Journey Home requires only that someone be healthy enough to travel and prove they have some connection to their destination city. That proof could be a phone call to a friend or relative in the city, a receipt showing the client once got food stamps there, or an ID with an address in that city. Clients do not need to prove they have housing in the destination city, and the whole process, from intake to sitting on a bus, can take a day or two.\u003c/p>\n\u003cp>Since July 2022, San Francisco has relocated a total of 1,039 unhoused clients via Journey Home and other programs, \u003ca href=\"https://hsh.sfgov.org/services/the-homelessness-response-system/problem-solving/relocation-assistance-programs/\">according to city data\u003c/a>.\u003c/p>\n\u003cp>The number of clients relocated via Journey Home spiked in August of this year (the month Breed issued her order) — 25 people were moved, up from nine the month before. The city relocated another 32 people through other programs. That same month, the city \u003ca href=\"https://www.sf.gov/data/healthy-streets-data-and-information\">placed 120 people\u003c/a> from encampments into shelters, and another 429 people on the street declined help, according to the city.\u003c/p>\n\u003cp>While Lukas Illa, a human rights organizer with the San Francisco-based Coalition on Homelessness, supports programs that help unhoused people who want to relocate, he’s skeptical of Journey Home. The choice to leave San Francisco should be the unhoused person’s to freely make, he said. And he said that’s not the case when police, who have the power to cite and arrest people, offer bus tickets as a first resort.\u003c/p>\n\u003cp>“Journey Home needs to be so deliberate and to really center the agency and the autonomy of the person it is offered to, and not used as a cudgel to threaten arrest or jail time,” Illa said.\u003c/p>\n\u003cp>Cohen said no one is being forced to leave San Francisco.\u003c/p>\n\u003cp>“The intention is to facilitate connections with loved ones and home communities if that is a safe and healthy option for you,” she said. “But no one is required to take that option.”\u003c/p>\n\u003ch2>Other cities that use homeless busing programs\u003c/h2>\n\u003cp>San José has budgeted $200,000 to launch a relocation program called Homeward Bound, which is expected to start in February. That money can go toward a client’s bus or plane ticket or to help with utility bills or other expenses for the friend or family member taking them in. The city will make sure clients have friends or family to help them in their destination city, but staff are still ironing out the specifics, said Tasha Dean, spokesperson for Mayor Matt Mahan.\u003c/p>\n\u003cp>“Reconnecting people living on the streets with family members or loved ones who want to care for them is just common sense,” Mahan said in a statement. “It’s the least expensive, most impactful program we could launch.”\u003c/p>\n\u003cp>Sacramento County also offers those services, but they aren’t widely used, said county spokesperson Janna Haynes. During the 2022-23 fiscal year, 17 people used the county’s Return to Residency Program to leave the county. That program has since dissolved, and now, social workers in various county programs offer the service on a case-by-case basis.\u003c/p>\n\u003cp>The city of Los Angeles doesn’t run a busing program, but multiple nonprofits within the city offer similar services. PATH helped 313 clients reunite with family in the last fiscal year, and a little more than half of those clients left LA County.\u003c/p>\n\u003cp>A Safe Place for Youth also helps young people reunite with friends and family outside LA.\u003c/p>\n\u003cp>Cities and nonprofits in other states also run busing programs — and sometimes send people to California. Haven for Hope, which operates a large homeless shelter and service center in San Antonio, Texas, gave about 60 people one-way bus tickets out of the city last year, said Alberto Rodriguez, vice president of operations. Before they send a client on their way, Haven for Hope calls the family or friend they are going to live with and confirms the client can stay there, Rodriguez said.\u003c/p>\n\u003cp>“We’re never just going to send someone back to homelessness in another city or another state. In the same way, we don’t want other cities or other states to send their homeless clients to San Antonio without connecting with us,” he said.\u003c/p>\n\u003ch2>Where do people who are bused end up?\u003c/h2>\n\u003cp>Of the 151 people relocated from San Francisco since August, at least 29 went to other cities within California. At least another 12 went to Texas, six went to Florida and seven went to Georgia. Due to a data processing error, the city couldn’t provide information on where 34 people went.