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"content": "\u003cp>You know how on TV, when someone gets arrested, the police tell them: “You have the right to an attorney, and if you can’t afford one, one will be provided for you.”\u003c/p>\n\u003cp>Well, that right to an attorney applies only if the person is facing criminal changes. If you’re in eviction court — which is civil — there’s no free lawyer.\u003c/p>\n\u003cp>The San Francisco Bar Association’s Gloria Chun says that’s not fair, because civil court cases can be just as life-altering as jail or prison time.\u003c/p>\n\u003cp>“When basic human needs like housing and child custody are at issue, it should not be an issue of whether or not you have the money to pay a private lawyer for one,” says Chun, who directs the Bar’s pro-bono legal services.\u003c/p>\n\u003cp>Chun’s organization — the \u003ca href=\"http://www.sfbar.org/jdc/\" rel=\"noopener\" target=\"_blank\">Bar Association’s Justice and Diversity Center\u003c/a> — helped more than 600 San Franciscans facing eviction last year. But that’s less than half of the 1,355 who received eviction notices. Typically, only about 10 percent of tenants have lawyers, and more than half of landlords do. \u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>A \u003ca href=\"https://papers.ssrn.com/sol3/papers.cfm?abstract_id=1948286\" target=\"_blank\" rel=\"noopener\">2011 Harvard study\u003c/a> found tenants who had lawyers throughout the entire eviction process did much better that those who only got limited legal advice.\u003c/p>\n\u003cp>If Proposition F passes on June 5, San Francisco would become the first city in the nation to guarantee the right to a lawyer for anyone in eviction court. \u003c/p>\n\u003cp>It would also be the first so-called “right to counsel” law approved by voters.\u003c/p>\n\u003cp>Proposition F would also continue a trend of support for eviction defense programs in Los Angeles and San Mateo counties, among other jurisdictions across the country.\u003c/p>\n\u003cp>“Everyone is keeping a close eye on San Francisco,” says Chun.\u003c/p>\n\u003cp>New York City \u003ca href=\"https://www.citylab.com/equity/2017/08/nyc-ensures-eviction-lawyer-for-every-tenant/536508/\" target=\"_blank\" rel=\"noopener\">passed a similar law last year\u003c/a>, but it has income limits. San Francisco’s law would cover everyone, regardless of income. The city’s finance office estimates it could cost \u003ca href=\"http://sfgov.org/elections/sites/default/files/Documents/Prop_F-Controller_Analysis.pdf\" target=\"_blank\" rel=\"noopener\">up to $5.5 million a year\u003c/a>.\u003c/p>\n\u003cp>The cost of that universal coverage is one of the primary criticisms of the measure. \u003c/p>\n\u003cp>The \u003ca href=\"https://www.sfaa.org/\" target=\"_blank\" rel=\"noopener\">San Francisco Apartment Association\u003c/a>, which represents about 4,000 landlords, is Proposition F’s main opponent. Spokesman Charley Goss says taxpayers shouldn’t be paying for lawyers to represent wealthy people, or those tenants who deserve to be evicted.\u003c/p>\n\u003cp>“People are being evicted for damaging the building… being a nuisance for other residents in the building,” says Goss. “We don’t believe that the city and taxpayers should fund eviction defense for those instances.”\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Proposition F’s advocates point out that having a lawyer doesn’t guarantee the tenant will win, only that they’ll have a fighting chance. And that could make a big difference in a rapidly gentrifying city.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>You know how on TV, when someone gets arrested, the police tell them: “You have the right to an attorney, and if you can’t afford one, one will be provided for you.”\u003c/p>\n\u003cp>Well, that right to an attorney applies only if the person is facing criminal changes. If you’re in eviction court — which is civil — there’s no free lawyer.\u003c/p>\n\u003cp>The San Francisco Bar Association’s Gloria Chun says that’s not fair, because civil court cases can be just as life-altering as jail or prison time.\u003c/p>\n\u003cp>“When basic human needs like housing and child custody are at issue, it should not be an issue of whether or not you have the money to pay a private lawyer for one,” says Chun, who directs the Bar’s pro-bono legal services.\u003c/p>\n\u003cp>Chun’s organization — the \u003ca href=\"http://www.sfbar.org/jdc/\" rel=\"noopener\" target=\"_blank\">Bar Association’s Justice and Diversity Center\u003c/a> — helped more than 600 San Franciscans facing eviction last year. But that’s less than half of the 1,355 who received eviction notices. Typically, only about 10 percent of tenants have lawyers, and more than half of landlords do. \u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>A \u003ca href=\"https://papers.ssrn.com/sol3/papers.cfm?abstract_id=1948286\" target=\"_blank\" rel=\"noopener\">2011 Harvard study\u003c/a> found tenants who had lawyers throughout the entire eviction process did much better that those who only got limited legal advice.\u003c/p>\n\u003cp>If Proposition F passes on June 5, San Francisco would become the first city in the nation to guarantee the right to a lawyer for anyone in eviction court. \u003c/p>\n\u003cp>It would also be the first so-called “right to counsel” law approved by voters.\u003c/p>\n\u003cp>Proposition F would also continue a trend of support for eviction defense programs in Los Angeles and San Mateo counties, among other jurisdictions across the country.\u003c/p>\n\u003cp>“Everyone is keeping a close eye on San Francisco,” says Chun.\u003c/p>\n\u003cp>New York City \u003ca href=\"https://www.citylab.com/equity/2017/08/nyc-ensures-eviction-lawyer-for-every-tenant/536508/\" target=\"_blank\" rel=\"noopener\">passed a similar law last year\u003c/a>, but it has income limits. San Francisco’s law would cover everyone, regardless of income. The city’s finance office estimates it could cost \u003ca href=\"http://sfgov.org/elections/sites/default/files/Documents/Prop_F-Controller_Analysis.pdf\" target=\"_blank\" rel=\"noopener\">up to $5.5 million a year\u003c/a>.\u003c/p>\n\u003cp>The cost of that universal coverage is one of the primary criticisms of the measure. \u003c/p>\n\u003cp>The \u003ca href=\"https://www.sfaa.org/\" target=\"_blank\" rel=\"noopener\">San Francisco Apartment Association\u003c/a>, which represents about 4,000 landlords, is Proposition F’s main opponent. Spokesman Charley Goss says taxpayers shouldn’t be paying for lawyers to represent wealthy people, or those tenants who deserve to be evicted.\u003c/p>\n\u003cp>“People are being evicted for damaging the building… being a nuisance for other residents in the building,” says Goss. “We don’t believe that the city and taxpayers should fund eviction defense for those instances.”\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Proposition F’s advocates point out that having a lawyer doesn’t guarantee the tenant will win, only that they’ll have a fighting chance. And that could make a big difference in a rapidly gentrifying city.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"title": "After Housing Bill's Defeat, Scott Wiener Vows to Keep Pushing",
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"content": "\u003cp>At 6-foot-7, first-term state Sen. Scott Wiener (D-San Francisco) certainly stands out in a crowd, though he often comes off as reserved and soft-spoken. But he’s the first to say people shouldn’t be fooled by his quiet disposition.\u003c/p>\n\u003cp>“I think at times people underestimate my passion because I am mellow in my demeanor,” he said. “I don’t raise my voice, I don’t yell at people, I don’t bounce off the walls. ”\u003c/p>\n\u003cp>Still, the former San Francisco supervisor has been making a name for himself in the state Capitol, taking on high-profile issues and sparking fierce policy debates.\u003c/p>\n\u003cp>For instance, Wiener started a statewide conversation this year when he introduced \u003ca href=\"http://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180SB827\">Senate Bill 827\u003c/a>. It would have pushed more high-density housing developments near transit stops. The bill generated fierce opposition from local governments and even some housing advocates.\u003c/p>\n\u003cp>Dean Preston, with the group \u003ca href=\"http://www.tenantstogether.org/\">Tenants Together,\u003c/a> said Wiener failed to consult with communities that would have been affected by the bill.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“Sen. Wiener has some strong ideas about what the housing landscape would look like,” Preston said. “But he appears to be completely unconcerned with displacement and gentrification in our urban areas in California.”\u003c/p>\n\u003cp>Other critics have said Wiener moved too fast on a proposal that would have radically altered California’s housing landscape.\u003c/p>\n\u003cp>The measure was \u003ca href=\"https://www.kqed.org/news/11663113/californias-most-controversial-housing-bill-in-years-just-died-heres-what-to-take-away-from-that\" target=\"_blank\" rel=\"noopener\">ultimately defeated\u003c/a> in its first committee hearing, with several Democrats voting against it. But Wiener makes no apologies for coming out aggressively on housing.\u003c/p>\n\u003cp>“You have to be willing to challenge the status quo,” Wiener said, “and the status quo in California is badly damaging our state.”\u003c/p>\n\u003cp>He points to the \u003ca href=\"http://www.sfexaminer.com/mission-district-school-plans-open-gym-homeless-students-families-overnight/\">more than 2,000 homeless San Francisco Unified school students\u003c/a> and an estimated \u003ca href=\"https://k-12daily.org/politics-education/homeless-youth-bill-may-improve-rural-school-services\">15,000 unaccompanied kids who live on California’s streets\u003c/a>.\u003c/p>\n\u003cp>“That really makes me mad,” he said. “It makes me mad that California has decided that views and parking are more important than children having a home to live in.”\u003c/p>\n\u003cp>In the race for governor, Wiener has endorsed Lt. Gov. Gavin Newsom. But he gives credit to both Newsom and former Los Angeles Mayor Antonio Villaraigosa for their plans to build 3.5 million homes if they are elected. Still, Wiener says those should be in high-density developments, not just single-family lots.\u003c/p>\n\u003cp>“We have to get at low-density zoning in our job centers near transit,” Wiener said. “That’s a hard conversation because for those of us who are lucky enough to live in these areas, it’s tempting to say I don’t want more people here.”\u003c/p>\n\u003cp>Wiener plans to try putting his bill forward again. But he knows there will always be people who oppose it.\u003c/p>\n\u003cp>Friend and fellow San Francisco representative, Assemblyman David Chiu (D-San Francisco), said Wiener will likely be ready for the battle.\u003c/p>\n\u003cp>“The Scott Wiener I know is a fighter,” Chiu said. “He’s willing to push the envelope, but also knows how to negotiate and mediate and figure out how to strike the deal when it needs to be struck.”\u003c/p>\n\u003cp>Wiener said he needs to act fast on his priorities. He points out he’s limited to 12 years in the Senate, and he has a lot he wants to take on.\u003c/p>\n\u003cp>“We really do have a poverty problem, which is driven in part by our housing crisis,” he said. “These things are all real. And if you’re not willing to break glass and sometimes shake people to say we need to do something about this, then you’re not going to get it done.”\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>He said there’s a lot of pressure to nibble around the edges with housing. But he said now is the time for California to fundamentally change how it approaches the issue.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>At 6-foot-7, first-term state Sen. Scott Wiener (D-San Francisco) certainly stands out in a crowd, though he often comes off as reserved and soft-spoken. But he’s the first to say people shouldn’t be fooled by his quiet disposition.\u003c/p>\n\u003cp>“I think at times people underestimate my passion because I am mellow in my demeanor,” he said. “I don’t raise my voice, I don’t yell at people, I don’t bounce off the walls. ”\u003c/p>\n\u003cp>Still, the former San Francisco supervisor has been making a name for himself in the state Capitol, taking on high-profile issues and sparking fierce policy debates.