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"content": "\u003cp>\u003cem>Updated Thursday, 11 a.m.\u003c/em>\u003c/p>\n\u003cp>In the living room of the house at 2928 Magnolia Street, a big paper sign advises visitors to remove their shoes. Large black letters identify the space as a \"Baby Zone.\"\u003c/p>\n\u003cp>Dominique Walker’s 1-year-old has been learning to walk in the carpeted living room of the West Oakland dwelling. The family has been settling in since Walker, 34, and her co-occupant Sameerah Karim, 41, \u003ca href=\"https://www.kqed.org/news/11787750/two-homeless-moms-occupy-vacant-house-to-protest-oakland-housing-crisis\" target=\"_blank\" rel=\"noopener noreferrer\">entered the house without permission\u003c/a> in November. The property is owned by a real estate investment company in Redondo Beach, California.\u003c/p>\n\u003cfigure id=\"attachment_11792897\" class=\"wp-caption alignright\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11792897\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2019/12/IMG_2132-800x600.jpg\" alt=\"\" width=\"800\" height=\"600\">\u003cfigcaption class=\"wp-caption-text\">A sign reading \"No Shoes, This Floor is a Baby Zone\" hangs in the West Oakland house currently occupied by two moms. \u003ccite>(Kate Wolffe/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The two mothers, both homeless, occupied the house to not only find shelter but also draw attention to the vast number of properties in Oakland that currently stand vacant — often because of real estate speculation — amid the city's housing crisis. This comes as a \u003ca href=\"https://www.kqed.org/news/11792743/hud-report-2-7-uptick-in-nations-homeless-population-due-to-california-spike\" target=\"_blank\" rel=\"noopener noreferrer\">recent federal report\u003c/a> found a 2.7% increase in homelessness nationwide, driven almost \"entirely\" by a 16.4% increase in California.\u003c/p>\n\u003cp>Since occupying the house, the two women have done their best to make it a home in time for the holidays. Their Christmas tree is decorated, and Walker said they plan to make a gingerbread house.\u003c/p>\n\u003cp>But their stay here may be short-lived. In early December, Walker and Karim received an eviction notice from Wedgewood LLC, which owns the investment company that owns the house.\u003c/p>\n\u003cp>The women were dealt a blow on Tuesday when Alameda County Superior Court Judge Patrick McKinney issued a tentative ruling in favor of Wedgewood that said “the claims do not appear to provide a basis for a valid claim of right to possession and instead contend only that the claimants have a right to occupy the subject premises.\"\u003c/p>\n\u003cp>Tenants rights attorney Leah Simon-Weisberg said her clients still plan to make their case.\u003c/p>\n\u003cp>\"We'll be talking about why housing is a human right and why that is a basis for the court to interject itself and say, 'Yes, they can stay,' \" said Weisberg. “The fact that the judge wants to hear what we have to say is encouraging.\"\u003c/p>\n\u003cp>https://twitter.com/nikki4oakland/status/1209591107308281857?s=20\u003c/p>\n\u003cp>On Thursday, the two occupants had prepared to contest the eviction \u003ca href=\"https://www.kqed.org/news/11791573/moms-4-housing-fights-eviction-in-court\" target=\"_blank\" rel=\"noopener noreferrer\"> in court\u003c/a>, only to find out in the morning that the judge had postponed the hearing until Monday.\u003c/p>\n\u003cp>Among the women's many supporters are Oakland City Council President Rebecca Kaplan and Councilmembers Nikki Fortunato Bas, Dan Kalb.\u003c/p>\n\u003cp>\"What we are asking for is simple. Wedgwood: Sit down with Moms for Housing and negotiate the purchase of this home so that they can stay here in their community,\" said Bas.\u003c/p>\n\u003cp>[aside tag='affordable-housing' label='More Coverage.']Wedgewood, however, has said they won't negotiate with the women while they are unlawfully living in the property.\u003c/p>\n\u003cp>Unexpectedly, the Southern California-based youth shelter program Shelter 37 inserted themselves into the showdown on Monday, \u003ca href=\"https://twitter.com/moms4housing/status/1209344187730034688?s=20\" target=\"_blank\" rel=\"noopener noreferrer\">urging the women to leave the property\u003c/a> so it could be converted into a shelter space.\u003c/p>\n\u003cp>\"I encourage Mothers 4 Housing to voluntarily leave the property as quickly as possible so that we can train disadvantaged Oakland youths, give them jobs, and teach them skills,\" said shelter founder and former NFL player James Washington in a statement.\u003c/p>\n\u003cp>That interjection, however, has raised suspicions among the women's supporters, some of whom are \u003ca href=\"https://twitter.com/BootsRiley/status/1209627114497957888\" target=\"_blank\" rel=\"noopener noreferrer\">questioning\u003c/a> the organization’s ties to Wedgewood.\u003c/p>\n\u003cp>\u003cem>An earlier version of this article stated the women \"broke in\" to the home. It has been edited to clarify that they entered the home without permission. \u003c/em>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>Updated Thursday, 11 a.m.\u003c/em>\u003c/p>\n\u003cp>In the living room of the house at 2928 Magnolia Street, a big paper sign advises visitors to remove their shoes. Large black letters identify the space as a \"Baby Zone.\"\u003c/p>\n\u003cp>Dominique Walker’s 1-year-old has been learning to walk in the carpeted living room of the West Oakland dwelling. The family has been settling in since Walker, 34, and her co-occupant Sameerah Karim, 41, \u003ca href=\"https://www.kqed.org/news/11787750/two-homeless-moms-occupy-vacant-house-to-protest-oakland-housing-crisis\" target=\"_blank\" rel=\"noopener noreferrer\">entered the house without permission\u003c/a> in November. The property is owned by a real estate investment company in Redondo Beach, California.\u003c/p>\n\u003cfigure id=\"attachment_11792897\" class=\"wp-caption alignright\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11792897\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2019/12/IMG_2132-800x600.jpg\" alt=\"\" width=\"800\" height=\"600\">\u003cfigcaption class=\"wp-caption-text\">A sign reading \"No Shoes, This Floor is a Baby Zone\" hangs in the West Oakland house currently occupied by two moms. \u003ccite>(Kate Wolffe/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The two mothers, both homeless, occupied the house to not only find shelter but also draw attention to the vast number of properties in Oakland that currently stand vacant — often because of real estate speculation — amid the city's housing crisis. This comes as a \u003ca href=\"https://www.kqed.org/news/11792743/hud-report-2-7-uptick-in-nations-homeless-population-due-to-california-spike\" target=\"_blank\" rel=\"noopener noreferrer\">recent federal report\u003c/a> found a 2.7% increase in homelessness nationwide, driven almost \"entirely\" by a 16.4% increase in California.\u003c/p>\n\u003cp>Since occupying the house, the two women have done their best to make it a home in time for the holidays. Their Christmas tree is decorated, and Walker said they plan to make a gingerbread house.\u003c/p>\n\u003cp>But their stay here may be short-lived. In early December, Walker and Karim received an eviction notice from Wedgewood LLC, which owns the investment company that owns the house.\u003c/p>\n\u003cp>The women were dealt a blow on Tuesday when Alameda County Superior Court Judge Patrick McKinney issued a tentative ruling in favor of Wedgewood that said “the claims do not appear to provide a basis for a valid claim of right to possession and instead contend only that the claimants have a right to occupy the subject premises.\"\u003c/p>\n\u003cp>Tenants rights attorney Leah Simon-Weisberg said her clients still plan to make their case.\u003c/p>\n\u003cp>\"We'll be talking about why housing is a human right and why that is a basis for the court to interject itself and say, 'Yes, they can stay,' \" said Weisberg. “The fact that the judge wants to hear what we have to say is encouraging.\"\u003c/p>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\n\u003cp>On Thursday, the two occupants had prepared to contest the eviction \u003ca href=\"https://www.kqed.org/news/11791573/moms-4-housing-fights-eviction-in-court\" target=\"_blank\" rel=\"noopener noreferrer\"> in court\u003c/a>, only to find out in the morning that the judge had postponed the hearing until Monday.\u003c/p>\n\u003cp>Among the women's many supporters are Oakland City Council President Rebecca Kaplan and Councilmembers Nikki Fortunato Bas, Dan Kalb.\u003c/p>\n\u003cp>\"What we are asking for is simple. Wedgwood: Sit down with Moms for Housing and negotiate the purchase of this home so that they can stay here in their community,\" said Bas.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Wedgewood, however, has said they won't negotiate with the women while they are unlawfully living in the property.\u003c/p>\n\u003cp>Unexpectedly, the Southern California-based youth shelter program Shelter 37 inserted themselves into the showdown on Monday, \u003ca href=\"https://twitter.com/moms4housing/status/1209344187730034688?s=20\" target=\"_blank\" rel=\"noopener noreferrer\">urging the women to leave the property\u003c/a> so it could be converted into a shelter space.\u003c/p>\n\u003cp>\"I encourage Mothers 4 Housing to voluntarily leave the property as quickly as possible so that we can train disadvantaged Oakland youths, give them jobs, and teach them skills,\" said shelter founder and former NFL player James Washington in a statement.\u003c/p>\n\u003cp>That interjection, however, has raised suspicions among the women's supporters, some of whom are \u003ca href=\"https://twitter.com/BootsRiley/status/1209627114497957888\" target=\"_blank\" rel=\"noopener noreferrer\">questioning\u003c/a> the organization’s ties to Wedgewood.\u003c/p>\n\u003cp>\u003cem>An earlier version of this article stated the women \"broke in\" to the home. It has been edited to clarify that they entered the home without permission. \u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"disqusTitle": "Moms Who Occupied Vacant House in West Oakland Fight Eviction in Court",
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"content": "\u003cp>A group of homeless mothers who \u003ca href=\"https://www.kqed.org/news/11787750/two-homeless-moms-occupy-vacant-house-to-protest-oakland-housing-crisis\" target=\"_blank\" rel=\"noopener noreferrer\">took over a vacant house\u003c/a> in West Oakland last month filed court documents on Monday to fight an eviction notice. Their argument for staying? Housing is a human right.\u003c/p>\n\u003cp>[aside postID='news_11787750']The women, part of a newly formed group called Moms 4 Housing, moved into the vacant three-bedroom home on Magnolia Street to draw attention to investors buying up Bay Area houses and leaving them empty, even though there's a growing homeless crisis in the area.\u003c/p>\n\u003cp>Dominique Walker, 34, and Sameerah Karim, 41, spoke to a crowd of 30 people Monday morning from the steps of the Alameda County courthouse. Accompanied by their attorneys, the two women and four other community members filed a claim of right to possession in response to an eviction notice from the property owner that was delivered on \u003ca href=\"https://twitter.com/moms4housing/status/1203059318473408512?s=20\">Dec. 6\u003c/a>.\u003c/p>\n\u003cp>\"We’re fighting and we’re not going anywhere,\" said Walker, who has been living in the empty home with her two young children and Karim. “This land deserves to be back in community control.\"\u003c/p>\n\u003cp>The appeal essentially halts a planned eviction by the Alameda County Sheriff’s Office that was scheduled for 6 a.m. Tuesday morning. The county court has 15 days from when the claim was filed to schedule a hearing.\u003c/p>\n\u003cp>Frustration over inadequate housing policies has sparked a debate over vacant homes and the corporate companies that own them. Last year, the city of Oakland reported having 4,366 vacant properties, including empty homes like the one Walker and Karim have occupied. Meanwhile, the city has seen a 47% uptick in unhoused people over the last two years, according to a federal point-in-time count.\u003c/p>\n\u003cp>\"Housing should not be commodified,” said Carroll Fife, director of the group Alliance of Californians for Community Empowerment. \"What you need to exist should not be sold to the highest bidder.\"\u003c/p>\n\u003cp>In their claim, attorneys for Moms 4 Housing argue that the Magnolia Street house has sat vacant \"during the worst housing crisis in California history.\"\u003c/p>\n\u003cp>\"Wedgewood is one of the companies that most abused tenants during the foreclosure crisis,\"said Leah Simon-Weisberg, an attorney working pro bono for Moms 4 Housing. \"This is not just about housing people. This is about an entire community saying 'enough.' \"\u003c/p>\n\u003cp>Wedgewood, a Redondo Beach-based real estate investment company that owns the property, operates real estate investments throughout the Western U.S. and in Florida. According to its website, the company describes itself as \"a leading acquirer of distressed residential real estate.\"\u003c/p>\n\u003cp>Sam Singer, a spokesman for Wedgewood, called the filing a delay tactic to stall the eviction.\u003c/p>\n\u003cp>\"It buys them time, but it doesn't buy them possession of the home,\" he said.\u003c/p>\n\u003cp>[pullquote align='right' citation='Sam Singer, spokesman for the real estate company that owns the property']'Thou shall not steal. They broke into this home. They’re attempting to steal from this home. And the court will evict them.'[/pullquote]The claim filed by Moms 4 Housing also argues that housing is a human right. However, Singer said, not stealing is also a fundamental principle of society — and he argued the two women are attempting, in essence, to steal the property.\u003c/p>\n\u003cp>\"Thou shall not steal,\" said Singer. \"They broke into this home. They’re attempting to steal from this home. And the court will evict them.\"\u003c/p>\n\u003cp>Wedgewood bought the home in a foreclosure sale on July 31.\u003c/p>\n\u003cp>After Monday’s filing, Walker and Karim were met with raised fists and cheers from supporters as they emerged from the building. With the threat of immediate eviction avoided, the women said they could focus their time on making repairs to the house and preparing for the holidays.\u003c/p>\n\u003cp>Karim asked supporters to bring holiday decorations by the Magnolia home. \"I know the kids wanted a Christmas tree,\" she said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>A group of homeless mothers who \u003ca href=\"https://www.kqed.org/news/11787750/two-homeless-moms-occupy-vacant-house-to-protest-oakland-housing-crisis\" target=\"_blank\" rel=\"noopener noreferrer\">took over a vacant house\u003c/a> in West Oakland last month filed court documents on Monday to fight an eviction notice. Their argument for staying? Housing is a human right.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>The women, part of a newly formed group called Moms 4 Housing, moved into the vacant three-bedroom home on Magnolia Street to draw attention to investors buying up Bay Area houses and leaving them empty, even though there's a growing homeless crisis in the area.\u003c/p>\n\u003cp>Dominique Walker, 34, and Sameerah Karim, 41, spoke to a crowd of 30 people Monday morning from the steps of the Alameda County courthouse. Accompanied by their attorneys, the two women and four other community members filed a claim of right to possession in response to an eviction notice from the property owner that was delivered on \u003ca href=\"https://twitter.com/moms4housing/status/1203059318473408512?s=20\">Dec. 6\u003c/a>.\u003c/p>\n\u003cp>\"We’re fighting and we’re not going anywhere,\" said Walker, who has been living in the empty home with her two young children and Karim. “This land deserves to be back in community control.\"\u003c/p>\n\u003cp>The appeal essentially halts a planned eviction by the Alameda County Sheriff’s Office that was scheduled for 6 a.m. Tuesday morning. The county court has 15 days from when the claim was filed to schedule a hearing.\u003c/p>\n\u003cp>Frustration over inadequate housing policies has sparked a debate over vacant homes and the corporate companies that own them. Last year, the city of Oakland reported having 4,366 vacant properties, including empty homes like the one Walker and Karim have occupied. Meanwhile, the city has seen a 47% uptick in unhoused people over the last two years, according to a federal point-in-time count.\u003c/p>\n\u003cp>\"Housing should not be commodified,” said Carroll Fife, director of the group Alliance of Californians for Community Empowerment. \"What you need to exist should not be sold to the highest bidder.\"\u003c/p>\n\u003cp>In their claim, attorneys for Moms 4 Housing argue that the Magnolia Street house has sat vacant \"during the worst housing crisis in California history.\"\u003c/p>\n\u003cp>\"Wedgewood is one of the companies that most abused tenants during the foreclosure crisis,\"said Leah Simon-Weisberg, an attorney working pro bono for Moms 4 Housing. \"This is not just about housing people. This is about an entire community saying 'enough.' \"\u003c/p>\n\u003cp>Wedgewood, a Redondo Beach-based real estate investment company that owns the property, operates real estate investments throughout the Western U.S. and in Florida. According to its website, the company describes itself as \"a leading acquirer of distressed residential real estate.\"\u003c/p>\n\u003cp>Sam Singer, a spokesman for Wedgewood, called the filing a delay tactic to stall the eviction.\u003c/p>\n\u003cp>\"It buys them time, but it doesn't buy them possession of the home,\" he said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "'Thou shall not steal. They broke into this home. They’re attempting to steal from this home. And the court will evict them.'",
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"content": "\u003cdiv class=\"post-body\">\u003cp>The claim filed by Moms 4 Housing also argues that housing is a human right. However, Singer said, not stealing is also a fundamental principle of society — and he argued the two women are attempting, in essence, to steal the property.\u003c/p>\n\u003cp>\"Thou shall not steal,\" said Singer. \"They broke into this home. They’re attempting to steal from this home. And the court will evict them.\"\u003c/p>\n\u003cp>Wedgewood bought the home in a foreclosure sale on July 31.\u003c/p>\n\u003cp>After Monday’s filing, Walker and Karim were met with raised fists and cheers from supporters as they emerged from the building. With the threat of immediate eviction avoided, the women said they could focus their time on making repairs to the house and preparing for the holidays.\u003c/p>\n\u003cp>Karim asked supporters to bring holiday decorations by the Magnolia home. \"I know the kids wanted a Christmas tree,\" she said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"title": "In the Expensive Bay Area, Artists Navigate Unique Mental Health Challenges",
