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"content": "\u003cp>As thousands of people descend upon \u003ca href=\"https://www.kqed.org/news/tag/san-francisco\">San Francisco\u003c/a> this week for \u003ca href=\"https://www.kqed.org/news/tag/super-bowl\">Super Bowl\u003c/a> LX, the city is looking to put on a sparkly show for tourists and locals alike — and telling unhoused individuals to move along to make way for activities downtown.\u003c/p>\n\u003cp>In addition to running existing interfaith winter shelters, the city is funding additional shelter beds specifically during the week of the Super Bowl, KQED has confirmed. Many homeless advocates and unhoused people say the efforts are merely pushing the issue out of view of Super Bowl fans.\u003c/p>\n\u003cp>“They’re trying to cover up a problem that, you know, exists. It’s dehumanizing. If you don’t have anywhere else to go, they’ll still tell you, ‘We don’t want you here,’ because it makes the city look bad,” said Jered Thomas, a 33-year-old who is homeless and recently was sleeping near the South of Market and Mission neighborhoods. “But I don’t really feel like they’re solving the problem by moving us around or policing us, making it illegal to be homeless. It just makes the problem even worse.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>More than 8,300 people are homeless in San Francisco, according to the \u003ca href=\"https://www.sf.gov/data--point-time-count-dashboard\">2024 Point-in-Time count\u003c/a>, a biennial snapshot of the city’s unhoused population. Just over half of the people included in the count were unsheltered. While the city has made a number of changes to its policies for addressing homelessness, affordable housing and access to subsidies remain out of reach for many.\u003c/p>\n\u003cp>On Monday night, Thomas slept at the Gubbio Project. The nonprofit typically only offers respite and services for people who are unhoused during the day. But the week of the Super Bowl, the city is helping the program operate 24 hours a day to prepare meals for guests and oversee 80 beds (60 beds for people who drop in themselves, and 20 reserved for people dropped off by police or the city’s street response teams).\u003c/p>\n\u003cfigure id=\"attachment_12072187\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12072187\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_015-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_015-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_015-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_015-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Jered Thomas sits inside the sanctuary at St. John’s the Evangelist Episcopal Church, home to the Gubbio Project, on Feb. 2, 2026, in San Francisco. The program provides guests a place to rest with no sign-in process and no one turned away. \u003ccite>(Gustavo Hernandez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>This year’s Super Bowl will be played at Levi’s Stadium in Santa Clara, but it is expected to draw thousands of tourists from all over the globe to San Francisco, about 45 miles north. City leaders see the event, which is \u003ca href=\"https://www.kqed.org/news/12071211/super-bowl-lx-promises-big-bucks-for-the-bay-area-cities-are-trying-to-cash-in\">projected to bring more than $600 million\u003c/a> to the region, as a catapult for the city’s post-pandemic economic rebound. Mayor Daniel Lurie has seized the opportunity to charm visitors and TV viewers, and change the negative narrative many conservative media pundits have spun about San Francisco.\u003c/p>\n\u003cp>“Next month, we will once again welcome people from across the globe for Super Bowl LX,” Lurie said during his State of the City address in January. “And I have no doubt that our city will once again rise to the occasion as the spotlight of the world shines on San Francisco.”\u003c/p>\n\u003cp>It’s not unexpected that San Francisco will clear sidewalks of encampments ahead of the major event, which also came to the Bay Area in 2016, when major sweeps took place around the Embarcadero and other areas where Super Bowl festivities were happening. The city took a similar approach with other events, like the Asia-Pacific Economic Cooperation (APEC) conference, when high-security levels prompted the closure of several streets downtown and restricted foot traffic.\u003c/p>\n\u003cp>This week, the city is shutting down blocks downtown around the Moscone Center, where the NFL is hosting events for football fans.\u003c/p>\n\u003cblockquote>\u003cp>\u003cstrong>\u003cem>California is an expensive place to live. Are you feeling the pinch? \u003ca href=\"#Shareyourstory\">Share your story\u003c/a> with KQED by leaving us a voicemail at \u003ca href=\"tel:4155532115\">415-553-2115\u003c/a> or \u003ca href=\"https://docs.google.com/forms/d/e/1FAIpQLSe5v6Atf-zIWjJr8ZXgyOmDSRVu2kSdv4_RdPTIWLdBmnVoXg/viewform?usp=header\">clicking here\u003c/a>.\u003c/em>\u003c/strong>\u003c/p>\u003c/blockquote>\n\u003cp>Officials at the Department of Emergency Management, which oversees the city’s street crews that respond to homeless encampments, said they are continuing with their regular schedule and are not ramping up enforcement efforts.\u003c/p>\n\u003cp>“San Francisco’s work to bring people indoors and improve street conditions is ongoing every day — regardless of whether a major event is happening in the Bay Area,” a spokesperson from DEM said. “Neighborhood Street Teams are extending hours and proactively encouraging people to accept services, as they do every day. The message is simple: help is available, and today is a good day to come inside.”\u003c/p>\n\u003cp>Other cities in the Bay Area looking to lure tourists are also continuing to clear encampments ahead of the event and maintaining that they are not ramping up enforcement around any particular event.\u003c/p>\n\u003cp>“These efforts are part of San José’s ongoing, year-round strategy to reduce homelessness with compassion, dignity and long-term solutions — not a one-time response tied to any single event,” said Sarah Fields, deputy director of public affairs for San José’s Housing Department.\u003c/p>\n\u003cfigure id=\"attachment_12072189\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12072189\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/260127-SUPERBOWLHOMELESSNESS-08-BL-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/260127-SUPERBOWLHOMELESSNESS-08-BL-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/260127-SUPERBOWLHOMELESSNESS-08-BL-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/260127-SUPERBOWLHOMELESSNESS-08-BL-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Department of Public Works employees clean up debris after a sweep of an encampment on Merlin Street in San Francisco’s South of Market neighborhood on Jan. 27, 2026. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Tent clearings and citations for people sleeping outside have increased across San Francisco in the last year, especially after the 2024 U.S. Supreme Court ruling in the Grants Pass case that made it easier for cities to force homeless people to move, even if shelter is unavailable.\u003c/p>\n\u003cp>“There’s certainly been an uptick in operations for months now,” said John Do, an ACLU attorney who worked on a lawsuit against San Francisco over how it conducted homeless sweeps. The $2.8 million settlement for the case was officially finalized in September 2025. “The city wants to hide their homelessness crisis by displacing people … But those are temporary measures, which don’t, of course, address the underlying issues.”\u003c/p>\n\u003cp>This year’s Super Bowl also comes as nearly \u003ca href=\"https://www.sf.gov/data--check-your-position-adult-shelter-waitlist\">400 residents remain on San Francisco’s waitlist\u003c/a> for a bed at one of the city’s \u003ca href=\"https://www.sf.gov/data--shelter-and-crisis-interventions\">53 shelter sites\u003c/a>, while others struggle to obtain permanent housing.\u003c/p>\n\u003cp>As the city opens up additional beds at Gubbio in the Mission District, it’s also winding down more than 100 beds at the Monarch and Adante hotels downtown. At the same time, dozens of displaced residents of a Tenderloin building that burned in December say they are struggling to find shelter even months after the blaze.\u003c/p>\n\u003cfigure id=\"attachment_12072185\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12072185\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_008-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_008-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_008-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_008-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Guests sleep on cots arranged throughout the sanctuary at St. John’s the Evangelist Episcopal Church, where the Gubbio Project is operating an overnight shelter during Super Bowl weekend on Feb. 2, 2026, in San Francisco. \u003ccite>(Gustavo Hernandez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Shelters are full. All of the sudden, the city is providing additional beds when we have been asking for this for months,” said Gardenia Zuniga-Haro, an advocate for the residents who previously lived at the burned building. “It’s convenient for the mayor to make it look like everything is peaches and cream, but that’s not the case. He has done nothing but spend millions on bringing in celebrities and promoting Taco Bell.”\u003c/p>\n\u003cp>Lydia Bransten, executive director at the Gubbio Project, said the city’s decision to open additional beds at their site during Super Bowl week was a welcome change from past responses to major events, when the city cleared streets of homeless residents but offered them nowhere to go.\u003c/p>\n\u003cp>“As much as the city is being really hard on our folks who are experiencing homelessness, this is a good move to say we understand that people are going to be displaced and we’re going to respond to it by giving people an option of someplace to be,” Bransten said. “We can’t serve everybody, but we’ll maybe serve 80 people a night. That’s a lot of people.”\u003c/p>\n\u003cp>On Monday night, several dozen guests lingered around the quiet courtyard at the Gubbio Project. Gubbio staff, who are working 12-hour shifts this week to take on the new 24-hour model, prepared chicken alfredo pasta with broccoli and buttered biscuits.\u003c/p>\n\u003cfigure id=\"attachment_12072186\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12072186\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_012-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_012-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_012-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_012-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Joshua Wagner sits in the courtyard at St. John’s the Evangelist Episcopal Church on Feb. 2, 2026, in San Francisco. The program allows unhoused guests to rest inside the church without intake forms or barriers, emphasizing dignity, accessibility and safety. \u003ccite>(Gustavo Hernandez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Rows of cot beds lined the inside of the church where the Gubbio Project is based, with soft sounds of snoring from those who had gone to sleep early.\u003c/p>\n\u003cp>The quiet shelter offered a place to finally relax for Joshua Wagner, who had been asked to move off the sidewalk on 11th Street in the South of Market neighborhood earlier that day.\u003c/p>\n\u003cp>“Me and several people that I’ve been with were told that we were not allowed to be out when the Super Bowl is happening this week, whatever the hell that means. We’re homeless. How can we not be allowed out?” Wagner said. “I can’t even rest for five minutes without somebody telling me to get up and go. I have health problems causing me great distress every time I have to battle gravity just to move along.”\u003c/p>\n\u003cp>Thomas arrived at the shelter after city outreach workers told him about the beds that would be available that night.[aside postID=news_12068047 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/12/20251211_YOUTHHOMELESSNESS_DECEMBER_GH-5-KQED.jpg']“They said that the church is opening the shelter for the week of the Super Bowl, because the city wants the homeless people off the streets for all the fans coming from the East Coast to see the city and celebrate for the Super Bowl,” Thomas said.\u003c/p>\n\u003cp>Born in San Francisco, Thomas said street crews have asked him to move along before. He’s stayed in shelters, but has experienced harassment and had his items stolen in those spaces before, so he sticks by himself on the street.\u003c/p>\n\u003cp>Lately, however, he said there’s been even more shuffling around. “There’s increased police, and an obvious police presence today to say the least,” he said Monday evening.\u003c/p>\n\u003cp>He hopes to one day do outreach himself for people in his situation. He has an idea of what could get him there: “What would be helpful for me is an opportunity for housing without all the hoops you have to go through for federal assistance.”\u003c/p>\n\u003cp>Even though he’s had negative experiences at some shelters, he was feeling good about his stay at Gubbio on Monday.\u003c/p>\n\u003cp>“I like it so far. The dinner’s good. The beds are, you know, they’re comfortable. They let you bring in your things. They don’t have so many restrictions. And I feel like the staff is more understanding here than at other shelters,” he said. “It’s like a breath of fresh air.”\u003c/p>\n\u003ch2>\u003ca id=\"Shareyourstory\">\u003c/a>California is expensive. Share your story of how you get by\u003c/h2>\n\u003cp>https://docs.google.com/forms/d/e/1FAIpQLSe5v6Atf-zIWjJr8ZXgyOmDSRVu2kSdv4_RdPTIWLdBmnVoXg/viewform?usp=header\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "Bay Area cities are clearing sidewalks to boost their public image during Super Bowl LX, which is expected to draw thousands of tourists to the region and millions of TV viewers.",
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"title": "San Francisco Opens Homeless Shelter for People Forced to Move During Super Bowl | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>As thousands of people descend upon \u003ca href=\"https://www.kqed.org/news/tag/san-francisco\">San Francisco\u003c/a> this week for \u003ca href=\"https://www.kqed.org/news/tag/super-bowl\">Super Bowl\u003c/a> LX, the city is looking to put on a sparkly show for tourists and locals alike — and telling unhoused individuals to move along to make way for activities downtown.\u003c/p>\n\u003cp>In addition to running existing interfaith winter shelters, the city is funding additional shelter beds specifically during the week of the Super Bowl, KQED has confirmed. Many homeless advocates and unhoused people say the efforts are merely pushing the issue out of view of Super Bowl fans.\u003c/p>\n\u003cp>“They’re trying to cover up a problem that, you know, exists. It’s dehumanizing. If you don’t have anywhere else to go, they’ll still tell you, ‘We don’t want you here,’ because it makes the city look bad,” said Jered Thomas, a 33-year-old who is homeless and recently was sleeping near the South of Market and Mission neighborhoods. “But I don’t really feel like they’re solving the problem by moving us around or policing us, making it illegal to be homeless. It just makes the problem even worse.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>More than 8,300 people are homeless in San Francisco, according to the \u003ca href=\"https://www.sf.gov/data--point-time-count-dashboard\">2024 Point-in-Time count\u003c/a>, a biennial snapshot of the city’s unhoused population. Just over half of the people included in the count were unsheltered. While the city has made a number of changes to its policies for addressing homelessness, affordable housing and access to subsidies remain out of reach for many.\u003c/p>\n\u003cp>On Monday night, Thomas slept at the Gubbio Project. The nonprofit typically only offers respite and services for people who are unhoused during the day. But the week of the Super Bowl, the city is helping the program operate 24 hours a day to prepare meals for guests and oversee 80 beds (60 beds for people who drop in themselves, and 20 reserved for people dropped off by police or the city’s street response teams).\u003c/p>\n\u003cfigure id=\"attachment_12072187\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12072187\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_015-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_015-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_015-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_015-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Jered Thomas sits inside the sanctuary at St. John’s the Evangelist Episcopal Church, home to the Gubbio Project, on Feb. 2, 2026, in San Francisco. The program provides guests a place to rest with no sign-in process and no one turned away. \u003ccite>(Gustavo Hernandez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>This year’s Super Bowl will be played at Levi’s Stadium in Santa Clara, but it is expected to draw thousands of tourists from all over the globe to San Francisco, about 45 miles north. City leaders see the event, which is \u003ca href=\"https://www.kqed.org/news/12071211/super-bowl-lx-promises-big-bucks-for-the-bay-area-cities-are-trying-to-cash-in\">projected to bring more than $600 million\u003c/a> to the region, as a catapult for the city’s post-pandemic economic rebound. Mayor Daniel Lurie has seized the opportunity to charm visitors and TV viewers, and change the negative narrative many conservative media pundits have spun about San Francisco.\u003c/p>\n\u003cp>“Next month, we will once again welcome people from across the globe for Super Bowl LX,” Lurie said during his State of the City address in January. “And I have no doubt that our city will once again rise to the occasion as the spotlight of the world shines on San Francisco.”\u003c/p>\n\u003cp>It’s not unexpected that San Francisco will clear sidewalks of encampments ahead of the major event, which also came to the Bay Area in 2016, when major sweeps took place around the Embarcadero and other areas where Super Bowl festivities were happening. The city took a similar approach with other events, like the Asia-Pacific Economic Cooperation (APEC) conference, when high-security levels prompted the closure of several streets downtown and restricted foot traffic.\u003c/p>\n\u003cp>This week, the city is shutting down blocks downtown around the Moscone Center, where the NFL is hosting events for football fans.\u003c/p>\n\u003cblockquote>\u003cp>\u003cstrong>\u003cem>California is an expensive place to live. Are you feeling the pinch? \u003ca href=\"#Shareyourstory\">Share your story\u003c/a> with KQED by leaving us a voicemail at \u003ca href=\"tel:4155532115\">415-553-2115\u003c/a> or \u003ca href=\"https://docs.google.com/forms/d/e/1FAIpQLSe5v6Atf-zIWjJr8ZXgyOmDSRVu2kSdv4_RdPTIWLdBmnVoXg/viewform?usp=header\">clicking here\u003c/a>.\u003c/em>\u003c/strong>\u003c/p>\u003c/blockquote>\n\u003cp>Officials at the Department of Emergency Management, which oversees the city’s street crews that respond to homeless encampments, said they are continuing with their regular schedule and are not ramping up enforcement efforts.\u003c/p>\n\u003cp>“San Francisco’s work to bring people indoors and improve street conditions is ongoing every day — regardless of whether a major event is happening in the Bay Area,” a spokesperson from DEM said. “Neighborhood Street Teams are extending hours and proactively encouraging people to accept services, as they do every day. The message is simple: help is available, and today is a good day to come inside.”\u003c/p>\n\u003cp>Other cities in the Bay Area looking to lure tourists are also continuing to clear encampments ahead of the event and maintaining that they are not ramping up enforcement around any particular event.\u003c/p>\n\u003cp>“These efforts are part of San José’s ongoing, year-round strategy to reduce homelessness with compassion, dignity and long-term solutions — not a one-time response tied to any single event,” said Sarah Fields, deputy director of public affairs for San José’s Housing Department.\u003c/p>\n\u003cfigure id=\"attachment_12072189\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12072189\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/260127-SUPERBOWLHOMELESSNESS-08-BL-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/260127-SUPERBOWLHOMELESSNESS-08-BL-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/260127-SUPERBOWLHOMELESSNESS-08-BL-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/260127-SUPERBOWLHOMELESSNESS-08-BL-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Department of Public Works employees clean up debris after a sweep of an encampment on Merlin Street in San Francisco’s South of Market neighborhood on Jan. 27, 2026. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Tent clearings and citations for people sleeping outside have increased across San Francisco in the last year, especially after the 2024 U.S. Supreme Court ruling in the Grants Pass case that made it easier for cities to force homeless people to move, even if shelter is unavailable.\u003c/p>\n\u003cp>“There’s certainly been an uptick in operations for months now,” said John Do, an ACLU attorney who worked on a lawsuit against San Francisco over how it conducted homeless sweeps. The $2.8 million settlement for the case was officially finalized in September 2025. “The city wants to hide their homelessness crisis by displacing people … But those are temporary measures, which don’t, of course, address the underlying issues.”\u003c/p>\n\u003cp>This year’s Super Bowl also comes as nearly \u003ca href=\"https://www.sf.gov/data--check-your-position-adult-shelter-waitlist\">400 residents remain on San Francisco’s waitlist\u003c/a> for a bed at one of the city’s \u003ca href=\"https://www.sf.gov/data--shelter-and-crisis-interventions\">53 shelter sites\u003c/a>, while others struggle to obtain permanent housing.\u003c/p>\n\u003cp>As the city opens up additional beds at Gubbio in the Mission District, it’s also winding down more than 100 beds at the Monarch and Adante hotels downtown. At the same time, dozens of displaced residents of a Tenderloin building that burned in December say they are struggling to find shelter even months after the blaze.\u003c/p>\n\u003cfigure id=\"attachment_12072185\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12072185\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_008-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_008-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_008-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_008-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Guests sleep on cots arranged throughout the sanctuary at St. John’s the Evangelist Episcopal Church, where the Gubbio Project is operating an overnight shelter during Super Bowl weekend on Feb. 2, 2026, in San Francisco. \u003ccite>(Gustavo Hernandez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Shelters are full. All of the sudden, the city is providing additional beds when we have been asking for this for months,” said Gardenia Zuniga-Haro, an advocate for the residents who previously lived at the burned building. “It’s convenient for the mayor to make it look like everything is peaches and cream, but that’s not the case. He has done nothing but spend millions on bringing in celebrities and promoting Taco Bell.”\u003c/p>\n\u003cp>Lydia Bransten, executive director at the Gubbio Project, said the city’s decision to open additional beds at their site during Super Bowl week was a welcome change from past responses to major events, when the city cleared streets of homeless residents but offered them nowhere to go.\u003c/p>\n\u003cp>“As much as the city is being really hard on our folks who are experiencing homelessness, this is a good move to say we understand that people are going to be displaced and we’re going to respond to it by giving people an option of someplace to be,” Bransten said. “We can’t serve everybody, but we’ll maybe serve 80 people a night. That’s a lot of people.”\u003c/p>\n\u003cp>On Monday night, several dozen guests lingered around the quiet courtyard at the Gubbio Project. Gubbio staff, who are working 12-hour shifts this week to take on the new 24-hour model, prepared chicken alfredo pasta with broccoli and buttered biscuits.\u003c/p>\n\u003cfigure id=\"attachment_12072186\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12072186\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_012-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_012-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_012-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/02/020226SUPER-BOWL-HOMELESSNESS-_GH_012-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Joshua Wagner sits in the courtyard at St. John’s the Evangelist Episcopal Church on Feb. 2, 2026, in San Francisco. The program allows unhoused guests to rest inside the church without intake forms or barriers, emphasizing dignity, accessibility and safety. \u003ccite>(Gustavo Hernandez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Rows of cot beds lined the inside of the church where the Gubbio Project is based, with soft sounds of snoring from those who had gone to sleep early.\u003c/p>\n\u003cp>The quiet shelter offered a place to finally relax for Joshua Wagner, who had been asked to move off the sidewalk on 11th Street in the South of Market neighborhood earlier that day.\u003c/p>\n\u003cp>“Me and several people that I’ve been with were told that we were not allowed to be out when the Super Bowl is happening this week, whatever the hell that means. We’re homeless. How can we not be allowed out?” Wagner said. “I can’t even rest for five minutes without somebody telling me to get up and go. I have health problems causing me great distress every time I have to battle gravity just to move along.”\u003c/p>\n\u003cp>Thomas arrived at the shelter after city outreach workers told him about the beds that would be available that night.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“They said that the church is opening the shelter for the week of the Super Bowl, because the city wants the homeless people off the streets for all the fans coming from the East Coast to see the city and celebrate for the Super Bowl,” Thomas said.\u003c/p>\n\u003cp>Born in San Francisco, Thomas said street crews have asked him to move along before. He’s stayed in shelters, but has experienced harassment and had his items stolen in those spaces before, so he sticks by himself on the street.\u003c/p>\n\u003cp>Lately, however, he said there’s been even more shuffling around. “There’s increased police, and an obvious police presence today to say the least,” he said Monday evening.\u003c/p>\n\u003cp>He hopes to one day do outreach himself for people in his situation. He has an idea of what could get him there: “What would be helpful for me is an opportunity for housing without all the hoops you have to go through for federal assistance.”\u003c/p>\n\u003cp>Even though he’s had negative experiences at some shelters, he was feeling good about his stay at Gubbio on Monday.\u003c/p>\n\u003cp>“I like it so far. The dinner’s good. The beds are, you know, they’re comfortable. They let you bring in your things. They don’t have so many restrictions. And I feel like the staff is more understanding here than at other shelters,” he said. “It’s like a breath of fresh air.”\u003c/p>\n\u003ch2>\u003ca id=\"Shareyourstory\">\u003c/a>California is expensive. Share your story of how you get by\u003c/h2>\u003c/p>\u003cp>\u003cdiv class='utils-parseShortcode-shortcodes-__shortcodes__shortcodeWrapper'>\n \u003ciframe\n src='https://docs.google.com/forms/d/e/1FAIpQLSe5v6Atf-zIWjJr8ZXgyOmDSRVu2kSdv4_RdPTIWLdBmnVoXg/viewform?usp=header?embedded=true'\n title='https://docs.google.com/forms/d/e/1FAIpQLSe5v6Atf-zIWjJr8ZXgyOmDSRVu2kSdv4_RdPTIWLdBmnVoXg/viewform?usp=header'\n width='760' height='500'\n frameborder='0'\n marginheight='0' marginwidth='0'>\u003c/iframe>\u003c/div>\u003c/p>\u003cp>\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>\u003ca href=\"https://www.kqed.org/housing\">Affordable housing\u003c/a> developers in California are met with a lot of demands: pay for sidewalks and extra sewer lines, make sure there’s money for parks and art projects, don’t forget schools and subways.\u003c/p>\n\u003cp>All those demands add up — contributing to about $20,000 per apartment, on average, or $2 million for a 100-unit building, according to a \u003ca href=\"https://ternercenter.berkeley.edu/blog/assessing-the-cost-of-impact-fees-on-affordable-housing-an-analysis-of-low-income-housing-tax-credit-projects-in-california/\">new report\u003c/a> from UC Berkeley’s Terner Center for Housing Innovation.\u003c/p>\n\u003cp>The report, released Thursday, looked at some 700 projects across the state built between 2020 and 2023 and found those fees totaled a whopping $1.2 billion — money the report’s author, Ben Metcalf, said could be better spent building more housing.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“If we could have instead reinvested that $1.2 billion into new affordable housing, that could have been 5,000 families that would be off the streets or stably housed or in a much better condition,” said Metcalf, who is also the managing director for the center. “There’s a trade-off that we’re making.”\u003c/p>\n\u003cp>The findings come as the state and federal government look for ways to spur housing construction and make it cheaper to build and buy homes.\u003c/p>\n\u003cp>President Donald Trump has \u003ca href=\"https://www.npr.org/2026/01/13/nx-s1-5674777/trump-federal-reserve-jerome-powell\">aggressively pushed\u003c/a> the Federal Reserve to lower interest rates, which he claimed would \u003ca href=\"https://www.nytimes.com/2026/01/13/us/politics/trump-housing-costs.html\">make homeownership more affordable\u003c/a>. And during his \u003ca href=\"https://www.kqed.org/news/12069094/in-final-state-of-state-speech-gov-newsom-says-california-offers-model-for-the-nation\">State of the State\u003c/a> address earlier this month, Gov. Gavin Newsom announced he would focus on the cost of construction during his final term.\u003c/p>\n\u003cfigure id=\"attachment_12044986\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12044986\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-25-BL-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-25-BL-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-25-BL-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-25-BL-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Construction workers build at 750 Golden Gate Ave. in San Francisco on June 18, 2025, during a groundbreaking ceremony marking the start of two affordable housing projects. One will deliver 75 units prioritized for SFUSD and City College educators, and the other at 850 Turk will add 92 family apartments. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But many of the biggest construction costs, including labor, material and — despite the president’s attempts — interest rates are virtually immovable. Experts say the fees local municipalities charge developers are one lever left to pull.\u003c/p>\n\u003cp>Pulling that lever, however, may be easier said than done. Known as “\u003ca href=\"https://www.kqed.org/news/12017695/san-francisco-wants-to-make-it-cheaper-for-developers-to-build-housing-downtown\">impact fees\u003c/a>” or “developer fees,” the money helps fund infrastructure and municipal services cities argue are needed to support the new residents of the development, including schools, parks, streets, sewage, electricity and public art.\u003c/p>\n\u003cp>Apart from local bonds and sales tax measures, impact fees are one of the few ways local governments can generate tax revenue.[aside postID=news_12069513 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9694.JPG_qed.jpg']That’s largely a result of Prop 13, a landmark 1978 ballot measure that capped property taxes and limited how much they can increase each year.\u003c/p>\n\u003cp>Many cities have become increasingly hamstrung in raising revenues to pay for services, and they’re not eager to forgo the extra fees they say are necessary to maintain basic public facilities and services.\u003c/p>\n\u003cp>“We don’t make money on these fees,” said Jason Rhine, senior director of legislative affairs for the League of California Cities. “They literally go directly back to the services and facilities … not to support anything else.”\u003c/p>\n\u003cp>Indeed, the Terner Center’s report found that impact fees, on average, accounted for around 1% of cities’ total revenue. And many cities aren’t generating fee revenue on affordable housing at all because they’re not building any.\u003c/p>\n\u003cp>The report looked specifically at projects built using the Low Income Housing Tax Program (LIHTC), a federal effort to \u003ca href=\"https://www.congress.gov/crs-product/RS22389\">encourage affordable housing construction\u003c/a> by awarding developers tax credits to offset construction costs.\u003c/p>\n\u003cfigure id=\"attachment_12062182\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12062182\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/250519-AffordableHousingFile-13-BL_qed-1.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/250519-AffordableHousingFile-13-BL_qed-1.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/250519-AffordableHousingFile-13-BL_qed-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/250519-AffordableHousingFile-13-BL_qed-1-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Construction is underway on an affordable housing apartment building at 2550 Irving St. in San Francisco’s Sunset District on May 19, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Out of the 482 cities studied, a little more than half didn’t receive a single LIHTC award between 2020 and 2023.\u003c/p>\n\u003cp>Unlike market-rate housing, affordable housing developments are exempt from some impact fees. Still, the Terner Center’s report argues, a fee is a fee. And with affordable housing, it has to be covered by taxpayers.\u003c/p>\n\u003cp>Those fees can vary depending on the type of project and where it’s built. On average, family housing projects were charged around $24,000 in impact fees, while senior housing and housing for people with special needs were charged about $19,100 and $13,800, respectively.\u003c/p>\n\u003cp>Smaller, more suburban cities, where the project necessitated new infrastructure, such as roads and utility lines, tended to charge higher impact fees, while cities with larger populations usually charged lower fees.[aside postID=news_12068746 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-18-BL_qed.jpg']“If the infrastructure doesn’t exist, you have to create that infrastructure,” Rhine said. “And since we’re limited in how we can charge or generate revenue to fund that infrastructure, it really falls on the development community.”\u003c/p>\n\u003cp>Developers said these fees don’t necessarily break a project, but they can shape what it looks like, what amenities are included and how quickly it can be built.\u003c/p>\n\u003cp>Nick Friend is the chief lending officer at Housing Trust Silicon Valley, a financial institution that provides loans for affordable housing projects across the Bay Area.\u003c/p>\n\u003cp>He said higher impact fees can affect the number of family-sized apartments versus studios and one-bedrooms in a development. It can also mean using cheaper building materials and reducing the amount of common space.\u003c/p>\n\u003cp>That can result in projects sometimes looking half-built with “spaces for amenities yet to come,” he said. “Spaces might be left empty, when they are imagined [to be], say, a playground or a landscape design feature or something.”\u003c/p>\n\u003cfigure id=\"attachment_12059485\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12059485\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251007-SACRAMENTOMIDDLEHOUSING_00195_TV-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251007-SACRAMENTOMIDDLEHOUSING_00195_TV-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251007-SACRAMENTOMIDDLEHOUSING_00195_TV-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251007-SACRAMENTOMIDDLEHOUSING_00195_TV-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A site of new middle housing units is under construction at 2824 D St. in Sacramento on October 7, 2025. Developers are reviving “middle housing” such as duplexes and cottage clusters, but say California’s rollout of the new rules has been anything but smooth. \u003ccite>(Tâm Vũ/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>To avoid those compromises, some developers told KQED they try to work with cities to waive the fees or wait to pay them until tenants are ready to move in. The city of Palo Alto waived the impact fees for \u003ca href=\"https://edenhousing.org/properties/mitchell-park-place/\">Mitchell Park Place\u003c/a>, a \u003ca href=\"https://www.paloaltoonline.com/housing/2025/12/19/mitchell-park-place-begins-to-welcome-tenants-into-affordable-housing\">recently completed\u003c/a> affordable apartment building with 50 units, including some set aside for people with disabilities.\u003c/p>\n\u003cp>The waiver meant more than $3 million in cost savings for Eden Housing, the developer. “Most of the cities would like to build the housing, so they’d like to find a solution, particularly [for] affordable housing,” said Linda Mandolini, president and CEO of the nonprofit.\u003c/p>\n\u003cp>But some developers and housing activists argue there are other cities that impose hefty impact fees as a way to shut out development entirely.\u003c/p>\n\u003cp>The \u003ca href=\"https://mailchi.mp/housingactioncoalition/news-from-hac-xvlkxure9o-13363216\">Housing Action Coalition\u003c/a> recently announced it had sent a letter to the Manhattan Beach City Council and had complained to the state’s housing agency after the city proposed increasing its impact fees for multifamily housing by almost three times more per square foot than for single-family homes.\u003c/p>\n\u003cfigure id=\"attachment_12066836\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12066836\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/12/251211-PEOPLES-PARK-RENDERINGS-02-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1134\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/12/251211-PEOPLES-PARK-RENDERINGS-02-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/12/251211-PEOPLES-PARK-RENDERINGS-02-KQED-160x91.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/12/251211-PEOPLES-PARK-RENDERINGS-02-KQED-1536x871.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The university will work with Satellite Affordable Housing Associates, a Bay Area nonprofit, to build the permanent supportive housing project on Berkeley’s People’s Park. A rendering of the proposed permanent supportive housing project that will include at least 100 units for people exiting homelessness and for low-income residents. \u003ccite>(LMS Architects/Hood Design Studio)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Manhattan Beach can plan for infrastructure needs without adopting policies to deter the multifamily and below-market housing it is required to encourage [under state law],” Jesse Zwick, the coalition’s southern California director, wrote in the letter.\u003c/p>\n\u003cp>To spur housing construction and make sure cities can reach their state-mandated housing goals, lawmakers have recently passed laws aiming to lessen the burden of impact fees. The new rules require cities to provide an \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240AB1820\">estimate of the fees\u003c/a> early in the development process and allow \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240SB937\">certain types of projects\u003c/a> to pay them once construction and inspections are complete.\u003c/p>\n\u003cp>Cities are under more scrutiny to approve and build housing as the state’s affordability crisis worsens. Developers argue that if it’s easier for them to build housing, the cities can meet their goals faster. But for many cities with already-tight budgets and few resources on hand, forgoing impact fees is not necessarily a win-win.\u003c/p>\n\u003cp>“Ideally, we’d have a state fund that would fund impact fees or development fees on behalf of affordable housing developers,” Rhine said. “Right now, the bit of the trade-off really is if a developer is not going to pay those fees, somebody’s going to go without a park or a library or a service.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003ca href=\"https://www.kqed.org/housing\">Affordable housing\u003c/a> developers in California are met with a lot of demands: pay for sidewalks and extra sewer lines, make sure there’s money for parks and art projects, don’t forget schools and subways.