\u003c/p>\n\u003cp>For instance, Wiener started a statewide conversation this year when he introduced \u003ca href=\"http://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180SB827\">Senate Bill 827\u003c/a>. It would have pushed more high-density housing developments near transit stops. The bill generated fierce opposition from local governments and even some housing advocates.\u003c/p>\n\u003cp>Dean Preston, with the group \u003ca href=\"http://www.tenantstogether.org/\">Tenants Together,\u003c/a> said Wiener failed to consult with communities that would have been affected by the bill.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“Sen. Wiener has some strong ideas about what the housing landscape would look like,” Preston said. “But he appears to be completely unconcerned with displacement and gentrification in our urban areas in California.”\u003c/p>\n\u003cp>Other critics have said Wiener moved too fast on a proposal that would have radically altered California’s housing landscape.\u003c/p>\n\u003cp>The measure was \u003ca href=\"https://www.kqed.org/news/11663113/californias-most-controversial-housing-bill-in-years-just-died-heres-what-to-take-away-from-that\" target=\"_blank\" rel=\"noopener\">ultimately defeated\u003c/a> in its first committee hearing, with several Democrats voting against it. But Wiener makes no apologies for coming out aggressively on housing.\u003c/p>\n\u003cp>“You have to be willing to challenge the status quo,” Wiener said, “and the status quo in California is badly damaging our state.”\u003c/p>\n\u003cp>He points to the \u003ca href=\"http://www.sfexaminer.com/mission-district-school-plans-open-gym-homeless-students-families-overnight/\">more than 2,000 homeless San Francisco Unified school students\u003c/a> and an estimated \u003ca href=\"https://k-12daily.org/politics-education/homeless-youth-bill-may-improve-rural-school-services\">15,000 unaccompanied kids who live on California’s streets\u003c/a>.\u003c/p>\n\u003cp>“That really makes me mad,” he said. “It makes me mad that California has decided that views and parking are more important than children having a home to live in.”\u003c/p>\n\u003cp>In the race for governor, Wiener has endorsed Lt. Gov. Gavin Newsom. But he gives credit to both Newsom and former Los Angeles Mayor Antonio Villaraigosa for their plans to build 3.5 million homes if they are elected. Still, Wiener says those should be in high-density developments, not just single-family lots.\u003c/p>\n\u003cp>“We have to get at low-density zoning in our job centers near transit,” Wiener said. “That’s a hard conversation because for those of us who are lucky enough to live in these areas, it’s tempting to say I don’t want more people here.”\u003c/p>\n\u003cp>Wiener plans to try putting his bill forward again. But he knows there will always be people who oppose it.\u003c/p>\n\u003cp>Friend and fellow San Francisco representative, Assemblyman David Chiu (D-San Francisco), said Wiener will likely be ready for the battle.\u003c/p>\n\u003cp>“The Scott Wiener I know is a fighter,” Chiu said. “He’s willing to push the envelope, but also knows how to negotiate and mediate and figure out how to strike the deal when it needs to be struck.”\u003c/p>\n\u003cp>Wiener said he needs to act fast on his priorities. He points out he’s limited to 12 years in the Senate, and he has a lot he wants to take on.\u003c/p>\n\u003cp>“We really do have a poverty problem, which is driven in part by our housing crisis,” he said. “These things are all real. And if you’re not willing to break glass and sometimes shake people to say we need to do something about this, then you’re not going to get it done.”\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>He said there’s a lot of pressure to nibble around the edges with housing. But he said now is the time for California to fundamentally change how it approaches the issue.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"slug": "is-the-california-dream-dying-another-family-calls-it-quits-on-the-golden-state",
"title": "Is The California Dream Dying? Another Family Calls it Quits on the Golden State",
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"headTitle": "Is The California Dream Dying? Another Family Calls it Quits on the Golden State | KQED",
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"content": "\u003cp>\u003cem>\u003ca href=\"http://itunes.apple.com/us/podcast/the-california-report-magazine/id1314750545?mt=2\" rel=\"noopener\" target=\"_blank\">Listen to this and more in-depth storytelling by subscribing to The California Report Magazine podcast.\u003c/a>\u003c/em>\u003c/p>\n\u003cp>It’s 65 degrees and sunny on a Saturday afternoon in the trendy Los Feliz neighborhood of Los Angeles. Many families are enjoying walks in Griffith Park, or eating lunch at outdoor cafés. But not Anna and Evan Colby. They’re packing up their apartment in a mad dash to move to Lansing, Michigan.\u003c/p>\n\u003cp>They’re among many Californians fleeing soaring housing prices, smog and increasingly-frequent wildfires and mudslides. \u003ca href=\"http://lao.ca.gov/LAOEconTax/Article/Detail/265\">Demographers have been noting a trend in out-migration: more people are leaving California than moving here from other states. \u003c/a>\u003c/p>\n\u003cp>The Colbys will miss walks up to Griffith Park and adventures to places like Yosemite and Joshua Tree. But most of all, they will miss L.A.’s culinary scene. Los Feliz is one of the city’s hip food corridors.\u003c/p>\n\u003cp>“There are probably a dozen restaurants in our neighborhood that are walkable, better than anything we’ll find [in Michigan],” Evan says.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>They’ll also miss their Los Feliz apartment, with its view of downtown L.A. But having a new baby has shifted their priorities. They just can’t squeeze into a one-bedroom anymore.\u003c/p>\n\u003cp>“Really once we decided to have a family, at that point it was like, ‘Alright, we’ve had our fun, now it’s time to find a place we can actually afford to live,’ ” Evan adds.\u003c/p>\n\u003cfigure id=\"attachment_11668684\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11668684\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-800x600.jpg\" alt=\"\" width=\"800\" height=\"600\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-1200x900.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-1180x885.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-960x720.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-240x180.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-375x281.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Anna and Evan Colby’s apartment in Los Feliz occupied the upper-left half of the building. \u003ccite>(John Corley)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>According to Zillow, the average price for a house in Los Feliz is $1.6 million.\u003c/p>\n\u003cp>That puts the dream of home ownership out of reach for the Colbys, even though they are both college graduates with full-time jobs: \u003ca href=\"https://www.linkedin.com/in/annajfischer/\" target=\"_blank\" rel=\"noopener\">Anna is a public policy advocate and research associate with two master’s degrees from the University of Southern California,\u003c/a> and \u003ca href=\"https://www.linkedin.com/in/evan-colby-23414036/\" target=\"_blank\" rel=\"noopener\">Evan is a director at a healthcare data firm, with a bachelor’s degree from Central Michigan University.\u003c/a>\u003c/p>\n\u003cp>Like so many people living in Los Angeles, Evan and Anna are from somewhere else. They grew up in the Midwest, but moved so Anna could attend graduate school at USC seven years ago.\u003c/p>\n\u003cp>Evan says buying a house in L.A. is “ridiculous,” and “a waste of money.” They also have concerns about L.A.’s notorious smog, especially for their baby. They’ve always had one indoor air purifier, but were forced to get a second one when fires hit the area last December.\u003c/p>\n\u003cp>“We actually could see ash coming down one day, and we thought we better get a more powerful [purifier],” Anna recalls.\u003c/p>\n\u003cfigure id=\"attachment_11668688\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11668688\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-800x600.jpg\" alt=\"\" width=\"800\" height=\"600\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-1200x900.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-1180x885.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-960x720.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-240x180.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-375x281.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Evan filled his Prius to the brim for his cross-country journey to Michigan. \u003ccite>(John Corley)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>On moving day, Evan stuffs his Prius to the brim with all the belongings that couldn’t fit in the moving truck. Before heading off, he has to fuel up on coffee one last time. He orders an Americano from a café just two blocks from his apartment, one of those hipster shops where they finish off their lattes with artistic designs. Sipping his coffee, he starts getting nostalgic for L.A.\u003c/p>\n\u003cfigure id=\"attachment_11668686\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11668686\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-800x600.jpg\" alt=\"\" width=\"800\" height=\"600\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-1200x900.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-1180x885.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-960x720.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-240x180.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-375x281.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Evan getting caffeinated with an Americano at Bru Coffeebar, one of many cafés and restaurants he and Anna enjoyed during their time in Los Angeles. \u003ccite>(John Corley)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Just the food in this city is so amazing. The San Gabriel [Mountains] are right there,” Evan says. “Those hikes we used to do every other weekend before the baby. Those are some of the best memories I have of being in California.”\u003c/p>\n\u003cp>“It’s been a good run,” he says. “I’m going to miss it for sure. But, I’m going to go buy a house.”\u003c/p>\n\u003cp>The sound of Evan driving off in his Prius is hardly noticeable as his “California Dream” ends. The Colbys are simply one more California family lost to a land of cheaper living.\u003c/p>\n\u003cfigure id=\"attachment_11668687\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11668687\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-800x600.jpg\" alt=\"\" width=\"800\" height=\"600\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-1200x900.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-1180x885.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-960x720.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-240x180.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-375x281.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Evan during his final moments living in Los Angeles in an almost empty apartment. \u003ccite>(John Corley)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>I check back in with Anna and Evan a few weeks later as they’re getting settled into their new life in Lansing, Michigan.\u003c/p>\n\u003cp>“It’s kind of weird,” Evan says. “It’s obviously saving us a lot of money, but it’s also like we’re already missing a lot of things from California or from L.A. Access to everything, food, that kind of stuff. Pretty much everything other than the expense.”\u003c/p>\n\u003cp>Meanwhile Anna says that there have been positive things: in L.A. they paid more than $2,000 for a one-bedroom apartment, in Lansing they are now in a three-bedroom townhouse for around $1,300. Plus she says she is sleeping better because they have another room for the baby.\u003c/p>\n\u003cp>The Colbys are among many families who’ve thought about giving up on the California Dream. And now that they have done it, they are having lingering doubts.\u003c/p>\n\u003cp>“We’ve looked at each other a couple of times and said, ‘Where are we?’ ” Evan says.\u003c/p>\n\u003cp>“I don’t know if we’ll ever know if it’s the right decision,” Anna says.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>This story was produced in collaboration with an advanced reporting class at the USC Annenberg School for Communication and Journalism. Students spent a semester examining what the California Dream means to Angelenos from different walks of life. \u003c/em>\u003c/p>\n\n",