[aside label=\"Related Stories\" postID=\"news_12011525,news_12015125,news_12013909\"]It’s harder to tell what happens to those people once they reach their destination.\u003c/p>\n\u003cp>San Francisco only recently started requiring staff to check in with clients 90 days after they leave, but staff often can’t get a hold of them in their new city, Cohen said. The city didn’t provide data on the outcomes of those 90-day calls, which started in July, in time for publication.\u003c/p>\n\u003cp>About 15% of people who left San Francisco through the Department of Homelessness and Supportive Housing’s relocation program between July 2022 and July 2023 ended up back in San Francisco, using the city’s homeless services, within a year.\u003c/p>\n\u003cp>Cohen called that an 85% “success rate,” despite the fact that even though someone didn’t return to San Francisco, they might have ended up homeless in their new city.\u003c/p>\n\u003cp>“That is fantastic,” Cohen said, “in terms of the amount of investment for the outcome we are able to achieve.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"title": "Is Busing a Viable Solution? Here's How San Francisco's Relocation Programs Work | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Mayor London Breed, outgoing mayor of San Francisco, made waves recently with a major policy shift: Before providing a shelter bed or any other services, city workers must first offer every homeless person they encounter a bus or train ticket to somewhere else.\u003c/p>\n\u003cp>But while San Francisco has gotten an outsized amount of attention for putting its busing program at the forefront of its homelessness strategy, other California cities and nonprofits continue to quietly send small numbers of unhoused people all over the country. At least one new program is set to launch early next year.\u003c/p>\n\u003cp>For an unhoused person who wants to move in with family in another city or state or who got stuck somewhere after a job or housing prospect fell through and needs help getting home, these types of programs can be a game changer. But some activists worry they can be used coercively to move unhoused people out of sight instead of helping them. And once someone is bused away, it’s hard to tell what happens to them — whether they successfully reunite with family or become homeless on another city’s sidewalks.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“In general, the ability to travel back to a place where you have a home is really important and can be a lifesaving service, in fact, and can help to reunite families,” said Niki Jones, executive director of the Sacramento Regional Coalition to End Homelessness. “When done in good faith, it can be an important and powerful intervention.”\u003c/p>\n\u003cp>Many programs do some homework before sending their clients off on a bus, but the amount of effort they put in varies. One nonprofit serving homeless young people in Los Angeles has a therapist call the client’s family in the destination city to make sure the client is going into a safe, welcoming environment. One of San Francisco’s relocation programs requires the client only to have a vague connection to their destination city.\u003c/p>\n\u003cp>These programs are garnering attention at a time when city leaders are facing pressure from all sides, including \u003ca href=\"https://calmatters.org/housing/homelessness/2024/07/newsom-homeless-encampments-order/\">from Gov. Gavin Newsom\u003c/a>, to get rid of homeless encampments, but lack the resources to give everyone a home or shelter bed. Buying someone a one-way ticket out of town is a much cheaper alternative. However, the number of people who can benefit from these programs tends to be small. Data from throughout California consistently shows that most people who are homeless are from the county they’re in. And homelessness, addiction and other traumas have marred many people’s relationships, leaving them with no one to help them in another city.\u003c/p>\n\u003ch2>San Francisco offers bus tickets before shelter\u003c/h2>\n\u003cp>Shortly after beginning an aggressive crackdown on tent encampments in San Francisco, Mayor Breed \u003ca href=\"https://www.sf.gov/sites/default/files/2024-08/Executive%20Directive%2024-02_Journey_Home_0.pdf\">ordered (PDF)\u003c/a> all city agencies to “offer and incentivize” the city’s busing program before other services. Those who decline any help may be at risk of being arrested for illegally camping in a public place.\u003c/p>\n\u003cp>Providing free bus tickets to unhoused people is nothing new in San Francisco, which has been offering some form of this program for about two decades, said Emily Cohen, deputy director of communications and legislative affairs for the city’s Department of Homelessness and Supportive Housing. But usage declined during the COVID-19 pandemic, when travel was restricted, and it didn’t pick back up, she said. The mayor’s directive was intended to fix that, she said.