\u003c/p>\n\u003cp>All those demands add up — contributing to about $20,000 per apartment, on average, or $2 million for a 100-unit building, according to a \u003ca href=\"https://ternercenter.berkeley.edu/blog/assessing-the-cost-of-impact-fees-on-affordable-housing-an-analysis-of-low-income-housing-tax-credit-projects-in-california/\">new report\u003c/a> from UC Berkeley’s Terner Center for Housing Innovation.\u003c/p>\n\u003cp>The report, released Thursday, looked at some 700 projects across the state built between 2020 and 2023 and found those fees totaled a whopping $1.2 billion — money the report’s author, Ben Metcalf, said could be better spent building more housing.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“If we could have instead reinvested that $1.2 billion into new affordable housing, that could have been 5,000 families that would be off the streets or stably housed or in a much better condition,” said Metcalf, who is also the managing director for the center. “There’s a trade-off that we’re making.”\u003c/p>\n\u003cp>The findings come as the state and federal government look for ways to spur housing construction and make it cheaper to build and buy homes.\u003c/p>\n\u003cp>President Donald Trump has \u003ca href=\"https://www.npr.org/2026/01/13/nx-s1-5674777/trump-federal-reserve-jerome-powell\">aggressively pushed\u003c/a> the Federal Reserve to lower interest rates, which he claimed would \u003ca href=\"https://www.nytimes.com/2026/01/13/us/politics/trump-housing-costs.html\">make homeownership more affordable\u003c/a>. And during his \u003ca href=\"https://www.kqed.org/news/12069094/in-final-state-of-state-speech-gov-newsom-says-california-offers-model-for-the-nation\">State of the State\u003c/a> address earlier this month, Gov. Gavin Newsom announced he would focus on the cost of construction during his final term.\u003c/p>\n\u003cfigure id=\"attachment_12044986\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12044986\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-25-BL-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-25-BL-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-25-BL-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-25-BL-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Construction workers build at 750 Golden Gate Ave. in San Francisco on June 18, 2025, during a groundbreaking ceremony marking the start of two affordable housing projects. One will deliver 75 units prioritized for SFUSD and City College educators, and the other at 850 Turk will add 92 family apartments. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But many of the biggest construction costs, including labor, material and — despite the president’s attempts — interest rates are virtually immovable. Experts say the fees local municipalities charge developers are one lever left to pull.\u003c/p>\n\u003cp>Pulling that lever, however, may be easier said than done. Known as “\u003ca href=\"https://www.kqed.org/news/12017695/san-francisco-wants-to-make-it-cheaper-for-developers-to-build-housing-downtown\">impact fees\u003c/a>” or “developer fees,” the money helps fund infrastructure and municipal services cities argue are needed to support the new residents of the development, including schools, parks, streets, sewage, electricity and public art.\u003c/p>\n\u003cp>Apart from local bonds and sales tax measures, impact fees are one of the few ways local governments can generate tax revenue.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>That’s largely a result of Prop 13, a landmark 1978 ballot measure that capped property taxes and limited how much they can increase each year.\u003c/p>\n\u003cp>Many cities have become increasingly hamstrung in raising revenues to pay for services, and they’re not eager to forgo the extra fees they say are necessary to maintain basic public facilities and services.\u003c/p>\n\u003cp>“We don’t make money on these fees,” said Jason Rhine, senior director of legislative affairs for the League of California Cities. “They literally go directly back to the services and facilities … not to support anything else.”\u003c/p>\n\u003cp>Indeed, the Terner Center’s report found that impact fees, on average, accounted for around 1% of cities’ total revenue. And many cities aren’t generating fee revenue on affordable housing at all because they’re not building any.\u003c/p>\n\u003cp>The report looked specifically at projects built using the Low Income Housing Tax Program (LIHTC), a federal effort to \u003ca href=\"https://www.congress.gov/crs-product/RS22389\">encourage affordable housing construction\u003c/a> by awarding developers tax credits to offset construction costs.\u003c/p>\n\u003cfigure id=\"attachment_12062182\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12062182\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/250519-AffordableHousingFile-13-BL_qed-1.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/250519-AffordableHousingFile-13-BL_qed-1.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/250519-AffordableHousingFile-13-BL_qed-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/250519-AffordableHousingFile-13-BL_qed-1-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Construction is underway on an affordable housing apartment building at 2550 Irving St. in San Francisco’s Sunset District on May 19, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Out of the 482 cities studied, a little more than half didn’t receive a single LIHTC award between 2020 and 2023.\u003c/p>\n\u003cp>Unlike market-rate housing, affordable housing developments are exempt from some impact fees. Still, the Terner Center’s report argues, a fee is a fee. And with affordable housing, it has to be covered by taxpayers.\u003c/p>\n\u003cp>Those fees can vary depending on the type of project and where it’s built. On average, family housing projects were charged around $24,000 in impact fees, while senior housing and housing for people with special needs were charged about $19,100 and $13,800, respectively.\u003c/p>\n\u003cp>Smaller, more suburban cities, where the project necessitated new infrastructure, such as roads and utility lines, tended to charge higher impact fees, while cities with larger populations usually charged lower fees.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“If the infrastructure doesn’t exist, you have to create that infrastructure,” Rhine said. “And since we’re limited in how we can charge or generate revenue to fund that infrastructure, it really falls on the development community.”\u003c/p>\n\u003cp>Developers said these fees don’t necessarily break a project, but they can shape what it looks like, what amenities are included and how quickly it can be built.\u003c/p>\n\u003cp>Nick Friend is the chief lending officer at Housing Trust Silicon Valley, a financial institution that provides loans for affordable housing projects across the Bay Area.\u003c/p>\n\u003cp>He said higher impact fees can affect the number of family-sized apartments versus studios and one-bedrooms in a development. It can also mean using cheaper building materials and reducing the amount of common space.\u003c/p>\n\u003cp>That can result in projects sometimes looking half-built with “spaces for amenities yet to come,” he said. “Spaces might be left empty, when they are imagined [to be], say, a playground or a landscape design feature or something.”\u003c/p>\n\u003cfigure id=\"attachment_12059485\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12059485\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251007-SACRAMENTOMIDDLEHOUSING_00195_TV-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251007-SACRAMENTOMIDDLEHOUSING_00195_TV-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251007-SACRAMENTOMIDDLEHOUSING_00195_TV-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251007-SACRAMENTOMIDDLEHOUSING_00195_TV-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A site of new middle housing units is under construction at 2824 D St. in Sacramento on October 7, 2025. Developers are reviving “middle housing” such as duplexes and cottage clusters, but say California’s rollout of the new rules has been anything but smooth. \u003ccite>(Tâm Vũ/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>To avoid those compromises, some developers told KQED they try to work with cities to waive the fees or wait to pay them until tenants are ready to move in. The city of Palo Alto waived the impact fees for \u003ca href=\"https://edenhousing.org/properties/mitchell-park-place/\">Mitchell Park Place\u003c/a>, a \u003ca href=\"https://www.paloaltoonline.com/housing/2025/12/19/mitchell-park-place-begins-to-welcome-tenants-into-affordable-housing\">recently completed\u003c/a> affordable apartment building with 50 units, including some set aside for people with disabilities.\u003c/p>\n\u003cp>The waiver meant more than $3 million in cost savings for Eden Housing, the developer. “Most of the cities would like to build the housing, so they’d like to find a solution, particularly [for] affordable housing,” said Linda Mandolini, president and CEO of the nonprofit.\u003c/p>\n\u003cp>But some developers and housing activists argue there are other cities that impose hefty impact fees as a way to shut out development entirely.\u003c/p>\n\u003cp>The \u003ca href=\"https://mailchi.mp/housingactioncoalition/news-from-hac-xvlkxure9o-13363216\">Housing Action Coalition\u003c/a> recently announced it had sent a letter to the Manhattan Beach City Council and had complained to the state’s housing agency after the city proposed increasing its impact fees for multifamily housing by almost three times more per square foot than for single-family homes.\u003c/p>\n\u003cfigure id=\"attachment_12066836\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12066836\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/12/251211-PEOPLES-PARK-RENDERINGS-02-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1134\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/12/251211-PEOPLES-PARK-RENDERINGS-02-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/12/251211-PEOPLES-PARK-RENDERINGS-02-KQED-160x91.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/12/251211-PEOPLES-PARK-RENDERINGS-02-KQED-1536x871.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The university will work with Satellite Affordable Housing Associates, a Bay Area nonprofit, to build the permanent supportive housing project on Berkeley’s People’s Park. A rendering of the proposed permanent supportive housing project that will include at least 100 units for people exiting homelessness and for low-income residents. \u003ccite>(LMS Architects/Hood Design Studio)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Manhattan Beach can plan for infrastructure needs without adopting policies to deter the multifamily and below-market housing it is required to encourage [under state law],” Jesse Zwick, the coalition’s southern California director, wrote in the letter.\u003c/p>\n\u003cp>To spur housing construction and make sure cities can reach their state-mandated housing goals, lawmakers have recently passed laws aiming to lessen the burden of impact fees. The new rules require cities to provide an \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240AB1820\">estimate of the fees\u003c/a> early in the development process and allow \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240SB937\">certain types of projects\u003c/a> to pay them once construction and inspections are complete.\u003c/p>\n\u003cp>Cities are under more scrutiny to approve and build housing as the state’s affordability crisis worsens. Developers argue that if it’s easier for them to build housing, the cities can meet their goals faster. But for many cities with already-tight budgets and few resources on hand, forgoing impact fees is not necessarily a win-win.\u003c/p>\n\u003cp>“Ideally, we’d have a state fund that would fund impact fees or development fees on behalf of affordable housing developers,” Rhine said. “Right now, the bit of the trade-off really is if a developer is not going to pay those fees, somebody’s going to go without a park or a library or a service.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>Californians are no strangers to compromise. Living here has long meant paying more for rent, mortgages, utilities, gas, child care — even groceries.\u003c/p>\n\u003cp>In exchange, we’ve been rewarded with breathtaking natural beauty, a robust economy and a vibrant cultural scene.\u003c/p>\n\u003cp>But as costs continue to rise, the payoff hasn’t proven to be enough for a growing number of people. Since 2016, in every year except one, more people have \u003ca href=\"https://dof.ca.gov/forecasting/demographics/estimates/E-2/#:~:text=Net%20domestic%20migration%20from%20California,loss%20of%20over%2089%2C000%20residents.\">moved out of California\u003c/a> than moved in.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cstrong>\u003cem>Are you feeling the pinch? Share your story with KQED by leaving us a voicemail at 415-553-2115 or \u003c/em>\u003c/strong>\u003ca href=\"https://docs.google.com/forms/d/e/1FAIpQLSe5v6Atf-zIWjJr8ZXgyOmDSRVu2kSdv4_RdPTIWLdBmnVoXg/viewform?usp=header\">\u003cstrong>\u003cem>clicking here\u003c/em>\u003c/strong>\u003c/a>\u003cstrong>\u003cem>.\u003c/em>\u003c/strong>\u003c/p>\n\u003cp>For those who have stayed in California, many expenses have only gotten worse. Monthly payments for a newly purchased mid-tier home have climbed a whopping 74% from just under $3,200 in Jan. 2020 to more than $5,500 in Sept. 2025, according to the \u003ca href=\"https://lao.ca.gov/LAOEconTax/Article/Detail/793\">state’s Legislative Analysts’ Office\u003c/a>.[aside postID=science_1999400 hero='https://cdn.kqed.org/wp-content/uploads/sites/35/2025/11/20251105_HIGH-ELECTRICITY-BILLS_GH-17-KQED.jpg']Meanwhile, rents in California continue to outpace the nation, with real estate listings website Zillow reporting that a median one-bedroom goes for around $2,100 a month, 40% higher than the national average.\u003c/p>\n\u003cp>These high costs are increasingly forcing painful trade-offs. Kenya Brown, who lives in Bay Point, sent her four youngest kids to spend time at her oldest son’s apartment because she was \u003ca href=\"https://www.kqed.org/science/1999400/bay-area-electricity-bills-are-some-of-the-highest-where-does-your-money-go\">unable to pay\u003c/a> her utility bills. Davis resident Carin Lenk Sloane is considering leaving the country due to \u003ca href=\"https://www.kqed.org/science/1999325/we-cant-afford-to-stay-californians-weigh-drastic-moves-as-health-premiums-rise\">rising health insurance\u003c/a> premiums.\u003c/p>\n\u003cp>In a \u003ca href=\"https://www.kqed.org/news/12061802/how-are-child-care-costs-affecting-the-lives-of-bay-area-families-you-told-us\">KQED reader survey\u003c/a>, one parent said child care costs more than her mortgage, while another said her family was putting off buying a home altogether to afford day care for her infant.\u003c/p>\n\u003cp>So, tell us, what trade-offs are you making? Maybe you’ve taken on a side hustle or two. Perhaps you’re leaning on your community more or eating out less. Big or small, we want to know how you’re making your life more affordable.\u003c/p>\n\u003cp>https://docs.google.com/forms/d/e/1FAIpQLSe5v6Atf-zIWjJr8ZXgyOmDSRVu2kSdv4_RdPTIWLdBmnVoXg/viewform?usp=header\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Meanwhile, rents in California continue to outpace the nation, with real estate listings website Zillow reporting that a median one-bedroom goes for around $2,100 a month, 40% higher than the national average.\u003c/p>\n\u003cp>These high costs are increasingly forcing painful trade-offs. Kenya Brown, who lives in Bay Point, sent her four youngest kids to spend time at her oldest son’s apartment because she was \u003ca href=\"https://www.kqed.org/science/1999400/bay-area-electricity-bills-are-some-of-the-highest-where-does-your-money-go\">unable to pay\u003c/a> her utility bills. Davis resident Carin Lenk Sloane is considering leaving the country due to \u003ca href=\"https://www.kqed.org/science/1999325/we-cant-afford-to-stay-californians-weigh-drastic-moves-as-health-premiums-rise\">rising health insurance\u003c/a> premiums.\u003c/p>\n\u003cp>In a \u003ca href=\"https://www.kqed.org/news/12061802/how-are-child-care-costs-affecting-the-lives-of-bay-area-families-you-told-us\">KQED reader survey\u003c/a>, one parent said child care costs more than her mortgage, while another said her family was putting off buying a home altogether to afford day care for her infant.\u003c/p>\n\u003cp>So, tell us, what trade-offs are you making? Maybe you’ve taken on a side hustle or two. Perhaps you’re leaning on your community more or eating out less. Big or small, we want to know how you’re making your life more affordable.\u003c/p>\u003c/p>\u003cp>\u003cdiv class='utils-parseShortcode-shortcodes-__shortcodes__shortcodeWrapper'>\n \u003ciframe\n src='https://docs.google.com/forms/d/e/1FAIpQLSe5v6Atf-zIWjJr8ZXgyOmDSRVu2kSdv4_RdPTIWLdBmnVoXg/viewform?usp=header?embedded=true'\n title='https://docs.google.com/forms/d/e/1FAIpQLSe5v6Atf-zIWjJr8ZXgyOmDSRVu2kSdv4_RdPTIWLdBmnVoXg/viewform?usp=header'\n width='760' height='500'\n frameborder='0'\n marginheight='0' marginwidth='0'>\u003c/iframe>\u003c/div>\u003c/p>\u003cp>\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>After taking \u003ca href=\"https://www.kqed.org/news/12038224/california-bill-expand-rent-control-pulled-for-year-bay-area-lawmaker\">blows from landlord groups and the building trades\u003c/a>, a statewide bill that aimed to \u003ca href=\"https://www.kqed.org/news/12034212/california-lawmakers-push-lower-rent-cap-expand-protections-property-owners-worried\">expand renter protections\u003c/a> and make them permanent is likely dead this legislative season.\u003c/p>\n\u003cp>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB1157\">AB 1157\u003c/a>, dubbed the “Affordable Rent Act,” would have expanded the 2019 Tenant Protection Act to more renters and lowered the amount rent can increase each year. It would have also made those changes permanent, removing a 2030 sunset date.\u003c/p>\n\u003cp>Tuesday marked the bill’s first hearing of the year in the Assembly Judiciary Committee, where tenants and advocates pleaded with committee members to advance the bill.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>But, it faced stiff opposition from rental property and building trade groups, who said it would make housing construction more expensive and could push smaller landlords out of the market.\u003c/p>\n\u003cp>The bill failed to get enough votes, and without any additional hearings scheduled, AB 1157 will likely die there.\u003c/p>\n\u003cp>“I’m just really, really crushed because they talk about how they don’t want to hurt the property owners, they don’t want to have them take their properties off the market,” said Chula Vista renter Tammy Alvarado, who took a 13-hour bus ride to testify in support of the bill.\u003c/p>\n\u003cfigure id=\"attachment_12069627\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069627\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A “For Rent” sign hangs in the window of an apartment building in Nob Hill in San Francisco on July 29, 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“The problem is these greedy landlords that raise their rent [to] the maximum. They can raise it every single year while our wages don’t go up to match.”\u003c/p>\n\u003cp>Now, as the 2019 Tenant Protection Act moves closer towards its expiration date, Alvarado and other tenants are worried about what it means for their own housing security.\u003c/p>\n\u003cp>She splits the monthly payment with her husband and two children for a two-bedroom, single-family home. In November, she said her rent jumped from $2,780 to $3,030 a month — a nearly 9% increase. She also had to pay more toward her security deposit. To make up the cost, she said she would have to miss payments for her gas and electricity bills.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>Devastated,” she said. “Next time I come up here [to Sacramento], I will probably be homeless.”[aside postID=news_12038224 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/2022-9-28-KQED-News_Tenant-Organizing_006_qed-1020x681.jpg']Since Assemblymember Ash Kalra, D-San José, introduced it last year, AB 1157 faced an \u003ca href=\"https://www.kqed.org/news/12034212/california-lawmakers-push-lower-rent-cap-expand-protections-property-owners-worried\">uphill battle\u003c/a>. Powerful realtor and builder groups loudly opposed it, saying it would undermine the state’s efforts to build more housing supply.