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"content": "\u003cfigure id=\"attachment_13871302\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-13871302\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/image0.jpeg\" alt=\"A music studio viewed from above. A man sits in a chair with a guitar and looks up.\" width=\"800\" height=\"450\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/image0.jpeg 800w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/image0-160x90.jpeg 160w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/image0-768x432.jpeg 768w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">The Housewarmers’ bandleader Ian Santillano says that the Bay Area’s high cost of living can exacerbate the unique pressures musicians face by virtue of their profession. \u003ccite>(Courtesy of Ian Santillano)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“As a musician, it can be difficult to navigate a community stricken with mental health concerns,” says \u003ca href=\"https://seanthompson.bandcamp.com/\" target=\"_blank\" rel=\"noopener noreferrer\">Sean Emmett Thompson\u003c/a>, a 26-year-old singer and guitarist who lives in San Francisco.\u003c/p>\n\u003cp>Grueling tour schedules, financial ups and downs, performance anxiety, fear of failure—musicians face unique job pressures that can make them more prone to mental illness. A \u003ca href=\"https://www.the73percent.com/\" target=\"_blank\" rel=\"noopener noreferrer\">2019 survey\u003c/a> of nearly 1,500 independent musicians conducted by music distributor \u003ca href=\"https://www.recordunion.com/\" target=\"_blank\" rel=\"noopener noreferrer\">Record Union\u003c/a> found that 73 percent of respondents struggled with anxiety and depression, and 33 percent grappled with panic attacks. Furthermore, a \u003ca href=\"https://westminsterresearch.westminster.ac.uk/download/fd3b380d63e4e4a1219017768f5a56a2004e0916b59065565bac67b9d9562a22/3955058/Gross%20%26%20Musgrave%20%282016%29%20Can%20Music%20Make%20You%20Sick%20Pt1.pdf\" target=\"_blank\" rel=\"noopener noreferrer\">2016 University of Westminster survey\u003c/a> of 2,211 U.K. musicians found that respondents were three times more likely than the general population to become depressed.\u003c/p>\n\u003cp>While composing and playing music can be therapeutic, trying to turn that into a full-time career can be an occupational hazard. Performing music puts an artist’s talent on display, and while this is one way to garner fans, it makes artists vulnerable to the praise and rejection of others. [aside postid='arts_13857471']\u003c/p>\n\u003cp>There are also \u003ca href=\"https://www.kqed.org/arts/13857471/artist-passion-exploitation-duke-study\" target=\"_blank\" rel=\"noopener noreferrer\">issues of fair compensation\u003c/a>: as one University of Westminster survey respondent shared, “A doctor doesn’t perform surgery for ‘exposure.’” Artists disclosed that poor pay, impostor syndrome and toxic working conditions had damaged their mental health.\u003c/p>\n\u003cp>These challenges are especially pronounced in the Bay Area, where high living costs make it nearly impossible for local artists to pursue their passion full time. And in a competitive industry, being pulled away from one’s art can cause feelings of insecurity and doubt to surface. \u003ca href=\"https://www.iansantillano.com/\" target=\"_blank\" rel=\"noopener noreferrer\">Ian Santillano\u003c/a>, a 23-year-old Bay Area musician and leader of the band \u003ca href=\"https://www.facebook.com/pages/category/Musician-Band/The-Housewarmers-313769652609322/\" target=\"_blank\" rel=\"noopener noreferrer\">The Housewarmers\u003c/a>, says not having enough time to work on music can rattle his confidence.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“I get anxious, because I wonder if I am doing enough and if I’m \u003cem>truly \u003c/em>a musician,” he says. At those times, impostor syndrome can set in—a dreadful feeling that’s amplified when Santillano scrolls through fellow artists’ Instagram feeds. [aside postid='arts_13869819']\u003c/p>\n\u003cp>Thompson has faced similar struggles. “When I first moved to San Francisco, I could barely make ends meet,” he says. Like many artists, Thompson teaches music lessons and takes on \u003ca href=\"https://www.kqed.org/ourturbulentdecade/2019-the-gig-economy-defined-how-artists-do-business-heres-whats-likely-to-change\" target=\"_blank\" rel=\"noopener noreferrer\">side projects\u003c/a>, but overworking can make it tricky to find a work-life balance. “I’ve had difficulty saying ‘no’ to projects for fear of losing out on an opportunity, which only creates more stress,” says the artist.\u003c/p>\n\u003cp>In the past, those stressors caused Thompson to become anxious and depressed, “When you’re distracted by other work responsibilities, composing music is hard,” he shares. Not being able to create new music feeds impostor syndrome, which can leave Thompson feeling aimless and inadequate. Despite those challenges, he’s never seen a mental health professional. “Once I’m financially stable, I hope to address my mental health needs in therapy,” Thompson adds.\u003c/p>\n\u003cfigure id=\"attachment_13871305\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-13871305\" src=\"https://ww2.kqed.org/app/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o-800x450.jpg\" alt=\"\" width=\"800\" height=\"450\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o-800x450.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o-768x432.jpg 768w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o-1020x574.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o-1200x675.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o.jpg 1544w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Sean Thompson (center). \u003ccite>(Courtesy of the artist)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>While many artists battle with mental illness, the latest survey results suggest that only 40 percent of suffering musicians received mental health care, while over 50 percent turned to alcohol and drugs to numb their pain, which isn’t uncommon for people \u003ca href=\"https://www.drugabuse.gov/publications/drugfacts/comorbidity-substance-use-disorders-other-mental-illnesses\" target=\"_blank\" rel=\"noopener noreferrer\">with mental illness\u003c/a>.\u003c/p>\n\u003cp>“I couldn’t see the wonder in the world,” recalls \u003ca href=\"https://www.mroliverblank.com/\" target=\"_blank\" rel=\"noopener noreferrer\">Oliver Blank\u003c/a>, 37, a Bay Area artist and composer. Last year, Blank’s long-term relationship ended, and his intense grief caused his creative drive to dwindle.\u003c/p>\n\u003cp>At that time, Blank was working on his podcast \u003ca href=\"https://www.mroliverblank.com/art-index/the-one-who-got-away\">\u003cem>The One Who Got Away\u003c/em>\u003c/a>, which intimately depicts the lingering grief that travels with loss. For the podcast, Blank invited people from all over the world to call a phone number and leave a message for a lost loved one, or forgotten romance, answering just one question: “What would you say to the one who got away?”\u003c/p>\n\u003cp>Hearing other people’s grief-stricken stories amplified Blank’s suffering, which only intensified his sadness. “I didn’t want to die or to hurt myself, but I wanted to go to sleep for a very long time,” the artist explains. [aside postid='arts_13861452']\u003c/p>\n\u003cp>Concerned friends encouraged Blank to talk to a therapist. He reached out for professional help, but initially, no one reached back. “The biggest issue was finding a therapist who would return my call,” says Blank.\u003c/p>\n\u003cp>For many people, navigating the mental healthcare system can be puzzling. Firstly, even with health coverage, high-deductible insurance plans require people to pay upfront for medical expenses, including psychotherapy, which can be costly. In the Bay Area, the economic boost brought on by the \u003ca href=\"https://www.kqed.org/stateofhealth/23916/bay-area-boom-driving-up-cost-of-therapy\">tech boom\u003c/a> has driven up the cost of rent, food and psychotherapy. As a result, therapy can cost anywhere between 140 and 300 dollars per session.\u003c/p>\n\u003cp>More affordable options are available, but finding the right type of help isn’t always straight forward. Websites like \u003ca href=\"https://www.betterhelp.com/helpme/?utm_source=AdWords&utm_medium=Search_PPC_c&utm_term=better%2Bhelp_e&utm_content=13899929650&network=g&placement=&target=&matchtype=e&utm_campaign=177007450&ad_type=text&adposition=1t1&gclid=CjwKCAjwlovtBRBrEiwAG3\" target=\"_blank\" rel=\"noopener noreferrer\">Better Help\u003c/a> and \u003ca href=\"https://lp.talkspace.com/try?utm_source=google&utm_medium=sembrand&utm_campaign=SEARCH_GOOGLE_BRAND&utm_content=apply65&utm_term=talkspace&gclid=CjwKCAjwlovtBRBrEiwAG3XJ-6Uy8h5LQ-0XOeo4by1B5Hv1x5qjWf2Hn4ZnJ6sUB-BxoLTnlLf74RoCOV8QAvD_BwE\">Talkspace\u003c/a> offer counseling online. While convenient, talking to a therapist online may not be ideal for people with acute mental health symptoms, such as panic attacks, thoughts of self-harm and severe depression.\u003c/p>\n\u003cp>For those seeking in-person mental health care, the non-profit organization \u003ca href=\"https://openpathcollective.org/\" target=\"_blank\" rel=\"noopener noreferrer\">Open Path Psychotherapy Collective\u003c/a> provides affordable counseling services, and its fees range from 30 to 60 dollars per session. According to the website, over 300 therapists in the Bay Area provide mental health services through the Open Path network.\u003c/p>\n\u003cp>Psychotherapy training clinics staffed by graduate students and recent graduates also provide accessible care. For instance, in San Francisco, \u003ca href=\"https://www.ciis.edu/counseling-and-acupuncture-clinics/center-for-somatic-psychotherapy\">Center for Somatic Psychotherapy (CSP)\u003c/a> offers sliding-scale psychotherapy services seven days a week, and therapy is provided by graduate students and recent graduates from the California Institute of Integral Studies (CIIS).\u003c/p>\n\u003cp>In addition to offering traditional talk therapy, CSP therapists promote self-awareness and stress reduction by helping clients connect with the mind, body and spirit, says Steuart Gold, the CSP clinic director. “Somatic therapy encourages accessing the wisdom of the body and creates conditions where one’s creative self can live its fullest expression,” he explains. With this focus, Gold says musicians and artists often benefit from somatic psychotherapy.\u003c/p>\n\u003cp>Even though it took many phone calls, Blank eventually found a therapist. “My therapist diagnosed me with depression and told me I was experiencing suicidal ideation,” he shares. Receiving a diagnosis helped Blank understand the nature of his pain, which aided in the healing process. “I immediately felt relief,” he shares.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>For now, Santillano and Thompson find emotional support by talking to their peers. Still, Thompson hopes to speak to a therapist in the near future, “I believe therapy can help me pinpoint things that I haven’t been able to put together for myself,” he says.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_13871302\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-13871302\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/image0.jpeg\" alt=\"A music studio viewed from above. A man sits in a chair with a guitar and looks up.\" width=\"800\" height=\"450\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/image0.jpeg 800w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/image0-160x90.jpeg 160w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/image0-768x432.jpeg 768w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">The Housewarmers’ bandleader Ian Santillano says that the Bay Area’s high cost of living can exacerbate the unique pressures musicians face by virtue of their profession. \u003ccite>(Courtesy of Ian Santillano)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“As a musician, it can be difficult to navigate a community stricken with mental health concerns,” says \u003ca href=\"https://seanthompson.bandcamp.com/\" target=\"_blank\" rel=\"noopener noreferrer\">Sean Emmett Thompson\u003c/a>, a 26-year-old singer and guitarist who lives in San Francisco.\u003c/p>\n\u003cp>Grueling tour schedules, financial ups and downs, performance anxiety, fear of failure—musicians face unique job pressures that can make them more prone to mental illness. A \u003ca href=\"https://www.the73percent.com/\" target=\"_blank\" rel=\"noopener noreferrer\">2019 survey\u003c/a> of nearly 1,500 independent musicians conducted by music distributor \u003ca href=\"https://www.recordunion.com/\" target=\"_blank\" rel=\"noopener noreferrer\">Record Union\u003c/a> found that 73 percent of respondents struggled with anxiety and depression, and 33 percent grappled with panic attacks. Furthermore, a \u003ca href=\"https://westminsterresearch.westminster.ac.uk/download/fd3b380d63e4e4a1219017768f5a56a2004e0916b59065565bac67b9d9562a22/3955058/Gross%20%26%20Musgrave%20%282016%29%20Can%20Music%20Make%20You%20Sick%20Pt1.pdf\" target=\"_blank\" rel=\"noopener noreferrer\">2016 University of Westminster survey\u003c/a> of 2,211 U.K. musicians found that respondents were three times more likely than the general population to become depressed.\u003c/p>\n\u003cp>While composing and playing music can be therapeutic, trying to turn that into a full-time career can be an occupational hazard. Performing music puts an artist’s talent on display, and while this is one way to garner fans, it makes artists vulnerable to the praise and rejection of others. \u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>There are also \u003ca href=\"https://www.kqed.org/arts/13857471/artist-passion-exploitation-duke-study\" target=\"_blank\" rel=\"noopener noreferrer\">issues of fair compensation\u003c/a>: as one University of Westminster survey respondent shared, “A doctor doesn’t perform surgery for ‘exposure.’” Artists disclosed that poor pay, impostor syndrome and toxic working conditions had damaged their mental health.\u003c/p>\n\u003cp>These challenges are especially pronounced in the Bay Area, where high living costs make it nearly impossible for local artists to pursue their passion full time. And in a competitive industry, being pulled away from one’s art can cause feelings of insecurity and doubt to surface. \u003ca href=\"https://www.iansantillano.com/\" target=\"_blank\" rel=\"noopener noreferrer\">Ian Santillano\u003c/a>, a 23-year-old Bay Area musician and leader of the band \u003ca href=\"https://www.facebook.com/pages/category/Musician-Band/The-Housewarmers-313769652609322/\" target=\"_blank\" rel=\"noopener noreferrer\">The Housewarmers\u003c/a>, says not having enough time to work on music can rattle his confidence.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Thompson has faced similar struggles. “When I first moved to San Francisco, I could barely make ends meet,” he says. Like many artists, Thompson teaches music lessons and takes on \u003ca href=\"https://www.kqed.org/ourturbulentdecade/2019-the-gig-economy-defined-how-artists-do-business-heres-whats-likely-to-change\" target=\"_blank\" rel=\"noopener noreferrer\">side projects\u003c/a>, but overworking can make it tricky to find a work-life balance. “I’ve had difficulty saying ‘no’ to projects for fear of losing out on an opportunity, which only creates more stress,” says the artist.\u003c/p>\n\u003cp>In the past, those stressors caused Thompson to become anxious and depressed, “When you’re distracted by other work responsibilities, composing music is hard,” he shares. Not being able to create new music feeds impostor syndrome, which can leave Thompson feeling aimless and inadequate. Despite those challenges, he’s never seen a mental health professional. “Once I’m financially stable, I hope to address my mental health needs in therapy,” Thompson adds.\u003c/p>\n\u003cfigure id=\"attachment_13871305\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-13871305\" src=\"https://ww2.kqed.org/app/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o-800x450.jpg\" alt=\"\" width=\"800\" height=\"450\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o-800x450.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o-160x90.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o-768x432.jpg 768w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o-1020x574.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o-1200x675.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/2/2019/12/10531349_10152705050652868_411939417121906542_o.jpg 1544w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Sean Thompson (center). \u003ccite>(Courtesy of the artist)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>While many artists battle with mental illness, the latest survey results suggest that only 40 percent of suffering musicians received mental health care, while over 50 percent turned to alcohol and drugs to numb their pain, which isn’t uncommon for people \u003ca href=\"https://www.drugabuse.gov/publications/drugfacts/comorbidity-substance-use-disorders-other-mental-illnesses\" target=\"_blank\" rel=\"noopener noreferrer\">with mental illness\u003c/a>.\u003c/p>\n\u003cp>“I couldn’t see the wonder in the world,” recalls \u003ca href=\"https://www.mroliverblank.com/\" target=\"_blank\" rel=\"noopener noreferrer\">Oliver Blank\u003c/a>, 37, a Bay Area artist and composer. Last year, Blank’s long-term relationship ended, and his intense grief caused his creative drive to dwindle.\u003c/p>\n\u003cp>At that time, Blank was working on his podcast \u003ca href=\"https://www.mroliverblank.com/art-index/the-one-who-got-away\">\u003cem>The One Who Got Away\u003c/em>\u003c/a>, which intimately depicts the lingering grief that travels with loss. For the podcast, Blank invited people from all over the world to call a phone number and leave a message for a lost loved one, or forgotten romance, answering just one question: “What would you say to the one who got away?”\u003c/p>\n\u003cp>Hearing other people’s grief-stricken stories amplified Blank’s suffering, which only intensified his sadness. “I didn’t want to die or to hurt myself, but I wanted to go to sleep for a very long time,” the artist explains. \u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Concerned friends encouraged Blank to talk to a therapist. He reached out for professional help, but initially, no one reached back. “The biggest issue was finding a therapist who would return my call,” says Blank.\u003c/p>\n\u003cp>For many people, navigating the mental healthcare system can be puzzling. Firstly, even with health coverage, high-deductible insurance plans require people to pay upfront for medical expenses, including psychotherapy, which can be costly. In the Bay Area, the economic boost brought on by the \u003ca href=\"https://www.kqed.org/stateofhealth/23916/bay-area-boom-driving-up-cost-of-therapy\">tech boom\u003c/a> has driven up the cost of rent, food and psychotherapy. As a result, therapy can cost anywhere between 140 and 300 dollars per session.\u003c/p>\n\u003cp>More affordable options are available, but finding the right type of help isn’t always straight forward. Websites like \u003ca href=\"https://www.betterhelp.com/helpme/?utm_source=AdWords&utm_medium=Search_PPC_c&utm_term=better%2Bhelp_e&utm_content=13899929650&network=g&placement=&target=&matchtype=e&utm_campaign=177007450&ad_type=text&adposition=1t1&gclid=CjwKCAjwlovtBRBrEiwAG3\" target=\"_blank\" rel=\"noopener noreferrer\">Better Help\u003c/a> and \u003ca href=\"https://lp.talkspace.com/try?utm_source=google&utm_medium=sembrand&utm_campaign=SEARCH_GOOGLE_BRAND&utm_content=apply65&utm_term=talkspace&gclid=CjwKCAjwlovtBRBrEiwAG3XJ-6Uy8h5LQ-0XOeo4by1B5Hv1x5qjWf2Hn4ZnJ6sUB-BxoLTnlLf74RoCOV8QAvD_BwE\">Talkspace\u003c/a> offer counseling online. While convenient, talking to a therapist online may not be ideal for people with acute mental health symptoms, such as panic attacks, thoughts of self-harm and severe depression.\u003c/p>\n\u003cp>For those seeking in-person mental health care, the non-profit organization \u003ca href=\"https://openpathcollective.org/\" target=\"_blank\" rel=\"noopener noreferrer\">Open Path Psychotherapy Collective\u003c/a> provides affordable counseling services, and its fees range from 30 to 60 dollars per session. According to the website, over 300 therapists in the Bay Area provide mental health services through the Open Path network.\u003c/p>\n\u003cp>Psychotherapy training clinics staffed by graduate students and recent graduates also provide accessible care. For instance, in San Francisco, \u003ca href=\"https://www.ciis.edu/counseling-and-acupuncture-clinics/center-for-somatic-psychotherapy\">Center for Somatic Psychotherapy (CSP)\u003c/a> offers sliding-scale psychotherapy services seven days a week, and therapy is provided by graduate students and recent graduates from the California Institute of Integral Studies (CIIS).\u003c/p>\n\u003cp>In addition to offering traditional talk therapy, CSP therapists promote self-awareness and stress reduction by helping clients connect with the mind, body and spirit, says Steuart Gold, the CSP clinic director. “Somatic therapy encourages accessing the wisdom of the body and creates conditions where one’s creative self can live its fullest expression,” he explains. With this focus, Gold says musicians and artists often benefit from somatic psychotherapy.\u003c/p>\n\u003cp>Even though it took many phone calls, Blank eventually found a therapist. “My therapist diagnosed me with depression and told me I was experiencing suicidal ideation,” he shares. Receiving a diagnosis helped Blank understand the nature of his pain, which aided in the healing process. “I immediately felt relief,” he shares.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>For now, Santillano and Thompson find emotional support by talking to their peers. Still, Thompson hopes to speak to a therapist in the near future, “I believe therapy can help me pinpoint things that I haven’t been able to put together for myself,” he says.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cp>A San Francisco County Superior Court judge denied what appears to be the last remaining claim in a lawsuit challenging construction of a fiercely contested multiservice homeless shelter on the Embarcadero.[aside label=\"The Navigation Center\" tag=\"navigation-center\"]\u003c/p>\n\u003cp>The decision, announced Monday, clears the way for the 200-bed navigation center, on the 2.3-acre South Beach lot in the shadow of the Bay Bridge, where homeless residents will be able to receive round-the-clock supportive housing and rehabilitative services. The city broke ground on the project in August and has already erected multiple temporary buildings on the site, located at the end of Bryant Street. It hopes to open the shelter by the end of the year, the mayor’s office said.\u003c/p>\n\u003cp>“With these legal challenges put to rest, we can focus on what really matters — helping people get off the streets and into shelter and care,” Mayor London Breed said in a statement. “I’m committed to continuing on our progress so that we can open 1,000 new shelter beds by the end of next year.”\u003c/p>\n\u003cp>Since March, when Breed first proposed the facility, the project has faced intense pushback from a group of local residents who claim it will bring blight and crime to the tourist-heavy neighborhood and cause property values to plummet.\u003c/p>\n\u003cp>The group, Safe Embarcadero for All, appealed unsuccessfully to the Board of Supervisors to block the project, and then sued the city, alleging it had failed to get the necessary approvals from the state and had not conducted the appropriate public outreach and environmental review. The group also argued that crime in the neighborhood had increased since the project began moving forward.\u003c/p>\n\u003cfigure id=\"attachment_11788676\" class=\"wp-caption alignnone\" style=\"max-width: 1671px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/4.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11788676\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/4.jpg\" alt=\"\" width=\"1671\" height=\"1187\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/4.jpg 1671w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/4-160x114.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/4-800x568.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/4-1020x725.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/4-1200x852.jpg 1200w\" sizes=\"auto, (max-width: 1671px) 100vw, 1671px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The new navigation center, located on a 2.3-acre Embarcadero lot in the shadow of the Bay Bridge, consists of multiple temporary structures. \u003ccite>(Matthew Green/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In September, Superior Court Judge Ethan Schulman denied the group’s request for a stay and temporary restraining order. He did, however, leave open the possibility that the city had failed to get the necessary approval from the state. Safe Embarcadero for All had “shown a likelihood of prevailing on the merits of one of its claims,” he wrote in the decision, prompting the group to file yet another legal motion in October.