\u003c/p>\n\u003cp>The increased emphasis on busing also comes as the demographics of San Francisco’s homeless population are shifting. This year, 41% of the people surveyed in San Francisco’s \u003ca href=\"https://hsh.sfgov.org/wp-content/uploads/2024/08/2024-San-Francisco-Point-in-Time-Count-Report-8_13_24-1.pdf\">point-in-time count (PDF)\u003c/a> reported they were living in another city or state when they lost their housing. That’s up from 29% two years ago.\u003c/p>\n\u003cp>“There are definitely an increasing number of people who are experiencing homelessness in San Francisco who aren’t originally from San Francisco,” Cohen said.\u003c/p>\n\u003cp>San Francisco offers three programs to help unhoused people relocate outside of the city. Journey Home, launched in September 2023, has the lowest barrier to entry. While other programs require clients to work with a case manager on a detailed plan to find and hold onto housing when they arrive in their new city, Journey Home requires only that someone be healthy enough to travel and prove they have some connection to their destination city. That proof could be a phone call to a friend or relative in the city, a receipt showing the client once got food stamps there, or an ID with an address in that city. Clients do not need to prove they have housing in the destination city, and the whole process, from intake to sitting on a bus, can take a day or two.\u003c/p>\n\u003cp>Since July 2022, San Francisco has relocated a total of 1,039 unhoused clients via Journey Home and other programs, \u003ca href=\"https://hsh.sfgov.org/services/the-homelessness-response-system/problem-solving/relocation-assistance-programs/\">according to city data\u003c/a>.\u003c/p>\n\u003cp>The number of clients relocated via Journey Home spiked in August of this year (the month Breed issued her order) — 25 people were moved, up from nine the month before. The city relocated another 32 people through other programs. That same month, the city \u003ca href=\"https://www.sf.gov/data/healthy-streets-data-and-information\">placed 120 people\u003c/a> from encampments into shelters, and another 429 people on the street declined help, according to the city.\u003c/p>\n\u003cp>While Lukas Illa, a human rights organizer with the San Francisco-based Coalition on Homelessness, supports programs that help unhoused people who want to relocate, he’s skeptical of Journey Home. The choice to leave San Francisco should be the unhoused person’s to freely make, he said. And he said that’s not the case when police, who have the power to cite and arrest people, offer bus tickets as a first resort.\u003c/p>\n\u003cp>“Journey Home needs to be so deliberate and to really center the agency and the autonomy of the person it is offered to, and not used as a cudgel to threaten arrest or jail time,” Illa said.\u003c/p>\n\u003cp>Cohen said no one is being forced to leave San Francisco.\u003c/p>\n\u003cp>“The intention is to facilitate connections with loved ones and home communities if that is a safe and healthy option for you,” she said. “But no one is required to take that option.”\u003c/p>\n\u003ch2>Other cities that use homeless busing programs\u003c/h2>\n\u003cp>San José has budgeted $200,000 to launch a relocation program called Homeward Bound, which is expected to start in February. That money can go toward a client’s bus or plane ticket or to help with utility bills or other expenses for the friend or family member taking them in. The city will make sure clients have friends or family to help them in their destination city, but staff are still ironing out the specifics, said Tasha Dean, spokesperson for Mayor Matt Mahan.\u003c/p>\n\u003cp>“Reconnecting people living on the streets with family members or loved ones who want to care for them is just common sense,” Mahan said in a statement. “It’s the least expensive, most impactful program we could launch.”\u003c/p>\n\u003cp>Sacramento County also offers those services, but they aren’t widely used, said county spokesperson Janna Haynes. During the 2022-23 fiscal year, 17 people used the county’s Return to Residency Program to leave the county. That program has since dissolved, and now, social workers in various county programs offer the service on a case-by-case basis.\u003c/p>\n\u003cp>The city of Los Angeles doesn’t run a busing program, but multiple nonprofits within the city offer similar services. PATH helped 313 clients reunite with family in the last fiscal year, and a little more than half of those clients left LA County.\u003c/p>\n\u003cp>A Safe Place for Youth also helps young people reunite with friends and family outside LA.