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"excerpt": "Frustrated by housing prices and smog, the Colbys pack up their Prius and say goodbye to the Golden State. ",
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"title": "Is The California Dream Dying? Another Family Calls it Quits on the Golden State | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>\u003ca href=\"http://itunes.apple.com/us/podcast/the-california-report-magazine/id1314750545?mt=2\" rel=\"noopener\" target=\"_blank\">Listen to this and more in-depth storytelling by subscribing to The California Report Magazine podcast.\u003c/a>\u003c/em>\u003c/p>\n\u003cp>It’s 65 degrees and sunny on a Saturday afternoon in the trendy Los Feliz neighborhood of Los Angeles. Many families are enjoying walks in Griffith Park, or eating lunch at outdoor cafés. But not Anna and Evan Colby. They’re packing up their apartment in a mad dash to move to Lansing, Michigan.\u003c/p>\n\u003cp>They’re among many Californians fleeing soaring housing prices, smog and increasingly-frequent wildfires and mudslides. \u003ca href=\"http://lao.ca.gov/LAOEconTax/Article/Detail/265\">Demographers have been noting a trend in out-migration: more people are leaving California than moving here from other states. \u003c/a>\u003c/p>\n\u003cp>The Colbys will miss walks up to Griffith Park and adventures to places like Yosemite and Joshua Tree. But most of all, they will miss L.A.’s culinary scene. Los Feliz is one of the city’s hip food corridors.\u003c/p>\n\u003cp>“There are probably a dozen restaurants in our neighborhood that are walkable, better than anything we’ll find [in Michigan],” Evan says.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>They’ll also miss their Los Feliz apartment, with its view of downtown L.A. But having a new baby has shifted their priorities. They just can’t squeeze into a one-bedroom anymore.\u003c/p>\n\u003cp>“Really once we decided to have a family, at that point it was like, ‘Alright, we’ve had our fun, now it’s time to find a place we can actually afford to live,’ ” Evan adds.\u003c/p>\n\u003cfigure id=\"attachment_11668684\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11668684\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-800x600.jpg\" alt=\"\" width=\"800\" height=\"600\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-1200x900.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-1180x885.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-960x720.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-240x180.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-375x281.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30980_Photo2-qut-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Anna and Evan Colby’s apartment in Los Feliz occupied the upper-left half of the building. \u003ccite>(John Corley)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>According to Zillow, the average price for a house in Los Feliz is $1.6 million.\u003c/p>\n\u003cp>That puts the dream of home ownership out of reach for the Colbys, even though they are both college graduates with full-time jobs: \u003ca href=\"https://www.linkedin.com/in/annajfischer/\" target=\"_blank\" rel=\"noopener\">Anna is a public policy advocate and research associate with two master’s degrees from the University of Southern California,\u003c/a> and \u003ca href=\"https://www.linkedin.com/in/evan-colby-23414036/\" target=\"_blank\" rel=\"noopener\">Evan is a director at a healthcare data firm, with a bachelor’s degree from Central Michigan University.\u003c/a>\u003c/p>\n\u003cp>Like so many people living in Los Angeles, Evan and Anna are from somewhere else. They grew up in the Midwest, but moved so Anna could attend graduate school at USC seven years ago.\u003c/p>\n\u003cp>Evan says buying a house in L.A. is “ridiculous,” and “a waste of money.” They also have concerns about L.A.’s notorious smog, especially for their baby. They’ve always had one indoor air purifier, but were forced to get a second one when fires hit the area last December.\u003c/p>\n\u003cp>“We actually could see ash coming down one day, and we thought we better get a more powerful [purifier],” Anna recalls.\u003c/p>\n\u003cfigure id=\"attachment_11668688\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11668688\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-800x600.jpg\" alt=\"\" width=\"800\" height=\"600\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-1200x900.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-1180x885.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-960x720.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-240x180.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-375x281.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30983_Photo5-qut-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Evan filled his Prius to the brim for his cross-country journey to Michigan. \u003ccite>(John Corley)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>On moving day, Evan stuffs his Prius to the brim with all the belongings that couldn’t fit in the moving truck. Before heading off, he has to fuel up on coffee one last time. He orders an Americano from a café just two blocks from his apartment, one of those hipster shops where they finish off their lattes with artistic designs. Sipping his coffee, he starts getting nostalgic for L.A.\u003c/p>\n\u003cfigure id=\"attachment_11668686\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11668686\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-800x600.jpg\" alt=\"\" width=\"800\" height=\"600\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-1200x900.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-1180x885.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-960x720.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-240x180.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-375x281.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30981_Photo3-qut-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Evan getting caffeinated with an Americano at Bru Coffeebar, one of many cafés and restaurants he and Anna enjoyed during their time in Los Angeles. \u003ccite>(John Corley)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Just the food in this city is so amazing. The San Gabriel [Mountains] are right there,” Evan says. “Those hikes we used to do every other weekend before the baby. Those are some of the best memories I have of being in California.”\u003c/p>\n\u003cp>“It’s been a good run,” he says. “I’m going to miss it for sure. But, I’m going to go buy a house.”\u003c/p>\n\u003cp>The sound of Evan driving off in his Prius is hardly noticeable as his “California Dream” ends. The Colbys are simply one more California family lost to a land of cheaper living.\u003c/p>\n\u003cfigure id=\"attachment_11668687\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11668687\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-800x600.jpg\" alt=\"\" width=\"800\" height=\"600\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-1200x900.jpg 1200w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-1180x885.jpg 1180w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-960x720.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-240x180.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-375x281.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/RS30982_Photo4-qut-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Evan during his final moments living in Los Angeles in an almost empty apartment. \u003ccite>(John Corley)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>I check back in with Anna and Evan a few weeks later as they’re getting settled into their new life in Lansing, Michigan.\u003c/p>\n\u003cp>“It’s kind of weird,” Evan says. “It’s obviously saving us a lot of money, but it’s also like we’re already missing a lot of things from California or from L.A. Access to everything, food, that kind of stuff. Pretty much everything other than the expense.”\u003c/p>\n\u003cp>Meanwhile Anna says that there have been positive things: in L.A. they paid more than $2,000 for a one-bedroom apartment, in Lansing they are now in a three-bedroom townhouse for around $1,300. Plus she says she is sleeping better because they have another room for the baby.\u003c/p>\n\u003cp>The Colbys are among many families who’ve thought about giving up on the California Dream. And now that they have done it, they are having lingering doubts.\u003c/p>\n\u003cp>“We’ve looked at each other a couple of times and said, ‘Where are we?’ ” Evan says.\u003c/p>\n\u003cp>“I don’t know if we’ll ever know if it’s the right decision,” Anna says.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>This story was produced in collaboration with an advanced reporting class at the USC Annenberg School for Communication and Journalism. Students spent a semester examining what the California Dream means to Angelenos from different walks of life. \u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "What $500,000 Buys You Around California - and How It Shapes Where We Move",
"title": "What $500,000 Buys You Around California - and How It Shapes Where We Move",
"headTitle": "The California Dream | The California Report | KQED News",
"content": "\u003cp>The median price of a California single family home is now well over \u003ca href=\"https://www.car.org/marketdata/data/countysalesactivity\">half a million dollars\u003c/a>. That’s more than double what the average house costs in the rest of the United States.\u003c/p>\n\u003cp>Put a more nauseating way, you could buy two “average” non-California houses for the price of one California house. Can’t decide between the Cape Cod or the mid-century Craftsmen? Move to the Midwest and buy both!\u003c/p>\n\u003cp>You’d forgive Californians, though, for shrugging off words like “average” and “median” to describe the state’s housing situation. \u003c/p>\n\u003cp>Our state is nearly 164,000 square miles, with housing markets as distinctly different as Redding and La Jolla. That means $500,000 may sound pricey to those in Barstow, but it’s a bargain for anyone in Silicon Valley.\u003c/p>\n\u003cp>Here’s a tour of what $500,000 gets you around our state -- and how cost has shaped where we’re moving.\u003c/p>\n\u003ch2>Silicon Valley: Half a Burned-Out Home\u003c/h2>\n\u003cfigure id=\"attachment_11669015\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/BurnedOutHome-800x522.jpg\" alt=\"San Jose Realtor Holly Barr sold this burned-out home for more than $900,000.\" width=\"800\" height=\"522\" class=\"size-medium wp-image-11669015\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-800x522.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-160x104.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-1020x666.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-1200x783.jpg 1200w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-1180x770.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-960x627.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-240x157.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-375x245.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-520x339.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">San Jose Realtor Holly Barr sold this burned-out home for more than $900,000. \u003ccite>(Matt Levin/CALmatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Technically, California has seen higher prices before. During the housing boom of the mid 2000s, the median statewide price \u003ca href=\"https://www.car.org/en/marketdata/data/housingdata\">nearly broke the $600,000 barrier\u003c/a> (and that’s without adjusting for inflation). Many parts of California are still cheaper now than they were a decade ago.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>But Silicon Valley is not one of those places.