\u003c/p>\n\u003cp>In late April, \u003ca href=\"https://www.kqed.org/news/12038224/california-bill-expand-rent-control-pulled-for-year-bay-area-lawmaker\">Kalra transformed it\u003c/a> into a two-year bill, vowing to resurface the bill this year after buying more time to work on it with lawmakers.\u003c/p>\n\u003cp>Tenants rights advocates were feeling hopeful about its chances this time around, especially after Gov. Gavin Newsom called out the 2019 law in his \u003ca href=\"https://www.kqed.org/news/12069094/in-final-state-of-state-speech-gov-newsom-says-california-offers-model-for-the-nation\">State of the State\u003c/a> address, saying it was “the strongest statewide renter protections in America.”\u003c/p>\n\u003cp>Still, Kalra wanted to win over skeptical colleagues. Early in Tuesday’s hearing, he announced he would remove a controversial provision extending tenant protections to those renting single-family homes, individually owned condos and duplexes.\u003c/p>\n\u003cp>“It’s all on the table,” Kalra said, “if folks are willing to come to the table to have those conversations meaningfully.”\u003c/p>\n\u003cfigure id=\"attachment_12069626\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069626\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Giselle Penuela, 10, and Alexander Penuela, 6 attend at a vigil outside Redwood City’s city council chamber calling for rent control and other renter protections. \u003ccite>(Farida Jhabvala Romero/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Despite the concessions made, reactions to the bill were mixed. Some committee members spoke in favor, while others raised concerns about its impact on the already expensive rental market.\u003c/p>\n\u003cp>“I’m concerned about the big arm of government telling private property owners what they have to do,” said Asm. Diane Dixon, R-Newport Beach. “Because at some point they say, ‘The heck with it, we’ll go to Arizona and build apartment units and housing units there for a lot less money.’”\u003c/p>\n\u003cp>Committee members also took issue with the bill’s lowered rent cap. Existing law allows property owners to annually increase rent by 5% plus the cost of living, or up to 10%. As inflation has increased in the years since the law was passed, the amount landlords can raise rents has \u003ca href=\"https://caanet.org/all-cpi-figures-for-2024-ab-1482-rent-increases-now-available/\">crept closer to that 10%\u003c/a> threshold. AB 1157 would have cut that in half, limiting landlords to a 5% annual increase.\u003c/p>\n\u003cp>In an emailed statement ahead of the hearing, Adam Pearce, president of the California Rental Housing Association, said the bill could push “mom-and-pop owners out of the market, ultimately shrinking housing supply and hurting the very renters it intends to help.”\u003c/p>\n\u003cfigure id=\"attachment_12069650\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069650\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A view of the Sunset District from the Sunset Reservoir in San Francisco on March 25, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca href=\"https://www.kqed.org/news/12008424/prop-33-rent-control-is-on-the-ballot-again-election-2024-california\">Research on this topic is mixed\u003c/a>. Traditionally, economists have largely agreed with that sentiment, saying that rent-control policies are \u003ca href=\"https://www.brookings.edu/articles/what-does-economic-evidence-tell-us-about-the-effects-of-rent-control/\">inefficient, create scarcity and drive up rents in non-regulated units\u003c/a>. But economists have also given credence to supporters’ claims that rent control is \u003ca href=\"https://pubs.aeaweb.org/doi/pdfplus/10.1257/aer.20181289\">effective at stemming displacement\u003c/a>.\u003c/p>\n\u003cp>Economists have argued that strict rent control could discourage new apartment construction — though other research shows \u003ca href=\"https://dornsife.usc.edu/eri/publications/rent-matters/\">more moderate policies\u003c/a> tend to have little impact. And one recent anecdotal example seemed to support that.\u003c/p>\n\u003cp>In 2022, St. Paul, Minnesota, enacted one of the strictest rent-control policies in the country. Minneapolis, on the other hand, passed a series of land-use laws two years prior, boosting apartment construction.\u003c/p>\n\u003cp>According to a \u003ca href=\"https://www.wsj.com/real-estate/minnesota-rent-control-regulation-prices-34221bd4?mod=hp_lead_pos9#comments_sector\">\u003cem>Wall\u003c/em> \u003cem>Street\u003c/em> \u003cem>Journal\u003c/em> analysis\u003c/a>, permits to build apartments in St. Paul fell by nearly 80% in early 2022, after the city passed its rent-control ordinance. Conversely, housing permits in Minneapolis saw a fourfold increase during that same time period.\u003c/p>\n\u003cfigure id=\"attachment_12069652\" class=\"wp-caption aligncenter\" style=\"max-width: 1999px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069652\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003cfigcaption class=\"wp-caption-text\">Apartment buildings in Nob Hill in San Francisco on July 29, 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But support for rent stabilization has grown among tenants and lawmakers in recent years, including from a coalition of 32 economists who wrote to the Federal Housing Finance Agency in 2023, urging the nationwide use of rental control. And last year, New York City voters elected Mayor Zohran Mamdani, who campaigned on a \u003ca href=\"https://www.zohranfornyc.com/platform\">multi-year rent freeze\u003c/a> for the city’s rent-stabilized apartments.\u003c/p>\n\u003cp>“Today’s vote is nothing short of betrayal,” Christina Livingston, executive director of Alliance of Californians for Community Empowerment, said in an emailed statement.\u003c/p>\n\u003cp>“At this moment, when Californians desperately need housing stability, our legislators chose to side with corporate landlords instead. When given the opportunity to solidify basic tenant protections, they failed, and we are outraged.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "AB 1157, known as the Affordable Rent Act, didn’t get enough votes to advance out of committee. It is unlikely to resurface this legislative session. ",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>After taking \u003ca href=\"https://www.kqed.org/news/12038224/california-bill-expand-rent-control-pulled-for-year-bay-area-lawmaker\">blows from landlord groups and the building trades\u003c/a>, a statewide bill that aimed to \u003ca href=\"https://www.kqed.org/news/12034212/california-lawmakers-push-lower-rent-cap-expand-protections-property-owners-worried\">expand renter protections\u003c/a> and make them permanent is likely dead this legislative season.\u003c/p>\n\u003cp>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB1157\">AB 1157\u003c/a>, dubbed the “Affordable Rent Act,” would have expanded the 2019 Tenant Protection Act to more renters and lowered the amount rent can increase each year. It would have also made those changes permanent, removing a 2030 sunset date.\u003c/p>\n\u003cp>Tuesday marked the bill’s first hearing of the year in the Assembly Judiciary Committee, where tenants and advocates pleaded with committee members to advance the bill.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>But, it faced stiff opposition from rental property and building trade groups, who said it would make housing construction more expensive and could push smaller landlords out of the market.\u003c/p>\n\u003cp>The bill failed to get enough votes, and without any additional hearings scheduled, AB 1157 will likely die there.\u003c/p>\n\u003cp>“I’m just really, really crushed because they talk about how they don’t want to hurt the property owners, they don’t want to have them take their properties off the market,” said Chula Vista renter Tammy Alvarado, who took a 13-hour bus ride to testify in support of the bill.\u003c/p>\n\u003cfigure id=\"attachment_12069627\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069627\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A “For Rent” sign hangs in the window of an apartment building in Nob Hill in San Francisco on July 29, 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“The problem is these greedy landlords that raise their rent [to] the maximum. They can raise it every single year while our wages don’t go up to match.”\u003c/p>\n\u003cp>Now, as the 2019 Tenant Protection Act moves closer towards its expiration date, Alvarado and other tenants are worried about what it means for their own housing security.\u003c/p>\n\u003cp>She splits the monthly payment with her husband and two children for a two-bedroom, single-family home. In November, she said her rent jumped from $2,780 to $3,030 a month — a nearly 9% increase. She also had to pay more toward her security deposit. To make up the cost, she said she would have to miss payments for her gas and electricity bills.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>Devastated,” she said. “Next time I come up here [to Sacramento], I will probably be homeless.”\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Since Assemblymember Ash Kalra, D-San José, introduced it last year, AB 1157 faced an \u003ca href=\"https://www.kqed.org/news/12034212/california-lawmakers-push-lower-rent-cap-expand-protections-property-owners-worried\">uphill battle\u003c/a>. Powerful realtor and builder groups loudly opposed it, saying it would undermine the state’s efforts to build more housing supply.\u003c/p>\n\u003cp>In late April, \u003ca href=\"https://www.kqed.org/news/12038224/california-bill-expand-rent-control-pulled-for-year-bay-area-lawmaker\">Kalra transformed it\u003c/a> into a two-year bill, vowing to resurface the bill this year after buying more time to work on it with lawmakers.\u003c/p>\n\u003cp>Tenants rights advocates were feeling hopeful about its chances this time around, especially after Gov. Gavin Newsom called out the 2019 law in his \u003ca href=\"https://www.kqed.org/news/12069094/in-final-state-of-state-speech-gov-newsom-says-california-offers-model-for-the-nation\">State of the State\u003c/a> address, saying it was “the strongest statewide renter protections in America.”\u003c/p>\n\u003cp>Still, Kalra wanted to win over skeptical colleagues. Early in Tuesday’s hearing, he announced he would remove a controversial provision extending tenant protections to those renting single-family homes, individually owned condos and duplexes.\u003c/p>\n\u003cp>“It’s all on the table,” Kalra said, “if folks are willing to come to the table to have those conversations meaningfully.”\u003c/p>\n\u003cfigure id=\"attachment_12069626\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069626\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Giselle Penuela, 10, and Alexander Penuela, 6 attend at a vigil outside Redwood City’s city council chamber calling for rent control and other renter protections. \u003ccite>(Farida Jhabvala Romero/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Despite the concessions made, reactions to the bill were mixed. Some committee members spoke in favor, while others raised concerns about its impact on the already expensive rental market.\u003c/p>\n\u003cp>“I’m concerned about the big arm of government telling private property owners what they have to do,” said Asm. Diane Dixon, R-Newport Beach. “Because at some point they say, ‘The heck with it, we’ll go to Arizona and build apartment units and housing units there for a lot less money.’”\u003c/p>\n\u003cp>Committee members also took issue with the bill’s lowered rent cap. Existing law allows property owners to annually increase rent by 5% plus the cost of living, or up to 10%. As inflation has increased in the years since the law was passed, the amount landlords can raise rents has \u003ca href=\"https://caanet.org/all-cpi-figures-for-2024-ab-1482-rent-increases-now-available/\">crept closer to that 10%\u003c/a> threshold. AB 1157 would have cut that in half, limiting landlords to a 5% annual increase.\u003c/p>\n\u003cp>In an emailed statement ahead of the hearing, Adam Pearce, president of the California Rental Housing Association, said the bill could push “mom-and-pop owners out of the market, ultimately shrinking housing supply and hurting the very renters it intends to help.”\u003c/p>\n\u003cfigure id=\"attachment_12069650\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069650\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A view of the Sunset District from the Sunset Reservoir in San Francisco on March 25, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca href=\"https://www.kqed.org/news/12008424/prop-33-rent-control-is-on-the-ballot-again-election-2024-california\">Research on this topic is mixed\u003c/a>. Traditionally, economists have largely agreed with that sentiment, saying that rent-control policies are \u003ca href=\"https://www.brookings.edu/articles/what-does-economic-evidence-tell-us-about-the-effects-of-rent-control/\">inefficient, create scarcity and drive up rents in non-regulated units\u003c/a>. But economists have also given credence to supporters’ claims that rent control is \u003ca href=\"https://pubs.aeaweb.org/doi/pdfplus/10.1257/aer.20181289\">effective at stemming displacement\u003c/a>.\u003c/p>\n\u003cp>Economists have argued that strict rent control could discourage new apartment construction — though other research shows \u003ca href=\"https://dornsife.usc.edu/eri/publications/rent-matters/\">more moderate policies\u003c/a> tend to have little impact. And one recent anecdotal example seemed to support that.\u003c/p>\n\u003cp>In 2022, St. Paul, Minnesota, enacted one of the strictest rent-control policies in the country. Minneapolis, on the other hand, passed a series of land-use laws two years prior, boosting apartment construction.\u003c/p>\n\u003cp>According to a \u003ca href=\"https://www.wsj.com/real-estate/minnesota-rent-control-regulation-prices-34221bd4?mod=hp_lead_pos9#comments_sector\">\u003cem>Wall\u003c/em> \u003cem>Street\u003c/em> \u003cem>Journal\u003c/em> analysis\u003c/a>, permits to build apartments in St. Paul fell by nearly 80% in early 2022, after the city passed its rent-control ordinance. Conversely, housing permits in Minneapolis saw a fourfold increase during that same time period.\u003c/p>\n\u003cfigure id=\"attachment_12069652\" class=\"wp-caption aligncenter\" style=\"max-width: 1999px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069652\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003cfigcaption class=\"wp-caption-text\">Apartment buildings in Nob Hill in San Francisco on July 29, 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But support for rent stabilization has grown among tenants and lawmakers in recent years, including from a coalition of 32 economists who wrote to the Federal Housing Finance Agency in 2023, urging the nationwide use of rental control. And last year, New York City voters elected Mayor Zohran Mamdani, who campaigned on a \u003ca href=\"https://www.zohranfornyc.com/platform\">multi-year rent freeze\u003c/a> for the city’s rent-stabilized apartments.\u003c/p>\n\u003cp>“Today’s vote is nothing short of betrayal,” Christina Livingston, executive director of Alliance of Californians for Community Empowerment, said in an emailed statement.\u003c/p>\n\u003cp>“At this moment, when Californians desperately need housing stability, our legislators chose to side with corporate landlords instead. When given the opportunity to solidify basic tenant protections, they failed, and we are outraged.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>Community leaders gathered Monday to celebrate the opening of a new affordable \u003ca href=\"https://www.kqed.org/housing\">housing\u003c/a> project in \u003ca href=\"https://www.kqed.org/news/tag/san-bruno\">San Bruno\u003c/a> designed specifically for adults with \u003ca href=\"https://www.kqed.org/news/tag/disability\">developmental disabilities\u003c/a> — a population facing a severe shortage of stable living options in San Mateo County.\u003c/p>\n\u003cp>The Huntington House, purchased by the Peninsula Health Care District for approximately $1.8 million, will provide long-term housing for six people. The project is a collaboration between the health care district, the nonprofit AbilityPath and the Golden Gate Regional Center, a publicly funded nonprofit. It’s one of only a few of its kind on the Peninsula, joining another cooperative home in San Mateo.\u003c/p>\n\u003cp>Bryan Neider, CEO of AbilityPath and AbilityPath Housing, said the investment demonstrates that “housing is healthcare.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“The healthcare district is fulfilling the highest claim in their charter, which is addressing the unmet needs of our most vulnerable residents,” Neider said. “They know that providing a stable home reduces emergency room visits and improves mental health.”\u003c/p>\n\u003cp>The home follows a cooperative living model where residents share communal spaces — including a kitchen, living room and a dedicated gaming or activity area — while maintaining five private bedrooms and one shared bedroom. Rent is capped at one-third of a resident’s income.\u003c/p>\n\u003cfigure id=\"attachment_12069437\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12069437 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00187_TV-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00187_TV-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00187_TV-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00187_TV-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Gabi Derek, a lifelong participant of AbilityPath, speaks at a ribbon-cutting ceremony for a new affordable housing building in San Bruno on Jan. 12, 2026. \u003ccite>(Tâm Vũ/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The opening comes at a critical time for the Bay Area, where the cost of living often makes independence nearly impossible for those on fixed incomes. According to the California State Council on Developmental Disabilities, there are more than \u003ca href=\"https://scdd.ca.gov/wp-content/uploads/sites/33/2020/06/People-with-IDD-in-California-Snapshot-5.27.20-ACCESSIBLE.pdf\">450,000 adults\u003c/a> with intellectual and developmental disabilities in the state, with many \u003ca href=\"http://scdd.ca.gov/ca_empl_rate/\">unemployed\u003c/a> or who earn less than 30% of the area median income.\u003c/p>\n\u003cp>For 51-year-old Gabrielle Dedek, who has Down syndrome and was raised in the Bay Area, the wait for independence lasted nearly her entire adult life. Dedek lived with her parents before moving into a similar affordable apartment in Palo Alto with AbilityPath’s help last year. She said the transition allowed her to stay in her community while finally having a home of her own.\u003c/p>\n\u003cp>“I really do love my new home,” Dedek said. “I can never go back to the past. This is my future, and I’m staying and pushing to the future.”[aside postID=news_12069177 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/HJA_2939_SOTS_001-2000x1333.jpg']Reggie San Pablo, a director with AbilityPath, noted that the average rent for a studio apartment in the region often exceeds the total monthly income for adults receiving Supplemental Security Income.\u003c/p>\n\u003cp>He said the cooperative model is a deliberate alternative to traditional apartment living, which can lead to social isolation. While the home does not provide 24-hour on-site staffing, residents receive 20 to 25 hours of weekly support through the organization’s Independent Living Skills program. This includes coaching on budgeting, meal planning, community participation and tenancy stability.\u003c/p>\n\u003cp>The organization also operates a dedicated employment branch that currently supports nearly 300 people in obtaining and keeping work, with jobs in tech, retail and administrative roles, helping them through the application and interview process.\u003c/p>\n\u003cp>Huntington House is also located only a few blocks from the San Bruno Caltrain station and SamTrans bus routes, a detail officials said was intentional to ensure residents can access jobs and community amenities independently.\u003c/p>\n\u003cp>San Bruno Councilmember Tom Hamilton, a parent of two children with developmental disabilities, noted that while the city works hard to address the housing crisis for all families, the specific needs of people with developmental disabilities are often overlooked.