\u003c/p>\n\u003cp>Cities and nonprofits in other states also run busing programs — and sometimes send people to California. Haven for Hope, which operates a large homeless shelter and service center in San Antonio, Texas, gave about 60 people one-way bus tickets out of the city last year, said Alberto Rodriguez, vice president of operations. Before they send a client on their way, Haven for Hope calls the family or friend they are going to live with and confirms the client can stay there, Rodriguez said.\u003c/p>\n\u003cp>“We’re never just going to send someone back to homelessness in another city or another state. In the same way, we don’t want other cities or other states to send their homeless clients to San Antonio without connecting with us,” he said.\u003c/p>\n\u003ch2>Where do people who are bused end up?\u003c/h2>\n\u003cp>Of the 151 people relocated from San Francisco since August, at least 29 went to other cities within California. At least another 12 went to Texas, six went to Florida and seven went to Georgia. Due to a data processing error, the city couldn’t provide information on where 34 people went.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>It’s harder to tell what happens to those people once they reach their destination.\u003c/p>\n\u003cp>San Francisco only recently started requiring staff to check in with clients 90 days after they leave, but staff often can’t get a hold of them in their new city, Cohen said. The city didn’t provide data on the outcomes of those 90-day calls, which started in July, in time for publication.\u003c/p>\n\u003cp>About 15% of people who left San Francisco through the Department of Homelessness and Supportive Housing’s relocation program between July 2022 and July 2023 ended up back in San Francisco, using the city’s homeless services, within a year.\u003c/p>\n\u003cp>Cohen called that an 85% “success rate,” despite the fact that even though someone didn’t return to San Francisco, they might have ended up homeless in their new city.\u003c/p>\n\u003cp>“That is fantastic,” Cohen said, “in terms of the amount of investment for the outcome we are able to achieve.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/The-California-Report-Podcast-Tile-703x703-1.jpg",
"imageAlt": "KQED The California Report",
"officialWebsiteLink": "/californiareport",
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"source": "kqed",
"order": 8
},
"link": "/californiareport",
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"amazon": "https://music.amazon.com/podcasts/26099305-72af-4542-9dde-ac1807fe36d5/kqed-s-the-california-report",
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"rss": "https://ww2.kqed.org/news/tag/tcram/feed/podcast"
}
},
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"id": "californiareportmagazine",
"title": "The California Report Magazine",
"tagline": "Your state, your stories",
"info": "Every week, The California Report Magazine takes you on a road trip for the ears: to visit the places and meet the people who make California unique. The in-depth storytelling podcast from the California Report.",
"airtime": "FRI 4:30pm-5pm, 6:30pm-7pm, 11pm-11:30pm",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/The-California-Report-Magazine-Podcast-Tile-703x703-1.jpg",
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"officialWebsiteLink": "/californiareportmagazine",
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"order": 10
},
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"google": "https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5tZWdhcGhvbmUuZm0vS1FJTkM3NjkwNjk1OTAz",
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"rss": "https://ww2.kqed.org/news/tag/tcrmag/feed/podcast"
}
},
"city-arts": {
"id": "city-arts",
"title": "City Arts & Lectures",
"info": "A one-hour radio program to hear celebrated writers, artists and thinkers address contemporary ideas and values, often discussing the creative process. Please note: tapes or transcripts are not available",
"imageSrc": "https://ww2.kqed.org/radio/wp-content/uploads/sites/50/2018/05/cityartsandlecture-300x300.jpg",
"officialWebsiteLink": "https://www.cityarts.net/",
"airtime": "SUN 1pm-2pm, TUE 10pm, WED 1am",
"meta": {
"site": "news",
"source": "City Arts & Lectures"
},
"link": "https://www.cityarts.net",
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"rss": "https://www.cityarts.net/feed/"
}
},
"closealltabs": {
"id": "closealltabs",
"title": "Close All Tabs",
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"info": "Close All Tabs breaks down how digital culture shapes our world through thoughtful insights and irreverent humor.",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2025/02/CAT_2_Tile-scaled.jpg",
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"officialWebsiteLink": "/podcasts/closealltabs",
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"order": 1
},
"link": "/podcasts/closealltabs",