\u003c/p>\n\u003cp>The median price of a single family home in Santa Clara County -- home of Apple and Google -- hit $1.4 million in March of this year, according to \u003ca href=\"https://www.car.org/marketdata/data/countysalesactivity\">data\u003c/a> from the California Association of Realtors. That’s an all-time high.\u003c/p>\n\u003cp>The region’s housing market has transformed any piece of available land into a veritable gold mine. No matter what sits on top of it.\u003c/p>\n\u003cp>Real estate agent Holly Barr says she’s never had a listing generate as much attention as the one on Bird Avenue in the San Jose neighborhood of Willow Glen. The house caught fire two years ago during a remodeling job. What was left was a burned-out husk of a California bungalow sitting on 5,800 square feet of land.\u003c/p>\n\u003cp>When Barr put the property on the market in April for $800,000, the listing made international headlines. It sold for over $900,000 -- in less than a week. The burned down house will be razed and a new property will be built there that will likely sell for far more.\u003c/p>\n\u003cp>“I wasn’t surprised,” said Barr. “It’s not about the house, it’s about the land and location.”\u003c/p>\n\u003cp>It’s also not a surprise that with unliveable wrecks selling for that much, residents are starting to look for other places to live. \u003c/p>\n\u003cp>According to data from the California Department of Finance, Santa Clara County lost 17,000 more residents to other parts of the state or country than they gained last year. That’s the second biggest net domestic migration loss of any county in the state.\u003c/p>\n\u003ch2>Los Angeles: A Fixer-Upper, or a House Smaller Than Your Expectations\u003c/h2>\n\u003cfigure id=\"attachment_11669018\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/LAHouse-800x521.jpg\" alt=\"A fixer-upper east of downtown Los Angeles is on the market for more than $500,000.\" width=\"800\" height=\"521\" class=\"size-medium wp-image-11669018\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/05/LAHouse.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/LAHouse-160x104.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/LAHouse-240x156.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/LAHouse-375x244.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/LAHouse-520x339.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">A fixer-upper east of downtown Los Angeles is on the market for more than $500,000. \u003ccite>(Courtesy of Jenn Cahill)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Los Angeles County saw the largest drop in net domestic migration, losing 58,000 more residents than it brought in. The region tops the list partly because it’s simply so huge. More than 10 million people call it home, which means any population shift in L.A. County is likely to dwarf other parts of California.\u003c/p>\n\u003cp>But the rising cost of housing is also playing a role. The county’s median home price broke the $600,000 barrier late last year. In a region famous for sprawl, prices are getting prohibitively expensive in and around L.A.’s downtown core.\u003c/p>\n\u003cp>Los Angeles real estate agent Jenn Cahill specializes in neighborhoods east of downtown Los Angeles like Boyle Heights. She says she gets approached by young families with budgets of $500,000 all the time. Which means a lot of her role is adjusting expectations.\u003c/p>\n\u003cp>“You walk into a bedroom, and they immediately think it’s a closet,” says Cahill. “And you’re like, no, no ,no, it’s a bedroom, with a little shoebox closet in the corner.”\u003c/p>\n\u003cp>Cahill says options are limited if you want to stay relatively close to downtown -- you could find a fixer-upper closer to your job, or you could choose to go farther out and commute. \u003c/p>\n\u003cp>A recent \u003ca href=\"https://www.ocregister.com/2017/11/06/southern-california-commuting-ranked-as-nations-most-stressful/\">study\u003c/a> found that Southern California commutes were the most stressful in the country.\u003c/p>\n\u003ch2>Sacramento: A Large Suburban Home That's Luring More and More Californians\u003c/h2>\n\u003cfigure id=\"attachment_11669022\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/SacHome-800x534.jpg\" alt=\"A house in the Elk Grove suburb of Sacramento priced at nearly $500,000.\" width=\"800\" height=\"534\" class=\"size-medium wp-image-11669022\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome-800x534.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome-960x641.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome-375x251.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome-520x347.jpg 520w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome.jpg 964w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">A house in the Elk Grove suburb of Sacramento priced at nearly $500,000. \u003ccite>(Courtesy Veronica Nelson)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Where are housing refugees from the Bay Area and Los Angeles going? Many are heading to the Sacramento area, where $500,000 still gets you pretty nice digs.\u003c/p>\n\u003cp>Sacramento saw the largest population growth of any major city in California last year, breaking 500,000 residents for the first time. Where did they come from? Topping the list were L.A. and Santa Clara counties.\u003c/p>\n\u003cp>Why? A five-bed, three-bath home in Elk Grove, an affluent Sacramento suburb, goes for $490,000. Realtor Veronica Nelson specializes in showing what middle class Bay Area families can get 90 miles East.\u003c/p>\n\u003cp>“I’ve had teachers, Kaiser employees. They commute [to the Bay],” says Nelson. “Spend a night or two with a relative in the Bay Area, and make the best of it.”\u003c/p>\n\u003cp>Nelson says she often talks with other Sacramento real estate agents about the influx of residents from costlier parts of the state. She worries that Sacramento is becoming unaffordable to Sacramentans -- and knows some clients that are pushing even farther East.\u003c/p>\n\u003ch2>Reno, Nevada: A Big Home, But Maybe Not as Big as You Think\u003c/h2>\n\u003cfigure id=\"attachment_11669026\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/RenoHome-800x524.jpg\" alt=\"A five bed, three bath house in Reno is listed at $498,000.\" width=\"800\" height=\"524\" class=\"size-medium wp-image-11669026\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome-800x524.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome-160x105.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome-960x628.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome-240x157.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome-375x246.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome-520x340.jpg 520w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome.jpg 973w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">A five bed, three bath house in Reno is listed at $498,000. \u003ccite>(Courtesy Caren Christen)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Five years ago, Mike Wood said he’d probably get one Californian a week seriously considering buying in Nevada. Now the real estate agent gets one a day, from places like the Bay Area and Los Angeles and Sacramento.\u003c/p>\n\u003cp>“The reasons are almost always financial,” says Wood. “Their dollar does go further. And our prices have definitely come up over the past five years in large part because of the influx.”\u003c/p>\n\u003cp>According to the real estate data firm Zillow, the median list price of a single-family home in Reno has jumped from about $300,000 in 2015 to nearly $420,000 today. Part of that run-up has been fueled by the arrival of electric car manufacturer Tesla.\u003c/p>\n\u003cp>That means some of Wood’s California clients who expect half a million dollars to get them a mansion in Reno are disappointed.\u003c/p>\n\u003cp>“We get people that come up and say, ‘that’s ridiculous,’” says Wood. “‘I should be able to buy that home for $400,000, it’s ridiculous how much your prices have gone up.’”\u003c/p>\n\u003cp>\u003cscript type=\"text/javascript\" src=\"https://pym.nprapps.org/pym.v1.min.js\">\u003c/script>\u003c/p>\n\u003cdiv id=\"quiz-half-million-homes\">\u003c/div>\n\u003cp>\u003cscript type=\"text/javascript\">\n\tvar pymParent = new pym.Parent('quiz-half-million-homes', 'https://calmatters.org/wp-content/products/interactives/quiz/quiz_half-million-homes.html', {});\n\u003c/script>\u003c/p>\n\u003cp>\u003cem>\u003ca href=\"https://www.kqed.org/news/series/californiadream/\" target=\"_blank\" rel=\"noopener\">The California Dream series\u003c/a> is a statewide media collaboration of CALmatters, KPBS, KPCC, KQED and Capital Public Radio with support from the Corporation for Public Broadcasting, the James Irvine Foundation and the College Futures Foundation.\u003c/em>\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cimg class=\"aligncenter size-full wp-image-11660142\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/04/CADreamBanner.jpg\" alt=\"\" width=\"1867\" height=\"512\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner.jpg 1867w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-160x44.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-800x219.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-1020x280.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-1180x324.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-960x263.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-240x66.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-375x103.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-520x143.jpg 520w\" sizes=\"(max-width: 1867px) 100vw, 1867px\">\u003c/p>\n\n",
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"excerpt": "The median price of a California single family home is now well over half a million dollars. That’s more than double what the average house costs in the rest of the U.S.",
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"nprByline": "\u003cstrong>\u003ca href=\"https://calmatters.org/articles/author/matt-levin/\">Matt Levin\u003c/a>\u003c/strong>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The median price of a California single family home is now well over \u003ca href=\"https://www.car.org/marketdata/data/countysalesactivity\">half a million dollars\u003c/a>. That’s more than double what the average house costs in the rest of the United States.\u003c/p>\n\u003cp>Put a more nauseating way, you could buy two “average” non-California houses for the price of one California house. Can’t decide between the Cape Cod or the mid-century Craftsmen? Move to the Midwest and buy both!\u003c/p>\n\u003cp>You’d forgive Californians, though, for shrugging off words like “average” and “median” to describe the state’s housing situation. \u003c/p>\n\u003cp>Our state is nearly 164,000 square miles, with housing markets as distinctly different as Redding and La Jolla. That means $500,000 may sound pricey to those in Barstow, but it’s a bargain for anyone in Silicon Valley.\u003c/p>\n\u003cp>Here’s a tour of what $500,000 gets you around our state -- and how cost has shaped where we’re moving.\u003c/p>\n\u003ch2>Silicon Valley: Half a Burned-Out Home\u003c/h2>\n\u003cfigure id=\"attachment_11669015\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/BurnedOutHome-800x522.jpg\" alt=\"San Jose Realtor Holly Barr sold this burned-out home for more than $900,000.\" width=\"800\" height=\"522\" class=\"size-medium wp-image-11669015\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-800x522.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-160x104.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-1020x666.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-1200x783.jpg 1200w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-1180x770.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-960x627.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-240x157.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-375x245.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/BurnedOutHome-520x339.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">San Jose Realtor Holly Barr sold this burned-out home for more than $900,000. \u003ccite>(Matt Levin/CALmatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Technically, California has seen higher prices before. During the housing boom of the mid 2000s, the median statewide price \u003ca href=\"https://www.car.org/en/marketdata/data/housingdata\">nearly broke the $600,000 barrier\u003c/a> (and that’s without adjusting for inflation). Many parts of California are still cheaper now than they were a decade ago.