\u003c/p>\n\u003cp>In his \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/emb-nav-decision.pdf\" target=\"_blank\" rel=\"noopener noreferrer\">latest ruling\u003c/a>, however, Schulman decisively rejected that premise, identifying several pieces of state legislation that he said clearly lifted restrictions on the Embarcadero lot, obviating the need for further state approval.\u003c/p>\n\u003cp>“We’ve said from the beginning that this project has undergone all of the required review and all appropriate laws were followed,” City Attorney Dennis Herrera said in a statement on Monday. “We’re pleased that the court agrees. We’re looking forward to giving people a roof over their heads and a shot at a better life.”\u003c/p>\n\u003cp>Peter Prows, the group’s attorney, called the ruling “disappointing” and said his team planned to “evaluate their legal options.”\u003c/p>\n\u003cfigure id=\"attachment_11736635\" class=\"wp-caption alignnone\" style=\"max-width: 796px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2019/03/Embarcadero-SAFE-Navigation-Center.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11736635\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2019/03/Embarcadero-SAFE-Navigation-Center.jpg\" alt=\"\" width=\"796\" height=\"508\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/03/Embarcadero-SAFE-Navigation-Center.jpg 796w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/03/Embarcadero-SAFE-Navigation-Center-160x102.jpg 160w\" sizes=\"auto, (max-width: 796px) 100vw, 796px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Seawall Lot 330, before the city began construction of the 2.3-acre site. \u003ccite>(Courtesy of SFGov)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In late April, the San Francisco Port Commission \u003ca href=\"https://www.kqed.org/news/11741972/s-f-port-commission-approves-lease-for-controversial-embarcadero-navigation-center\" target=\"_blank\" rel=\"noopener noreferrer\">approved\u003c/a> leasing the lot to the city to build the center, a move that followed weeks of heated community meetings packed with adamant advocates for and against Breed’s plan.\u003c/p>\n\u003cp>The city plans to lease the port-owned land for two years for nearly $37,000 a month and will have the option of renewing for an additional two years if it can show the center has helped reduce homelessness. The port said it still intends to later develop the prime piece of real estate — Seawall Lot 330 — for longer-term, more profitable use.\u003c/p>\n\u003cp>San Francisco opened its first navigation center in 2015 and currently operates six throughout the city. Unlike traditional shelters, the centers offer a range of supportive services, allow occupants to bring their pets and don’t require them to leave in the morning.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The decision, announced Monday, clears the way for the 200-bed navigation center, on the 2.3-acre South Beach lot in the shadow of the Bay Bridge, where homeless residents will be able to receive round-the-clock supportive housing and rehabilitative services. The city broke ground on the project in August and has already erected multiple temporary buildings on the site, located at the end of Bryant Street. It hopes to open the shelter by the end of the year, the mayor’s office said.\u003c/p>\n\u003cp>“With these legal challenges put to rest, we can focus on what really matters — helping people get off the streets and into shelter and care,” Mayor London Breed said in a statement. “I’m committed to continuing on our progress so that we can open 1,000 new shelter beds by the end of next year.”\u003c/p>\n\u003cp>Since March, when Breed first proposed the facility, the project has faced intense pushback from a group of local residents who claim it will bring blight and crime to the tourist-heavy neighborhood and cause property values to plummet.\u003c/p>\n\u003cp>The group, Safe Embarcadero for All, appealed unsuccessfully to the Board of Supervisors to block the project, and then sued the city, alleging it had failed to get the necessary approvals from the state and had not conducted the appropriate public outreach and environmental review. The group also argued that crime in the neighborhood had increased since the project began moving forward.\u003c/p>\n\u003cfigure id=\"attachment_11788676\" class=\"wp-caption alignnone\" style=\"max-width: 1671px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/4.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11788676\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/4.jpg\" alt=\"\" width=\"1671\" height=\"1187\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/4.jpg 1671w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/4-160x114.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/4-800x568.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/4-1020x725.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/4-1200x852.jpg 1200w\" sizes=\"auto, (max-width: 1671px) 100vw, 1671px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The new navigation center, located on a 2.3-acre Embarcadero lot in the shadow of the Bay Bridge, consists of multiple temporary structures. \u003ccite>(Matthew Green/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In September, Superior Court Judge Ethan Schulman denied the group’s request for a stay and temporary restraining order. He did, however, leave open the possibility that the city had failed to get the necessary approval from the state. Safe Embarcadero for All had “shown a likelihood of prevailing on the merits of one of its claims,” he wrote in the decision, prompting the group to file yet another legal motion in October.\u003c/p>\n\u003cp>In his \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/emb-nav-decision.pdf\" target=\"_blank\" rel=\"noopener noreferrer\">latest ruling\u003c/a>, however, Schulman decisively rejected that premise, identifying several pieces of state legislation that he said clearly lifted restrictions on the Embarcadero lot, obviating the need for further state approval.\u003c/p>\n\u003cp>“We’ve said from the beginning that this project has undergone all of the required review and all appropriate laws were followed,” City Attorney Dennis Herrera said in a statement on Monday. “We’re pleased that the court agrees. We’re looking forward to giving people a roof over their heads and a shot at a better life.”\u003c/p>\n\u003cp>Peter Prows, the group’s attorney, called the ruling “disappointing” and said his team planned to “evaluate their legal options.”\u003c/p>\n\u003cfigure id=\"attachment_11736635\" class=\"wp-caption alignnone\" style=\"max-width: 796px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2019/03/Embarcadero-SAFE-Navigation-Center.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11736635\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2019/03/Embarcadero-SAFE-Navigation-Center.jpg\" alt=\"\" width=\"796\" height=\"508\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/03/Embarcadero-SAFE-Navigation-Center.jpg 796w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/03/Embarcadero-SAFE-Navigation-Center-160x102.jpg 160w\" sizes=\"auto, (max-width: 796px) 100vw, 796px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Seawall Lot 330, before the city began construction of the 2.3-acre site. \u003ccite>(Courtesy of SFGov)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In late April, the San Francisco Port Commission \u003ca href=\"https://www.kqed.org/news/11741972/s-f-port-commission-approves-lease-for-controversial-embarcadero-navigation-center\" target=\"_blank\" rel=\"noopener noreferrer\">approved\u003c/a> leasing the lot to the city to build the center, a move that followed weeks of heated community meetings packed with adamant advocates for and against Breed’s plan.\u003c/p>\n\u003cp>The city plans to lease the port-owned land for two years for nearly $37,000 a month and will have the option of renewing for an additional two years if it can show the center has helped reduce homelessness. The port said it still intends to later develop the prime piece of real estate — Seawall Lot 330 — for longer-term, more profitable use.\u003c/p>\n\u003cp>San Francisco opened its first navigation center in 2015 and currently operates six throughout the city. Unlike traditional shelters, the centers offer a range of supportive services, allow occupants to bring their pets and don’t require them to leave in the morning.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>The two new occupants of a three-bedroom house on Magnolia Street in West Oakland were busy this week sprucing up the place — the blue cement front stairs still wet from a recent power wash.\u003c/p>\n\u003cp>But Dominique Walker, 34, and Sameerah Karim, 41, are not the legal tenants. On Monday, they occupied the long-vacant house, which is owned by a real estate investment firm, in a protest against housing speculation and Oakland’s growing homeless crisis.\u003c/p>\n\u003cp>[pullquote size='medium' align='right' citation=\"Dominique Walker\"]‘The only crime being committed here is the fact that we’re letting people sleep on the streets. That’s the biggest crime.’[/pullquote]\u003c/p>\n\u003cp>Walker and Karim, part of a newly formed small group called \u003ca href=\"https://moms4housing.org/\" target=\"_blank\" rel=\"noopener noreferrer\">Moms 4 Housing\u003c/a>, are not your typical squatters. For one, they’re being loud about it.\u003c/p>\n\u003cp>“We believe that housing is a human right and we’re going to fight for that,” Walker said on Monday, as she stood in front of the house to announce the occupation.\u003c/p>\n\u003cp>Walker grew up in Oakland, but moved to Mississippi for college. In April, she fled a domestic violence situation, returning to Oakland with her two young daughters. She’d already been burdened with student loans, and went even further into debt after the move, she said.\u003c/p>\n\u003cp>Back in Oakland, she said she was stymied by an extremely competitive and expensive housing market. Even when she could afford to pay the first and last month’s rent in a one-bedroom, her poor credit meant she’d have to pay landlords an “enormous” price to move in.\u003c/p>\n\u003cfigure id=\"attachment_11788062\" class=\"wp-caption alignnone\" style=\"max-width: 1200px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe.jpeg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11788062\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe.jpeg\" alt=\"\" width=\"1200\" height=\"1200\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe.jpeg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-160x160.jpeg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-800x800.jpeg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-1020x1020.jpeg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-1104x1104.jpeg 1104w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-912x912.jpeg 912w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-550x550.jpeg 550w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-470x470.jpeg 470w\" sizes=\"(max-width: 1200px) 100vw, 1200px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Members of Moms 4 Housing in front of a vacant house in West Oakland that Dominique Walker (center) and Sameerah M. Karim (rear left) began to occupy this week. \u003ccite>(Courtesy of Moms 4 Housing, via Twitter)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>And so, despite working multiple jobs, Walker has been homeless since coming back to Oakland. She and her daughters have been bouncing between friends and family’s houses, and spending some nights in hotels.\u003c/p>\n\u003cp>Karim, a second-generation Oakland resident with one adult son, is an Oakland Tech graduate studying nursing at Merritt College while also working full time. She became homeless four years ago, she said, when she lost her Section 8 housing voucher after being unable to find a landlord who would accept it.\u003c/p>\n\u003cp>“I’m working 70 hours a week — I know I deserve a roof over my head,” Karim wrote on her group’s website. “I’m doing this so the generations that come after me don’t never have to fight for the right to live.”\u003c/p>\n\u003cp>When the two single moms learned that Oakland had thousands of vacant homes, they decided to take action, insisting that there are more than enough places to go around.\u003c/p>\n\u003cp>“We want to see all unhoused moms have shelter,” Walker said. Since then, Moms 4 Housing, which describes itself as a small collective of homeless and marginally housed mothers trying to “reclaim housing for the Oakland community from the big banks and real estate speculators,” has worked hard to make the Magnolia Street house livable, despite the distinct possibility of getting kicked out by its owners or the city.\u003c/p>\n\u003cp>“The only crime being committed here is the fact that we’re letting people sleep on the streets. That’s the biggest crime,” Walker said. “People deserve to be housed. This house being vacant is a crime when we’re facing a housing crisis.”\u003c/p>\n\u003cfigure id=\"attachment_11787930\" class=\"wp-caption alignnone\" style=\"max-width: 4032px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/IMG_1588.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11787930 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/IMG_1588.jpg\" alt=\"\" width=\"4032\" height=\"3024\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588.jpg 4032w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-1200x900.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-1920x1440.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-1832x1374.jpg 1832w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-1376x1032.jpg 1376w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-1044x783.jpg 1044w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-632x474.jpg 632w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-536x402.jpg 536w\" sizes=\"(max-width: 4032px) 100vw, 4032px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A cleaning person enters the West Oakland house that Dominique Walker and Sameerah Karim occupied on Monday. The two say the house has been vacant for more than two years, and are demanding that the real estate company that owns it either donate or sell it to them at an affordable price. \u003ccite>(Kate Wolffe/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The house is owned by Catamount Properties 2018 LLC, a subsidiary of the Redondo Beach real estate investment firm Wedgewood Inc., according to Alameda County assessor records. On its website, Wedgewood describes itself as a “leading acquirer of distressed residential real estate.”\u003c/p>\n\u003cp>“These companies, they don’t live in these houses,” said Aaron Glantz, an investigative reporter with Reveal who has written extensively about the nationwide housing crisis and whose book “Homewreckers” was recently published. “They don’t live next door to these houses. They don’t live in Oakland. They’re just interested in realizing return on the investment of this property.”\u003c/p>\n\u003cp>The property manager of the home, who is employed by Wedgewood, did not respond to a request for comment.\u003c/p>\n\u003cp>Walker’s group, \u003ca href=\"https://www.motherjones.com/crime-justice/2018/04/retake-the-house/\" target=\"_blank\" rel=\"noopener noreferrer\">citing a 2018 Mother Jones article\u003c/a>, claims there are four empty homes for every one homeless person in Oakland.\u003c/p>\n\u003cp>[aside label=\"related coverage\" tag=\"affordable-housing\"]The \u003ca href=\"http://everyonehome.org/wp-content/uploads/2019/07/ExecutiveSummary_Alameda2019-1.pdf\" target=\"_blank\" rel=\"noopener noreferrer\">most recent federal homeless survey\u003c/a> counted \u003ca href=\"http://everyonehome.org/wp-content/uploads/2019/07/ExecutiveSummary_Alameda2019-1.pdf\">4,071 unhoused people\u003c/a> in Oakland. The city, meanwhile, found 4,366 \u003ca href=\"https://oakland.legistar.com/LegislationDetail.aspx?ID=4134930&GUID=23AE96D2-A4D9-4E2E-911C-DABCB7FDA1F7&Options=&Search=\">vacant privately owned parcels\u003c/a> —including houses and undeveloped land —according to a 2018 report.\u003c/p>\n\u003cp>Partly as a result of that discrepancy, Oakland voters last year approved a measure taxing owners of non-occupied properties, which goes into effect in 2020.\u003c/p>\n\u003cp>“We want to see the end of speculators in our community,” Walker said, claiming that the house has been vacant for more than two years. She hopes Wedgewood will sell it to them at an affordable price, or possibly even donate it. “We want vacant land that is owned by speculators to be given back to the community to which it belongs.”\u003c/p>\n\u003cp>Although rare, squatters have been able to take over houses in California through a complex and lengthy legal process called \u003ca href=\"https://homeguides.sfgate.com/procedure-making-claim-adverse-possession-81571.html\" target=\"_blank\" rel=\"noopener noreferrer\">adverse possession\u003c/a> — also known as “squatter’s rights.” But it’s only possible if the property owners don’t step forward, and requires the occupants to pay property taxes and remain in the property for at least five years.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>In the meantime, the two women are in the process of moving into the Magnolia Street house. They’ve raised funds to pay for a cleaning company and a security guard, and about a dozen community volunteers have come by to help set up furniture and identify the necessary repairs.\u003c/p>\n\u003cp>Walker says she hopes to make the common areas into an assembly space for the community.\u003c/p>\n\u003cp>“We’re getting everything cleaned out, and then we’re going to get some nice area rugs, things to make the children and ourselves comfortable,” she said. “It’s mom’s house.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The two new occupants of a three-bedroom house on Magnolia Street in West Oakland were busy this week sprucing up the place — the blue cement front stairs still wet from a recent power wash.\u003c/p>\n\u003cp>But Dominique Walker, 34, and Sameerah Karim, 41, are not the legal tenants. On Monday, they occupied the long-vacant house, which is owned by a real estate investment firm, in a protest against housing speculation and Oakland’s growing homeless crisis.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Walker and Karim, part of a newly formed small group called \u003ca href=\"https://moms4housing.org/\" target=\"_blank\" rel=\"noopener noreferrer\">Moms 4 Housing\u003c/a>, are not your typical squatters. For one, they’re being loud about it.\u003c/p>\n\u003cp>“We believe that housing is a human right and we’re going to fight for that,” Walker said on Monday, as she stood in front of the house to announce the occupation.\u003c/p>\n\u003cp>Walker grew up in Oakland, but moved to Mississippi for college. In April, she fled a domestic violence situation, returning to Oakland with her two young daughters. She’d already been burdened with student loans, and went even further into debt after the move, she said.\u003c/p>\n\u003cp>Back in Oakland, she said she was stymied by an extremely competitive and expensive housing market. Even when she could afford to pay the first and last month’s rent in a one-bedroom, her poor credit meant she’d have to pay landlords an “enormous” price to move in.\u003c/p>\n\u003cfigure id=\"attachment_11788062\" class=\"wp-caption alignnone\" style=\"max-width: 1200px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe.jpeg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11788062\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe.jpeg\" alt=\"\" width=\"1200\" height=\"1200\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe.jpeg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-160x160.jpeg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-800x800.jpeg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-1020x1020.jpeg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-1104x1104.jpeg 1104w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-912x912.jpeg 912w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-550x550.jpeg 550w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/EJsOjHOUcAEPuqe-470x470.jpeg 470w\" sizes=\"(max-width: 1200px) 100vw, 1200px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Members of Moms 4 Housing in front of a vacant house in West Oakland that Dominique Walker (center) and Sameerah M. Karim (rear left) began to occupy this week. \u003ccite>(Courtesy of Moms 4 Housing, via Twitter)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>And so, despite working multiple jobs, Walker has been homeless since coming back to Oakland. She and her daughters have been bouncing between friends and family’s houses, and spending some nights in hotels.\u003c/p>\n\u003cp>Karim, a second-generation Oakland resident with one adult son, is an Oakland Tech graduate studying nursing at Merritt College while also working full time. She became homeless four years ago, she said, when she lost her Section 8 housing voucher after being unable to find a landlord who would accept it.\u003c/p>\n\u003cp>“I’m working 70 hours a week — I know I deserve a roof over my head,” Karim wrote on her group’s website. “I’m doing this so the generations that come after me don’t never have to fight for the right to live.”\u003c/p>\n\u003cp>When the two single moms learned that Oakland had thousands of vacant homes, they decided to take action, insisting that there are more than enough places to go around.\u003c/p>\n\u003cp>“We want to see all unhoused moms have shelter,” Walker said. Since then, Moms 4 Housing, which describes itself as a small collective of homeless and marginally housed mothers trying to “reclaim housing for the Oakland community from the big banks and real estate speculators,” has worked hard to make the Magnolia Street house livable, despite the distinct possibility of getting kicked out by its owners or the city.\u003c/p>\n\u003cp>“The only crime being committed here is the fact that we’re letting people sleep on the streets. That’s the biggest crime,” Walker said. “People deserve to be housed. This house being vacant is a crime when we’re facing a housing crisis.”\u003c/p>\n\u003cfigure id=\"attachment_11787930\" class=\"wp-caption alignnone\" style=\"max-width: 4032px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/IMG_1588.