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"code-switch-life-kit": {
"id": "code-switch-life-kit",
"title": "Code Switch / Life Kit",
"info": "\u003cem>Code Switch\u003c/em>, which listeners will hear in the first part of the hour, has fearless and much-needed conversations about race. Hosted by journalists of color, the show tackles the subject of race head-on, exploring how it impacts every part of society — from politics and pop culture to history, sports and more.\u003cbr />\u003cbr />\u003cem>Life Kit\u003c/em>, which will be in the second part of the hour, guides you through spaces and feelings no one prepares you for — from finances to mental health, from workplace microaggressions to imposter syndrome, from relationships to parenting. The show features experts with real world experience and shares their knowledge. Because everyone needs a little help being human.\u003cbr />\u003cbr />\u003ca href=\"https://www.npr.org/podcasts/510312/codeswitch\">\u003cem>Code Switch\u003c/em> offical site and podcast\u003c/a>\u003cbr />\u003ca href=\"https://www.npr.org/lifekit\">\u003cem>Life Kit\u003c/em> offical site and podcast\u003c/a>\u003cbr />",
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"meta": {
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"google": "https://podcasts.google.com/feed/aHR0cHM6Ly93d3cubnByLm9yZy9yc3MvcG9kY2FzdC5waHA_aWQ9NTEwMzEy",
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"id": "commonwealth-club",
"title": "Commonwealth Club of California Podcast",
"info": "The Commonwealth Club of California is the nation's oldest and largest public affairs forum. As a non-partisan forum, The Club brings to the public airwaves diverse viewpoints on important topics. The Club's weekly radio broadcast - the oldest in the U.S., dating back to 1924 - is carried across the nation on public radio stations and is now podcasting. Our website archive features audio of our recent programs, as well as selected speeches from our long and distinguished history. This podcast feed is usually updated twice a week and is always un-edited.",
"airtime": "THU 10pm, FRI 1am",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Commonwealth-Club-Podcast-Tile-360x360-1.jpg",
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"meta": {
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"source": "Commonwealth Club of California"
},
"link": "/radio/program/commonwealth-club",
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"google": "https://podcasts.google.com/feed/aHR0cDovL3d3dy5jb21tb253ZWFsdGhjbHViLm9yZy9hdWRpby9wb2RjYXN0L3dlZWtseS54bWw",
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}
},
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"id": "forum",
"title": "Forum",
"tagline": "The conversation starts here",
"info": "KQED’s live call-in program discussing local, state, national and international issues, as well as in-depth interviews.",
"airtime": "MON-FRI 9am-11am, 10pm-11pm",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Forum-Podcast-Tile-703x703-1.jpg",
"imageAlt": "KQED Forum with Mina Kim and Alexis Madrigal",
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"source": "kqed",
"order": 9
},
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"google": "https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5tZWdhcGhvbmUuZm0vS1FJTkM5NTU3MzgxNjMz",
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},
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"id": "freakonomics-radio",
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"info": "Freakonomics Radio is a one-hour award-winning podcast and public-radio project hosted by Stephen Dubner, with co-author Steve Levitt as a regular guest. It is produced in partnership with WNYC.",
"imageSrc": "https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/freakonomicsRadio.png",
"officialWebsiteLink": "http://freakonomics.com/",
"airtime": "SUN 1am-2am, SAT 3pm-4pm",
"meta": {
"site": "radio",
"source": "WNYC"
},
"link": "/radio/program/freakonomics-radio",
"subscribe": {
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"apple": "https://itunes.apple.com/us/podcast/freakonomics-radio/id354668519",
"tuneIn": "https://tunein.com/podcasts/WNYC-Podcasts/Freakonomics-Radio-p272293/",
"rss": "https://feeds.feedburner.com/freakonomicsradio"
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},
"fresh-air": {
"id": "fresh-air",
"title": "Fresh Air",
"info": "Hosted by Terry Gross, \u003cem>Fresh Air from WHYY\u003c/em> is the Peabody Award-winning weekday magazine of contemporary arts and issues. One of public radio's most popular programs, Fresh Air features intimate conversations with today's biggest luminaries.",
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"link": "/radio/program/fresh-air",