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>But Silicon Valley is not one of those places.\u003c/p>\n\u003cp>The median price of a single family home in Santa Clara County -- home of Apple and Google -- hit $1.4 million in March of this year, according to \u003ca href=\"https://www.car.org/marketdata/data/countysalesactivity\">data\u003c/a> from the California Association of Realtors. That’s an all-time high.\u003c/p>\n\u003cp>The region’s housing market has transformed any piece of available land into a veritable gold mine. No matter what sits on top of it.\u003c/p>\n\u003cp>Real estate agent Holly Barr says she’s never had a listing generate as much attention as the one on Bird Avenue in the San Jose neighborhood of Willow Glen. The house caught fire two years ago during a remodeling job. What was left was a burned-out husk of a California bungalow sitting on 5,800 square feet of land.\u003c/p>\n\u003cp>When Barr put the property on the market in April for $800,000, the listing made international headlines. It sold for over $900,000 -- in less than a week. The burned down house will be razed and a new property will be built there that will likely sell for far more.\u003c/p>\n\u003cp>“I wasn’t surprised,” said Barr. “It’s not about the house, it’s about the land and location.”\u003c/p>\n\u003cp>It’s also not a surprise that with unliveable wrecks selling for that much, residents are starting to look for other places to live. \u003c/p>\n\u003cp>According to data from the California Department of Finance, Santa Clara County lost 17,000 more residents to other parts of the state or country than they gained last year. That’s the second biggest net domestic migration loss of any county in the state.\u003c/p>\n\u003ch2>Los Angeles: A Fixer-Upper, or a House Smaller Than Your Expectations\u003c/h2>\n\u003cfigure id=\"attachment_11669018\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/LAHouse-800x521.jpg\" alt=\"A fixer-upper east of downtown Los Angeles is on the market for more than $500,000.\" width=\"800\" height=\"521\" class=\"size-medium wp-image-11669018\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/05/LAHouse.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/LAHouse-160x104.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/LAHouse-240x156.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/LAHouse-375x244.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/LAHouse-520x339.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">A fixer-upper east of downtown Los Angeles is on the market for more than $500,000. \u003ccite>(Courtesy of Jenn Cahill)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Los Angeles County saw the largest drop in net domestic migration, losing 58,000 more residents than it brought in. The region tops the list partly because it’s simply so huge. More than 10 million people call it home, which means any population shift in L.A. County is likely to dwarf other parts of California.\u003c/p>\n\u003cp>But the rising cost of housing is also playing a role. The county’s median home price broke the $600,000 barrier late last year. In a region famous for sprawl, prices are getting prohibitively expensive in and around L.A.’s downtown core.\u003c/p>\n\u003cp>Los Angeles real estate agent Jenn Cahill specializes in neighborhoods east of downtown Los Angeles like Boyle Heights. She says she gets approached by young families with budgets of $500,000 all the time. Which means a lot of her role is adjusting expectations.\u003c/p>\n\u003cp>“You walk into a bedroom, and they immediately think it’s a closet,” says Cahill. “And you’re like, no, no ,no, it’s a bedroom, with a little shoebox closet in the corner.”\u003c/p>\n\u003cp>Cahill says options are limited if you want to stay relatively close to downtown -- you could find a fixer-upper closer to your job, or you could choose to go farther out and commute. \u003c/p>\n\u003cp>A recent \u003ca href=\"https://www.ocregister.com/2017/11/06/southern-california-commuting-ranked-as-nations-most-stressful/\">study\u003c/a> found that Southern California commutes were the most stressful in the country.\u003c/p>\n\u003ch2>Sacramento: A Large Suburban Home That's Luring More and More Californians\u003c/h2>\n\u003cfigure id=\"attachment_11669022\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/SacHome-800x534.jpg\" alt=\"A house in the Elk Grove suburb of Sacramento priced at nearly $500,000.\" width=\"800\" height=\"534\" class=\"size-medium wp-image-11669022\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome-800x534.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome-960x641.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome-375x251.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome-520x347.jpg 520w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/SacHome.jpg 964w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">A house in the Elk Grove suburb of Sacramento priced at nearly $500,000. \u003ccite>(Courtesy Veronica Nelson)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Where are housing refugees from the Bay Area and Los Angeles going? Many are heading to the Sacramento area, where $500,000 still gets you pretty nice digs.\u003c/p>\n\u003cp>Sacramento saw the largest population growth of any major city in California last year, breaking 500,000 residents for the first time. Where did they come from? Topping the list were L.A. and Santa Clara counties.\u003c/p>\n\u003cp>Why? A five-bed, three-bath home in Elk Grove, an affluent Sacramento suburb, goes for $490,000. Realtor Veronica Nelson specializes in showing what middle class Bay Area families can get 90 miles East.\u003c/p>\n\u003cp>“I’ve had teachers, Kaiser employees. They commute [to the Bay],” says Nelson. “Spend a night or two with a relative in the Bay Area, and make the best of it.”\u003c/p>\n\u003cp>Nelson says she often talks with other Sacramento real estate agents about the influx of residents from costlier parts of the state. She worries that Sacramento is becoming unaffordable to Sacramentans -- and knows some clients that are pushing even farther East.\u003c/p>\n\u003ch2>Reno, Nevada: A Big Home, But Maybe Not as Big as You Think\u003c/h2>\n\u003cfigure id=\"attachment_11669026\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/RenoHome-800x524.jpg\" alt=\"A five bed, three bath house in Reno is listed at $498,000.\" width=\"800\" height=\"524\" class=\"size-medium wp-image-11669026\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome-800x524.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome-160x105.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome-960x628.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome-240x157.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome-375x246.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome-520x340.jpg 520w, https://ww2.kqed.org/app/uploads/sites/10/2018/05/RenoHome.jpg 973w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">A five bed, three bath house in Reno is listed at $498,000. \u003ccite>(Courtesy Caren Christen)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Five years ago, Mike Wood said he’d probably get one Californian a week seriously considering buying in Nevada. Now the real estate agent gets one a day, from places like the Bay Area and Los Angeles and Sacramento.\u003c/p>\n\u003cp>“The reasons are almost always financial,” says Wood. “Their dollar does go further. And our prices have definitely come up over the past five years in large part because of the influx.”\u003c/p>\n\u003cp>According to the real estate data firm Zillow, the median list price of a single-family home in Reno has jumped from about $300,000 in 2015 to nearly $420,000 today. Part of that run-up has been fueled by the arrival of electric car manufacturer Tesla.\u003c/p>\n\u003cp>That means some of Wood’s California clients who expect half a million dollars to get them a mansion in Reno are disappointed.\u003c/p>\n\u003cp>“We get people that come up and say, ‘that’s ridiculous,’” says Wood. “‘I should be able to buy that home for $400,000, it’s ridiculous how much your prices have gone up.’”\u003c/p>\n\u003cp>\u003cscript type=\"text/javascript\" src=\"https://pym.nprapps.org/pym.v1.min.js\">\u003c/script>\u003c/p>\n\u003cdiv id=\"quiz-half-million-homes\">\u003c/div>\n\u003cp>\u003cscript type=\"text/javascript\">\n\tvar pymParent = new pym.Parent('quiz-half-million-homes', 'https://calmatters.org/wp-content/products/interactives/quiz/quiz_half-million-homes.html', {});\n\u003c/script>\u003c/p>\n\u003cp>\u003cem>\u003ca href=\"https://www.kqed.org/news/series/californiadream/\" target=\"_blank\" rel=\"noopener\">The California Dream series\u003c/a> is a statewide media collaboration of CALmatters, KPBS, KPCC, KQED and Capital Public Radio with support from the Corporation for Public Broadcasting, the James Irvine Foundation and the College Futures Foundation.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"slug": "why-do-thousands-of-l-a-s-homeless-shelter-beds-sit-empty-each-night-rats-roaches-bedbugs-mold",
"title": "Why Do Thousands of L.A.'s Homeless Shelter Beds Sit Empty Each Night? Rats, Roaches, Bedbugs, Mold",
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"headTitle": "Why Do Thousands of L.A.’s Homeless Shelter Beds Sit Empty Each Night? Rats, Roaches, Bedbugs, Mold | KQED",
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"content": "\u003cp>[dropcap]E[/dropcap]very night, some 43,000 people sleep on the streets of Los Angeles County in tents, cars and makeshift structures. So why do thousands of beds run by the biggest homeless agencies go empty at night?\u003c/p>\n\u003cp>A \u003ca href=\"https://www.scpr.org/\" rel=\"noopener\" target=\"_blank\">KPCC\u003c/a> investigation found reports of bedbugs, rats, foul odors, poor lighting, harassment, lax care in medical wards and even a “chicken incubator” in a room where homeless people were sleeping.\u003c/p>\n\u003cp>Public documents — including monitoring reports from the Los Angeles Homeless Services Authority (LAHSA), health department inspections, coroner reports, surveys from the Department of Mental Health and police reports — reveal safety and sanitation problems in shelters around the county.\u003c/p>\n\u003cp>Reviews conducted at 60 shelters funded by LAHSA last year found more than half — 33 — were not filling all of their beds. Overall, LAHSA-funded shelters had a 78 percent utilization rate, well below the 90 percent required in their contracts. Monitors also found that 25 of those facilities were failing to meet the minimum standards required by their contracts to get people off the streets for good.\u003c/p>\n\u003cp>KPCC found that negative monitoring reports, health citations and grievance complaints rarely result in a shelter being shut down.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Some shelters raise philanthropic dollars on their own to improve living conditions in their buildings. Those that don’t receive public dollars operate with little to no public accountability at all.\u003c/p>\n\u003cp>The lack of accountability for meeting quality and service benchmarks raises questions about what taxpayers are paying for with the hundreds of millions of dollars in Measure H funding now flowing through LAHSA and other public agencies.\u003c/p>\n\u003cp>Who is looking out for the people officials say they are trying to help?\u003c/p>\n\u003cp>There are about 16,600 shelter beds in L.A. County. They’re almost always run by private nonprofit and faith organizations. Many have contracts with federal, local, and state government agencies that pay for beds for mental health clients, veterans, and other populations they serve.\u003c/p>\n\u003cp>The result is a patchwork system of oversight. No single public entity is charged with making sure shelters are clean, safe places to stay.\u003c/p>\n\u003cp>LAHSA officials told KPCC the agency has plans to improve shelter quality in L.A. The status quo, however, is not pretty.\u003c/p>\n\u003ch3>Rats, Roaches, Bedbugs, Mold\u003c/h3>\n\u003cp>Craig Aslin tried the whole homeless shelter thing, he said.