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11787930 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2019/11/IMG_1588.jpg\" alt=\"\" width=\"4032\" height=\"3024\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588.jpg 4032w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-1200x900.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-1920x1440.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-1832x1374.jpg 1832w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-1376x1032.jpg 1376w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-1044x783.jpg 1044w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-632x474.jpg 632w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/IMG_1588-536x402.jpg 536w\" sizes=\"(max-width: 4032px) 100vw, 4032px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A cleaning person enters the West Oakland house that Dominique Walker and Sameerah Karim occupied on Monday. The two say the house has been vacant for more than two years, and are demanding that the real estate company that owns it either donate or sell it to them at an affordable price. \u003ccite>(Kate Wolffe/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The house is owned by Catamount Properties 2018 LLC, a subsidiary of the Redondo Beach real estate investment firm Wedgewood Inc., according to Alameda County assessor records. On its website, Wedgewood describes itself as a “leading acquirer of distressed residential real estate.”\u003c/p>\n\u003cp>“These companies, they don’t live in these houses,” said Aaron Glantz, an investigative reporter with Reveal who has written extensively about the nationwide housing crisis and whose book “Homewreckers” was recently published. “They don’t live next door to these houses. They don’t live in Oakland. They’re just interested in realizing return on the investment of this property.”\u003c/p>\n\u003cp>The property manager of the home, who is employed by Wedgewood, did not respond to a request for comment.\u003c/p>\n\u003cp>Walker’s group, \u003ca href=\"https://www.motherjones.com/crime-justice/2018/04/retake-the-house/\" target=\"_blank\" rel=\"noopener noreferrer\">citing a 2018 Mother Jones article\u003c/a>, claims there are four empty homes for every one homeless person in Oakland.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>The \u003ca href=\"http://everyonehome.org/wp-content/uploads/2019/07/ExecutiveSummary_Alameda2019-1.pdf\" target=\"_blank\" rel=\"noopener noreferrer\">most recent federal homeless survey\u003c/a> counted \u003ca href=\"http://everyonehome.org/wp-content/uploads/2019/07/ExecutiveSummary_Alameda2019-1.pdf\">4,071 unhoused people\u003c/a> in Oakland. The city, meanwhile, found 4,366 \u003ca href=\"https://oakland.legistar.com/LegislationDetail.aspx?ID=4134930&GUID=23AE96D2-A4D9-4E2E-911C-DABCB7FDA1F7&Options=&Search=\">vacant privately owned parcels\u003c/a> —including houses and undeveloped land —according to a 2018 report.\u003c/p>\n\u003cp>Partly as a result of that discrepancy, Oakland voters last year approved a measure taxing owners of non-occupied properties, which goes into effect in 2020.\u003c/p>\n\u003cp>“We want to see the end of speculators in our community,” Walker said, claiming that the house has been vacant for more than two years. She hopes Wedgewood will sell it to them at an affordable price, or possibly even donate it. “We want vacant land that is owned by speculators to be given back to the community to which it belongs.”\u003c/p>\n\u003cp>Although rare, squatters have been able to take over houses in California through a complex and lengthy legal process called \u003ca href=\"https://homeguides.sfgate.com/procedure-making-claim-adverse-possession-81571.html\" target=\"_blank\" rel=\"noopener noreferrer\">adverse possession\u003c/a> — also known as “squatter’s rights.” But it’s only possible if the property owners don’t step forward, and requires the occupants to pay property taxes and remain in the property for at least five years.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>In the meantime, the two women are in the process of moving into the Magnolia Street house. They’ve raised funds to pay for a cleaning company and a security guard, and about a dozen community volunteers have come by to help set up furniture and identify the necessary repairs.\u003c/p>\n\u003cp>Walker says she hopes to make the common areas into an assembly space for the community.\u003c/p>\n\u003cp>“We’re getting everything cleaned out, and then we’re going to get some nice area rugs, things to make the children and ourselves comfortable,” she said. “It’s mom’s house.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>Larry Pace is giving a tour of a construction site … kind of.\u003c/p>\n\u003cp>He’s near the entrance of a 258,000-square-foot factory in Vallejo. The Navy \u003ca href=\"https://www.bracpmo.navy.mil/brac_bases/california/former_shipyard_mare_island.html\" target=\"_blank\" rel=\"noopener\">built submarines here\u003c/a> during World War II.\u003c/p>\n\u003cp>Picture one of those gigantic General Motors plants in Detroit, where a car is put together in an assembly line. Instead of a Buick and a conveyor belt, construction workers in hard hats and goggles are assembling a 156-unit apartment building for a development near Oakland.\u003c/p>\n\u003cp>“They build one floor approximately every two and a half hours,” said Pace, standing astride Station 1, where construction workers piece together the bottom floors of two adjoining apartments. “It’s fast.”\u003c/p>\n\u003cp>[pullquote size=\"medium\" align=\"right\" citation=\"Larry Pace, co-founder of Factory OS\"]‘We have become very proficient at what we do, and it will revolutionize the construction industry from what we’ve seen in the past. It already has.’[/pullquote]\u003c/p>\n\u003cp>Pace is the co-founder of Factory OS, a modular housing manufacturer that opened this plant last year. It’s one of several companies in California and across the country trying to reinvigorate factory-made housing as a solution to the state’s housing affordability woes.\u003c/p>\n\u003cp>Further inside the massive Vallejo plant, there’s a station for cabinets, a station for roofing and a station for plumbing and electrical wiring. Station 33 looks like a furniture showroom not quite ready for the floor — washer, dryer and microwave included.\u003c/p>\n\u003cp>From there the apartment pieces are wrapped and trucked to the construction site, where they’re assembled in a matter of days, not months.\u003c/p>\n\u003cp>“It literally becomes a plug-and-play,” said Pace. “We have become very proficient at what we do, and it will revolutionize the construction industry from what we’ve seen in the past. It already has.”\u003c/p>\n\u003cfigure id=\"attachment_11782107\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11782107\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/10/IMG_0417-e1571865870228.jpg\" alt=\"\" width=\"1920\" height=\"1440\">\u003cfigcaption class=\"wp-caption-text\">Inside the 258,000 square foot Factory OS plant in Vallejo. \u003ccite>(Matt Levin/CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Part of the reason California rents are so astronomical — the state now has \u003ca href=\"https://www.zumper.com/blog/2019/03/zumper-national-rent-report-april-2019/\" target=\"_blank\" rel=\"noopener\">five of the top 10 priciest rental markets\u003c/a> in the country, according to real estate data firm Zumper — is because it’s really expensive to build new apartments here.\u003c/p>\n\u003cp>While estimates of average construction costs vary, \u003ca href=\"https://ternercenter.berkeley.edu/blog/offsite-construction\" target=\"_blank\" rel=\"noopener\">a recent UC Berkeley study\u003c/a> found that it takes $315,000 in labor and materials to build a 900-square-foot apartment in the Bay Area.\u003c/p>\n\u003cp>\u003ca href=\"https://www.mercurynews.com/2019/01/14/gov-newsoms-ambitious-housing-goals-threatened-by-construction-worker-shortage/\" target=\"_blank\" rel=\"noopener\">A shortage of skilled contractors\u003c/a> and \u003ca href=\"https://www.sacbee.com/news/business/article234699897.html\" target=\"_blank\" rel=\"noopener\">President Donald Trump’s trade policies\u003c/a> have contributed to rising “hard costs” for homebuilders, who argue that the more expensive it is to build, the more new developments skew away from middle-class housing and toward luxury condos.\u003c/p>\n\u003cp>Pace has worked in the construction industry for 40 years. He used to do what’s called “stick” construction — the conventional method, where you prep the foundation, and then wait for the carpenters, and then the plumbers, and then the electricians. A rainy week can set you back thousands of dollars.\u003c/p>\n\u003cp>[aside tag=\"modular-housing\" label=\"More on modular hosuing\"]With so-called modular housing, units can be assembled offsite while the foundation is being prepared, no matter the weather. Pace says that and other efficiencies will translate into three- to five-story apartment buildings completed 40% quicker and 20% cheaper than the average project constructed the old-fashioned way.\u003c/p>\n\u003cp>It’s not just Pace who believes modular housing is the future. Large corporations such as Citibank have poured millions into Factory OS. \u003ca href=\"https://www.bisnow.com/oakland/news/multifamily/modular-firm-rad-urban-secures-28m-in-financing-to-grow-company-93500\" target=\"_blank\" rel=\"noopener\">Other pre-fab housing companies\u003c/a> have sprouted in recent years, attracting tech-savvy investors with the lure of innovating an industry that builds housing mostly in the same way it did decades ago.\u003c/p>\n\u003cp>But the dream of mass-produced, factory-built housing has been around for over a century, with a pretty checkered history.\u003c/p>\n\u003cp>“I went in this dragging my heels,” said Pace. “I had heard all the war stories of failed modular experiences in the past.”\u003c/p>\n\u003ch3>When Nixon Tried to Build Houses in Factories\u003c/h3>\n\u003cp>Manufactured, modular, or pre-fab housing has always played at the margins of the American construction industry. Arguably the most successful example dates back to the early 20th century when the retail giant Sears offered single-family homes through its \u003ca href=\"https://www.curbed.com/2018/10/16/17984616/sears-catalog-home-kit-mail-order-prefab-housing\" target=\"_blank\" rel=\"noopener\">mail-order catalog\u003c/a>.\u003c/p>\n\u003cp>After prohibitively high transportation costs caused Sears to pull the plug in 1940, the term “manufactured housing” gradually became associated with the lower rung of the housing market: mobile homes and shoddy factory-built dwellings with poor craftsmanship and small profit margins.\u003c/p>\n\u003cp>“The last century of experiments hasn’t yielded a whole lot of good results,” said Alex Anderson, associate professor of architecture at the University of Washington. “There’s been all kinds of interesting experiments, but not a whole lot of economic successes.”\u003c/p>\n\u003cp>But the siren song of mass-produced housing continued to lure private capital and public officials.\u003c/p>\n\u003cp>[youtube https://www.youtube.com/watch?v=CvhsYm1b4DY]\u003c/p>\n\u003cp>In 1969, President Richard Nixon was confronting housing challenges that might sound eerily familiar to 21st century Californians: Population growth was outstripping new home construction, and rents and home prices were escalating.\u003c/p>\n\u003cp>Housing and Urban Development Secretary George Romney — future GOP presidential nominee Mitt Romney’s father — launched “Project Breakthrough” in 1969, aiming to solve the country’s housing shortage by jumpstarting the pre-fab industry with a little help from Uncle Sam.\u003c/p>\n\u003cp>Congress poured $190 million in inflation-adjusted dollars to coax major blue-chip manufacturers such as Alcoa and Boeing into participating. HUD identified nine sites across the country, including one in Sacramento, on which both single family and multifamily pre-fabricated housing could be assembled.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003ch3>Uninspiring Results\u003c/h3>\n\u003cp>“Operation Breakthrough was really a big and pretty expensive failure and really quite an embarrassment for the Nixon administration,” said Anderson.\u003c/p>\n\u003cp>Much of the housing ended up being uninhabitable after a few years, adding to the public perception that factory-built housing was at best shabby, and at worst dangerous. Congress pulled the plug shortly after the prototype sites were completed.\u003c/p>\n\u003cp>The technology deployed by Factory OS and other modern pre-fab companies is leaps and bounds ahead of what Operation Breakthrough was working with in the early 1970s. But Anderson says many of the issues that confounded the Nixon administration still haunt the industry today.\u003c/p>\n\u003cp>Organized construction labor opposed Operation Breakthrough, fearing lower wages and reduced hours. Factory OS, while employing members of a regional carpenters union, has faced similar hostility from other building unions.\u003c/p>\n\u003cp>Operation Breakthrough also failed to achieve the economies of scale the federal government dreamed would materialize. Anderson says the finances of mass-produced housing work only if it is truly mass-produced.\u003c/p>\n\u003cp>[pullquote size=\"medium\" align=\"right\" citation=\"Jessica Goldbach, project manager Factory OS's West Oakland project\"]‘I think what’s different about this is we can make a whole building erect in 10 days.’[/pullquote]“You need to produce a lot of units in order for the savings to accrue,” said Anderon. “Because setting up a factory is not cheap.”\u003c/p>\n\u003cp>Factory OS isn’t profitable yet, but co-founding partner Rick Holliday predicts the company to turn the corner in the next two years. He says the company has $200 million in projects in the pipeline, including orders from Google for workforce housing and from nonprofit developers for housing for people who are now homeless.\u003c/p>\n\u003cp>“I don’t like to pretend we’ve made it because we’re only a two-year-old company,” said Holliday. “But I can tell you with absolute clarity that we’ve started a company that’s an industry leader.”\u003c/p>\n\u003cp>Part of the problem with Operation Breakthrough was the federal government’s focus on building single family homes. Proponents of modern modular housing can take solace in one positive development from the initiative — still standing in east Sacramento.\u003c/p>\n\u003cp>Cynthia Sarthou, a 60-year-old resident of the Greenfair Apartments, had no idea the nine-story apartment building she calls home was built in a factory and erected in 23 days. The complex now serves as subsidized housing for low-income seniors.\u003c/p>\n\u003cp>“Good restaurants are around, it’s very safe inside,” said Sarthou, who said she has no complaints about the apartment. “It’s cozy and we’re happy.”\u003c/p>\n\u003cfigure id=\"attachment_11782120\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11782120\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/10/IMG_0442-e1571867388135.jpg\" alt=\"\" width=\"1920\" height=\"1440\">\u003cfigcaption class=\"wp-caption-text\">Factory OS construction workers assemble an apartment building piece by piece inside a factory in Vallejo. \u003ccite>(Matt Levin/CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch3>A Building in 10 Days\u003c/h3>\n\u003cp>While the Greenfair Apartments are still functional, aesthetically they’re reminiscent of those towering public housing projects synonymous with 20th century low-income housing.\u003c/p>\n\u003cp>Factory OS only constructs mid-rise apartment buildings no taller than seven stories. It isn’t in the single-family home market, which means economies of scale should be easier to achieve.\u003c/p>\n\u003cp>And its first project in West Oakland will look pretty indistinguishable from other apartment buildings nearby.\u003c/p>\n\u003cp>“I think what’s different about this is we can make a whole building erect in 10 days,” said Jessica Goldbach, project manager at the West Oakland project.\u003c/p>\n\u003cp>Ten days is how long it took cranes to stack the 110 units at the “The Union” project last month. She says it’s about time the construction industry embraced technological changes that have transformed other parts of the economy.\u003c/p>\n\u003cp>[aside tag=\"affordable-housing\" label=\"More on affordable housing\"]“Why are we still looking at paper drawings?” said Goldbach. “I just think unfortunately building and the way that we build is so far behind.”\u003c/p>\n\u003cp>Goldbach’s crew is doing touch up work on “The Union” now, connecting modular units together, adding insulation. The project should open its doors early next year.\u003c/p>\n\u003cp>While Factory OS has projects in its pipeline that will serve lower-income households — including permanent supportive housing for homeless people — the Union project isn’t one of them.\u003c/p>\n\u003cp>A two-bedroom unit will rent for $3,700. That’s comparable to other new market-rate housing opening up in the region, and certainly isn’t a bargain.\u003c/p>\n\u003cp>“Until the market really changes and the producers are producing more units and there are more producers of those units, there won’t be really enough competition for consumers to recoup those savings,” said Anderson, the University of Washington professor.\u003c/p>\n\u003cp>Holliday, whose development company separate from Factory OS will own and dictate rents in the new building, says the expensive price tag was necessary to satisfy investors in the new development. But he stresses that without the cost savings that came with modular construction, the new housing wouldn’t have been built in the first place.\u003c/p>\n\u003cp>“If we had tried to stick-build that project, it wouldn’t get built,” said Holliday, citing rising labor and materials costs in the Bay Area. “That’s the reality of the market we’re in.”\u003c/p>\n\u003cp>Beyond market-rate housing, Holliday sees the future of Factory OS in projects subsidized by the state for housing low-income families and people experiencing homelessness. He says Factory OS has 10 different supportive housing projects in San Francisco, Oakland and Los Angeles in the pipeline.\u003c/p>\n\u003cp>In Los Angeles, one new apartment for homeless tenants costs about \u003ca href=\"https://laist.com/2019/10/08/prop_hhh_homeless_housing_audit.php\" target=\"_blank\" rel=\"noopener\">$500,000\u003c/a> to build — nearly twice what the median single-family home sells for in the rest of the country.\u003c/p>\n\u003cp>\u003cimg loading=\"lazy\" decoding=\"async\" class=\"alignnone size-full wp-image-11768052\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/08/CADreamBanner-1-800x219.jpg\" alt=\"\" width=\"800\" height=\"219\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/08/CADreamBanner-1-800x219.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/08/CADreamBanner-1-800x219-160x44.jpg 160w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/p>\n\u003cp>\u003cem>The California Dream series is a statewide media collaboration of CalMatters, KPBS, KPCC, KQED and Capital Public Radio with support from the Corporation for Public Broadcasting and the James Irvine Foundation.\u003c/em>\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Larry Pace is giving a tour of a construction site … kind of.\u003c/p>\n\u003cp>He’s near the entrance of a 258,000-square-foot factory in Vallejo. The Navy \u003ca href=\"https://www.bracpmo.navy.mil/brac_bases/california/former_shipyard_mare_island.html\" target=\"_blank\" rel=\"noopener\">built submarines here\u003c/a> during World War II.\u003c/p>\n\u003cp>Picture one of those gigantic General Motors plants in Detroit, where a car is put together in an assembly line. Instead of a Buick and a conveyor belt, construction workers in hard hats and goggles are assembling a 156-unit apartment building for a development near Oakland.\u003c/p>\n\u003cp>“They build one floor approximately every two and a half hours,” said Pace, standing astride Station 1, where construction workers piece together the bottom floors of two adjoining apartments. “It’s fast.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Pace is the co-founder of Factory OS, a modular housing manufacturer that opened this plant last year. It’s one of several companies in California and across the country trying to reinvigorate factory-made housing as a solution to the state’s housing affordability woes.\u003c/p>\n\u003cp>Further inside the massive Vallejo plant, there’s a station for cabinets, a station for roofing and a station for plumbing and electrical wiring. Station 33 looks like a furniture showroom not quite ready for the floor — washer, dryer and microwave included.\u003c/p>\n\u003cp>From there the apartment pieces are wrapped and trucked to the construction site, where they’re assembled in a matter of days, not months.\u003c/p>\n\u003cp>“It literally becomes a plug-and-play,” said Pace. “We have become very proficient at what we do, and it will revolutionize the construction industry from what we’ve seen in the past. It already has.”\u003c/p>\n\u003cfigure id=\"attachment_11782107\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11782107\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/10/IMG_0417-e1571865870228.jpg\" alt=\"\" width=\"1920\" height=\"1440\">\u003cfigcaption class=\"wp-caption-text\">Inside the 258,000 square foot Factory OS plant in Vallejo. \u003ccite>(Matt Levin/CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Part of the reason California rents are so astronomical — the state now has \u003ca href=\"https://www.zumper.com/blog/2019/03/zumper-national-rent-report-april-2019/\" target=\"_blank\" rel=\"noopener\">five of the top 10 priciest rental markets\u003c/a> in the country, according to real estate data firm Zumper — is because it’s really expensive to build new apartments here.\u003c/p>\n\u003cp>While estimates of average construction costs vary, \u003ca href=\"https://ternercenter.berkeley.edu/blog/offsite-construction\" target=\"_blank\" rel=\"noopener\">a recent UC Berkeley study\u003c/a> found that it takes $315,000 in labor and materials to build a 900-square-foot apartment in the Bay Area.