\u003c/p>\n\u003cfigure id=\"attachment_12069435\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069435\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00130_TV-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00130_TV-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00130_TV-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00130_TV-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">AbilityPath Housing opened a new affordable housing building in San Bruno on Jan. 12, 2026. \u003ccite>(Tâm Vũ/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Housing is a human right,” Hamilton said. “We work very hard to address our housing crisis, but not enough is being done in this space.”\u003c/p>\n\u003cp>The Golden Gate Regional Center and AbilityPath will manage the upcoming application process, which includes support for move-in and setting cooperative living expectations.\u003c/p>\n\u003cp>Because of the high demand, officials expect to use a lottery system to select the six residents who will call Huntington House home. Residents are expected to move in within the next two months.\u003c/p>\n\u003cp>“Housing [is] a crisis, not just for Silicon Valley, but for our special needs community,” said Jennifer Wagstaff-Hinton, board chair for AbilityPath. “It’s unacceptable to say, ‘I can’t solve that problem.’ Just get it done.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Community leaders gathered Monday to celebrate the opening of a new affordable \u003ca href=\"https://www.kqed.org/housing\">housing\u003c/a> project in \u003ca href=\"https://www.kqed.org/news/tag/san-bruno\">San Bruno\u003c/a> designed specifically for adults with \u003ca href=\"https://www.kqed.org/news/tag/disability\">developmental disabilities\u003c/a> — a population facing a severe shortage of stable living options in San Mateo County.\u003c/p>\n\u003cp>The Huntington House, purchased by the Peninsula Health Care District for approximately $1.8 million, will provide long-term housing for six people. The project is a collaboration between the health care district, the nonprofit AbilityPath and the Golden Gate Regional Center, a publicly funded nonprofit. It’s one of only a few of its kind on the Peninsula, joining another cooperative home in San Mateo.\u003c/p>\n\u003cp>Bryan Neider, CEO of AbilityPath and AbilityPath Housing, said the investment demonstrates that “housing is healthcare.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“The healthcare district is fulfilling the highest claim in their charter, which is addressing the unmet needs of our most vulnerable residents,” Neider said. “They know that providing a stable home reduces emergency room visits and improves mental health.”\u003c/p>\n\u003cp>The home follows a cooperative living model where residents share communal spaces — including a kitchen, living room and a dedicated gaming or activity area — while maintaining five private bedrooms and one shared bedroom. Rent is capped at one-third of a resident’s income.\u003c/p>\n\u003cfigure id=\"attachment_12069437\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12069437 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00187_TV-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00187_TV-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00187_TV-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00187_TV-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Gabi Derek, a lifelong participant of AbilityPath, speaks at a ribbon-cutting ceremony for a new affordable housing building in San Bruno on Jan. 12, 2026. \u003ccite>(Tâm Vũ/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The opening comes at a critical time for the Bay Area, where the cost of living often makes independence nearly impossible for those on fixed incomes. According to the California State Council on Developmental Disabilities, there are more than \u003ca href=\"https://scdd.ca.gov/wp-content/uploads/sites/33/2020/06/People-with-IDD-in-California-Snapshot-5.27.20-ACCESSIBLE.pdf\">450,000 adults\u003c/a> with intellectual and developmental disabilities in the state, with many \u003ca href=\"http://scdd.ca.gov/ca_empl_rate/\">unemployed\u003c/a> or who earn less than 30% of the area median income.\u003c/p>\n\u003cp>For 51-year-old Gabrielle Dedek, who has Down syndrome and was raised in the Bay Area, the wait for independence lasted nearly her entire adult life. Dedek lived with her parents before moving into a similar affordable apartment in Palo Alto with AbilityPath’s help last year. She said the transition allowed her to stay in her community while finally having a home of her own.\u003c/p>\n\u003cp>“I really do love my new home,” Dedek said. “I can never go back to the past. This is my future, and I’m staying and pushing to the future.”\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Reggie San Pablo, a director with AbilityPath, noted that the average rent for a studio apartment in the region often exceeds the total monthly income for adults receiving Supplemental Security Income.\u003c/p>\n\u003cp>He said the cooperative model is a deliberate alternative to traditional apartment living, which can lead to social isolation. While the home does not provide 24-hour on-site staffing, residents receive 20 to 25 hours of weekly support through the organization’s Independent Living Skills program. This includes coaching on budgeting, meal planning, community participation and tenancy stability.\u003c/p>\n\u003cp>The organization also operates a dedicated employment branch that currently supports nearly 300 people in obtaining and keeping work, with jobs in tech, retail and administrative roles, helping them through the application and interview process.\u003c/p>\n\u003cp>Huntington House is also located only a few blocks from the San Bruno Caltrain station and SamTrans bus routes, a detail officials said was intentional to ensure residents can access jobs and community amenities independently.\u003c/p>\n\u003cp>San Bruno Councilmember Tom Hamilton, a parent of two children with developmental disabilities, noted that while the city works hard to address the housing crisis for all families, the specific needs of people with developmental disabilities are often overlooked.\u003c/p>\n\u003cfigure id=\"attachment_12069435\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069435\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00130_TV-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00130_TV-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00130_TV-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/260112-SANBRUNOAFFORDABLEHOUSING00130_TV-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">AbilityPath Housing opened a new affordable housing building in San Bruno on Jan. 12, 2026. \u003ccite>(Tâm Vũ/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Housing is a human right,” Hamilton said. “We work very hard to address our housing crisis, but not enough is being done in this space.”\u003c/p>\n\u003cp>The Golden Gate Regional Center and AbilityPath will manage the upcoming application process, which includes support for move-in and setting cooperative living expectations.\u003c/p>\n\u003cp>Because of the high demand, officials expect to use a lottery system to select the six residents who will call Huntington House home. Residents are expected to move in within the next two months.\u003c/p>\n\u003cp>“Housing [is] a crisis, not just for Silicon Valley, but for our special needs community,” said Jennifer Wagstaff-Hinton, board chair for AbilityPath. “It’s unacceptable to say, ‘I can’t solve that problem.’ Just get it done.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>After years of championing new funding to combat \u003ca href=\"https://www.kqed.org/news/tag/california\">California\u003c/a>‘s housing shortage and homelessness crisis, Gov. \u003ca href=\"https://www.kqed.org/news/tag/gavin-newsom\">Gavin Newsom\u003c/a>‘s final budget was a retreat from the major investments of years’ past and left many advocates disappointed.\u003c/p>\n\u003cp>The \u003ca href=\"https://ebudget.ca.gov/FullBudgetSummary.pdf\">budget proposal\u003c/a>, released Friday, projected a modest $2.9 billion shortfall — a significantly rosier picture than the \u003ca href=\"https://lao.ca.gov/Publications/Report/5091\">$18 billion anticipated\u003c/a> by the Legislative Analyst’s Office — and emphasized accountability and streamlining over new cash investments to address homelessness and bolster affordable housing.\u003c/p>\n\u003cp>It comes as the state faces federal funding cuts and expected \u003ca href=\"https://www.kqed.org/news/12064324/its-devastating-more-than-100m-for-housing-homeless-at-risk-under-new-hud-policy\">policy changes\u003c/a> that could restrict how much money agencies can spend on permanent housing for people exiting homelessness. As the governor works on finalizing his budget proposal in May, affordable housing groups hope they can sway the administration to fill the funding gaps.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“I am disappointed,” said Heather Hood, who helms the nonprofit housing provider Enterprise Community Partners’ Northern California work. “We hear over and over that housing affordability is a major concern for Californians and the governor, and yet we’re not seeing it reflected in the budget.”\u003c/p>\n\u003cp>But Newsom kept promises he made \u003ca href=\"https://www.kqed.org/news/12045673/newsom-slashes-funding-for-homelessness-in-state-budget-leaving-cities-scrambling\">last year\u003c/a>: The proposed budget includes $500 million for one of California’s largest homelessness services programs, the Homeless Housing, Assistance and Prevention (HHAP) Grant — contingent on “enhanced accountability and performance requirements” — after it received \u003ca href=\"https://www.kqed.org/news/12045673/newsom-slashes-funding-for-homelessness-in-state-budget-leaving-cities-scrambling\">no new funding last year\u003c/a>.\u003c/p>\n\u003cp>“We have invested a significant amount over these last seven years,” Joe Stephenshaw, director of the state’s Department of Finance, said during a press conference on Friday announcing the budget proposal. “Prior to this administration, there were no significant investments at the state level in combating homelessness.”\u003c/p>\n\u003cfigure id=\"attachment_12042903\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12042903\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The homeless encampment at Ohlone Park in Berkeley on May 29, 2025. \u003ccite>(Gina Castro/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>While affordable housing and homelessness services organizations say the $500 million is welcome, they had hoped to see funding levels ramp back up to what they were earlier in Newsom’s tenure, when the state consistently dedicated $1 billion to the program.\u003c/p>\n\u003cp>“We believe we have to be much bigger and bolder in sustaining and growing our investments in affordable housing if we’re going to deliver the housing and services Californians really need right now,” said Chione Lucina Muñoz Flegal, executive director of advocacy organization, Housing California.\u003c/p>\n\u003cp>During Newsom’s \u003ca href=\"https://www.kqed.org/news/12069094/in-final-state-of-state-speech-gov-newsom-says-california-offers-model-for-the-nation\">State of the State address\u003c/a> on Thursday, he said he wants cities and counties to bring people off the streets, out of encampments and into housing and treatment. “No more excuses,” he said.\u003c/p>\n\u003cp>But Hood said the comment misrepresents the cash-strapped situation many municipalities face when trying to fund services and housing.[aside postID=news_12068746 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-18-BL_qed.jpg']“There’s only so many places the counties and cities can go,” she said. “They’re not getting the money from the feds, and they’re not necessarily getting it from their residents and voters, and so that’s why there’s been a shift to the state.”\u003c/p>\n\u003cp>Without dedicated cash in the budget, she said the strained environment puts more pressure on securing a $10 billion statewide affordable housing bond. \u003ca href=\"https://mtc.ca.gov/sites/default/files/meetings/attachments/6260/9b_25_0447_1_Summary_Sheet_AB_736_Wicks_and_SB_417_Cabaldon.pdf?cb=b2c5668e\">Two bills \u003c/a>aiming to put the bond on this fall’s ballot are currently making their way through the legislature.\u003c/p>\n\u003cp>In addition to the homelessness funding, the governor’s budget proposal nodded to achievements in previous years and pointed to the state’s Housing and Homeless Agency, a new department set to become \u003ca href=\"https://www.bcsh.ca.gov/about/chha_overview.pdf\">operational by July\u003c/a>, which promises to transform California’s fragmented housing finance system into a more streamlined machine.\u003c/p>\n\u003cp>During Thursday’s address, Newsom said the number of people sleeping in tents, cars and RVs \u003ca href=\"https://www.gov.ca.gov/2026/01/08/california-sees-drop-in-unsheltered-homelessness-bucking-national-trend-and-federal-headwinds/\">dropped by about 9%\u003c/a>, according to preliminary federal data from 2025 from a subset of counties. He contrasted that decrease with the nation’s \u003ca href=\"https://files.hudexchange.info/reports/published/CoC_PopSub_NatlTerrDC_2024.pdf\">18%\u003c/a> increase in homelessness last year.\u003c/p>\n\u003cp>But affordable housing advocates worry that, without further investment, those numbers may backslide, due to federal cuts.\u003c/p>\n\u003cfigure id=\"attachment_12058501\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12058501\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251001_BAYAREASHELTER_-18-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251001_BAYAREASHELTER_-18-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251001_BAYAREASHELTER_-18-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251001_BAYAREASHELTER_-18-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Outside the DignityMoves tiny home cabins at 33 Gough in San Francisco on Oct. 1, 2025. \u003ccite>(Gustavo Hernandez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In March, the U.S. Department of Housing and Urban Development (HUD) said it would not dedicate any new funding to the Emergency Housing Voucher program, which has provided rental assistance to about 70,000 households nationwide, according to a \u003ca href=\"https://ternercenter.berkeley.edu/research-and-policy/the-potential-end-of-emergency-housing-voucher-funding-public-housing-agencies-search-for-solutions/\">report \u003c/a>from UC Berkeley’s Terner Center for Housing Innovation. That funding is set to run out by the end of 2026.\u003c/p>\n\u003cp>Later in November, the \u003ca href=\"https://www.kqed.org/news/12064324/its-devastating-more-than-100m-for-housing-homeless-at-risk-under-new-hud-policy\">department announced\u003c/a> that jurisdictions applying for federal funds can only spend 30% of a key homelessness services grant on permanent housing and urged applicants to instead focus on temporary and emergency housing. The competitive grants also deprioritized funding for agencies that recognize transgender people, use harm reduction practices and follow Housing First principles.\u003c/p>\n\u003cp>Susannah Parsons, director of policy and legislation for the advocacy organization, All Home, said it’s not the time for California to pull back from investing in affordable housing and homelessness services.\u003c/p>\n\u003cp>“Now it feels more important than ever that we backstop against some of these federal threats to ensure that the progress we’re starting to see doesn’t evaporate in the next 12 months,” Parsons said.\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>After years of championing new funding to combat \u003ca href=\"https://www.kqed.org/news/tag/california\">California\u003c/a>‘s housing shortage and homelessness crisis, Gov. \u003ca href=\"https://www.kqed.org/news/tag/gavin-newsom\">Gavin Newsom\u003c/a>‘s final budget was a retreat from the major investments of years’ past and left many advocates disappointed.\u003c/p>\n\u003cp>The \u003ca href=\"https://ebudget.ca.gov/FullBudgetSummary.pdf\">budget proposal\u003c/a>, released Friday, projected a modest $2.9 billion shortfall — a significantly rosier picture than the \u003ca href=\"https://lao.ca.gov/Publications/Report/5091\">$18 billion anticipated\u003c/a> by the Legislative Analyst’s Office — and emphasized accountability and streamlining over new cash investments to address homelessness and bolster affordable housing.\u003c/p>\n\u003cp>It comes as the state faces federal funding cuts and expected \u003ca href=\"https://www.kqed.org/news/12064324/its-devastating-more-than-100m-for-housing-homeless-at-risk-under-new-hud-policy\">policy changes\u003c/a> that could restrict how much money agencies can spend on permanent housing for people exiting homelessness. As the governor works on finalizing his budget proposal in May, affordable housing groups hope they can sway the administration to fill the funding gaps.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“I am disappointed,” said Heather Hood, who helms the nonprofit housing provider Enterprise Community Partners’ Northern California work. “We hear over and over that housing affordability is a major concern for Californians and the governor, and yet we’re not seeing it reflected in the budget.”\u003c/p>\n\u003cp>But Newsom kept promises he made \u003ca href=\"https://www.kqed.org/news/12045673/newsom-slashes-funding-for-homelessness-in-state-budget-leaving-cities-scrambling\">last year\u003c/a>: The proposed budget includes $500 million for one of California’s largest homelessness services programs, the Homeless Housing, Assistance and Prevention (HHAP) Grant — contingent on “enhanced accountability and performance requirements” — after it received \u003ca href=\"https://www.kqed.org/news/12045673/newsom-slashes-funding-for-homelessness-in-state-budget-leaving-cities-scrambling\">no new funding last year\u003c/a>.\u003c/p>\n\u003cp>“We have invested a significant amount over these last seven years,” Joe Stephenshaw, director of the state’s Department of Finance, said during a press conference on Friday announcing the budget proposal. “Prior to this administration, there were no significant investments at the state level in combating homelessness.”\u003c/p>\n\u003cfigure id=\"attachment_12042903\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12042903\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/20250529_OhloneParkEncampment_GC-16_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The homeless encampment at Ohlone Park in Berkeley on May 29, 2025. \u003ccite>(Gina Castro/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>While affordable housing and homelessness services organizations say the $500 million is welcome, they had hoped to see funding levels ramp back up to what they were earlier in Newsom’s tenure, when the state consistently dedicated $1 billion to the program.\u003c/p>\n\u003cp>“We believe we have to be much bigger and bolder in sustaining and growing our investments in affordable housing if we’re going to deliver the housing and services Californians really need right now,” said Chione Lucina Muñoz Flegal, executive director of advocacy organization, Housing California.\u003c/p>\n\u003cp>During Newsom’s \u003ca href=\"https://www.kqed.org/news/12069094/in-final-state-of-state-speech-gov-newsom-says-california-offers-model-for-the-nation\">State of the State address\u003c/a> on Thursday, he said he wants cities and counties to bring people off the streets, out of encampments and into housing and treatment. “No more excuses,” he said.\u003c/p>\n\u003cp>But Hood said the comment misrepresents the cash-strapped situation many municipalities face when trying to fund services and housing.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“There’s only so many places the counties and cities can go,” she said. “They’re not getting the money from the feds, and they’re not necessarily getting it from their residents and voters, and so that’s why there’s been a shift to the state.”\u003c/p>\n\u003cp>Without dedicated cash in the budget, she said the strained environment puts more pressure on securing a $10 billion statewide affordable housing bond. \u003ca href=\"https://mtc.ca.gov/sites/default/files/meetings/attachments/6260/9b_25_0447_1_Summary_Sheet_AB_736_Wicks_and_SB_417_Cabaldon.pdf?cb=b2c5668e\">Two bills \u003c/a>aiming to put the bond on this fall’s ballot are currently making their way through the legislature.