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"apple": "https://itunes.apple.com/WebObjects/MZStore.woa/wa/viewPodcast?s=143441&mt=2&id=214089682&at=11l79Y&ct=nprdirectory",
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"rss": "https://feeds.npr.org/381444908/podcast.xml"
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"here-and-now": {
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"info": "A live production of NPR and WBUR Boston, in collaboration with stations across the country, Here & Now reflects the fluid world of news as it's happening in the middle of the day, with timely, in-depth news, interviews and conversation. Hosted by Robin Young, Jeremy Hobson and Tonya Mosley.",
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"rss": "https://feeds.npr.org/510051/podcast.xml"
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},
"hidden-brain": {
"id": "hidden-brain",
"title": "Hidden Brain",
"info": "Shankar Vedantam uses science and storytelling to reveal the unconscious patterns that drive human behavior, shape our choices and direct our relationships.",
"imageSrc": "https://ww2.kqed.org/radio/wp-content/uploads/sites/50/2018/05/hiddenbrain.jpg",
"officialWebsiteLink": "https://www.npr.org/series/423302056/hidden-brain",
"airtime": "SUN 7pm-8pm",
"meta": {
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"source": "NPR"
},
"link": "/radio/program/hidden-brain",
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"rss": "https://feeds.npr.org/510308/podcast.xml"
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},
"how-i-built-this": {
"id": "how-i-built-this",
"title": "How I Built This with Guy Raz",
"info": "Guy Raz dives into the stories behind some of the world's best known companies. How I Built This weaves a narrative journey about innovators, entrepreneurs and idealists—and the movements they built.",
"imageSrc": "https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/howIBuiltThis.png",
"officialWebsiteLink": "https://www.npr.org/podcasts/510313/how-i-built-this",
"airtime": "SUN 7:30pm-8pm",
"meta": {
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"source": "npr"
},
"link": "/radio/program/how-i-built-this",
"subscribe": {
"npr": "https://rpb3r.app.goo.gl/3zxy",
"apple": "https://itunes.apple.com/us/podcast/how-i-built-this-with-guy-raz/id1150510297?mt=2",
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"rss": "https://feeds.npr.org/510313/podcast.xml"
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},
"hyphenacion": {
"id": "hyphenacion",
"title": "Hyphenación",
"tagline": "Where conversation and cultura meet",
"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. ",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2025/03/Hyphenacion_FinalAssets_PodcastTile.png",
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"officialWebsiteLink": "/podcasts/hyphenacion",
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"order": 15
},
"link": "/podcasts/hyphenacion",
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"spotify": "https://open.spotify.com/show/2p3Fifq96nw9BPcmFdIq0o?si=39209f7b25774f38",
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"amazon": "https://music.amazon.com/podcasts/6c3dd23c-93fb-4aab-97ba-1725fa6315f1/hyphenaci%C3%B3n",
"rss": "https://feeds.megaphone.fm/KQINC2275451163"
}
},
"jerrybrown": {
"id": "jerrybrown",
"title": "The Political Mind of Jerry Brown",
"tagline": "Lessons from a lifetime in politics",
"info": "The Political Mind of Jerry Brown brings listeners the wisdom of the former Governor, Mayor, and presidential candidate. Scott Shafer interviewed Brown for more than 40 hours, covering the former governor's life and half-century in the political game – and Brown has some lessons he'd like to share. ",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/The-Political-Mind-of-Jerry-Brown-Podcast-Tile-703x703-1.jpg",
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"officialWebsiteLink": "/podcasts/jerrybrown",
"meta": {
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"source": "kqed",
"order": 18
},
"link": "/podcasts/jerrybrown",
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"apple": "https://itunes.apple.com/us/podcast/id1492194549",
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}
},
"latino-usa": {
"id": "latino-usa",
"title": "Latino USA",
"airtime": "MON 1am-2am, SUN 6pm-7pm",
"info": "Latino USA, the radio journal of news and culture, is the only national, English-language radio program produced from a Latino perspective.",
"imageSrc": "https://ww2.kqed.org/radio/wp-content/uploads/sites/50/2018/04/latinoUsa.jpg",
"officialWebsiteLink": "http://latinousa.org/",
"meta": {
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"source": "npr"
},
"link": "/radio/program/latino-usa",
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"apple": "https://itunes.apple.com/WebObjects/MZStore.woa/wa/viewPodcast?s=143441&mt=2&id=79681317&at=11l79Y&ct=nprdirectory",