\u003c/p>\n\u003cp>Specifically, he tried The House of Hope, a boarding home in Jefferson Park.\u003c/p>\n\u003cp>“It sucked,” he said. “I got [eaten] up with bedbugs.”\u003c/p>\n\u003cp>So Aslin left and ended up in a tent on a hilly median off Franklin and Vine in Hollywood. Why? He says his tent is cleaner, he doesn’t have to deal with people he doesn’t like, and he can come and go as he pleases.\u003c/p>\n\u003cp>“I live better now than I did then, I mean for real,” he said.\u003c/p>\n\u003cfigure id=\"attachment_11668656\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/CraigAslin-800x534.jpg\" alt=\"Craig Aslin is originally from Virginia. He was staying in a tent in Hollywood on Friday, March 16, 2018.\" width=\"800\" height=\"534\" class=\"size-medium wp-image-11668656\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/CraigAslin-800x534.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/CraigAslin-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/CraigAslin-240x160.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/CraigAslin-375x250.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/CraigAslin-520x347.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/CraigAslin.jpg 929w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Craig Aslin is originally from Virginia. He was staying in a tent in Hollywood on Friday, March 16, 2018. \u003ccite>(SUSANICA TAM/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>A 2017 public health inspection of The House of Hope, the shelter Aslin left, did not find bed bugs. It did find 17 other health code violations, including evidence of rats, roaches, suspected mold and issues with waste storage and disposal.\u003c/p>\n\u003cp>The public health department said it does follow-up inspections and sends compliance letters to shelters. It does not, however, shut shelters down.\u003c/p>\n\u003cp>“If compliance is not met, enforcement proceeds to the city or district attorney requesting a criminal complaint,” the public affairs department said in an email.\u003c/p>\n\u003cp>The House of Hope is one of many emergency housing options in the county that does not rely on government dollars; that means it’s operating with very little in the way of oversight.\u003c/p>\n\u003cp>Even in shelters that do receive public dollars, complaints of unsanitary conditions, vermin and pests are common.\u003c/p>\n\u003cp>At a shelter run by Volunteers of America on Skid Row, LAHSA monitors found “water leaking from the walls and underneath the toilets” in the bathroom, toilets that were “not secured,” and a broken, leaking faucet.\u003c/p>\n\u003cp>Another VOA shelter in South L.A. was found to have visible damage on floors and the walls and ceilings.\u003c/p>\n\u003cp>One center also did not have grievance forms for clients to complain about its conditions — a requirement of its contract.\u003c/p>\n\u003cp>Orlando Ward, executive director of external affairs at the VOA-Greater Los Angeles said the organization has made improvements after having recently taken over the shelter space from another organization.\u003c/p>\n\u003cp>“We house close to 400 people between the two shelters,” he said. “As you can imagine with such high traffic numbers, maintenance and cleaning was and is a resource-intense undertaking.”\u003c/p>\n\u003cfigure id=\"attachment_11668664\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/OfframpTents-800x431.jpg\" alt=\"Tents are pitched near an offramp in Hollywood in March. Residents there said they prefer living outside to using a homeless shelter where couples will have to be separated and strict scheduling is enforced.\" width=\"800\" height=\"431\" class=\"size-medium wp-image-11668664\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/OfframpTents-800x431.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/OfframpTents-160x86.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/OfframpTents-240x129.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/OfframpTents-375x202.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/OfframpTents-520x280.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/OfframpTents.jpg 921w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Tents are pitched near an offramp in Hollywood in March. Residents there said they prefer living outside to using a homeless shelter where couples will have to be separated and strict scheduling is enforced. \u003ccite>(SUSANICA TAM/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Sanitation, he said, has improved in the past year. And new funds from Measure H have helped the organization make changes in its shelters, including staying open 24 hours a day and offering more services on site.\u003c/p>\n\u003cp>At the Russ Hotel in Downtown L.A., a Department of Mental Health client reported bathrooms that were “trashed daily” with toilets that “don’t flush.” Another client reported cockroaches.\u003c/p>\n\u003cp>A client at the Testimonial Community Love Center in South L.A. complained of cockroaches in August 2017.\u003c/p>\n\u003cp>In an L.A. Family Housing Shelter, LAHSA monitors found “unacceptable conditions” and “a lack of supervision over rooms.” In one Boyle Heights shelter, monitors found the “walls were covered with Crayola and/or marker writing” and a chicken incubator. Another room was “extremely dirty.” A third had “foul odors” coming from it.\u003c/p>\n\u003cp>L.A. Family Housing has since cleared those complaints with the agency.\u003c/p>\n\u003cp>Eve Garrow, who works on homeless issues for the American Civil Liberties Union, said she’s heard complaints of homeless people getting sick in shelters with body lice, head lice and other communicable diseases like MRSA, an infection that is resistant to treatment with many antibiotics.\u003c/p>\n\u003cp>“Mold in the bathrooms, blood on the walls, just a variety of issues that are really unacceptable,” she said. “People with disabilities may try to use shelters and very quickly decide they’re unable to manage their mental health conditions in those shelter spaces.”\u003c/p>\n\u003ch3>‘Dangerous as Heck’\u003c/h3>\n\u003cp>Lorenna Taylor went to Samoshel, a Santa Monica shelter that resembles a large tent, in 2016 after having neck surgery.\u003c/p>\n\u003cp>Almost immediately, she said, another client harassed her. The woman, Taylor said, would follow her to the bathroom and started telling other people in the shelter Taylor was actually a man.\u003c/p>\n\u003cp>“I would have left, but I could barely walk,” she said.\u003c/p>\n\u003cp>She complained to staff, but “they told me, you need to be the bigger person,” Taylor said.\u003c/p>\n\u003cp>Eventually, there was a physical altercation between the two of them outside of the shelter. Neither woman was convicted of a crime in a subsequent court case. But Taylor said the entire experience left her with trauma.\u003c/p>\n\u003cp>“There’s no safety,” she said.\u003c/p>\n\u003cfigure id=\"attachment_11668704\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/Pepper-800x553.jpg\" alt=\"Pepper Pilar talks about experiencing homelessness and spending time in a shelter on Friday, March 16, 2018. Pilar ended up homeless after a series of hardships and a relationship that ended left no other options.\" width=\"800\" height=\"553\" class=\"size-medium wp-image-11668704\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/Pepper-800x553.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/Pepper-160x111.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/Pepper-240x166.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/Pepper-375x259.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/Pepper-520x360.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/Pepper.jpg 954w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Pepper Pilar talks about experiencing homelessness and spending time in a shelter on Friday, March 16, 2018. Pilar ended up homeless after a series of hardships and a relationship that ended left no other options. \u003ccite>(SUSANICA TAM/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Living in close quarters can breed conflict, said John Maceri of The People Concern, which runs Samoshel. He said his staff intervened multiple times in Taylor’s case.\u003c/p>\n\u003cp>Many homeless people told KPCC they were victims of theft, harassment and even assault by other clients in shelters, and that staff were either indifferent to or untrained to handle the conflict.\u003c/p>\n\u003cp>“The shelters are dangerous as heck,” said Pepper Pilar, who rides a bike covered with Dr. Pepper stickers around Hollywood. “At least out here I have friends to watch my back. In there, they [will steal] your stuff.”\u003c/p>\n\u003cp>Los Angeles Police Department records show that some shelters are visited frequently by officers. A VOA shelter on Broadway in South L.A. had 138 LAPD visits between Jan. 1, 2017 and the end of April 2018. Another VOA shelter had 197 visits.\u003c/p>\n\u003cp>“The LAPD visits are largely due to client crisis situations as well as calls from shelter staff when client safety is compromised,” said Ward of VOA. “Some would argue that is better that people experience trauma at a staffed facility than on the streets where the outcome is less predictable.”\u003c/p>\n\u003ch3>‘No One Noticed’\u003c/h3>\n\u003cp>Safety and violence are just one concern about quality of care. Former shelter residents also told KPCC they didn’t have faith in medical services.\u003c/p>\n\u003cp>Andria McFerson, a former Samoshel resident, said that clients in the “medical ward” — where people with severe medical needs are housed in proximity to a staff nurse — are not checked on regularly.\u003c/p>\n\u003cp>“My friend died there and no one noticed,” she said.\u003c/p>\n\u003cp>Her friend was Charles Waldron, a Vietnam War veteran. An L.A. Coroner’s report found that he died of a heart attack at the shelter on Jan. 24, 2016.\u003c/p>\n\u003caside class=\"alignright\">\n\u003ch3>\u003ca href=\"https://www.kqed.org/news/11667527/the-only-california-city-to-solve-veteran-homelessness-is-on-a-mission-to-go-bigger\">The Only California City to Solve Veteran Homelessness Is on a Mission to Go Bigger\u003c/a>\u003c/h3>\n\u003cfigure>\u003ca href=\"https://www.kqed.org/news/11667527/the-only-california-city-to-solve-veteran-homelessness-is-on-a-mission-to-go-bigger\">\u003cimg decoding=\"async\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/206887-full-1020x765.jpg\" alt=\"\">\u003c/a>\u003c/figure>\n\u003c/aside>\n\u003cp>Waldron was staying in the medical ward, a room with six metal twin-sized beds. He’d been at the shelter about seven months.\u003c/p>\n\u003cp>“Staff saw decedent on 1/23/2016 around midnight in the common area of the shelter,” the report said. At noon the next day, “staff discovered the decedent unresponsive and dialed 911.”\u003c/p>\n\u003cp>Paramedics, who found Waldron with red foam coming out of his mouth, beyond resuscitation, pronounced him dead 11 minutes later.\u003c/p>\n\u003cp>Maceri of The People Concern said it’s not unusual for clients to skip a meal. He said Waldron’s medical needs were not severe enough where he needed to be checked by medical professionals daily.\u003c/p>\n\u003cp>“There would not have been a medical reason to force Mr. Waldron to wake up from what staff assumed was him sleeping in after being up late the night before,” he said.\u003c/p>\n\u003cp>The \u003ca href=\"https://www.documentcloud.org/documents/4454509-Waldron.html#document/p1/a422371\" rel=\"noopener\" target=\"_blank\">coroner’s report\u003c/a> described his corpse as in the stage of “early decomposition.”\u003c/p>\n\u003ch3>No Recourse and Fears of Retaliation\u003c/h3>\n\u003cp>Other homeless people said shelters didn’t work out for them because they were told to leave, often after running into problems. And they said they had no recourse.\u003c/p>\n\u003cp>Robbin Nugent was kicked out of Samoshel in March after not showing up at the shelter for 68 of the 170 days she was a client. If she wasn’t going to use her bed, the program told her, they’d need it for someone else.\u003c/p>\n\u003cp>The problem: her boyfriend, with whom she’s four months pregnant with twins, was also homeless. He’d just graduated from a drug rehab program and was back on the streets.