\u003c/p>\n\u003cp>\u003ca href=\"https://www.mercurynews.com/2019/01/14/gov-newsoms-ambitious-housing-goals-threatened-by-construction-worker-shortage/\" target=\"_blank\" rel=\"noopener\">A shortage of skilled contractors\u003c/a> and \u003ca href=\"https://www.sacbee.com/news/business/article234699897.html\" target=\"_blank\" rel=\"noopener\">President Donald Trump’s trade policies\u003c/a> have contributed to rising “hard costs” for homebuilders, who argue that the more expensive it is to build, the more new developments skew away from middle-class housing and toward luxury condos.\u003c/p>\n\u003cp>Pace has worked in the construction industry for 40 years. He used to do what’s called “stick” construction — the conventional method, where you prep the foundation, and then wait for the carpenters, and then the plumbers, and then the electricians. A rainy week can set you back thousands of dollars.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>With so-called modular housing, units can be assembled offsite while the foundation is being prepared, no matter the weather. Pace says that and other efficiencies will translate into three- to five-story apartment buildings completed 40% quicker and 20% cheaper than the average project constructed the old-fashioned way.\u003c/p>\n\u003cp>It’s not just Pace who believes modular housing is the future. Large corporations such as Citibank have poured millions into Factory OS. \u003ca href=\"https://www.bisnow.com/oakland/news/multifamily/modular-firm-rad-urban-secures-28m-in-financing-to-grow-company-93500\" target=\"_blank\" rel=\"noopener\">Other pre-fab housing companies\u003c/a> have sprouted in recent years, attracting tech-savvy investors with the lure of innovating an industry that builds housing mostly in the same way it did decades ago.\u003c/p>\n\u003cp>But the dream of mass-produced, factory-built housing has been around for over a century, with a pretty checkered history.\u003c/p>\n\u003cp>“I went in this dragging my heels,” said Pace. “I had heard all the war stories of failed modular experiences in the past.”\u003c/p>\n\u003ch3>When Nixon Tried to Build Houses in Factories\u003c/h3>\n\u003cp>Manufactured, modular, or pre-fab housing has always played at the margins of the American construction industry. Arguably the most successful example dates back to the early 20th century when the retail giant Sears offered single-family homes through its \u003ca href=\"https://www.curbed.com/2018/10/16/17984616/sears-catalog-home-kit-mail-order-prefab-housing\" target=\"_blank\" rel=\"noopener\">mail-order catalog\u003c/a>.\u003c/p>\n\u003cp>After prohibitively high transportation costs caused Sears to pull the plug in 1940, the term “manufactured housing” gradually became associated with the lower rung of the housing market: mobile homes and shoddy factory-built dwellings with poor craftsmanship and small profit margins.\u003c/p>\n\u003cp>“The last century of experiments hasn’t yielded a whole lot of good results,” said Alex Anderson, associate professor of architecture at the University of Washington. “There’s been all kinds of interesting experiments, but not a whole lot of economic successes.”\u003c/p>\n\u003cp>But the siren song of mass-produced housing continued to lure private capital and public officials.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003cspan class='utils-parseShortcode-shortcodes-__youtubeShortcode__embedYoutube'>\n \u003cspan class='utils-parseShortcode-shortcodes-__youtubeShortcode__embedYoutubeInside'>\n \u003ciframe\n loading='lazy'\n class='utils-parseShortcode-shortcodes-__youtubeShortcode__youtubePlayer'\n type='text/html'\n src='//www.youtube.com/embed/CvhsYm1b4DY'\n title='//www.youtube.com/embed/CvhsYm1b4DY'\n allowfullscreen='true'\n style='border:0;'>\u003c/iframe>\n \u003c/span>\n \u003c/span>\u003c/p>\u003cp>\u003c/p>\n\u003cp>In 1969, President Richard Nixon was confronting housing challenges that might sound eerily familiar to 21st century Californians: Population growth was outstripping new home construction, and rents and home prices were escalating.\u003c/p>\n\u003cp>Housing and Urban Development Secretary George Romney — future GOP presidential nominee Mitt Romney’s father — launched “Project Breakthrough” in 1969, aiming to solve the country’s housing shortage by jumpstarting the pre-fab industry with a little help from Uncle Sam.\u003c/p>\n\u003cp>Congress poured $190 million in inflation-adjusted dollars to coax major blue-chip manufacturers such as Alcoa and Boeing into participating. HUD identified nine sites across the country, including one in Sacramento, on which both single family and multifamily pre-fabricated housing could be assembled.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003ch3>Uninspiring Results\u003c/h3>\n\u003cp>“Operation Breakthrough was really a big and pretty expensive failure and really quite an embarrassment for the Nixon administration,” said Anderson.\u003c/p>\n\u003cp>Much of the housing ended up being uninhabitable after a few years, adding to the public perception that factory-built housing was at best shabby, and at worst dangerous. Congress pulled the plug shortly after the prototype sites were completed.\u003c/p>\n\u003cp>The technology deployed by Factory OS and other modern pre-fab companies is leaps and bounds ahead of what Operation Breakthrough was working with in the early 1970s. But Anderson says many of the issues that confounded the Nixon administration still haunt the industry today.\u003c/p>\n\u003cp>Organized construction labor opposed Operation Breakthrough, fearing lower wages and reduced hours. Factory OS, while employing members of a regional carpenters union, has faced similar hostility from other building unions.\u003c/p>\n\u003cp>Operation Breakthrough also failed to achieve the economies of scale the federal government dreamed would materialize. Anderson says the finances of mass-produced housing work only if it is truly mass-produced.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“You need to produce a lot of units in order for the savings to accrue,” said Anderon. “Because setting up a factory is not cheap.”\u003c/p>\n\u003cp>Factory OS isn’t profitable yet, but co-founding partner Rick Holliday predicts the company to turn the corner in the next two years. He says the company has $200 million in projects in the pipeline, including orders from Google for workforce housing and from nonprofit developers for housing for people who are now homeless.\u003c/p>\n\u003cp>“I don’t like to pretend we’ve made it because we’re only a two-year-old company,” said Holliday. “But I can tell you with absolute clarity that we’ve started a company that’s an industry leader.”\u003c/p>\n\u003cp>Part of the problem with Operation Breakthrough was the federal government’s focus on building single family homes. Proponents of modern modular housing can take solace in one positive development from the initiative — still standing in east Sacramento.\u003c/p>\n\u003cp>Cynthia Sarthou, a 60-year-old resident of the Greenfair Apartments, had no idea the nine-story apartment building she calls home was built in a factory and erected in 23 days. The complex now serves as subsidized housing for low-income seniors.\u003c/p>\n\u003cp>“Good restaurants are around, it’s very safe inside,” said Sarthou, who said she has no complaints about the apartment. “It’s cozy and we’re happy.”\u003c/p>\n\u003cfigure id=\"attachment_11782120\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11782120\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/10/IMG_0442-e1571867388135.jpg\" alt=\"\" width=\"1920\" height=\"1440\">\u003cfigcaption class=\"wp-caption-text\">Factory OS construction workers assemble an apartment building piece by piece inside a factory in Vallejo. \u003ccite>(Matt Levin/CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch3>A Building in 10 Days\u003c/h3>\n\u003cp>While the Greenfair Apartments are still functional, aesthetically they’re reminiscent of those towering public housing projects synonymous with 20th century low-income housing.\u003c/p>\n\u003cp>Factory OS only constructs mid-rise apartment buildings no taller than seven stories. It isn’t in the single-family home market, which means economies of scale should be easier to achieve.\u003c/p>\n\u003cp>And its first project in West Oakland will look pretty indistinguishable from other apartment buildings nearby.\u003c/p>\n\u003cp>“I think what’s different about this is we can make a whole building erect in 10 days,” said Jessica Goldbach, project manager at the West Oakland project.\u003c/p>\n\u003cp>Ten days is how long it took cranes to stack the 110 units at the “The Union” project last month. She says it’s about time the construction industry embraced technological changes that have transformed other parts of the economy.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“Why are we still looking at paper drawings?” said Goldbach. “I just think unfortunately building and the way that we build is so far behind.”\u003c/p>\n\u003cp>Goldbach’s crew is doing touch up work on “The Union” now, connecting modular units together, adding insulation. The project should open its doors early next year.\u003c/p>\n\u003cp>While Factory OS has projects in its pipeline that will serve lower-income households — including permanent supportive housing for homeless people — the Union project isn’t one of them.\u003c/p>\n\u003cp>A two-bedroom unit will rent for $3,700. That’s comparable to other new market-rate housing opening up in the region, and certainly isn’t a bargain.\u003c/p>\n\u003cp>“Until the market really changes and the producers are producing more units and there are more producers of those units, there won’t be really enough competition for consumers to recoup those savings,” said Anderson, the University of Washington professor.\u003c/p>\n\u003cp>Holliday, whose development company separate from Factory OS will own and dictate rents in the new building, says the expensive price tag was necessary to satisfy investors in the new development. But he stresses that without the cost savings that came with modular construction, the new housing wouldn’t have been built in the first place.\u003c/p>\n\u003cp>“If we had tried to stick-build that project, it wouldn’t get built,” said Holliday, citing rising labor and materials costs in the Bay Area. “That’s the reality of the market we’re in.”\u003c/p>\n\u003cp>Beyond market-rate housing, Holliday sees the future of Factory OS in projects subsidized by the state for housing low-income families and people experiencing homelessness. He says Factory OS has 10 different supportive housing projects in San Francisco, Oakland and Los Angeles in the pipeline.\u003c/p>\n\u003cp>In Los Angeles, one new apartment for homeless tenants costs about \u003ca href=\"https://laist.com/2019/10/08/prop_hhh_homeless_housing_audit.php\" target=\"_blank\" rel=\"noopener\">$500,000\u003c/a> to build — nearly twice what the median single-family home sells for in the rest of the country.\u003c/p>\n\u003cp>\u003cimg loading=\"lazy\" decoding=\"async\" class=\"alignnone size-full wp-image-11768052\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/08/CADreamBanner-1-800x219.jpg\" alt=\"\" width=\"800\" height=\"219\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/08/CADreamBanner-1-800x219.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/08/CADreamBanner-1-800x219-160x44.jpg 160w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/p>\n\u003cp>\u003cem>The California Dream series is a statewide media collaboration of CalMatters, KPBS, KPCC, KQED and Capital Public Radio with support from the Corporation for Public Broadcasting and the James Irvine Foundation.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"slug": "voters-say-yes-to-educator-housing-in-san-francisco-600-million-affordable-housing-bond-likely-to-pass",
"title": "Voters Say Yes to Educator Housing in San Francisco. $600 Million Affordable Housing Bond Likely to Pass",
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"headTitle": "Voters Say Yes to Educator Housing in San Francisco. $600 Million Affordable Housing Bond Likely to Pass | KQED",
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"content": "\u003cp>San Francisco voters on Tuesday overwhelmingly gave the city permission to build housing projects for teachers and educators on publicly owned land, while a $600 million affordable housing bond, the largest in the city’s history, leads with a narrow margin.\u003c/p>\n\u003cp>Proposition A, a plan to increase property taxes to fund affordable housing is leading with a narrow margin as of 11 p.m. Tuesday night. City officials estimate the bond will produce approximately 2,800 units of affordable housing. That money will be divided among senior, low-income and middle-income housing, including some funding to support housing projects for educators.\u003c/p>\n\u003cp>https://twitter.com/erikaaaguilar/status/1191967912355139588\u003c/p>\n\u003cp>“It’s a big bond. It’s a lot of money and some people may have been asking themselves is this going to be meaningful to me,” said Matthias Mormino, policy analyst for Chinatown Community Development Center, an affordable housing development group in San Francisco. “But being able to expand these affordable housing projects geographically in other neighborhoods is exciting.”\u003c/p>\n\u003cp>This is the largest affordable housing bond that San Francisco has put on the ballot. The city’s last affordable housing bond was passed in 2015 — the same year Mayor Ed Lee was reelected — and cashed in at $310 million. That bond produced about 1,600 units of affordable housing, with $100 million going toward 548 low-income housing units.\u003c/p>\n\u003cfigure id=\"attachment_11784862\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11784862\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/11/2019-SF-bond-report-on-2015-affordable-housing-bond-800x301.jpg\" alt=\"Chart from SF government on housing built with a 2015 affordable housing bond of $310 million.\" width=\"800\" height=\"301\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/2019-SF-bond-report-on-2015-affordable-housing-bond-800x301.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/2019-SF-bond-report-on-2015-affordable-housing-bond-160x60.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/2019-SF-bond-report-on-2015-affordable-housing-bond-1020x383.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/2019-SF-bond-report-on-2015-affordable-housing-bond-1200x451.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/2019-SF-bond-report-on-2015-affordable-housing-bond.jpg 1259w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">This image is from a 2019 General Obligation Affordable Housing Bond Report by the San Francisco Mayor’s Office of Housing and Community Development.\u003c/figcaption>\u003c/figure>\n\u003cp>Before that, the last successful bond measure solely for affordable housing was passed in 1996. San Franciscans voted down affordable housing bond measures in \u003ca href=\"https://sfpl.org/index.php?pg=2000027201&propid=1666\">2002\u003c/a> for $250 million and in \u003ca href=\"https://sfpl.org/index.php?pg=2000027201&propid=1710\">2004\u003c/a> for $200 million. Voters three years ago approved reappropriating some bond money from a measure that was first passed in 1992 to buy housing units that needed earthquake retrofits.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Sherry Williams, executive director of One Treasure Island, which helps build affordable housing on the island, remembers the $100 million bond in 1996. “Without that bond we wouldn’t have been able to renovate our units out here,” she said.\u003c/p>\n\u003cp>Williams said a piece of this year’s $600 million bond will help fund a 138-unit housing project for low-income and homeless people on Treasure Island that’s projected to break ground in February 2021.\u003c/p>\n\u003cp>“There are direct consequences from having these bonds passed,” Williams said.\u003c/p>\n\u003cp>Voters also passed Proposition E, a rezoning measure that allows educator housing projects and developments that are 100% affordable housing to be built on publicly owned lands. Teachers, classroom aides and staff who work for the San Francisco Unified School District or City College of San Francisco would be eligible to move into the future housing developments.\u003c/p>\n\u003cp>The measure also allows qualifying housing projects slated for parcels of land that are at least 10,000 square feet and zoned for residential use to bypass certain permits and approvals, essentially expediting the building process.\u003c/p>\n\u003cp>https://twitter.com/erikaaaguilar/status/1191963076754628609\u003c/p>\n\u003cp>San Francisco city housing officials have estimated it costs about $700,000 to build one unit of housing and about five years to do it.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>New housing construction in San Francisco has averaged 1,900 units per year since 1990, according to \u003ca href=\"https://default.sfplanning.org/publications_reports/Housing-Needs-and-Trends-Report-2018-ExecutiveSummary.pdf\">a report from the city’s planning department\u003c/a>. But in recent years, that number has gone up. Still, the influx of workers with high-wage jobs competing for housing continues to challenge affordability for residents.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>San Francisco voters on Tuesday overwhelmingly gave the city permission to build housing projects for teachers and educators on publicly owned land, while a $600 million affordable housing bond, the largest in the city’s history, leads with a narrow margin.\u003c/p>\n\u003cp>Proposition A, a plan to increase property taxes to fund affordable housing is leading with a narrow margin as of 11 p.m. Tuesday night. City officials estimate the bond will produce approximately 2,800 units of affordable housing. That money will be divided among senior, low-income and middle-income housing, including some funding to support housing projects for educators.\u003c/p>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\n\u003cp>“It’s a big bond. It’s a lot of money and some people may have been asking themselves is this going to be meaningful to me,” said Matthias Mormino, policy analyst for Chinatown Community Development Center, an affordable housing development group in San Francisco. “But being able to expand these affordable housing projects geographically in other neighborhoods is exciting.”\u003c/p>\n\u003cp>This is the largest affordable housing bond that San Francisco has put on the ballot. The city’s last affordable housing bond was passed in 2015 — the same year Mayor Ed Lee was reelected — and cashed in at $310 million. That bond produced about 1,600 units of affordable housing, with $100 million going toward 548 low-income housing units.\u003c/p>\n\u003cfigure id=\"attachment_11784862\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11784862\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/11/2019-SF-bond-report-on-2015-affordable-housing-bond-800x301.jpg\" alt=\"Chart from SF government on housing built with a 2015 affordable housing bond of $310 million.\" width=\"800\" height=\"301\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/2019-SF-bond-report-on-2015-affordable-housing-bond-800x301.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/2019-SF-bond-report-on-2015-affordable-housing-bond-160x60.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/2019-SF-bond-report-on-2015-affordable-housing-bond-1020x383.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/2019-SF-bond-report-on-2015-affordable-housing-bond-1200x451.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/11/2019-SF-bond-report-on-2015-affordable-housing-bond.jpg 1259w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">This image is from a 2019 General Obligation Affordable Housing Bond Report by the San Francisco Mayor’s Office of Housing and Community Development.\u003c/figcaption>\u003c/figure>\n\u003cp>Before that, the last successful bond measure solely for affordable housing was passed in 1996. San Franciscans voted down affordable housing bond measures in \u003ca href=\"https://sfpl.org/index.php?pg=2000027201&propid=1666\">2002\u003c/a> for $250 million and in \u003ca href=\"https://sfpl.org/index.php?pg=2000027201&propid=1710\">2004\u003c/a> for $200 million. Voters three years ago approved reappropriating some bond money from a measure that was first passed in 1992 to buy housing units that needed earthquake retrofits.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Sherry Williams, executive director of One Treasure Island, which helps build affordable housing on the island, remembers the $100 million bond in 1996. “Without that bond we wouldn’t have been able to renovate our units out here,” she said.\u003c/p>\n\u003cp>Williams said a piece of this year’s $600 million bond will help fund a 138-unit housing project for low-income and homeless people on Treasure Island that’s projected to break ground in February 2021.\u003c/p>\n\u003cp>“There are direct consequences from having these bonds passed,” Williams said.\u003c/p>\n\u003cp>Voters also passed Proposition E, a rezoning measure that allows educator housing projects and developments that are 100% affordable housing to be built on publicly owned lands. Teachers, classroom aides and staff who work for the San Francisco Unified School District or City College of San Francisco would be eligible to move into the future housing developments.\u003c/p>\n\u003cp>The measure also allows qualifying housing projects slated for parcels of land that are at least 10,000 square feet and zoned for residential use to bypass certain permits and approvals, essentially expediting the building process.\u003c/p>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\n\u003cp>San Francisco city housing officials have estimated it costs about $700,000 to build one unit of housing and about five years to do it.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>New housing construction in San Francisco has averaged 1,900 units per year since 1990, according to \u003ca href=\"https://default.sfplanning.org/publications_reports/Housing-Needs-and-Trends-Report-2018-ExecutiveSummary.pdf\">a report from the city’s planning department\u003c/a>. But in recent years, that number has gone up. Still, the influx of workers with high-wage jobs competing for housing continues to challenge affordability for residents.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"title": "San Francisco Puts 2 Big Affordable Housing Measures to Voters. Here’s What They’d Do",