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"rss": "https://feeds.npr.org/510016/podcast.xml"
}
},
"marketplace": {
"id": "marketplace",
"title": "Marketplace",
"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.",
"airtime": "MON-FRI 4pm-4:30pm, MON-WED 6:30pm-7pm",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Marketplace-Podcast-Tile-360x360-1.jpg",
"officialWebsiteLink": "https://www.marketplace.org/",
"meta": {
"site": "news",
"source": "American Public Media"
},
"link": "/radio/program/marketplace",
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"rss": "https://feeds.publicradio.org/public_feeds/marketplace-pm/rss/rss"
}
},
"masters-of-scale": {
"id": "masters-of-scale",
"title": "Masters of Scale",
"info": "Masters of Scale is an original podcast in which LinkedIn co-founder and Greylock Partner Reid Hoffman sets out to describe and prove theories that explain how great entrepreneurs take their companies from zero to a gazillion in ingenious fashion.",
"airtime": "Every other Wednesday June 12 through October 16 at 8pm (repeats Thursdays at 2am)",
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"officialWebsiteLink": "https://mastersofscale.com/",
"meta": {
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"source": "WaitWhat"
},
"link": "/radio/program/masters-of-scale",
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"apple": "http://mastersofscale.app.link/",
"rss": "https://rss.art19.com/masters-of-scale"
}
},
"mindshift": {
"id": "mindshift",
"title": "MindShift",
"tagline": "A podcast about the future of learning and how we raise our kids",
"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>",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Mindshift-Podcast-Tile-703x703-1.jpg",
"imageAlt": "KQED MindShift: How We Will Learn",
"officialWebsiteLink": "/mindshift/",
"meta": {
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"source": "kqed",
"order": 12
},
"link": "/podcasts/mindshift",
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"google": "https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5tZWdhcGhvbmUuZm0vS1FJTkM1NzY0NjAwNDI5",
"npr": "https://www.npr.org/podcasts/464615685/mind-shift-podcast",
"stitcher": "https://www.stitcher.com/podcast/kqed/stories-teachers-share",
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}
},
"morning-edition": {
"id": "morning-edition",
"title": "Morning Edition",
"info": "\u003cem>Morning Edition\u003c/em> takes listeners around the country and the world with multi-faceted stories and commentaries every weekday. Hosts Steve Inskeep, David Greene and Rachel Martin bring you the latest breaking news and features to prepare you for the day.",
"airtime": "MON-FRI 3am-9am",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Morning-Edition-Podcast-Tile-360x360-1.jpg",
"officialWebsiteLink": "https://www.npr.org/programs/morning-edition/",
"meta": {
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"link": "/radio/program/morning-edition"
},
"onourwatch": {
"id": "onourwatch",
"title": "On Our Watch",
"tagline": "Deeply-reported investigative journalism",
"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?",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/On-Our-Watch-Podcast-Tile-703x703-1.jpg",
"imageAlt": "On Our Watch from NPR and KQED",
"officialWebsiteLink": "/podcasts/onourwatch",
"meta": {
"site": "news",
"source": "kqed",
"order": 11
},
"link": "/podcasts/onourwatch",
"subscribe": {
"apple": "https://podcasts.apple.com/podcast/id1567098962",
"google": "https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5ucHIub3JnLzUxMDM2MC9wb2RjYXN0LnhtbD9zYz1nb29nbGVwb2RjYXN0cw",
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"spotify": "https://open.spotify.com/show/0OLWoyizopu6tY1XiuX70x",
"tuneIn": "https://tunein.com/radio/On-Our-Watch-p1436229/",
"stitcher": "https://www.stitcher.com/show/on-our-watch",
"rss": "https://feeds.npr.org/510360/podcast.xml"
}
},
"on-the-media": {
"id": "on-the-media",
"title": "On The Media",
"info": "Our weekly podcast explores how the media 'sausage' is made, casts an incisive eye on fluctuations in the marketplace of ideas, and examines threats to the freedom of information and expression in America and abroad. For one hour a week, the show tries to lift the veil from the process of \"making media,\" especially news media, because it's through that lens that we see the world and the world sees us",
"airtime": "SUN 2pm-3pm, MON 12am-1am",
"imageSrc": "https://ww2.kqed.org/radio/wp-content/uploads/sites/50/2018/04/onTheMedia.png",
"officialWebsiteLink": "https://www.wnycstudios.org/shows/otm",
"meta": {
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"source": "wnyc"
},
"link": "/radio/program/on-the-media",
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