\u003c/p>\n\u003cp>In addition to the homelessness funding, the governor’s budget proposal nodded to achievements in previous years and pointed to the state’s Housing and Homeless Agency, a new department set to become \u003ca href=\"https://www.bcsh.ca.gov/about/chha_overview.pdf\">operational by July\u003c/a>, which promises to transform California’s fragmented housing finance system into a more streamlined machine.\u003c/p>\n\u003cp>During Thursday’s address, Newsom said the number of people sleeping in tents, cars and RVs \u003ca href=\"https://www.gov.ca.gov/2026/01/08/california-sees-drop-in-unsheltered-homelessness-bucking-national-trend-and-federal-headwinds/\">dropped by about 9%\u003c/a>, according to preliminary federal data from 2025 from a subset of counties. He contrasted that decrease with the nation’s \u003ca href=\"https://files.hudexchange.info/reports/published/CoC_PopSub_NatlTerrDC_2024.pdf\">18%\u003c/a> increase in homelessness last year.\u003c/p>\n\u003cp>But affordable housing advocates worry that, without further investment, those numbers may backslide, due to federal cuts.\u003c/p>\n\u003cfigure id=\"attachment_12058501\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12058501\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251001_BAYAREASHELTER_-18-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251001_BAYAREASHELTER_-18-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251001_BAYAREASHELTER_-18-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/10/251001_BAYAREASHELTER_-18-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Outside the DignityMoves tiny home cabins at 33 Gough in San Francisco on Oct. 1, 2025. \u003ccite>(Gustavo Hernandez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In March, the U.S. Department of Housing and Urban Development (HUD) said it would not dedicate any new funding to the Emergency Housing Voucher program, which has provided rental assistance to about 70,000 households nationwide, according to a \u003ca href=\"https://ternercenter.berkeley.edu/research-and-policy/the-potential-end-of-emergency-housing-voucher-funding-public-housing-agencies-search-for-solutions/\">report \u003c/a>from UC Berkeley’s Terner Center for Housing Innovation. That funding is set to run out by the end of 2026.\u003c/p>\n\u003cp>Later in November, the \u003ca href=\"https://www.kqed.org/news/12064324/its-devastating-more-than-100m-for-housing-homeless-at-risk-under-new-hud-policy\">department announced\u003c/a> that jurisdictions applying for federal funds can only spend 30% of a key homelessness services grant on permanent housing and urged applicants to instead focus on temporary and emergency housing. The competitive grants also deprioritized funding for agencies that recognize transgender people, use harm reduction practices and follow Housing First principles.\u003c/p>\n\u003cp>Susannah Parsons, director of policy and legislation for the advocacy organization, All Home, said it’s not the time for California to pull back from investing in affordable housing and homelessness services.\u003c/p>\n\u003cp>“Now it feels more important than ever that we backstop against some of these federal threats to ensure that the progress we’re starting to see doesn’t evaporate in the next 12 months,” Parsons said.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>Plaintiffs representing small businesses and neighborhood groups filed a lawsuit on Friday morning challenging Mayor Daniel Lurie’s controversial “\u003ca href=\"https://www.kqed.org/news/12065204/everything-you-need-to-know-about-san-franciscos-family-zoning-plan\">Family Zoning Plan\u003c/a>,” which allows for taller and more dense housing in large swaths of the city.\u003c/p>\n\u003cp>The litigation comes after months of debate and input on the plan, which aims to make it easier to build housing as the city faces a state mandate to add tens of thousands of new homes by 2031. Filed by members of Neighborhoods United San Francisco and Small Business Forward, a progressive business coalition, the lawsuit seeks to pause implementation of the rezoning plan \u003ca href=\"https://www.kqed.org/news/12065204/everything-you-need-to-know-about-san-franciscos-family-zoning-plan\">that the city passed in December\u003c/a> and is set to take effect Monday.\u003c/p>\n\u003cp>“You cannot claim to support families and affordability while advancing a rezoning that encourages displacement, strains infrastructure, and offers no clear path to housing people can afford,” Katherine Petrin, co-founder of Neighborhoods United, said in a statement.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>California required San Francisco to adopt an updated zoning plan by Jan. 31 to make way for 82,000 housing units in the next five years. Some 43,000 units that the city has already approved, but that have yet to be developed, are included in the tally of total units. The city’s plan aims to create capacity for at least 36,000 units for various income levels.\u003c/p>\n\u003cp>The mayor’s office, planning department and other agencies held numerous public meetings, workshops and feedback sessions on the plan leading up to its final vote in December. Some changes were included in the plan, including an amendment to remove any building with three or more rent-controlled units from demolition.\u003c/p>\n\u003cfigure id=\"attachment_12044983\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12044983\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-14-BL-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-14-BL-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-14-BL-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-14-BL-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Mayor Daniel Lurie, alongside members of the team behind a new housing project, during a groundbreaking ceremony in San Francisco on June 18, 2025. The event marked the start of two affordable housing developments — one with 75 units prioritized for SFUSD and City College educators, and another that will add 92 family apartments. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Critics of the zoning plan said it didn’t go far enough to protect tenants and businesses that could be displaced as a result of development or increasing rental prices. The lawsuit also alleges that the city did not conduct a proper review under the California Environmental Quality Act before passing the plan.\u003c/p>\n\u003cp>“Rather than prepare a CEQA document to analyze the 2025 upzone’s impacts and to consider reasonable alternatives and mitigation measures, the city instead bypassed CEQA review and relied on the addendum to the environmental impact report prepared in 2022 for the Housing Element of the City’s General Plan,” the complaint said.\u003c/p>\n\u003cp>A rezoning plan is also required under the city’s \u003ca href=\"https://sfplanning.org/project/housing-element-update-2022\">Housing Element\u003c/a>, a set of policies aimed at guiding where and how the city’s future housing should be built. Plaintiffs in the lawsuit also allege that the mayor’s plan does not fully comply with the Housing Element, saying the new rezoning rules allow for more dramatic redevelopment than what was approved in the city’s housing plan passed in 2022.\u003c/p>\n\u003cp>“The mayor’s plan left in thousands of rent-controlled housing units. A lot of our small business employees live in these,” said Christin Evans, who owns The Booksmith in Haight-Ashbury.[aside postID=news_12065708 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/250325-ApartmentsonWestside-06-BL_qed-1020x680.jpg']“The concern from Small Business Forward is that we get this housing plan right, that we make sure that we are taking care of not displacing small business workers from the city, that we are protecting small business workers, not just their jobs and livelihoods, but also the housing that they live in.”\u003c/p>\n\u003cp>City officials defended the mayor’s housing plan on Friday, saying it underwent a thorough review before approval by state officials.\u003c/p>\n\u003cp>“The Family Zoning Plan is the product of years of study, outreach and hearings. The city took deliberate obligations under state law, including CEQA. We are comforted that the California Department of Housing and Community Development reviewed the Family Zoning Plan and felt it complied with state law,” said Jen Kwart, a spokesperson for the city attorney. “We will review any lawsuit once we are served and will have more to say in court.”\u003c/p>\n\u003cp>Representatives from the mayor’s office underscored that the city needs to build more housing to meet state requirements and keep up with increasing demand for housing.\u003c/p>\n\u003cp>State housing authorities could have withheld critical public funding and taken over local housing plans and approvals if San Francisco failed to pass a housing plan by the end of this month.\u003c/p>\n\u003cp>“More and more, families are struggling to live in San Francisco, and the Family Zoning Plan will help us build the affordable homes they need to stay here,” said Charles Lutvak, a spokesperson for the mayor’s office. “The status quo isn’t working for families in this city, and we’re not going to wait around for someone else to do something about it.”\u003c/p>\n\u003cfigure id=\"attachment_12068866\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12068866\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-18-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-18-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-18-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-18-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Construction workers build at 750 Golden Gate Ave., in San Francisco, on June 18, 2025, during a groundbreaking ceremony marking the start of two affordable housing projects. One will deliver 75 units prioritized for SFUSD and City College educators, and the other at 850 Turk will add 92 family apartments. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The lawsuit filed on Friday may not be the only legal challenge that Lurie’s rezoning plan faces. Pro-housing development advocacy groups such as YIMBY Law, the legal arm of Yes In My Backyard, have also suggested that they could file a lawsuit if the city doesn’t do enough to produce more housing in the city.\u003c/p>\n\u003cp>“We passed that Housing Element and it passed unanimously. So if we’re not just not meeting the spirit but not meeting the letter of the law, then we want to make sure we are holding San Francisco compliant,” said Jane Natoli, Bay Area Director of YIMBY Action.\u003c/p>\n\u003cp>Estimates for how much housing might actually result from the zoning changes have been mixed. Due to economic constraints like building and construction costs, the Planning Department estimates that the mayor’s plan could realistically open up to 19,000 units; however, modeling from the city’s Chief Economist suggests that it could produce only around 14,600 units.\u003c/p>\n\u003cp>“One of the small ironies of today’s lawsuit is if they are saying we need to go back [to the zoning plan], we definitely don’t have a plan that’s compliant and are opening ourselves up to the builder’s remedy,” Natoli said, referring to a legal process through which the state allows developers to bypass local zoning rules if the city is not meeting state housing requirements.\u003c/p>\n\u003cp>Plaintiffs in the lawsuit filed Friday are also exploring a 2026 ballot measure that would give voters a chance to potentially weigh in on additional changes to the new zoning plan.\u003c/p>\n\u003cp>Richard Drury, the attorney representing Neighborhoods United and Small Business Forward, said that the plaintiffs have not yet decided whether they will seek preliminary relief or a resolution in the court.\u003c/p>\n\u003cp>“This plan didn’t go through the right public review process to produce more affordable housing and less damage,” Drury said. “Instead, they upzoned parts of the city and are threatening to eliminate some rent-controlled housing to build luxury condos, which is the opposite of what the plan aimed to do.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Plaintiffs representing small businesses and neighborhood groups filed a lawsuit on Friday morning challenging Mayor Daniel Lurie’s controversial “\u003ca href=\"https://www.kqed.org/news/12065204/everything-you-need-to-know-about-san-franciscos-family-zoning-plan\">Family Zoning Plan\u003c/a>,” which allows for taller and more dense housing in large swaths of the city.\u003c/p>\n\u003cp>The litigation comes after months of debate and input on the plan, which aims to make it easier to build housing as the city faces a state mandate to add tens of thousands of new homes by 2031. Filed by members of Neighborhoods United San Francisco and Small Business Forward, a progressive business coalition, the lawsuit seeks to pause implementation of the rezoning plan \u003ca href=\"https://www.kqed.org/news/12065204/everything-you-need-to-know-about-san-franciscos-family-zoning-plan\">that the city passed in December\u003c/a> and is set to take effect Monday.\u003c/p>\n\u003cp>“You cannot claim to support families and affordability while advancing a rezoning that encourages displacement, strains infrastructure, and offers no clear path to housing people can afford,” Katherine Petrin, co-founder of Neighborhoods United, said in a statement.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>California required San Francisco to adopt an updated zoning plan by Jan. 31 to make way for 82,000 housing units in the next five years. Some 43,000 units that the city has already approved, but that have yet to be developed, are included in the tally of total units. The city’s plan aims to create capacity for at least 36,000 units for various income levels.\u003c/p>\n\u003cp>The mayor’s office, planning department and other agencies held numerous public meetings, workshops and feedback sessions on the plan leading up to its final vote in December. Some changes were included in the plan, including an amendment to remove any building with three or more rent-controlled units from demolition.\u003c/p>\n\u003cfigure id=\"attachment_12044983\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12044983\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-14-BL-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-14-BL-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-14-BL-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/250618-NEWTEACHERHOUSING-14-BL-KQED-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Mayor Daniel Lurie, alongside members of the team behind a new housing project, during a groundbreaking ceremony in San Francisco on June 18, 2025. The event marked the start of two affordable housing developments — one with 75 units prioritized for SFUSD and City College educators, and another that will add 92 family apartments. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Critics of the zoning plan said it didn’t go far enough to protect tenants and businesses that could be displaced as a result of development or increasing rental prices. The lawsuit also alleges that the city did not conduct a proper review under the California Environmental Quality Act before passing the plan.\u003c/p>\n\u003cp>“Rather than prepare a CEQA document to analyze the 2025 upzone’s impacts and to consider reasonable alternatives and mitigation measures, the city instead bypassed CEQA review and relied on the addendum to the environmental impact report prepared in 2022 for the Housing Element of the City’s General Plan,” the complaint said.\u003c/p>\n\u003cp>A rezoning plan is also required under the city’s \u003ca href=\"https://sfplanning.org/project/housing-element-update-2022\">Housing Element\u003c/a>, a set of policies aimed at guiding where and how the city’s future housing should be built. Plaintiffs in the lawsuit also allege that the mayor’s plan does not fully comply with the Housing Element, saying the new rezoning rules allow for more dramatic redevelopment than what was approved in the city’s housing plan passed in 2022.\u003c/p>\n\u003cp>“The mayor’s plan left in thousands of rent-controlled housing units. A lot of our small business employees live in these,” said Christin Evans, who owns The Booksmith in Haight-Ashbury.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“The concern from Small Business Forward is that we get this housing plan right, that we make sure that we are taking care of not displacing small business workers from the city, that we are protecting small business workers, not just their jobs and livelihoods, but also the housing that they live in.”\u003c/p>\n\u003cp>City officials defended the mayor’s housing plan on Friday, saying it underwent a thorough review before approval by state officials.\u003c/p>\n\u003cp>“The Family Zoning Plan is the product of years of study, outreach and hearings. The city took deliberate obligations under state law, including CEQA. We are comforted that the California Department of Housing and Community Development reviewed the Family Zoning Plan and felt it complied with state law,” said Jen Kwart, a spokesperson for the city attorney. “We will review any lawsuit once we are served and will have more to say in court.”\u003c/p>\n\u003cp>Representatives from the mayor’s office underscored that the city needs to build more housing to meet state requirements and keep up with increasing demand for housing.\u003c/p>\n\u003cp>State housing authorities could have withheld critical public funding and taken over local housing plans and approvals if San Francisco failed to pass a housing plan by the end of this month.\u003c/p>\n\u003cp>“More and more, families are struggling to live in San Francisco, and the Family Zoning Plan will help us build the affordable homes they need to stay here,” said Charles Lutvak, a spokesperson for the mayor’s office. “The status quo isn’t working for families in this city, and we’re not going to wait around for someone else to do something about it.”\u003c/p>\n\u003cfigure id=\"attachment_12068866\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12068866\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-18-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-18-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-18-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-18-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Construction workers build at 750 Golden Gate Ave., in San Francisco, on June 18, 2025, during a groundbreaking ceremony marking the start of two affordable housing projects. One will deliver 75 units prioritized for SFUSD and City College educators, and the other at 850 Turk will add 92 family apartments. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The lawsuit filed on Friday may not be the only legal challenge that Lurie’s rezoning plan faces. Pro-housing development advocacy groups such as YIMBY Law, the legal arm of Yes In My Backyard, have also suggested that they could file a lawsuit if the city doesn’t do enough to produce more housing in the city.\u003c/p>\n\u003cp>“We passed that Housing Element and it passed unanimously. So if we’re not just not meeting the spirit but not meeting the letter of the law, then we want to make sure we are holding San Francisco compliant,” said Jane Natoli, Bay Area Director of YIMBY Action.\u003c/p>\n\u003cp>Estimates for how much housing might actually result from the zoning changes have been mixed. Due to economic constraints like building and construction costs, the Planning Department estimates that the mayor’s plan could realistically open up to 19,000 units; however, modeling from the city’s Chief Economist suggests that it could produce only around 14,600 units.\u003c/p>\n\u003cp>“One of the small ironies of today’s lawsuit is if they are saying we need to go back [to the zoning plan], we definitely don’t have a plan that’s compliant and are opening ourselves up to the builder’s remedy,” Natoli said, referring to a legal process through which the state allows developers to bypass local zoning rules if the city is not meeting state housing requirements.\u003c/p>\n\u003cp>Plaintiffs in the lawsuit filed Friday are also exploring a 2026 ballot measure that would give voters a chance to potentially weigh in on additional changes to the new zoning plan.\u003c/p>\n\u003cp>Richard Drury, the attorney representing Neighborhoods United and Small Business Forward, said that the plaintiffs have not yet decided whether they will seek preliminary relief or a resolution in the court.