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"content": "\u003cp>Housing is expensive. It’s expensive to buy. It’s expensive to build.\u003c/p>\n\u003cp>In fact, San Francisco’s mayor’s office estimates it costs $700,000 to build one unit of affordable housing, which can take about five years. So, it’s no big surprise that voters are being asked to decide on the largest affordable housing bond in the city’s history this November.\u003c/p>\n\u003cp>[aside label=\"Affordable Housing\" tag=\"affordable-housing\"]\u003c/p>\n\u003cp>San Francisco voters face two big, but separate measures that could provide $600 million for affordable housing, and help build housing for teachers and other educators that work for San Francisco schools.\u003c/p>\n\u003cp>To help you prepare, here are the basics for those measures, Proposition A and Proposition E.\u003c/p>\n\u003ch3>Proposition A\u003c/h3>\n\u003cp>Proposition A is a $600 million bond that would pay for the acquisition, rehabilitation and production of approximately 2,800 affordable housing units over the next five years. The money would be \u003ca href=\"https://sfelections.sfgov.org/sites/default/files/Documents/candidates/Nov2019_AffordableHousingBond_Legislative%20Digest.pdf\">committed in these ways\u003c/a>:\u003c/p>\n\u003cul>\n\u003cli>$220 million to buy, rehabilitate and build low-income housing\u003c/li>\n\u003cli>$150 million for repairing and rebuilding public housing\u003c/li>\n\u003cli>$150 million to buy and build senior housing\u003c/li>\n\u003cli>$60 million to buy, rehabilitate and preserve middle-income housing\u003c/li>\n\u003cli>$20 million to support educator housing\u003c/li>\n\u003c/ul>\n\u003cp>This bond is nearly double the size of the 2015 low-and-middle income housing bond measure backed by then-Mayor Ed Lee. \u003ca href=\"https://sfelections.org/results/20151103/\">Voters green-lit\u003c/a> that $310 million bond, which has created about 1,500 units, according to Malcom Yeung, campaign committee co-chair for this year’s Proposition A.\u003c/p>\n\u003cp>Before that, San Francisco hadn’t passed an affordable housing bond since 1996, when former mayor Willie Brown pushed for a \u003ca href=\"https://www.spur.org/publications/spur-report/2002-08-02/san-francisco-s-affordable-housing-bond\">$100 million measure\u003c/a>. Out of that money, $15 million was earmarked for down payment assistance loans for first-time home buyers; the rest was for the renovation and construction of very-low-income housing.\u003c/p>\n\u003cp>“For years, the city never really considered affordable housing to be infrastructure and as a result never regularly programmed it into the capital planning cycle,” Yeung said. “Hopefully by having a housing bond every five years or so, we are going to be regularly addressing the affordability needs, as opposed to waiting 20 years.”\u003c/p>\n\u003cp>Proposition A has support from Mayor London Breed and the Board of Supervisors as well as some state politicians. Salesforce and the Facebook-affiliated Chan Zuckerberg Initiative have helped financed the bond campaign. There’s no major opposition.\u003c/p>\n\u003cp>Proposition A needs two-thirds to pass.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003ch3>Proposition E\u003c/h3>\n\u003cp>Proposition E, meanwhile, needs a simple majority to pass. And if you’re having trouble keeping the two straight, remember that the “E” stands for educator housing.\u003c/p>\n\u003cp>A ‘yes’ vote on Proposition E would change the city’s planning code to allow housing projects, specifically for educators, to be built on publicly-owned land. It would also relax some zoning requirements and expedite the city’s approval process for those projects. Park land is not included, and lots must be 10,000 square feet or bigger to qualify.\u003c/p>\n\u003cp>Educators working for San Francisco Unified School District — including teachers, staff, teaching assistants and aides — as well as City College educators would be eligible for the new housing.\u003c/p>\n\u003cp>The onus ultimately falls on San Francisco Unified and City College to provide funding for the construction of new educator housing. If Proposition A passes, the city would chip in $20 million.\u003c/p>\n\u003cp>[aside postID=news_11768639,news_11740509 label='Hanging on to Teachers']Susan Solomon, president of the United Educators of San Francisco, said teachers here face unprecedented affordability challenges that make it hard to stay in the city.\u003c/p>\n\u003cp>“For many of them, especially newer teachers, they are also paying off their student loans,” she said. “So, what it means for them is that they are living with many roommates, or tiny apartments or commuting from very far away.”\u003c/p>\n\u003cp>The profession has a national attrition rate of about 8 percent annually, \u003ca href=\"https://learningpolicyinstitute.org/sites/default/files/product-files/Teacher_Turnover_REPORT.pdf\">according to 2017 study by the Learning Policy Institute\u003c/a>. \u003c/p>\n\u003cp>San Francisco Unified has a 10 percent attrition rate, \u003ca href=\"https://archive.sfusd.edu/en/assets/sfusd-staff/RFQ%20Educator%20Housing%20Development%20Final%203.1.2019.pdf\">according to a school district memo\u003c/a> from April that sought pitches from developers for potential housing projects.\u003c/p>\n\u003cp>The school district has identified a few lots that would be eligible for Proposition E development if it passes: One in the Inner Sunset, another in Laurel Heights and one in the Bayview neighborhood.\u003c/p>\n\u003cp>The district has already started working with the Mayor’s Office of Housing and Community Development on \u003ca href=\"https://sfmohcd.org/francis-scott-key-annex\">a housing project planned for the Francis Scott Key Annex\u003c/a> in the Outer Sunset. It is expected to have more than 100 new one-to-three bedroom apartments for teachers and classroom aides.\u003c/p>\n\u003cp>But the potential impacts could reach further because Proposition E would expedite and relax zoning rules for housing built on publicly-owned land if it is 100-percent affordable and meets the 10,000-square foot requirement.\u003c/p>\n\u003cp>That could be a big deal for building anywhere in the city, said Peter Cohen, co-director of the Council of Community Housing Organizations, which is a big supporter of both ballot measures. Of course, the city would have to first acquire the land.\u003c/p>\n\u003cp>“We say that Prop. A and E are complementary measures,” Cohen said. “They both address affordable housing developers’ two biggest obstacles: the funding and the land.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"excerpt": "Proposition A, the largest measure of its kind in San Francisco history, would provide $600 million for affordable housing. Proposition E would allow housing projects for educators to be built on public land.",
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"title": "San Francisco Puts 2 Big Affordable Housing Measures to Voters. Here’s What They’d Do | KQED",
"description": "Proposition A, the largest measure of its kind in San Francisco history, would provide $600 million for affordable housing. Proposition E would allow housing projects for educators to be built on public land.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Housing is expensive. It’s expensive to buy. It’s expensive to build.\u003c/p>\n\u003cp>In fact, San Francisco’s mayor’s office estimates it costs $700,000 to build one unit of affordable housing, which can take about five years. So, it’s no big surprise that voters are being asked to decide on the largest affordable housing bond in the city’s history this November.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>San Francisco voters face two big, but separate measures that could provide $600 million for affordable housing, and help build housing for teachers and other educators that work for San Francisco schools.\u003c/p>\n\u003cp>To help you prepare, here are the basics for those measures, Proposition A and Proposition E.\u003c/p>\n\u003ch3>Proposition A\u003c/h3>\n\u003cp>Proposition A is a $600 million bond that would pay for the acquisition, rehabilitation and production of approximately 2,800 affordable housing units over the next five years. The money would be \u003ca href=\"https://sfelections.sfgov.org/sites/default/files/Documents/candidates/Nov2019_AffordableHousingBond_Legislative%20Digest.pdf\">committed in these ways\u003c/a>:\u003c/p>\n\u003cul>\n\u003cli>$220 million to buy, rehabilitate and build low-income housing\u003c/li>\n\u003cli>$150 million for repairing and rebuilding public housing\u003c/li>\n\u003cli>$150 million to buy and build senior housing\u003c/li>\n\u003cli>$60 million to buy, rehabilitate and preserve middle-income housing\u003c/li>\n\u003cli>$20 million to support educator housing\u003c/li>\n\u003c/ul>\n\u003cp>This bond is nearly double the size of the 2015 low-and-middle income housing bond measure backed by then-Mayor Ed Lee. \u003ca href=\"https://sfelections.org/results/20151103/\">Voters green-lit\u003c/a> that $310 million bond, which has created about 1,500 units, according to Malcom Yeung, campaign committee co-chair for this year’s Proposition A.\u003c/p>\n\u003cp>Before that, San Francisco hadn’t passed an affordable housing bond since 1996, when former mayor Willie Brown pushed for a \u003ca href=\"https://www.spur.org/publications/spur-report/2002-08-02/san-francisco-s-affordable-housing-bond\">$100 million measure\u003c/a>. Out of that money, $15 million was earmarked for down payment assistance loans for first-time home buyers; the rest was for the renovation and construction of very-low-income housing.\u003c/p>\n\u003cp>“For years, the city never really considered affordable housing to be infrastructure and as a result never regularly programmed it into the capital planning cycle,” Yeung said. “Hopefully by having a housing bond every five years or so, we are going to be regularly addressing the affordability needs, as opposed to waiting 20 years.”\u003c/p>\n\u003cp>Proposition A has support from Mayor London Breed and the Board of Supervisors as well as some state politicians. Salesforce and the Facebook-affiliated Chan Zuckerberg Initiative have helped financed the bond campaign. There’s no major opposition.\u003c/p>\n\u003cp>Proposition A needs two-thirds to pass.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003ch3>Proposition E\u003c/h3>\n\u003cp>Proposition E, meanwhile, needs a simple majority to pass. And if you’re having trouble keeping the two straight, remember that the “E” stands for educator housing.\u003c/p>\n\u003cp>A ‘yes’ vote on Proposition E would change the city’s planning code to allow housing projects, specifically for educators, to be built on publicly-owned land. It would also relax some zoning requirements and expedite the city’s approval process for those projects. Park land is not included, and lots must be 10,000 square feet or bigger to qualify.\u003c/p>\n\u003cp>Educators working for San Francisco Unified School District — including teachers, staff, teaching assistants and aides — as well as City College educators would be eligible for the new housing.\u003c/p>\n\u003cp>The onus ultimately falls on San Francisco Unified and City College to provide funding for the construction of new educator housing. If Proposition A passes, the city would chip in $20 million.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Susan Solomon, president of the United Educators of San Francisco, said teachers here face unprecedented affordability challenges that make it hard to stay in the city.\u003c/p>\n\u003cp>“For many of them, especially newer teachers, they are also paying off their student loans,” she said. “So, what it means for them is that they are living with many roommates, or tiny apartments or commuting from very far away.”\u003c/p>\n\u003cp>The profession has a national attrition rate of about 8 percent annually, \u003ca href=\"https://learningpolicyinstitute.org/sites/default/files/product-files/Teacher_Turnover_REPORT.pdf\">according to 2017 study by the Learning Policy Institute\u003c/a>. \u003c/p>\n\u003cp>San Francisco Unified has a 10 percent attrition rate, \u003ca href=\"https://archive.sfusd.edu/en/assets/sfusd-staff/RFQ%20Educator%20Housing%20Development%20Final%203.1.2019.pdf\">according to a school district memo\u003c/a> from April that sought pitches from developers for potential housing projects.\u003c/p>\n\u003cp>The school district has identified a few lots that would be eligible for Proposition E development if it passes: One in the Inner Sunset, another in Laurel Heights and one in the Bayview neighborhood.\u003c/p>\n\u003cp>The district has already started working with the Mayor’s Office of Housing and Community Development on \u003ca href=\"https://sfmohcd.org/francis-scott-key-annex\">a housing project planned for the Francis Scott Key Annex\u003c/a> in the Outer Sunset. It is expected to have more than 100 new one-to-three bedroom apartments for teachers and classroom aides.\u003c/p>\n\u003cp>But the potential impacts could reach further because Proposition E would expedite and relax zoning rules for housing built on publicly-owned land if it is 100-percent affordable and meets the 10,000-square foot requirement.\u003c/p>\n\u003cp>That could be a big deal for building anywhere in the city, said Peter Cohen, co-director of the Council of Community Housing Organizations, which is a big supporter of both ballot measures. Of course, the city would have to first acquire the land.\u003c/p>\n\u003cp>“We say that Prop. A and E are complementary measures,” Cohen said. “They both address affordable housing developers’ two biggest obstacles: the funding and the land.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"slug": "ahead-of-californias-renter-protection-law-reports-of-an-eviction-rush",
"title": "Ahead of California's Renter Protection Law, Reports of an Eviction Rush",
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"headTitle": "Ahead of California’s Renter Protection Law, Reports of an Eviction Rush | KQED",
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"content": "\u003cp>Alex Espinoza isn’t sure what next month will look like for his family — where he’ll find work, if his wife will find a seasonal job like the one she has with a local taco truck, where they’ll buy groceries for their 2-year-old daughter and 10-month-old son.\u003c/p>\n\u003cp>All he knows is that in the next three weeks, they’re moving out of their two-bed, one bathroom Los Banos apartment that he’s lived in for the last five years, and moving in with his mother-in-law in Utah.\u003c/p>\n\u003cp>That’s because the new owners of the Canal Farm Gardens, a 50-plus unit complex, gave Espinoza and at least 30 of his neighbors a choice: Pay more than $1,200 a month for a newly renovated unit — a nearly 50 percent increase above the rent he pays now — or expect to be evicted.\u003c/p>\n\u003cp>If Espinoza’s Sept. 16 eviction notice had arrived after Dec. 31, his landlord would owe him a month’s rent in relocation assistance. And evicting the entire apartment complex would be a much more expensive proposition.\u003c/p>\n\u003cp>The mass evictions in this Central Valley town are among rising \u003ca href=\"https://sanfrancisco.cbslocal.com/2019/10/15/angry-renters-facing-evictions-demand-action-by-daly-city-officials/\" target=\"_blank\" rel=\"noopener\">reports across California\u003c/a> of landlords removing tenants from their properties ahead of a statewide change taking effect Jan. 1 — a law that will make evictions more costly and difficult for landlords.\u003c/p>\n\u003cp>“It’s not worth it to live here for that much,” said Espinoza, 26, who works making granite countertops. “They [landlords] don’t give a shit about where we go. They’re too worried about their money.”\u003c/p>\n\u003cp>\u003ca href=\"https://calmatters.org/housing/2019/09/big-rent-hikes-illegal-in-california-heres-what-to-know/\" target=\"_blank\" rel=\"noopener\">The new law,\u003c/a> championed by Democratic Gov. Gavin Newsom as the strongest statewide renter protection in the country, caps annual rent increases at 5% plus inflation, while also forcing landlords to specify a legitimate reason for evicting tenants and to offer relocation assistance for no-fault evictions.\u003c/p>\n\u003cfigure id=\"attachment_11782920\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11782920 size-medium\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/10/RS39809_EVICTION-RUSH-photo-2-qut-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39809_EVICTION-RUSH-photo-2-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39809_EVICTION-RUSH-photo-2-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39809_EVICTION-RUSH-photo-2-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39809_EVICTION-RUSH-photo-2-qut-1200x800.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39809_EVICTION-RUSH-photo-2-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">A 2020 ballot initiative could allow cities to impose tighter rent controls than what the new state law allows (Assembly Bill 1482). The 74,000 signatures collected last week marked a more than 60% increase over the previous week. \u003ccite>(Anne Wernikoff for CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But in the interim months until the law kicks in, tenant rights groups are scrambling to combat what they say is a wave of landlords exploiting a temporary loophole that allows them to get rid of tenants now. That way they can raise rents beyond the rent cap, avoid having to pay any relocation help to displaced tenants, and simply remove tenants they view as problems without going through additional legal hurdles introduced by the new law.\u003c/p>\n\u003cp>It’s unclear whether the new owners of the Los Banos apartment complex were motivated by the new law; they did not return multiple messages seeking comment left with the complex manager and a real estate agent involved in the property sale.\u003c/p>\n\u003cp>Eviction reports are coming in elsewhere, too. “My office alone saw more than 40 separate buildings with no-cause (eviction) notices in the last three weeks,” said Elena Popp, co-founder of the Eviction Defense Network, which provides tenant legal services in Los Angeles County.\u003c/p>\n\u003cp>Her organization typically sees four or five mass evictions a week, she said, but since a prominent attorney in Southern California was \u003ca href=\"https://www.latimes.com/business/story/2019-10-07/california-landlords-respond-to-rent-caps\" target=\"_blank\" rel=\"noopener\">quoted in the Los Angeles Times\u003c/a> advising property owners to evict tenants as soon as possible, those numbers have soared.\u003c/p>\n\u003cp>The Los Angeles City Council passed a temporary eviction freeze Tuesday to prevent landlords from trying to skirt the new state law. Tenant groups are urging other localities to enact similar measures.\u003c/p>\n\u003cp>[aside tag=\"eviction, housing\" label=\"More Related Stories.\"]\u003c/p>\n\u003cp>Lacking reliable, timely eviction data, neither policymakers nor renters groups know precisely how many more evictions are occurring ahead of the law taking effect.\u003c/p>\n\u003cp>Landlord groups and some supporters of the law argue that the vast majority of landlords aren’t trying to evade it, and that the industry shouldn’t be demonized for the rogue actions of what they say are a few.\u003c/p>\n\u003cp>“While I wish we could wave a magic wand when it comes to what owners are doing now, I think we have seen some attorneys outside of (our organization) give advice about terminating tenancies to avoid the application of (the law),” said Debra Carlton, vice president of public affairs for the California Apartment Association. “And we have commented that this is unconscionable.”\u003c/p>\n\u003cp>But others in the industry expect an uptick in evictions before January 1.\u003c/p>\n\u003cp>“It somewhat reminds me of the Obama administration and everything they were trying to do to restrict guns,” said Steve Hrdlicka, a lawyer who specializes in evictions and debt collection in the Central Valley. “And people who would not have normally thought about buying a weapon thought this right is being taken away from me — and gun sales skyrocketed.”\u003c/p>\n\u003ch3>Landlords Fear More Cumbersome Evictions\u003c/h3>\n\u003cp>In California now, landlords can evict tenants at the end of their lease without specifying any reason, as long as they give advance notice of 60 days, or 30 days if the tenant has lived there less than a year.\u003c/p>\n\u003cp>Come January, landlords can legally remove renters from their property only if they have a “just cause” — such as if renters violate the terms of a lease, fail to pay rent or cause a nuisance to neighbors.\u003c/p>\n\u003cp>At Canal Farm Gardens, every unit in the apartment complex is undergoing a major renovation, which qualifies as a circumstance under which even the new rules would allow “no-fault” evictions.\u003c/p>\n\u003cp>“When you’re doing a renovation, it’s very costly,’ said Suzie Lucero, the apartment manager on the property for 25 years. “I think they’re worth the price they’re going for.”\u003c/p>\n\u003cp>But a key provision in the new law forces landlords to provide one month’s worth of rent as relocation help to those displaced by renovations or other “no-fault” evictions, such as when a landlord moves in with a family member. That’s a major expenditure when evicting 30-plus units.\u003c/p>\n\u003cp>Jennifer Tran, a lawyer for Central California Legal Services, said no tenant that she’s been in contact with had been offered relocation assistance or had their last month of rent waived.\u003c/p>\n\u003cp>Tenant groups contend that many landlords are simply profit-maximizing: evicting tenants who are paying rents below what the market can bear while they still can.\u003c/p>\n\u003cp>Hrdlicka, the Central Valley landlord lawyer, said that while he’s heard some stories of landlords pursuing that strategy, he doesn’t believe the practice is widespread. But he acknowledged that he has advised some clients to initiate evictions now, before they might have to prove a tenant’s bad behavior in court.