\u003c/p>\n\u003cp>“If I wasn’t with him at night, I think he would mess up,” she said.\u003c/p>\n\u003cfigure id=\"attachment_11668708\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/HomelessBikes-800x589.jpg\" alt=\"Robbin Nugent was asked to leave a Santa Monica shelter for not utilizing her bed enough, so she packed her belongings into a rolling trash can. Nugent is pregnant with twins.\" width=\"800\" height=\"589\" class=\"size-medium wp-image-11668708\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-800x589.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-160x118.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-1020x751.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-960x707.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-240x177.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-375x276.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-520x383.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes.jpg 1024w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Robbin Nugent was asked to leave a Santa Monica shelter for not utilizing her bed enough, so she packed her belongings into a rolling trash can. Nugent is pregnant with twins. \u003ccite>(RINA PALTA/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>So she left the shelter to stay with him.\u003c/p>\n\u003cp>“They were like, ‘What’s it going to take to get you back into the program?’ And I was like, ‘Get him off the street!’” Nugent said. “It’s my babies’ dad. If he messes up, then all things go to hell.”\u003c/p>\n\u003cp>She said Samoshel told her they didn’t have room for him and didn’t offer any referrals to shelters that might.\u003c/p>\n\u003cp>Nugent, still pregnant, and her boyfriend are now staying in a tent in an alley behind a Santa Monica restaurant.\u003c/p>\n\u003cp>Maceri said clients are expected to use their beds the majority of nights they’re in the program and that shelter “staff spent nearly six months attempting to work with Ms. Nugent to help her be more comfortable in the shelter.”\u003c/p>\n\u003cp>The decision to kick someone out of a shelter should be subject to outside review, said Olga Zurawska.\u003c/p>\n\u003cp>Zurawska, a filmmaker who found herself homeless several years ago, said she herself was kicked out of Turning Point, a Santa Monica shelter, in 2016.\u003c/p>\n\u003cp>Now an activist for the rights of homeless people, she said she was targeted for speaking up about shelter quality issues. \u003c/p>\n\u003cp>People Concern, which runs the shelter, said it helped place her in permanent housing and that her allegations are untrue and have been thoroughly investigated by multiple agencies, which found them to have no merit.\u003c/p>\n\u003cp>Zurawska said behind the dispute about her stay at Turning Point is a bigger issue: there wasn’t an outside body to step in and provide a neutral assessment.\u003c/p>\n\u003caside class=\"alignright\">\n\u003ch3>\u003ca href=\"https://www.kqed.org/news/11662564/californias-housing-crisis-working-but-on-the-brink-of-homelessness\">California’s Housing Crisis: Working But on the Brink of Homelessness\u003c/a>\u003c/h3>\n\u003cfigure>\u003ca href=\"https://www.kqed.org/news/11662564/californias-housing-crisis-working-but-on-the-brink-of-homelessness\">\u003cimg decoding=\"async\" src=\"https://ww2.kqed.org/wp-content/uploads/sites/10/2018/04/siegler-two-9df2c90bfc797a208badf4e4cc348fffba31700e-1-1180x885.jpg\" alt=\"\">\u003c/a>\u003c/figure>\n\u003c/aside>\n\u003cp>It goes to the patchwork nature of oversight in an industry — homeless services — that is growing rapidly. Because the shelter she stayed in didn’t receive LAHSA funding, the grievance she filed with the agency bounced back. Turning Point did receive Department of Mental Health funding, but Zurawska was not a mental health client. That meant she did not have recourse with that agency. Eventually she complained to the city of Santa Monica, which helps fund Turning Point, but she said that was a dead end.\u003c/p>\n\u003cp>Alisa Orduña, Santa Monica’s senior adviser on homelessness, said complaints about the shelters it funds are taken seriously. But first clients are required to exhaust whatever internal complaint system the shelter has before turning to the city.\u003c/p>\n\u003cp>Zurawska said the grievance process was confusing and hard to navigate.\u003c/p>\n\u003cp>“This population has no rights and no voice, really, and somebody has to do something about it,” she said.\u003c/p>\n\u003cp>Garrow of the ACLU agrees that clients need an accessible, visible, neutral third party to appeal to if shelters are going to be more effective going forward.\u003c/p>\n\u003cp>“Staff really have too much power over clients and clients really have no recourse when staff treat them in a denigrating or disrespectful manner other than to submit a complaint to the very organization that’s mistreating them,” she said.\u003c/p>\n\u003cp>For its part, LAHSA, which administers the majority of homeless service contracts in the county, does not have a uniform policy on when it is appropriate to terminate a client from a program. \u003c/p>\n\u003cp>The agency does review each shelter’s policy, if it funds the shelter, said Chris Callandrillo, director of procurement and performance management. It does not have reliable data on how many people are kicked out of shelters.\u003c/p>\n\u003ch3>Shelters Do Improve, When They Want To\u003c/h3>\n\u003cp>A startling claim was buried deep inside a client satisfaction report filed on Jan. 5, 2018 by a Department of Mental Health client. \u003c/p>\n\u003cp>The client gave the shelter run by the nonprofit L.A. Family Housing largely high marks when asked whether to agree or disagree with statements like, “I have generally positive interactions with staff” and “I receive toiletries when I need them.”\u003c/p>\n\u003cp>Then in the comments section, the client wrote: “Someone got stabbed in their room. This place feels like a jail with an open door.”\u003c/p>\n\u003cp>Stephanie Klasky-Gamer, the president of L.A. Family Housing, confirmed the stabbing.\u003c/p>\n\u003cp>“It was an incredibly sad — and scary — but sad day here,” she said.\u003c/p>\n\u003cp>It was also a learning opportunity. The shelter switched security companies — bags were already searched and people searched with a wand on entry, but a knife had gotten in.\u003c/p>\n\u003cp>The agency also revamped its procedures for checking clients, from “every person, every day,” to “every room, every day” — meaning staff members now need to enter every room on the property on a daily basis to check on clients.\u003c/p>\n\u003cp>“It also allowed us to see things that were getting in that shouldn’t have,” she said.\u003c/p>\n\u003cp>None of those changes were required by the myriad agencies that monitor L.A. Family Housing: the Veterans Administration, LAHSA, the L.A. County Department of Mental Health, L.A. County Department of Health Services, several individual cities and the U.S. Department of Housing and Urban Development.\u003c/p>\n\u003cp>Other shelters may also want to improve, she said, but might not have the expertise or resources to do so.\u003c/p>\n\u003cp>“I would not say that any of our colleagues don’t care,” she said. “I think when you have really limited resources, there are places you cut back.”\u003c/p>\n\u003cp>Klasky-Gamer said auditors visit the shelters roughly three times a week, generally performing one of three types of check: financial audits, programmatic audits and physical audits. There’s so much monitoring that the space-crunched agency even has a room dedicated to files in its main campus building in North Hollywood.\u003c/p>\n\u003cp>She said she wishes one agency was tasked with taking the lead on auditing.\u003c/p>\n\u003cp>“But I don’t begrudge oversight,” she said. “These are public dollars and this is a public benefit.”\u003c/p>\n\u003cp>Some major issues are not addressed, however, in all the monitoring.\u003c/p>\n\u003cp>LAHSA reports do not directly address safety issues beyond emergency evacuation plans, fire extinguishers and cleanliness. The agency said it requires shelters to report incidents of violence and then passes that information to whatever entity — like the city or county or federal government — that funds the shelter’s contract.\u003c/p>\n\u003cp>Orlando Ward of the VOA said the decentralized system for regulating shelters can be frustrating.\u003c/p>\n\u003cp>“We may suffer from not only a lack of a uniform set of standards, but differing levels of accountability and, in some instances, a lack of direction,” he said.\u003c/p>\n\u003cp>New York City, Philadelphia and San Francisco have “cabinet level” officers dedicated to addressing homelessness, he said, which helps them organize and build a common mission and set of best practices.\u003c/p>\n\u003cp>L.A. has nothing comparable. There’s more coordination than ever before in L.A., but not enough.\u003c/p>\n\u003cp>“We still must build a common vision with 15 council districts, a mayor and five county supervisors,” Ward said.\u003c/p>\n\u003cp>Callandrillo said such a system would be hard to reproduce in decentralized Los Angeles, with its numerous municipalities, multiple funding sources for shelters and wide geography.\u003c/p>\n\u003cp>“With the small city of San Francisco, it’s doable,” he said. “Within a region like L.A. County, which is 400 square miles, it’s just not a manageable model. And to do it regionally, like we do other services, would probably cost a lot of money.”\u003c/p>\n\u003cp>It’s unclear what it takes for a shelter to lose its contract with LAHSA, which works with dozens of agencies. Callandrillo said that it’s happened three times in the past four years. Even as thousands of beds sit empty, the overall number of available beds is too small to risk losing them.\u003c/p>\n\u003cfigure id=\"attachment_11668711\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/AliceMyles-800x541.jpg\" alt=\"Alice Myles, 61, used to be a nurse before becoming homeless. She tried living in shelters, she said, but her belongings were stolen and she didn't like being around fights.\" width=\"800\" height=\"541\" class=\"size-medium wp-image-11668711\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles-800x541.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles-160x108.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles-960x649.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles-240x162.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles-375x254.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles-520x352.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles.jpg 991w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Alice Myles, 61, used to be a nurse before becoming homeless. She tried living in shelters, she said, but her belongings were stolen and she didn’t like being around fights. \u003ccite>(SUSANICA TAM/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Typically a shelter provider owns the site or holds the lease for a site, so if we’re cancelling a contract, often we’re cancelling the availability of shelter beds in an environment where we have very few shelter beds,” he said. “We try to work with our providers to not have to do it.”\u003c/p>\n\u003cp>Callandrillo said the problem of unused beds is “systemic,” and less about an individual shelter than how people get and find beds.\u003c/p>\n\u003cp>“It’s not for lack of need,” he said. “One of the main issues is connecting people to available shelter beds.”\u003c/p>\n\u003cp>A person might walk into a shelter in Santa Monica that’s full, while across town, there’s an available bed.\u003c/p>\n\u003cp>LAHSA is working on a way to better track available beds so that providers can immediately direct clients to them, Callandrillo said.\u003c/p>\n\u003cp>He said LAHSA has posted a position to create that system, but has not hired for it yet.\u003c/p>\n\u003ch3>What Happens Next?\u003c/h3>\n\u003cp>As these conditions persist, the push is on to rapidly expand L.A.’s shelter system to accommodate a growing population of homeless people — all amidst a housing market that makes the region’s larger goal of finding everyone a long-term, affordable place to live more challenging by the day.