\u003c/p>\n\u003cp>“This plan didn’t go through the right public review process to produce more affordable housing and less damage,” Drury said. “Instead, they upzoned parts of the city and are threatening to eliminate some rent-controlled housing to build luxury condos, which is the opposite of what the plan aimed to do.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>For more than 20 years, Hugh Leeman made his home in a studio at 50 Golden Gate Ave. He said many of his neighbors in the rent-controlled building had lived there long before he did.\u003c/p>\n\u003cp>But in the predawn hours of Dec. 12, \u003ca href=\"https://www.kqed.org/news/12066892/fire-tears-through-tenderloin-apartment-building-forcing-rescues-of-residents-cats\">a major blaze\u003c/a> erupted on the top floor of the six-story Beaux Arts-style building in the Tenderloin, rendering it unlivable for Leeman and about 130 others who were displaced.\u003c/p>\n\u003cp>Many of the tenants in the 60-unit building aren’t sure where they’ll live in the coming months, as they face deadlines to apply for city assistance and a possible end to short-term paid hotel stays. Many say they haven’t received sufficient support from the property management company, Mosser Companies, or city leaders.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“It’s been incredibly difficult,” Leeman said after a community meeting on Tuesday with the area’s supervisor and city housing officials. “You’ve got multi-generation families that have lived here for 20, 30, 40 plus years. They can’t afford to go onto the open market.”\u003c/p>\n\u003cp>In the weeks since the fire, Leeman has been able to move into a new apartment, costing him nearly $500 more a month than his rent-controlled $1,172 rate. Still, he considers himself among the fortunate ones to be able to get settled in that time.\u003c/p>\n\u003ch2>‘Coercive at best’\u003c/h2>\n\u003cp>At the time of the fire, those who had lived for decades at 50 Golden Gate would have been paying a fraction of market rate because of the city rent ordinance’s cap on annual increases.\u003c/p>\n\u003cp>Because Mosser could stand to make significantly more money by renting the units at market rate, Leeman said he and others are concerned that the company isn’t incentivized to help the current tenants stay in their units after the fire.\u003c/p>\n\u003cp>“The best thing in their financial interest is to have these people displaced,” he said.\u003c/p>\n\u003cp>So far, he worries his suspicion is correct. In the days directly following the fire, Leeman said Mosser offered to return renters’ security deposits, though the move would end their leases — and therefore their rent-controlled rates.[aside postID=news_12066892 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/12/251212-Tenderloin-Apartment-Fire-01-KQED.jpg']Residents said they also received an offer from the company to rehouse them in another building while theirs was being renovated, and then return to 50 Golden Gate, but the contract included a provision that would release Mosser from any liability that could arise related to the fire in the future.\u003c/p>\n\u003cp>“This, on the surface, is very coercive at best,” Leeman said.\u003c/p>\n\u003cp>Mosser did not respond to requests for comment from KQED, but tenants said the company had agreed to pay December’s rent and provide security at the building after reports of possible theft.\u003c/p>\n\u003cp>Julie Tran, who lived in the building for 17 years, said she received the rehousing offer on a Friday and responded the following Monday with a list of at least six of Mosser’s other buildings in which she would be interested in living, but she struggled to get in touch with the company.\u003c/p>\n\u003cp>“I emailed every day for three days, I left a voicemail every night for three days,” she said.\u003c/p>\n\u003cp>When she did hear back, she was told only that there was no vacancy at another of Mosser’s buildings that she hadn’t included on that list. “‘Did you read my email?’” she said. “And ‘Why are you responding to me with this lack of vacancy at a building I didn’t ask to be relocated to?’”\u003c/p>\n\u003cp>Tran said she’s decided not to pursue a new placement in another Mosser building, but she has heard from other residents who have said they’ve been shown single-room occupancy units without kitchens to replace their studios, even as units with kitchens appear as open on the property manager’s site.\u003c/p>\n\u003cp>“Why is that not being shown to displaced tenants?” Tran asked.\u003c/p>\n\u003ch2>Immediate uncertainty\u003c/h2>\n\u003cp>While residents have tried to get back on their feet, many have been sheltered in two hotels: Disabled and elderly residents were sent to a Motel 6 in Union Square directly after the fire, while others were placed in a Mosser Hotel in the South of Market neighborhood.\u003c/p>\n\u003cp>Tran said two weeks later, on Christmas Day, she and other residents were almost evicted from the hotels before the city’s Human Services Agency stepped in to extend their stays.\u003c/p>\n\u003cp>For some, though, that extension could come to an end Friday.\u003c/p>\n\u003cp>Gardenia Zuniga, who previously lived in the building and has been supporting current residents since the fire, said Supervisor Bilal Mahmood’s office was working to secure extended hotel stays for tenants in 15 units who have recently been approved for the city’s short-term housing subsidy. She said four others’ applications were not approved, and others had elected not to participate.\u003c/p>\n\u003cp>Those who remain in hotels while they look for longer-term housing are expected to be moved to different spots near Ocean Beach and in South San Francisco while their current hotels are booked due to the upcoming JP Morgan healthcare conference, Zuniga told KQED.[aside postID=news_12050263 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250722-ShelterFamilies-09-BL_qed.jpg']Some tenants on Tuesday expressed concerns that they didn’t qualify for relief based on their income and assets, while others said documentation they needed to complete the applications — like driver’s licenses, passports and other identification — is still inaccessible in their apartments.\u003c/p>\n\u003cp>Mahmood said that the city was permitting digital documentation to ease that concern and had extended the deadline to apply for relief multiple times. Representatives from the Human Services Agency were present at the meeting on Tuesday to help residents complete individual applications.\u003c/p>\n\u003cp>Katia Padilla, the chief operating officer of the Latino Task Force, said the building’s monolingual Spanish speakers have also struggled to get sufficient translation services.\u003c/p>\n\u003cp>She said she’s had to help translate for some, though Mahmood said that the Human Services Agency provided translators during the community meeting and to help with individual applications on Tuesday.\u003c/p>\n\u003cp>Residents on Tuesday also expressed concerns about security at the building. During the meeting, some said that they believe property they left behind has been removed from their apartments or perhaps stolen. Leeman said people saw via Find My iPhone that their devices had been taken out of the building and accessed off-site, and photos of the building’s roof show that it has been uncovered.\u003c/p>\n\u003cp>Residents have been unable to retrieve their property because authorities have deemed the building unsafe to enter.\u003c/p>\n\u003cp>Mahmood said his office was helping residents who are concerned about their property to file police reports, and that it is expediting repair permits needed to allow building access, including to fix a broken elevator at risk of collapsing. He expected tenants would be able to get into the building next week.\u003c/p>\n\u003cp>“Our focus has been security and making sure the residents get access [as soon] as possible,” he said. “The next step is making sure they’re going to start scheduling appointments for people to come into the building and get access to the resources.”\u003c/p>\n\u003ch2>Next steps\u003c/h2>\n\u003cp>Tran is among the residents who have been approved for assistance through the city’s short-term subsidy program, which will pay the difference between her $1,275 monthly rent at 50 Golden Gate and a new unit that costs up to $2,845 a month, depending on whether she stays in the city or moves elsewhere in the Bay Area.\u003c/p>\n\u003cp>That subsidy will be in effect for two years, she said, with a possible two-year extension. She’s also applied for the \u003ca href=\"https://www.sf.gov/learn-about-displaced-tenant-housing-preference-dthp\">Displaced Tenant Housing Preference\u003c/a> program through the Mayor’s Office of Housing and Community Development, which gives preference in the city’s affordable housing lottery system to renters forced out of their homes by fire, no-fault eviction and other reasons out of their control. But she said she’s been told that the process could take longer and isn’t a guarantee.\u003c/p>\n\u003cp>In the meantime, finding a place could prove difficult. Tran said she routinely spent 80% of her income on the studio apartment, and the subsidy goes only toward her base rent, not utilities.\u003c/p>\n\u003cp>“If I go anywhere that includes [additional] utilities, I have no disposable income left,” she said. “Of all the options I’ve looked at, I’m really only looking at one property at this point.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>For more than 20 years, Hugh Leeman made his home in a studio at 50 Golden Gate Ave. He said many of his neighbors in the rent-controlled building had lived there long before he did.\u003c/p>\n\u003cp>But in the predawn hours of Dec. 12, \u003ca href=\"https://www.kqed.org/news/12066892/fire-tears-through-tenderloin-apartment-building-forcing-rescues-of-residents-cats\">a major blaze\u003c/a> erupted on the top floor of the six-story Beaux Arts-style building in the Tenderloin, rendering it unlivable for Leeman and about 130 others who were displaced.\u003c/p>\n\u003cp>Many of the tenants in the 60-unit building aren’t sure where they’ll live in the coming months, as they face deadlines to apply for city assistance and a possible end to short-term paid hotel stays. Many say they haven’t received sufficient support from the property management company, Mosser Companies, or city leaders.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“It’s been incredibly difficult,” Leeman said after a community meeting on Tuesday with the area’s supervisor and city housing officials. “You’ve got multi-generation families that have lived here for 20, 30, 40 plus years. They can’t afford to go onto the open market.”\u003c/p>\n\u003cp>In the weeks since the fire, Leeman has been able to move into a new apartment, costing him nearly $500 more a month than his rent-controlled $1,172 rate. Still, he considers himself among the fortunate ones to be able to get settled in that time.\u003c/p>\n\u003ch2>‘Coercive at best’\u003c/h2>\n\u003cp>At the time of the fire, those who had lived for decades at 50 Golden Gate would have been paying a fraction of market rate because of the city rent ordinance’s cap on annual increases.\u003c/p>\n\u003cp>Because Mosser could stand to make significantly more money by renting the units at market rate, Leeman said he and others are concerned that the company isn’t incentivized to help the current tenants stay in their units after the fire.\u003c/p>\n\u003cp>“The best thing in their financial interest is to have these people displaced,” he said.\u003c/p>\n\u003cp>So far, he worries his suspicion is correct. In the days directly following the fire, Leeman said Mosser offered to return renters’ security deposits, though the move would end their leases — and therefore their rent-controlled rates.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Residents said they also received an offer from the company to rehouse them in another building while theirs was being renovated, and then return to 50 Golden Gate, but the contract included a provision that would release Mosser from any liability that could arise related to the fire in the future.\u003c/p>\n\u003cp>“This, on the surface, is very coercive at best,” Leeman said.\u003c/p>\n\u003cp>Mosser did not respond to requests for comment from KQED, but tenants said the company had agreed to pay December’s rent and provide security at the building after reports of possible theft.\u003c/p>\n\u003cp>Julie Tran, who lived in the building for 17 years, said she received the rehousing offer on a Friday and responded the following Monday with a list of at least six of Mosser’s other buildings in which she would be interested in living, but she struggled to get in touch with the company.\u003c/p>\n\u003cp>“I emailed every day for three days, I left a voicemail every night for three days,” she said.\u003c/p>\n\u003cp>When she did hear back, she was told only that there was no vacancy at another of Mosser’s buildings that she hadn’t included on that list. “‘Did you read my email?’” she said. “And ‘Why are you responding to me with this lack of vacancy at a building I didn’t ask to be relocated to?’”\u003c/p>\n\u003cp>Tran said she’s decided not to pursue a new placement in another Mosser building, but she has heard from other residents who have said they’ve been shown single-room occupancy units without kitchens to replace their studios, even as units with kitchens appear as open on the property manager’s site.\u003c/p>\n\u003cp>“Why is that not being shown to displaced tenants?” Tran asked.\u003c/p>\n\u003ch2>Immediate uncertainty\u003c/h2>\n\u003cp>While residents have tried to get back on their feet, many have been sheltered in two hotels: Disabled and elderly residents were sent to a Motel 6 in Union Square directly after the fire, while others were placed in a Mosser Hotel in the South of Market neighborhood.\u003c/p>\n\u003cp>Tran said two weeks later, on Christmas Day, she and other residents were almost evicted from the hotels before the city’s Human Services Agency stepped in to extend their stays.\u003c/p>\n\u003cp>For some, though, that extension could come to an end Friday.\u003c/p>\n\u003cp>Gardenia Zuniga, who previously lived in the building and has been supporting current residents since the fire, said Supervisor Bilal Mahmood’s office was working to secure extended hotel stays for tenants in 15 units who have recently been approved for the city’s short-term housing subsidy. She said four others’ applications were not approved, and others had elected not to participate.\u003c/p>\n\u003cp>Those who remain in hotels while they look for longer-term housing are expected to be moved to different spots near Ocean Beach and in South San Francisco while their current hotels are booked due to the upcoming JP Morgan healthcare conference, Zuniga told KQED.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Some tenants on Tuesday expressed concerns that they didn’t qualify for relief based on their income and assets, while others said documentation they needed to complete the applications — like driver’s licenses, passports and other identification — is still inaccessible in their apartments.\u003c/p>\n\u003cp>Mahmood said that the city was permitting digital documentation to ease that concern and had extended the deadline to apply for relief multiple times. Representatives from the Human Services Agency were present at the meeting on Tuesday to help residents complete individual applications.\u003c/p>\n\u003cp>Katia Padilla, the chief operating officer of the Latino Task Force, said the building’s monolingual Spanish speakers have also struggled to get sufficient translation services.\u003c/p>\n\u003cp>She said she’s had to help translate for some, though Mahmood said that the Human Services Agency provided translators during the community meeting and to help with individual applications on Tuesday.\u003c/p>\n\u003cp>Residents on Tuesday also expressed concerns about security at the building. During the meeting, some said that they believe property they left behind has been removed from their apartments or perhaps stolen. Leeman said people saw via Find My iPhone that their devices had been taken out of the building and accessed off-site, and photos of the building’s roof show that it has been uncovered.\u003c/p>\n\u003cp>Residents have been unable to retrieve their property because authorities have deemed the building unsafe to enter.\u003c/p>\n\u003cp>Mahmood said his office was helping residents who are concerned about their property to file police reports, and that it is expediting repair permits needed to allow building access, including to fix a broken elevator at risk of collapsing. He expected tenants would be able to get into the building next week.\u003c/p>\n\u003cp>“Our focus has been security and making sure the residents get access [as soon] as possible,” he said. “The next step is making sure they’re going to start scheduling appointments for people to come into the building and get access to the resources.”\u003c/p>\n\u003ch2>Next steps\u003c/h2>\n\u003cp>Tran is among the residents who have been approved for assistance through the city’s short-term subsidy program, which will pay the difference between her $1,275 monthly rent at 50 Golden Gate and a new unit that costs up to $2,845 a month, depending on whether she stays in the city or moves elsewhere in the Bay Area.\u003c/p>\n\u003cp>That subsidy will be in effect for two years, she said, with a possible two-year extension. She’s also applied for the \u003ca href=\"https://www.sf.gov/learn-about-displaced-tenant-housing-preference-dthp\">Displaced Tenant Housing Preference\u003c/a> program through the Mayor’s Office of Housing and Community Development, which gives preference in the city’s affordable housing lottery system to renters forced out of their homes by fire, no-fault eviction and other reasons out of their control. But she said she’s been told that the process could take longer and isn’t a guarantee.\u003c/p>\n\u003cp>In the meantime, finding a place could prove difficult. Tran said she routinely spent 80% of her income on the studio apartment, and the subsidy goes only toward her base rent, not utilities.\u003c/p>\n\u003cp>“If I go anywhere that includes [additional] utilities, I have no disposable income left,” she said. “Of all the options I’ve looked at, I’m really only looking at one property at this point.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>The California state legislature passed a bevy of blockbuster housing bills last year. Some took aim at the state’s \u003ca href=\"https://www.kqed.org/news/12046558/california-lawmakers-approve-major-overhaul-of-landmark-environmental-law\">landmark environmental law\u003c/a>, which critics argued blocked development for years. Others aim to reshape how housing is built near \u003ca href=\"https://www.kqed.org/news/12059533/newsom-signs-ambitious-bill-to-boost-housing-density-near-public-transit\">major transit stops\u003c/a> or promise to hasten recovery after a disaster.\u003c/p>\n\u003cp>As those laws go into effect this year, some housing experts say they mark a seismic shift in attitudes towards the state’s housing affordability crisis and lawmakers’ appetite for solving it.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>2025 was a landmark year on the substance, but I think in many ways, more importantly, the symbolism of achieving some of these major policy changes is really significant,” said Matt Lewis, a spokesperson for California YIMBY.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>While many of the new laws focus on creating new housing, tenant rights advocates argue the state needs to do more to keep existing housing stock affordable. Zach Murray, the state campaign coordinator for tenants rights organization Alliance of Californians for Community Empowerment, said they hope to gain ground for renters this year by advancing bills that stalled in committee in 2025.\u003c/p>\n\u003cp>“With new construction… any promise of affordability that comes from getting more units is five to ten years down the line,” he said. “We know that folks are struggling right now.”\u003c/p>\n\u003cp>Keep reading for some of the 2026 laws that will impact housing construction and renters this year:\u003c/p>\n\u003ch2>Reforms to California’s landmark environmental law\u003c/h2>\n\u003cp>Some of the biggest laws to go into effect this year deal with the California Environmental Quality Act, also known as CEQA. The law applies to most developments — think parks, apartments, hospitals and most everything in between — and requires developers to evaluate whether their project negatively impacts the environment, and make changes to mitigate those impacts.