\u003c/p>\n\u003cp>“The bottom line is that a very effective tool is being taken away from (landlords),” said Hrdlicka, who cautioned that his clients can no longer afford to take a wait-and-see approach with problematic tenants who could cause trouble down the road. “Landlords in my experience do not serve terminations for no reason. There’s always a reason.”\u003c/p>\n\u003ch3>Could Evictions Have Been Avoided?\u003c/h3>\n\u003cp>Popp, the eviction defense attorney in Los Angeles, praised state lawmakers for passing the new law, which advocates call the most significant statewide tenant-protection legislation in decades.\u003c/p>\n\u003cp>But she expressed frustration that more wasn’t done to stop what she says was eminently foreseeable: some landlords would try to get ahead of the law any way they could.\u003c/p>\n\u003cp>“They should have just had this go into effect immediately, and then we wouldn’t have these emergency problems,” said Popp. “Did the state Legislature make this bill strong enough? Absolutely not. Did we need this bill? Absolutely yes.”\u003c/p>\n\u003cfigure id=\"attachment_11782913\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11782913\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/10/RS39808_EVICTION-RUSH-photo-3-qut-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39808_EVICTION-RUSH-photo-3-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39808_EVICTION-RUSH-photo-3-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39808_EVICTION-RUSH-photo-3-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39808_EVICTION-RUSH-photo-3-qut-1200x800.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39808_EVICTION-RUSH-photo-3-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Canal Farm Gardens is a 59-unit apartment complex in Los Banos. Until two months ago, renters paid $750 per month for a two-bedroom apartment, they now pay $850. Renovated units will rent for nearly $1300 per month, pricing out many of the current tenants. \u003ccite>(Anne Wernikoff for CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Assemblyman David Chiu, theSan Francisco Democrat who was the bill’s lead author, said having the bill take effect immediately was neither politically nor practically realistic.\u003c/p>\n\u003cp>“Urgency measures” — state laws that go into effect as soon as the governor signs them — require a two-thirds vote in California’s Legislature. The Assembly approved Chiu’s bill with 48 votes, five shy of that supermajority threshold.\u003c/p>\n\u003cp>“This behavior of predatory no-fault evictions has been happening for decades with no transparency,” said Chiu. “And that’s exactly why we did this bill, and come January 1st, 8 million Californians will no longer be exploited in this way.”\u003c/p>\n\u003cp>The new law does aim to block landlords from raising rents beyond the new cap before the new law takes effect: Landlords can still hike rents as much as they please before the new year, but if they exceed the cap, they’ll just have to reset them back to March 2019 levels once the new law kicks in.\u003c/p>\n\u003cp>“We can’t legislate away every bad actor,” said Chiu.\u003c/p>\n\u003cp>Some landlord groups argue that the Legislature could have deterred some of the behavior happening now if it the new law allowed “banking” — allowing them to raise rents above the allowable annual increase if they didn’t raise them to the full cap the previous year.\u003c/p>\n\u003cp>In the meantime, Chiu’s office is counting down the days until November 2 — the last day it says landlords could legally issue 60-day eviction notices unaffected by the new law’s constraints.\u003c/p>\n\u003ch3>A boon to 2020 rent control initiative?\u003c/h3>\n\u003cp>Other cities may join Los Angeles in passing temporary eviction freezes, but renters shouldn’t look to the state.\u003c/p>\n\u003cp>When asked if the Newsom administration was planning any statewide emergency action to halt evictions, a spokesman for the governor said in an email:\u003c/p>\n\u003cp>“These kinds of unfair evictions are exactly why California passes AB 1482 and the very situations it will protect against. Tenants have rights and access to legal services. They should contact local legal aid clinics if they believe they are being illegally or unfairly targeted or evicted.”\u003c/p>\n\u003cp>One reason the rent-cap/just-eviction measure passed at all was the threat of a looming 2020 ballot initiative that would allow cities to impose tighter rent controls than what the new state law allows. The California Apartment Association, the largest interest group for major landlords in the Capitol, withdrew opposition to the bill at least partly so it could argue the 2020 initiative was no longer necessary.\u003c/p>\n\u003cp>Now, amid reports of an eviction rush, the sponsor of that initiative said it’s already garnered more than the 700,000 signatures needed to place it on the November 2020 ballot — and that the 74,000 signatures collected last week marked a more than 60% increase over the previous week.\u003c/p>\n\u003cp>Michael Weinstein, president of the Los Angeles-based AIDS Healthcare Foundation was surprised the new law was proved so quickly it was not a solution to housing affordability. The foundation’s affiliated housing group Housing is a Human Right opposed the law, arguing a 5%-plus-inflation cap was too weak.\u003c/p>\n\u003cp>But Carlton, lobbyist for the California Apartment Association, says she doesn’t think anecdotal reports of eviction will matter: A previous version of that initiative, also sponsored by Weinstein, lost by nearly 20 points last year.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“We’ve got to find a better solution,” said Carlton. “It can’t just be about pointing the finger at these landlords, it’s got to be about finding the market balance with new construction.”\u003c/p>\n\u003cp>Back at the Canal Farm Gardens in Los Banos, apartment manager Lucero says she’s seen a steady stream of applicants for the newly renovated apartments, with many prospective renters from the Bay Area expressing interest in units going for $1,295 a month.\u003c/p>\n\u003cp>Los Banos is about 80 miles southeast of San Jose, where the median two-bedroom \u003ca href=\"https://www.apartmentlist.com/rentonomics/rental-price-data/\" target=\"_blank\" rel=\"noopener\">rents for nearly $2,700\u003c/a>.\u003c/p>\n\u003cp>The apartment complex owners did allow intake workers from various safety net agencies to spend a day trying to help relocate residents, many of whom are farmworkers or have other low-wage jobs.\u003c/p>\n\u003cp>Sargeez Teimoorshahi, program director at the social services nonprofit Turning Point, said that despite efforts to connect evicted residents with county funds for security deposits and extended motel stays, he expects some will be unable to find stable homes.\u003c/p>\n\u003cp>“Unfortunately without available affordable housing, that will lead to some families becoming homeless,” said Teimoorshahi.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "Evictions are being reported across California with landlords removing tenants in advance of a statewide change effective Jan. 1, 2020. Unable to afford the 50% rent increase, Alex Espinoza and his family are moving to Utah.",
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"title": "Ahead of California's Renter Protection Law, Reports of an Eviction Rush | KQED",
"description": "Evictions are being reported across California with landlords removing tenants in advance of a statewide change effective Jan. 1, 2020. Unable to afford the 50% rent increase, Alex Espinoza and his family are moving to Utah.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Alex Espinoza isn’t sure what next month will look like for his family — where he’ll find work, if his wife will find a seasonal job like the one she has with a local taco truck, where they’ll buy groceries for their 2-year-old daughter and 10-month-old son.\u003c/p>\n\u003cp>All he knows is that in the next three weeks, they’re moving out of their two-bed, one bathroom Los Banos apartment that he’s lived in for the last five years, and moving in with his mother-in-law in Utah.\u003c/p>\n\u003cp>That’s because the new owners of the Canal Farm Gardens, a 50-plus unit complex, gave Espinoza and at least 30 of his neighbors a choice: Pay more than $1,200 a month for a newly renovated unit — a nearly 50 percent increase above the rent he pays now — or expect to be evicted.\u003c/p>\n\u003cp>If Espinoza’s Sept. 16 eviction notice had arrived after Dec. 31, his landlord would owe him a month’s rent in relocation assistance. And evicting the entire apartment complex would be a much more expensive proposition.\u003c/p>\n\u003cp>The mass evictions in this Central Valley town are among rising \u003ca href=\"https://sanfrancisco.cbslocal.com/2019/10/15/angry-renters-facing-evictions-demand-action-by-daly-city-officials/\" target=\"_blank\" rel=\"noopener\">reports across California\u003c/a> of landlords removing tenants from their properties ahead of a statewide change taking effect Jan. 1 — a law that will make evictions more costly and difficult for landlords.\u003c/p>\n\u003cp>“It’s not worth it to live here for that much,” said Espinoza, 26, who works making granite countertops. “They [landlords] don’t give a shit about where we go. They’re too worried about their money.”\u003c/p>\n\u003cp>\u003ca href=\"https://calmatters.org/housing/2019/09/big-rent-hikes-illegal-in-california-heres-what-to-know/\" target=\"_blank\" rel=\"noopener\">The new law,\u003c/a> championed by Democratic Gov. Gavin Newsom as the strongest statewide renter protection in the country, caps annual rent increases at 5% plus inflation, while also forcing landlords to specify a legitimate reason for evicting tenants and to offer relocation assistance for no-fault evictions.\u003c/p>\n\u003cfigure id=\"attachment_11782920\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11782920 size-medium\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/10/RS39809_EVICTION-RUSH-photo-2-qut-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39809_EVICTION-RUSH-photo-2-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39809_EVICTION-RUSH-photo-2-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39809_EVICTION-RUSH-photo-2-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39809_EVICTION-RUSH-photo-2-qut-1200x800.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39809_EVICTION-RUSH-photo-2-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">A 2020 ballot initiative could allow cities to impose tighter rent controls than what the new state law allows (Assembly Bill 1482). The 74,000 signatures collected last week marked a more than 60% increase over the previous week. \u003ccite>(Anne Wernikoff for CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But in the interim months until the law kicks in, tenant rights groups are scrambling to combat what they say is a wave of landlords exploiting a temporary loophole that allows them to get rid of tenants now. That way they can raise rents beyond the rent cap, avoid having to pay any relocation help to displaced tenants, and simply remove tenants they view as problems without going through additional legal hurdles introduced by the new law.\u003c/p>\n\u003cp>It’s unclear whether the new owners of the Los Banos apartment complex were motivated by the new law; they did not return multiple messages seeking comment left with the complex manager and a real estate agent involved in the property sale.\u003c/p>\n\u003cp>Eviction reports are coming in elsewhere, too. “My office alone saw more than 40 separate buildings with no-cause (eviction) notices in the last three weeks,” said Elena Popp, co-founder of the Eviction Defense Network, which provides tenant legal services in Los Angeles County.\u003c/p>\n\u003cp>Her organization typically sees four or five mass evictions a week, she said, but since a prominent attorney in Southern California was \u003ca href=\"https://www.latimes.com/business/story/2019-10-07/california-landlords-respond-to-rent-caps\" target=\"_blank\" rel=\"noopener\">quoted in the Los Angeles Times\u003c/a> advising property owners to evict tenants as soon as possible, those numbers have soared.\u003c/p>\n\u003cp>The Los Angeles City Council passed a temporary eviction freeze Tuesday to prevent landlords from trying to skirt the new state law. Tenant groups are urging other localities to enact similar measures.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Lacking reliable, timely eviction data, neither policymakers nor renters groups know precisely how many more evictions are occurring ahead of the law taking effect.\u003c/p>\n\u003cp>Landlord groups and some supporters of the law argue that the vast majority of landlords aren’t trying to evade it, and that the industry shouldn’t be demonized for the rogue actions of what they say are a few.\u003c/p>\n\u003cp>“While I wish we could wave a magic wand when it comes to what owners are doing now, I think we have seen some attorneys outside of (our organization) give advice about terminating tenancies to avoid the application of (the law),” said Debra Carlton, vice president of public affairs for the California Apartment Association. “And we have commented that this is unconscionable.”\u003c/p>\n\u003cp>But others in the industry expect an uptick in evictions before January 1.\u003c/p>\n\u003cp>“It somewhat reminds me of the Obama administration and everything they were trying to do to restrict guns,” said Steve Hrdlicka, a lawyer who specializes in evictions and debt collection in the Central Valley. “And people who would not have normally thought about buying a weapon thought this right is being taken away from me — and gun sales skyrocketed.”\u003c/p>\n\u003ch3>Landlords Fear More Cumbersome Evictions\u003c/h3>\n\u003cp>In California now, landlords can evict tenants at the end of their lease without specifying any reason, as long as they give advance notice of 60 days, or 30 days if the tenant has lived there less than a year.\u003c/p>\n\u003cp>Come January, landlords can legally remove renters from their property only if they have a “just cause” — such as if renters violate the terms of a lease, fail to pay rent or cause a nuisance to neighbors.\u003c/p>\n\u003cp>At Canal Farm Gardens, every unit in the apartment complex is undergoing a major renovation, which qualifies as a circumstance under which even the new rules would allow “no-fault” evictions.\u003c/p>\n\u003cp>“When you’re doing a renovation, it’s very costly,’ said Suzie Lucero, the apartment manager on the property for 25 years. “I think they’re worth the price they’re going for.”\u003c/p>\n\u003cp>But a key provision in the new law forces landlords to provide one month’s worth of rent as relocation help to those displaced by renovations or other “no-fault” evictions, such as when a landlord moves in with a family member. That’s a major expenditure when evicting 30-plus units.\u003c/p>\n\u003cp>Jennifer Tran, a lawyer for Central California Legal Services, said no tenant that she’s been in contact with had been offered relocation assistance or had their last month of rent waived.\u003c/p>\n\u003cp>Tenant groups contend that many landlords are simply profit-maximizing: evicting tenants who are paying rents below what the market can bear while they still can.\u003c/p>\n\u003cp>Hrdlicka, the Central Valley landlord lawyer, said that while he’s heard some stories of landlords pursuing that strategy, he doesn’t believe the practice is widespread. But he acknowledged that he has advised some clients to initiate evictions now, before they might have to prove a tenant’s bad behavior in court.\u003c/p>\n\u003cp>“The bottom line is that a very effective tool is being taken away from (landlords),” said Hrdlicka, who cautioned that his clients can no longer afford to take a wait-and-see approach with problematic tenants who could cause trouble down the road. “Landlords in my experience do not serve terminations for no reason. There’s always a reason.”\u003c/p>\n\u003ch3>Could Evictions Have Been Avoided?\u003c/h3>\n\u003cp>Popp, the eviction defense attorney in Los Angeles, praised state lawmakers for passing the new law, which advocates call the most significant statewide tenant-protection legislation in decades.\u003c/p>\n\u003cp>But she expressed frustration that more wasn’t done to stop what she says was eminently foreseeable: some landlords would try to get ahead of the law any way they could.\u003c/p>\n\u003cp>“They should have just had this go into effect immediately, and then we wouldn’t have these emergency problems,” said Popp. “Did the state Legislature make this bill strong enough? Absolutely not. Did we need this bill? Absolutely yes.”\u003c/p>\n\u003cfigure id=\"attachment_11782913\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11782913\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/10/RS39808_EVICTION-RUSH-photo-3-qut-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39808_EVICTION-RUSH-photo-3-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39808_EVICTION-RUSH-photo-3-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39808_EVICTION-RUSH-photo-3-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39808_EVICTION-RUSH-photo-3-qut-1200x800.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2019/10/RS39808_EVICTION-RUSH-photo-3-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Canal Farm Gardens is a 59-unit apartment complex in Los Banos. Until two months ago, renters paid $750 per month for a two-bedroom apartment, they now pay $850. Renovated units will rent for nearly $1300 per month, pricing out many of the current tenants. \u003ccite>(Anne Wernikoff for CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Assemblyman David Chiu, theSan Francisco Democrat who was the bill’s lead author, said having the bill take effect immediately was neither politically nor practically realistic.\u003c/p>\n\u003cp>“Urgency measures” — state laws that go into effect as soon as the governor signs them — require a two-thirds vote in California’s Legislature. The Assembly approved Chiu’s bill with 48 votes, five shy of that supermajority threshold.\u003c/p>\n\u003cp>“This behavior of predatory no-fault evictions has been happening for decades with no transparency,” said Chiu. “And that’s exactly why we did this bill, and come January 1st, 8 million Californians will no longer be exploited in this way.”\u003c/p>\n\u003cp>The new law does aim to block landlords from raising rents beyond the new cap before the new law takes effect: Landlords can still hike rents as much as they please before the new year, but if they exceed the cap, they’ll just have to reset them back to March 2019 levels once the new law kicks in.\u003c/p>\n\u003cp>“We can’t legislate away every bad actor,” said Chiu.\u003c/p>\n\u003cp>Some landlord groups argue that the Legislature could have deterred some of the behavior happening now if it the new law allowed “banking” — allowing them to raise rents above the allowable annual increase if they didn’t raise them to the full cap the previous year.\u003c/p>\n\u003cp>In the meantime, Chiu’s office is counting down the days until November 2 — the last day it says landlords could legally issue 60-day eviction notices unaffected by the new law’s constraints.\u003c/p>\n\u003ch3>A boon to 2020 rent control initiative?\u003c/h3>\n\u003cp>Other cities may join Los Angeles in passing temporary eviction freezes, but renters shouldn’t look to the state.\u003c/p>\n\u003cp>When asked if the Newsom administration was planning any statewide emergency action to halt evictions, a spokesman for the governor said in an email:\u003c/p>\n\u003cp>“These kinds of unfair evictions are exactly why California passes AB 1482 and the very situations it will protect against. Tenants have rights and access to legal services. They should contact local legal aid clinics if they believe they are being illegally or unfairly targeted or evicted.”\u003c/p>\n\u003cp>One reason the rent-cap/just-eviction measure passed at all was the threat of a looming 2020 ballot initiative that would allow cities to impose tighter rent controls than what the new state law allows. The California Apartment Association, the largest interest group for major landlords in the Capitol, withdrew opposition to the bill at least partly so it could argue the 2020 initiative was no longer necessary.\u003c/p>\n\u003cp>Now, amid reports of an eviction rush, the sponsor of that initiative said it’s already garnered more than the 700,000 signatures needed to place it on the November 2020 ballot — and that the 74,000 signatures collected last week marked a more than 60% increase over the previous week.\u003c/p>\n\u003cp>Michael Weinstein, president of the Los Angeles-based AIDS Healthcare Foundation was surprised the new law was proved so quickly it was not a solution to housing affordability. The foundation’s affiliated housing group Housing is a Human Right opposed the law, arguing a 5%-plus-inflation cap was too weak.\u003c/p>\n\u003cp>But Carlton, lobbyist for the California Apartment Association, says she doesn’t think anecdotal reports of eviction will matter: A previous version of that initiative, also sponsored by Weinstein, lost by nearly 20 points last year.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“We’ve got to find a better solution,” said Carlton. “It can’t just be about pointing the finger at these landlords, it’s got to be about finding the market balance with new construction.”\u003c/p>\n\u003cp>Back at the Canal Farm Gardens in Los Banos, apartment manager Lucero says she’s seen a steady stream of applicants for the newly renovated apartments, with many prospective renters from the Bay Area expressing interest in units going for $1,295 a month.\u003c/p>\n\u003cp>Los Banos is about 80 miles southeast of San Jose, where the median two-bedroom \u003ca href=\"https://www.apartmentlist.com/rentonomics/rental-price-data/\" target=\"_blank\" rel=\"noopener\">rents for nearly $2,700\u003c/a>.\u003c/p>\n\u003cp>The apartment complex owners did allow intake workers from various safety net agencies to spend a day trying to help relocate residents, many of whom are farmworkers or have other low-wage jobs.\u003c/p>\n\u003cp>Sargeez Teimoorshahi, program director at the social services nonprofit Turning Point, said that despite efforts to connect evicted residents with county funds for security deposits and extended motel stays, he expects some will be unable to find stable homes.\u003c/p>\n\u003cp>“Unfortunately without available affordable housing, that will lead to some families becoming homeless,” said Teimoorshahi.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>After the Mountain View City Council voted to approve a controversial ban of oversized vehicles on some streets in the Silicon Valley hub, housing advocates were collecting signatures on Wednesday to allow voters to decide the issue, instead.\u003c/p>\n\u003cp>The Council voted Tuesday night to approve ordinances barring the vehicles — like RVs, campers, trailers and motor homes — from parking on narrow streets and in \u003ca href=\"https://documentcloud.adobe.com/link/track?uri=urn%3Aaaid%3Ascds%3AUS%3A2d2dc05e-8278-4b60-8ad3-3f509688befa\" rel=\"noopener\" target=\"_blank\">bike lanes\u003c/a>, citing traffic and public safety concerns.\u003c/p>\n\u003cp>Opponents said the pair of measures would impose a de facto total ban on the vehicles in Mountain View, a community made up of many small streets. Mayor Lisa Matichak didn’t return KQED requests for comment about the ordinances and their impact.\u003c/p>\n\u003cp>[aside postID=news_11751183 hero=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2019/05/RV-Living-Silicon-Valley-Palo-Alto-Fresno-Campervans-qut-1020x765.jpg\"]\u003c/p>\n\u003cp>The bike lane ordinance takes effect in 30 days, while the \u003ca href=\"https://documentcloud.adobe.com/link/track?uri=urn%3Aaaid%3Ascds%3AUS%3A2ca87e59-8957-415a-bfd2-4047e6d77db7\" rel=\"noopener\" target=\"_blank\">narrow street\u003c/a> ordinance takes effect on June 30, 2020.\u003c/p>\n\u003cp>Lenny Siegel, the former mayor of Mountain View, said he was part of an effort to collect signatures for a referendum on an upcoming ballot, likely November 2020. Volunteers canvassed for signatures at a Caltrain station in the city’s downtown on Wednesday morning, holding clipboards with signs reading, “Stop the RV ban.”\u003c/p>\n\u003cp>“The city’s policy on motor homes is intolerant, inhumane, impractical, unconstitutional and now that you’ve got the narrow streets associated with it, dishonest,” Siegel said Tuesday at the City Council meeting.\u003c/p>\n\u003cp>“A lot of people in Mountain View consider people living in motor homes to be our neighbors,” he added. “Let’s figure out a way for them to do it right rather than just throwing them out.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>An unidentified woman who spoke in support of the narrow street ordinances said: “This is a regional issue. There is not a lack of compassion on this.”\u003c/p>\n\u003cp>“We are very willing to help those Mountain View prior residents … or those that work here to better themselves and get off the street. I don’t want anyone living in an RV,” she added.\u003c/p>\n\u003cp>RVs and campervans are regularly parked along the road in many Bay Area communities, as sky-high housing costs push some people into \u003ca href=\"https://www.kqed.org/news/11751183/what-its-like-to-live-in-an-rv-and-work-in-silicon-valley-but-call-fresno-home\" target=\"_blank\" rel=\"noopener\">creative\u003c/a> living situations.\u003c/p>\n\u003cp>[aside tag='affordable-housing' label='Related Coverage']In Mountain View, some Google staff \u003ca href=\"https://www.bloomberg.com/news/features/2019-05-21/silicon-valley-s-shame-living-in-a-van-in-google-s-backyard\" target=\"_blank\" rel=\"noopener\">live right off the tech giant’s campus\u003c/a> in campervans. In June, Google pledged $1 billion to help ease Silicon Valley’s housing crisis.\u003c/p>\n\u003cp>Some communities have set limits on the vehicles: The Berkeley City Council \u003ca href=\"https://www.kqed.org/news/11735832/berkeley-affirms-ban-on-overnight-rv-parking-once-permit-system-is-in-place\" target=\"_blank\" rel=\"noopener\">voted\u003c/a> in March to outlaw overnight RV parking in the city, and in Palo Alto, where campervans and RVs line El Camino Real next to Stanford University, a city rule mandates that people move vehicles on public roads every three days — and at least a half-mile away.\u003c/p>\n\u003cp>\u003ca href=\"https://www.kqed.org/news/11764545/will-the-rest-of-california-follow-east-palo-alto-with-safe-parking-for-residents-living-in-their-rvs\" target=\"_blank\" rel=\"noopener\">East Palo\u003c/a>, San Jose and Oakland have taken different approaches, launching parking programs for RVs. \u003c/p>\n\u003cp>The Mountain View City Council also approved an ordinance regulating \u003ca href=\"https://documentcloud.adobe.com/link/track?uri=urn%3Aaaid%3Ascds%3AUS%3A30f706e2-12b1-4abd-a18d-ec03ee38543a\" rel=\"noopener\" target=\"_blank\">safe parking\u003c/a> on Tuesday.\u003c/p>\n\u003cp>\u003cem>KQED News’ Kate Wolffe contributed to this report.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\n",
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"excerpt": "RVs are regularly parked in many Bay Area communities, as sky-high housing costs push some people into creative living situations. Opponents said the move would impose a de facto total ban on the vehicles in Mountain View.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>After the Mountain View City Council voted to approve a controversial ban of oversized vehicles on some streets in the Silicon Valley hub, housing advocates were collecting signatures on Wednesday to allow voters to decide the issue, instead.\u003c/p>\n\u003cp>The Council voted Tuesday night to approve ordinances barring the vehicles — like RVs, campers, trailers and motor homes — from parking on narrow streets and in \u003ca href=\"https://documentcloud.adobe.com/link/track?uri=urn%3Aaaid%3Ascds%3AUS%3A2d2dc05e-8278-4b60-8ad3-3f509688befa\" rel=\"noopener\" target=\"_blank\">bike lanes\u003c/a>, citing traffic and public safety concerns.\u003c/p>\n\u003cp>Opponents said the pair of measures would impose a de facto total ban on the vehicles in Mountain View, a community made up of many small streets. Mayor Lisa Matichak didn’t return KQED requests for comment about the ordinances and their impact.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The bike lane ordinance takes effect in 30 days, while the \u003ca href=\"https://documentcloud.adobe.com/link/track?uri=urn%3Aaaid%3Ascds%3AUS%3A2ca87e59-8957-415a-bfd2-4047e6d77db7\" rel=\"noopener\" target=\"_blank\">narrow street\u003c/a> ordinance takes effect on June 30, 2020.\u003c/p>\n\u003cp>Lenny Siegel, the former mayor of Mountain View, said he was part of an effort to collect signatures for a referendum on an upcoming ballot, likely November 2020. Volunteers canvassed for signatures at a Caltrain station in the city’s downtown on Wednesday morning, holding clipboards with signs reading, “Stop the RV ban.”\u003c/p>\n\u003cp>“The city’s policy on motor homes is intolerant, inhumane, impractical, unconstitutional and now that you’ve got the narrow streets associated with it, dishonest,” Siegel said Tuesday at the City Council meeting.\u003c/p>\n\u003cp>“A lot of people in Mountain View consider people living in motor homes to be our neighbors,” he added. “Let’s figure out a way for them to do it right rather than just throwing them out.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>An unidentified woman who spoke in support of the narrow street ordinances said: “This is a regional issue. There is not a lack of compassion on this.”\u003c/p>\n\u003cp>“We are very willing to help those Mountain View prior residents … or those that work here to better themselves and get off the street. I don’t want anyone living in an RV,” she added.\u003c/p>\n\u003cp>RVs and campervans are regularly parked along the road in many Bay Area communities, as sky-high housing costs push some people into \u003ca href=\"https://www.kqed.org/news/11751183/what-its-like-to-live-in-an-rv-and-work-in-silicon-valley-but-call-fresno-home\" target=\"_blank\" rel=\"noopener\">creative\u003c/a> living situations.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>In Mountain View, some Google staff \u003ca href=\"https://www.bloomberg.com/news/features/2019-05-21/silicon-valley-s-shame-living-in-a-van-in-google-s-backyard\" target=\"_blank\" rel=\"noopener\">live right off the tech giant’s campus\u003c/a> in campervans. In June, Google pledged $1 billion to help ease Silicon Valley’s housing crisis.\u003c/p>\n\u003cp>Some communities have set limits on the vehicles: The Berkeley City Council \u003ca href=\"https://www.kqed.org/news/11735832/berkeley-affirms-ban-on-overnight-rv-parking-once-permit-system-is-in-place\" target=\"_blank\" rel=\"noopener\">voted\u003c/a> in March to outlaw overnight RV parking in the city, and in Palo Alto, where campervans and RVs line El Camino Real next to Stanford University, a city rule mandates that people move vehicles on public roads every three days — and at least a half-mile away.\u003c/p>\n\u003cp>\u003ca href=\"https://www.kqed.org/news/11764545/will-the-rest-of-california-follow-east-palo-alto-with-safe-parking-for-residents-living-in-their-rvs\" target=\"_blank\" rel=\"noopener\">East Palo\u003c/a>, San Jose and Oakland have taken different approaches, launching parking programs for RVs. \u003c/p>\n\u003cp>The Mountain View City Council also approved an ordinance regulating \u003ca href=\"https://documentcloud.adobe.com/link/track?uri=urn%3Aaaid%3Ascds%3AUS%3A30f706e2-12b1-4abd-a18d-ec03ee38543a\" rel=\"noopener\" target=\"_blank\">safe parking\u003c/a> on Tuesday.\u003c/p>\n\u003cp>\u003cem>KQED News’ Kate Wolffe contributed to this report.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"disqusTitle": "Santa Clara County Plays Matchmaker With House-Sharing Program",
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"content": "\u003cp>If you’ve ever had to find roommates to share a house or apartment, you know how much of a headache it can be.\u003c/p>\n\u003cp>First there's all the interviewing, then maybe you also do a credit check and a background check and, most importantly, there's the question of whether you'll get along.\u003c/p>\n\u003cp>But Santa Clara County's \u003ca href=\"https://www.catholiccharitiesscc.org/house-sharing\" target=\"_blank\" rel=\"noopener\">House Sharing Program\u003c/a> aims to make the whole process easier, and more affordable.\u003c/p>\n\u003cp>\"We do all the vetting and we do all the work for you,\" said Susan Castillo, who runs the year-old program through Catholic Charities of Santa Clara County. \"We find out your preferences and then we just introduce you to people.\"\u003c/p>\n\u003cp>[aside tag='affordable-housing' label='Affordable Housing']\u003c/p>\n\u003cp>The idea is relatively simple: open up empty rooms in homes by matching homeowners with renters in need of affordable housing. It’s basically a housing rental dating service.\u003c/p>\n\u003cp>Santa Clara County needs nearly 54,000 new affordable housing rentals to meet the existing low-income housing needs, \u003ca href=\"https://siliconvalleyathome.org/resources/#santa-clara-housing-shortfall\" target=\"_blank\" rel=\"noopener\">according to affordable housing advocacy group SV@Home. \u003c/a>In 2016, county voters approved a \u003ca href=\"https://www.sccgov.org/sites/osh/housingandcommunitydevelopment/affordablehousingbond/pages/home.aspx\" target=\"_blank\" rel=\"noopener\">$950 million affordable housing bond\u003c/a> that aims to create 4,800 new affordable units by 2026. So far, the county has built more than 1,400 new apartments.\u003c/p>\n\u003cp>Housing seekers and home providers do have to hit a few goal posts before becoming eligible for the free House Sharing Program. Potential renters must prove they have a monthly income and can afford to pay at least $750 a month, pass a background check and provide three references. Housing providers also have to pass a background check and a home inspection, provide proof of ownership or approval from a landlord to sublease, and have a private bedroom available.\u003c/p>\n\u003cp>In the last year, there were more than 1,300 inquiries about the matchmaking program. The caseworkers have paired 26 people so far.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003ch3>House-Sharing Success\u003c/h3>\n\u003cp>Vivian — who asked to omit her last name due to privacy reasons — has lived with her husband, Bruce, in their four-bedroom, two-bath Sunnyvale home since 1976. They’re both retired now and their children moved out years ago, leaving lots of empty space in their home.\u003c/p>\n\u003cp>They said they wanted to do something to help alleviate the housing crisis. After hearing about similar house-sharing programs in other Bay Area counties, Vivian and Bruce decided to take the plunge.\u003c/p>\n\u003cp>\"We were a little reluctant to just list our room ourself, but the beauty of this is, you are fingerprinted,\" Vivian explained. \"They do an extensive background check and you give three references.\"\u003c/p>\n\u003cp>The vetting process, which takes at minimum three weeks to complete, is designed to eliminate any worries a housing provider might have.\u003c/p>\n\u003cp>\"They ask you everything from: How often can the person be in your house? Do you want them to be working? Do you want them to rarely be there? What are your sleeping hours? What kind of music do you listen to, your TV shows?\" said Vivian. \"And right down to: Are you going to share your condiments? And if so, who's going to pay to replace them?\"\u003c/p>\n\u003cp>After going through this sort of personality quiz, case managers matched Vivian and Bruce with Elena, who also asked to use her first name only.\u003c/p>\n\u003cp>Elena had to go through the same rigorous cross-checking. For $400 a month, she rents out what used to be Vivian's daughter’s room. She has her own private bathroom and she shares common spaces like the kitchen and living room. She also shares in the chores, a crucial part of their unique housing agreement.\u003c/p>\n\u003cp>[pullquote size='medium' align='right' citation='Vivian']'They ask you everything from: How often can the person be in your house? Do you want them to be working? Do you want them to rarely be there? What are your sleeping hours? What kind of music do you listen to, your TV shows?'[/pullquote]\"They go out of town and I take care of their cat,\" said Elena. \"I water the plants and maintain the house just as I would my own place.\"\u003c/p>\n\u003cp>Based on Elena’s income and the property itself, program staff told Vivian and Bruce they could have asked for up to $815 a month in rent, which is close to the program’s average rent of $900. But Vivian said the deal wasn’t about maximizing profit.\u003c/p>\n\u003cp>\"To us, it was more important to get somebody that was dependable, that was responsible, that was trustworthy,\" said Vivian.\u003c/p>\n\u003cp>It’s now been over six months since Elena moved into her new home and, so far, she said it’s been working out.\u003c/p>\n\u003cp>\"I mean you can feel it sometimes when you click with someone,\" said Elena. \"We're still getting to know each other, but it's been a good connection.\"\u003c/p>\n\u003cp>And the feeling’s mutual for Vivian and Bruce.\u003c/p>\n\u003cp>\"I noticed recently she bought a plant for her room and I thought that was kind of like putting down roots,\" said Vivian.\u003c/p>\n\u003cp>Santa Clara’s House Sharing Program hopes to connect 50 more people with affordable housing in its second year. But with only 28 open rooms available now, the county has to win over more homeowners like Vivian and Bruce. There’s no problem winning over renters, though. At any given time there are 60 housing seekers waiting to be matched.\u003c/p>\n\u003cp>But how is this any different from something like a smartphone rental app or using Craigslist? Well, according to Elena, there’s a big difference.\u003c/p>\n\u003cp>\"Compared to Craigslist, this is like winning the lotto,\" said Elena. \"You never know who you’re going to get on Craigslist. There's a lot of fake rentals out there. You just don't know.\"\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>If you’ve ever had to find roommates to share a house or apartment, you know how much of a headache it can be.\u003c/p>\n\u003cp>First there's all the interviewing, then maybe you also do a credit check and a background check and, most importantly, there's the question of whether you'll get along.\u003c/p>\n\u003cp>But Santa Clara County's \u003ca href=\"https://www.catholiccharitiesscc.org/house-sharing\" target=\"_blank\" rel=\"noopener\">House Sharing Program\u003c/a> aims to make the whole process easier, and more affordable.\u003c/p>\n\u003cp>\"We do all the vetting and we do all the work for you,\" said Susan Castillo, who runs the year-old program through Catholic Charities of Santa Clara County. \"We find out your preferences and then we just introduce you to people.\"\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The idea is relatively simple: open up empty rooms in homes by matching homeowners with renters in need of affordable housing. It’s basically a housing rental dating service.\u003c/p>\n\u003cp>Santa Clara County needs nearly 54,000 new affordable housing rentals to meet the existing low-income housing needs, \u003ca href=\"https://siliconvalleyathome.org/resources/#santa-clara-housing-shortfall\" target=\"_blank\" rel=\"noopener\">according to affordable housing advocacy group SV@Home. \u003c/a>In 2016, county voters approved a \u003ca href=\"https://www.sccgov.org/sites/osh/housingandcommunitydevelopment/affordablehousingbond/pages/home.aspx\" target=\"_blank\" rel=\"noopener\">$950 million affordable housing bond\u003c/a> that aims to create 4,800 new affordable units by 2026. So far, the county has built more than 1,400 new apartments.\u003c/p>\n\u003cp>Housing seekers and home providers do have to hit a few goal posts before becoming eligible for the free House Sharing Program. Potential renters must prove they have a monthly income and can afford to pay at least $750 a month, pass a background check and provide three references. Housing providers also have to pass a background check and a home inspection, provide proof of ownership or approval from a landlord to sublease, and have a private bedroom available.\u003c/p>\n\u003cp>In the last year, there were more than 1,300 inquiries about the matchmaking program. The caseworkers have paired 26 people so far.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003ch3>House-Sharing Success\u003c/h3>\n\u003cp>Vivian — who asked to omit her last name due to privacy reasons — has lived with her husband, Bruce, in their four-bedroom, two-bath Sunnyvale home since 1976. They’re both retired now and their children moved out years ago, leaving lots of empty space in their home.\u003c/p>\n\u003cp>They said they wanted to do something to help alleviate the housing crisis. After hearing about similar house-sharing programs in other Bay Area counties, Vivian and Bruce decided to take the plunge.\u003c/p>\n\u003cp>\"We were a little reluctant to just list our room ourself, but the beauty of this is, you are fingerprinted,\" Vivian explained. \"They do an extensive background check and you give three references.\"\u003c/p>\n\u003cp>The vetting process, which takes at minimum three weeks to complete, is designed to eliminate any worries a housing provider might have.\u003c/p>\n\u003cp>\"They ask you everything from: How often can the person be in your house? Do you want them to be working? Do you want them to rarely be there? What are your sleeping hours? What kind of music do you listen to, your TV shows?\" said Vivian. \"And right down to: Are you going to share your condiments? And if so, who's going to pay to replace them?\"\u003c/p>\n\u003cp>After going through this sort of personality quiz, case managers matched Vivian and Bruce with Elena, who also asked to use her first name only.\u003c/p>\n\u003cp>Elena had to go through the same rigorous cross-checking. For $400 a month, she rents out what used to be Vivian's daughter’s room. She has her own private bathroom and she shares common spaces like the kitchen and living room. She also shares in the chores, a crucial part of their unique housing agreement.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "'They ask you everything from: How often can the person be in your house? Do you want them to be working? Do you want them to rarely be there? What are your sleeping hours? What kind of music do you listen to, your TV shows?'",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\"They go out of town and I take care of their cat,\" said Elena. \"I water the plants and maintain the house just as I would my own place.\"\u003c/p>\n\u003cp>Based on Elena’s income and the property itself, program staff told Vivian and Bruce they could have asked for up to $815 a month in rent, which is close to the program’s average rent of $900. But Vivian said the deal wasn’t about maximizing profit.\u003c/p>\n\u003cp>\"To us, it was more important to get somebody that was dependable, that was responsible, that was trustworthy,\" said Vivian.\u003c/p>\n\u003cp>It’s now been over six months since Elena moved into her new home and, so far, she said it’s been working out.\u003c/p>\n\u003cp>\"I mean you can feel it sometimes when you click with someone,\" said Elena. \"We're still getting to know each other, but it's been a good connection.\"\u003c/p>\n\u003cp>And the feeling’s mutual for Vivian and Bruce.\u003c/p>\n\u003cp>\"I noticed recently she bought a plant for her room and I thought that was kind of like putting down roots,\" said Vivian.\u003c/p>\n\u003cp>Santa Clara’s House Sharing Program hopes to connect 50 more people with affordable housing in its second year. But with only 28 open rooms available now, the county has to win over more homeowners like Vivian and Bruce. There’s no problem winning over renters, though. At any given time there are 60 housing seekers waiting to be matched.\u003c/p>\n\u003cp>But how is this any different from something like a smartphone rental app or using Craigslist? Well, according to Elena, there’s a big difference.\u003c/p>\n\u003cp>\"Compared to Craigslist, this is like winning the lotto,\" said Elena. \"You never know who you’re going to get on Craigslist. There's a lot of fake rentals out there. You just don't know.\"\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"soldout": {
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