\u003c/p>\n\u003cp>For years, critics argued that CEQA complicated and prolonged the development process, making building more expensive and difficult, and stalling crucial infrastructure projects.\u003c/p>\n\u003cfigure id=\"attachment_12003447\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003447\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Gov. Gavin Newsom speaks next to Attorney General Rob Bonta during a press conference on Sept. 4, 2024, in Sacramento. \u003ccite>(Sophie Austin/AP Photo)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>When Gov. Gavin Newsom finalized \u003ca href=\"https://www.kqed.org/news/12046558/california-lawmakers-approve-major-overhaul-of-landmark-environmental-law\">last year’s budget\u003c/a>, he included two bills that exempted certain projects from CEQA review. \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202520260AB130\">AB 130\u003c/a> exempts urban infill housing while \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260SB131\">SB 131\u003c/a> exempts other types of projects, including those related to high-speed rail,\u003ca href=\"https://www.kqed.org/news/12011579/lawsuit-from-napa-neighbors-could-block-much-needed-child-care-expansion\"> childcare centers\u003c/a>, wildfire mitigation and advanced manufacturing.\u003c/p>\n\u003cp>Lewis said the two bills would have likely died in committee in previous years, but as more people, including lawmakers, feel the pinch of the state’s housing affordability crisis, controversial bills have a better chance of getting passed.\u003c/p>\n\u003cp>“Now Californians are getting increasingly attenuated, not just to the nature of the shortage, but the fact that, at the root, we have to build a lot more homes,” he said.\u003c/p>\n\u003ch2>Reshaping how housing is built near transit\u003c/h2>\n\u003cp>The other big bill to come out of 2025 was SB 79, authored by State Sen. Scott Wiener, D-San Francisco. The bill was seven years in the making, with Wiener introducing three versions that all failed to win approval.\u003c/p>\n\u003cfigure id=\"attachment_12039671\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12039671\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Sen. Scott Wiener speaks during a press conference in Union Square, San Francisco, on Feb. 18, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Wiener hopes the version that made it across the finish line will help solve two issues: a lack of dense housing near public transit stops and \u003ca href=\"https://www.kqed.org/forum/2010101911215/the-uncertain-future-of-bay-area-transit\">low transit ridership \u003c/a>since the pandemic.\u003c/p>\n\u003cp>It allows apartment buildings up to seven stories tall, if they’re within a quarter mile of certain train stations. The bill also tries to encourage housing development near light rail stations and busy bus stops.\u003c/p>\n\u003ch2>Building more teacher housing\u003c/h2>\n\u003cp>Some laws going into effect this year aim to empower schools to quickly build housing on their land. \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB1021\">AB 1021\u003c/a> would make it easier for school districts and other local educational agencies to develop educator workforce housing on property they own.\u003c/p>\n\u003cp>In a similar vein, \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB648\">AB 648\u003c/a> states that community colleges don’t have to comply with local zoning rules if they are building university housing on property they own.[aside postID=news_12067581 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/12/RefrigeratorsGetty.jpg']\u003c/p>\n\u003ch2>Emergency rebuilding\u003c/h2>\n\u003cp>Following last year’s \u003ca href=\"https://www.kqed.org/news/tag/la-fires\">Los Angeles wildfires\u003c/a>, many lawmakers introduced bills hoping to cut through red tape and hasten reconstruction after disasters. \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB818\">AB 818\u003c/a> requires local agencies to approve or deny permit applications within 10 days of receipt during a local emergency.\u003c/p>\n\u003cp>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB1007\">AB 1007\u003c/a> reduces the time agencies have to review and comment on development permit applications from 90 days to 45. \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202520260AB301\">AB 301\u003c/a> deals with the postentitlement review process, which happens after a project receives approval from a local planning department. It requires agencies to determine whether a permit application is complete within 15 days of receipt and to approve projects within 30 to 60 business days, depending on size.\u003c/p>\n\u003ch2>Renters and property owners\u003c/h2>\n\u003cp>While rent isn’t getting any cheaper across most of the state, renters can look forward to some new protections this year. \u003ca href=\"https://www.kqed.org/news/12067581/in-2026-all-rental-homes-in-california-will-need-to-have-these-2-things\">AB 628\u003c/a> requires landlords to provide tenants with a working refrigerator and stove and to repair or replace them if they stop working.\u003c/p>\n\u003cp>Following recent government shutdowns, \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202520260AB246\">AB 246\u003c/a>, also known as the Social Security Tenant Protection Act of 2025, would protect tenants who rely on Social Security payments from eviction, if funds are frozen due action or inaction from the federal government.\u003c/p>\n\u003cfigure id=\"attachment_12068872\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12068872\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-17-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-17-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-17-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-17-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Mayor Daniel Lurie breaks ground alongside members of the team behind a new housing project during a groundbreaking ceremony at 750 Golden Gate Ave., in San Francisco, on June 18, 2025. The event marked the start of two affordable housing developments — one with 75 units prioritized for SFUSD and City College educators, and another at 850 Turk that will add 92 family apartments. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Tenant rights advocates have their eyes on the horizon and hope to focus efforts on passing the \u003ca href=\"https://www.kqed.org/news/12034212/california-lawmakers-push-lower-rent-cap-expand-protections-property-owners-worried\">Affordable Rent Act\u003c/a> in 2026, which was introduced last year, but \u003ca href=\"https://www.kqed.org/news/12038224/california-bill-expand-rent-control-pulled-for-year-bay-area-lawmaker\">became a two-year bill \u003c/a>following heavy opposition from state real estate and landlord groups.\u003c/p>\n\u003cp>“We’ve been involved in a lot of efforts across the state to bring attention to this,” said Zach Murray of the Alliance of Californians for Community Empowerment. “This is an important tangible step the legislature can take to actually address affordability for renters across California.”\u003c/p>\n\u003cp>The bill would expand the 2019 Tenant Protection Act to more renters, lower the amount rent can increase each year and make those changes permanent by removing a 2030 sunset date.\u003c/p>\n\u003cp>Property owners, however, are concerned that more regulation will mean higher costs for small landlords. Adam Pearce, president of the California Rental Housing Association, said he’s excited to see whether the laws impacting new housing construction result in more supply, but worries that more laws for landlords “make it difficult for us to operate.”\u003c/p>\n\u003cp>“When you make it harder [with] more mandates, it’s the smaller folks that suffer because we don’t have the big purses that can absorb this.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "California lawmakers made bold moves to reform California’s landmark environmental law and dramatically change how housing is built near transit. As these laws come into effect, what changes for housing developers, property owners and renters?",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The California state legislature passed a bevy of blockbuster housing bills last year. Some took aim at the state’s \u003ca href=\"https://www.kqed.org/news/12046558/california-lawmakers-approve-major-overhaul-of-landmark-environmental-law\">landmark environmental law\u003c/a>, which critics argued blocked development for years. Others aim to reshape how housing is built near \u003ca href=\"https://www.kqed.org/news/12059533/newsom-signs-ambitious-bill-to-boost-housing-density-near-public-transit\">major transit stops\u003c/a> or promise to hasten recovery after a disaster.\u003c/p>\n\u003cp>As those laws go into effect this year, some housing experts say they mark a seismic shift in attitudes towards the state’s housing affordability crisis and lawmakers’ appetite for solving it.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>2025 was a landmark year on the substance, but I think in many ways, more importantly, the symbolism of achieving some of these major policy changes is really significant,” said Matt Lewis, a spokesperson for California YIMBY.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>While many of the new laws focus on creating new housing, tenant rights advocates argue the state needs to do more to keep existing housing stock affordable. Zach Murray, the state campaign coordinator for tenants rights organization Alliance of Californians for Community Empowerment, said they hope to gain ground for renters this year by advancing bills that stalled in committee in 2025.\u003c/p>\n\u003cp>“With new construction… any promise of affordability that comes from getting more units is five to ten years down the line,” he said. “We know that folks are struggling right now.”\u003c/p>\n\u003cp>Keep reading for some of the 2026 laws that will impact housing construction and renters this year:\u003c/p>\n\u003ch2>Reforms to California’s landmark environmental law\u003c/h2>\n\u003cp>Some of the biggest laws to go into effect this year deal with the California Environmental Quality Act, also known as CEQA. The law applies to most developments — think parks, apartments, hospitals and most everything in between — and requires developers to evaluate whether their project negatively impacts the environment, and make changes to mitigate those impacts.\u003c/p>\n\u003cp>For years, critics argued that CEQA complicated and prolonged the development process, making building more expensive and difficult, and stalling crucial infrastructure projects.\u003c/p>\n\u003cfigure id=\"attachment_12003447\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12003447\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/09/GavinNewsomAP-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Gov. Gavin Newsom speaks next to Attorney General Rob Bonta during a press conference on Sept. 4, 2024, in Sacramento. \u003ccite>(Sophie Austin/AP Photo)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>When Gov. Gavin Newsom finalized \u003ca href=\"https://www.kqed.org/news/12046558/california-lawmakers-approve-major-overhaul-of-landmark-environmental-law\">last year’s budget\u003c/a>, he included two bills that exempted certain projects from CEQA review. \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202520260AB130\">AB 130\u003c/a> exempts urban infill housing while \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260SB131\">SB 131\u003c/a> exempts other types of projects, including those related to high-speed rail,\u003ca href=\"https://www.kqed.org/news/12011579/lawsuit-from-napa-neighbors-could-block-much-needed-child-care-expansion\"> childcare centers\u003c/a>, wildfire mitigation and advanced manufacturing.\u003c/p>\n\u003cp>Lewis said the two bills would have likely died in committee in previous years, but as more people, including lawmakers, feel the pinch of the state’s housing affordability crisis, controversial bills have a better chance of getting passed.\u003c/p>\n\u003cp>“Now Californians are getting increasingly attenuated, not just to the nature of the shortage, but the fact that, at the root, we have to build a lot more homes,” he said.\u003c/p>\n\u003ch2>Reshaping how housing is built near transit\u003c/h2>\n\u003cp>The other big bill to come out of 2025 was SB 79, authored by State Sen. Scott Wiener, D-San Francisco. The bill was seven years in the making, with Wiener introducing three versions that all failed to win approval.\u003c/p>\n\u003cfigure id=\"attachment_12039671\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12039671\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/250218-SFDowntown-03-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Sen. Scott Wiener speaks during a press conference in Union Square, San Francisco, on Feb. 18, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Wiener hopes the version that made it across the finish line will help solve two issues: a lack of dense housing near public transit stops and \u003ca href=\"https://www.kqed.org/forum/2010101911215/the-uncertain-future-of-bay-area-transit\">low transit ridership \u003c/a>since the pandemic.\u003c/p>\n\u003cp>It allows apartment buildings up to seven stories tall, if they’re within a quarter mile of certain train stations. The bill also tries to encourage housing development near light rail stations and busy bus stops.\u003c/p>\n\u003ch2>Building more teacher housing\u003c/h2>\n\u003cp>Some laws going into effect this year aim to empower schools to quickly build housing on their land. \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB1021\">AB 1021\u003c/a> would make it easier for school districts and other local educational agencies to develop educator workforce housing on property they own.\u003c/p>\n\u003cp>In a similar vein, \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB648\">AB 648\u003c/a> states that community colleges don’t have to comply with local zoning rules if they are building university housing on property they own.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003ch2>Emergency rebuilding\u003c/h2>\n\u003cp>Following last year’s \u003ca href=\"https://www.kqed.org/news/tag/la-fires\">Los Angeles wildfires\u003c/a>, many lawmakers introduced bills hoping to cut through red tape and hasten reconstruction after disasters. \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB818\">AB 818\u003c/a> requires local agencies to approve or deny permit applications within 10 days of receipt during a local emergency.\u003c/p>\n\u003cp>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB1007\">AB 1007\u003c/a> reduces the time agencies have to review and comment on development permit applications from 90 days to 45. \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202520260AB301\">AB 301\u003c/a> deals with the postentitlement review process, which happens after a project receives approval from a local planning department. It requires agencies to determine whether a permit application is complete within 15 days of receipt and to approve projects within 30 to 60 business days, depending on size.\u003c/p>\n\u003ch2>Renters and property owners\u003c/h2>\n\u003cp>While rent isn’t getting any cheaper across most of the state, renters can look forward to some new protections this year. \u003ca href=\"https://www.kqed.org/news/12067581/in-2026-all-rental-homes-in-california-will-need-to-have-these-2-things\">AB 628\u003c/a> requires landlords to provide tenants with a working refrigerator and stove and to repair or replace them if they stop working.\u003c/p>\n\u003cp>Following recent government shutdowns, \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202520260AB246\">AB 246\u003c/a>, also known as the Social Security Tenant Protection Act of 2025, would protect tenants who rely on Social Security payments from eviction, if funds are frozen due action or inaction from the federal government.\u003c/p>\n\u003cfigure id=\"attachment_12068872\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12068872\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-17-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-17-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-17-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250618-NewTeacherHousing-17-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Mayor Daniel Lurie breaks ground alongside members of the team behind a new housing project during a groundbreaking ceremony at 750 Golden Gate Ave., in San Francisco, on June 18, 2025. The event marked the start of two affordable housing developments — one with 75 units prioritized for SFUSD and City College educators, and another at 850 Turk that will add 92 family apartments. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Tenant rights advocates have their eyes on the horizon and hope to focus efforts on passing the \u003ca href=\"https://www.kqed.org/news/12034212/california-lawmakers-push-lower-rent-cap-expand-protections-property-owners-worried\">Affordable Rent Act\u003c/a> in 2026, which was introduced last year, but \u003ca href=\"https://www.kqed.org/news/12038224/california-bill-expand-rent-control-pulled-for-year-bay-area-lawmaker\">became a two-year bill \u003c/a>following heavy opposition from state real estate and landlord groups.\u003c/p>\n\u003cp>“We’ve been involved in a lot of efforts across the state to bring attention to this,” said Zach Murray of the Alliance of Californians for Community Empowerment. “This is an important tangible step the legislature can take to actually address affordability for renters across California.”\u003c/p>\n\u003cp>The bill would expand the 2019 Tenant Protection Act to more renters, lower the amount rent can increase each year and make those changes permanent by removing a 2030 sunset date.\u003c/p>\n\u003cp>Property owners, however, are concerned that more regulation will mean higher costs for small landlords. Adam Pearce, president of the California Rental Housing Association, said he’s excited to see whether the laws impacting new housing construction result in more supply, but worries that more laws for landlords “make it difficult for us to operate.”\u003c/p>\n\u003cp>“When you make it harder [with] more mandates, it’s the smaller folks that suffer because we don’t have the big purses that can absorb this.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"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. ",
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"info": "Political Breakdown is a new series that explores the political intersection of California and the nation. Each week hosts Scott Shafer and Marisa Lagos are joined with a new special guest to unpack politics -- with personality — and offer an insider’s glimpse at how politics happens.",
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"possible": {
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"info": "Possible is hosted by entrepreneur Reid Hoffman and writer Aria Finger. Together in Possible, Hoffman and Finger lead enlightening discussions about building a brighter collective future. The show features interviews with visionary guests like Trevor Noah, Sam Altman and Janette Sadik-Khan. Possible paints an optimistic portrait of the world we can create through science, policy, business, art and our shared humanity. It asks: What if everything goes right for once? How can we get there? Each episode also includes a short fiction story generated by advanced AI GPT-4, serving as a thought-provoking springboard to speculate how humanity could leverage technology for good.",
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},
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"tagline": "Art is where you find it",
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"tagline": "Real stories with killer beats",
"info": "The Snap Judgment radio show and podcast mixes real stories with killer beats to produce cinematic, dramatic radio. Snap's musical brand of storytelling dares listeners to see the world through the eyes of another. This is storytelling... with a BEAT!! Snap first aired on public radio stations nationwide in July 2010. Today, Snap Judgment airs on over 450 public radio stations and is brought to the airwaves by KQED & PRX.",
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"soldout": {
"id": "soldout",
"title": "SOLD OUT: Rethinking Housing in America",
"tagline": "A new future for housing",
"info": "Sold Out: Rethinking Housing in America",
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