\u003c/p>\n\u003cp>L.A. County and the city of L.A. — through Proposition HHH and a new developer fee for affordable housing — are putting hundreds of millions of dollars into the construction of permanent housing. Providers, however, are still struggling to find enough spots for clients, and construction will take time.\u003c/p>\n\u003cp>In the meantime, L.A. Mayor Eric Garcetti has proposed funneling $20 million in city funds into creating “temporary” homeless shelters in each of the city’s 15 council districts. A neighborhood that accepts a shelter, in turn, has been promised additional sanitation resources and police attention to ensure that it stays free of encampments.\u003c/p>\n\u003cp>“Every homeless Angeleno needs a safe, clean, place to sleep at night,” Anna Bahr, the mayor’s deputy press secretary, said. “Each new site will have unprecedented service delivery: 24/7 security, mental health professionals, employment specialists, and anti-addiction experts. The mayor’s office will be monitoring each site closely, to ensure they remain safe and clean.”\u003c/p>\n\u003cp>L.A. County is also poised to shift more funds from Measure H, a new quarter-cent sales tax for homeless services, into interim housing like shelters.\u003c/p>\n\u003cp>LAHSA has recently upped the rate it pays shelters to improve quality. That money is intended to fund more robust services and amenities on site — what the industry calls “bridge housing.”\u003c/p>\n\u003cp>It’s a key change if the goal remains finding permanent housing and jobs for as many of the region’s homeless people as possible.\u003c/p>\n\u003cp>The move appears to have merit. LAHSA figures show that for the past year, about 39 percent of those in bridge housing have moved on to permanent homes. For those in traditional shelters, the number was 17 percent.\u003c/p>\n\u003cp>About 2,000 clients were in bridge housing during that period, while 12,000 lived in standard shelters. In all, close to 60,000 people lack permanent housing in the county.\u003c/p>\n\u003cp>The ACLU’s Garrow says the goal of getting people back on their feet and into permanent housing is not easy. That makes conditions in shelters that much more important.\u003c/p>\n\u003cp>“The promise is that they’re temporary, but so often it’s a broken promise,” Garrow said. “We have to ensure that shelters are humane and held to the highest possible standards because people will be living in them for a long time.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cem>Alex Derosier contributed to this report. This story was made possible with help from the Fund for Investigative Reporting. Support was also provided by the Corporation for Public Broadcasting, which is supporting an investigative reporting collaboration among KPCC, WNYC in New York, WABE in Atlanta, KCUR in Kansas City and APM Reports.\u003c/em>\u003c/p>\n\n",
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"excerpt": "Health department inspections, coroner reports, surveys from the Department of Mental Health and police reports reveal safety and sanitation problems in shelters around L.A. County.",
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"title": "Why Do Thousands of L.A.'s Homeless Shelter Beds Sit Empty Each Night? Rats, Roaches, Bedbugs, Mold | KQED",
"description": "Health department inspections, coroner reports, surveys from the Department of Mental Health and police reports reveal safety and sanitation problems in shelters around L.A. County.",
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"headline": "Why Do Thousands of L.A.'s Homeless Shelter Beds Sit Empty Each Night? Rats, Roaches, Bedbugs, Mold",
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"nprByline": "\u003cstrong>\u003ca href=\"https://www.scpr.org/about/people/staff/rina-palta\">Rina Palta\u003c/a>\u003c/strong>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003c/p>\u003cp>\u003cspan class=\"utils-parseShortcode-shortcodes-__dropcapShortcode__dropcap\">E\u003c/span>\u003c/p>\u003cp>very night, some 43,000 people sleep on the streets of Los Angeles County in tents, cars and makeshift structures. So why do thousands of beds run by the biggest homeless agencies go empty at night?\u003c/p>\n\u003cp>A \u003ca href=\"https://www.scpr.org/\" rel=\"noopener\" target=\"_blank\">KPCC\u003c/a> investigation found reports of bedbugs, rats, foul odors, poor lighting, harassment, lax care in medical wards and even a “chicken incubator” in a room where homeless people were sleeping.\u003c/p>\n\u003cp>Public documents — including monitoring reports from the Los Angeles Homeless Services Authority (LAHSA), health department inspections, coroner reports, surveys from the Department of Mental Health and police reports — reveal safety and sanitation problems in shelters around the county.\u003c/p>\n\u003cp>Reviews conducted at 60 shelters funded by LAHSA last year found more than half — 33 — were not filling all of their beds. Overall, LAHSA-funded shelters had a 78 percent utilization rate, well below the 90 percent required in their contracts. Monitors also found that 25 of those facilities were failing to meet the minimum standards required by their contracts to get people off the streets for good.\u003c/p>\n\u003cp>KPCC found that negative monitoring reports, health citations and grievance complaints rarely result in a shelter being shut down.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Some shelters raise philanthropic dollars on their own to improve living conditions in their buildings. Those that don’t receive public dollars operate with little to no public accountability at all.\u003c/p>\n\u003cp>The lack of accountability for meeting quality and service benchmarks raises questions about what taxpayers are paying for with the hundreds of millions of dollars in Measure H funding now flowing through LAHSA and other public agencies.\u003c/p>\n\u003cp>Who is looking out for the people officials say they are trying to help?\u003c/p>\n\u003cp>There are about 16,600 shelter beds in L.A. County. They’re almost always run by private nonprofit and faith organizations. Many have contracts with federal, local, and state government agencies that pay for beds for mental health clients, veterans, and other populations they serve.\u003c/p>\n\u003cp>The result is a patchwork system of oversight. No single public entity is charged with making sure shelters are clean, safe places to stay.\u003c/p>\n\u003cp>LAHSA officials told KPCC the agency has plans to improve shelter quality in L.A. The status quo, however, is not pretty.\u003c/p>\n\u003ch3>Rats, Roaches, Bedbugs, Mold\u003c/h3>\n\u003cp>Craig Aslin tried the whole homeless shelter thing, he said.\u003c/p>\n\u003cp>Specifically, he tried The House of Hope, a boarding home in Jefferson Park.\u003c/p>\n\u003cp>“It sucked,” he said. “I got [eaten] up with bedbugs.”\u003c/p>\n\u003cp>So Aslin left and ended up in a tent on a hilly median off Franklin and Vine in Hollywood. Why? He says his tent is cleaner, he doesn’t have to deal with people he doesn’t like, and he can come and go as he pleases.\u003c/p>\n\u003cp>“I live better now than I did then, I mean for real,” he said.\u003c/p>\n\u003cfigure id=\"attachment_11668656\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/CraigAslin-800x534.jpg\" alt=\"Craig Aslin is originally from Virginia. He was staying in a tent in Hollywood on Friday, March 16, 2018.\" width=\"800\" height=\"534\" class=\"size-medium wp-image-11668656\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/CraigAslin-800x534.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/CraigAslin-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/CraigAslin-240x160.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/CraigAslin-375x250.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/CraigAslin-520x347.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/CraigAslin.jpg 929w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Craig Aslin is originally from Virginia. He was staying in a tent in Hollywood on Friday, March 16, 2018. \u003ccite>(SUSANICA TAM/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>A 2017 public health inspection of The House of Hope, the shelter Aslin left, did not find bed bugs. It did find 17 other health code violations, including evidence of rats, roaches, suspected mold and issues with waste storage and disposal.\u003c/p>\n\u003cp>The public health department said it does follow-up inspections and sends compliance letters to shelters. It does not, however, shut shelters down.\u003c/p>\n\u003cp>“If compliance is not met, enforcement proceeds to the city or district attorney requesting a criminal complaint,” the public affairs department said in an email.\u003c/p>\n\u003cp>The House of Hope is one of many emergency housing options in the county that does not rely on government dollars; that means it’s operating with very little in the way of oversight.\u003c/p>\n\u003cp>Even in shelters that do receive public dollars, complaints of unsanitary conditions, vermin and pests are common.\u003c/p>\n\u003cp>At a shelter run by Volunteers of America on Skid Row, LAHSA monitors found “water leaking from the walls and underneath the toilets” in the bathroom, toilets that were “not secured,” and a broken, leaking faucet.\u003c/p>\n\u003cp>Another VOA shelter in South L.A. was found to have visible damage on floors and the walls and ceilings.\u003c/p>\n\u003cp>One center also did not have grievance forms for clients to complain about its conditions — a requirement of its contract.\u003c/p>\n\u003cp>Orlando Ward, executive director of external affairs at the VOA-Greater Los Angeles said the organization has made improvements after having recently taken over the shelter space from another organization.\u003c/p>\n\u003cp>“We house close to 400 people between the two shelters,” he said. “As you can imagine with such high traffic numbers, maintenance and cleaning was and is a resource-intense undertaking.”\u003c/p>\n\u003cfigure id=\"attachment_11668664\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/OfframpTents-800x431.jpg\" alt=\"Tents are pitched near an offramp in Hollywood in March. Residents there said they prefer living outside to using a homeless shelter where couples will have to be separated and strict scheduling is enforced.\" width=\"800\" height=\"431\" class=\"size-medium wp-image-11668664\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/OfframpTents-800x431.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/OfframpTents-160x86.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/OfframpTents-240x129.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/OfframpTents-375x202.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/OfframpTents-520x280.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/OfframpTents.jpg 921w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Tents are pitched near an offramp in Hollywood in March. Residents there said they prefer living outside to using a homeless shelter where couples will have to be separated and strict scheduling is enforced. \u003ccite>(SUSANICA TAM/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Sanitation, he said, has improved in the past year. And new funds from Measure H have helped the organization make changes in its shelters, including staying open 24 hours a day and offering more services on site.\u003c/p>\n\u003cp>At the Russ Hotel in Downtown L.A., a Department of Mental Health client reported bathrooms that were “trashed daily” with toilets that “don’t flush.” Another client reported cockroaches.\u003c/p>\n\u003cp>A client at the Testimonial Community Love Center in South L.A. complained of cockroaches in August 2017.\u003c/p>\n\u003cp>In an L.A. Family Housing Shelter, LAHSA monitors found “unacceptable conditions” and “a lack of supervision over rooms.” In one Boyle Heights shelter, monitors found the “walls were covered with Crayola and/or marker writing” and a chicken incubator. Another room was “extremely dirty.” A third had “foul odors” coming from it.\u003c/p>\n\u003cp>L.A. Family Housing has since cleared those complaints with the agency.\u003c/p>\n\u003cp>Eve Garrow, who works on homeless issues for the American Civil Liberties Union, said she’s heard complaints of homeless people getting sick in shelters with body lice, head lice and other communicable diseases like MRSA, an infection that is resistant to treatment with many antibiotics.\u003c/p>\n\u003cp>“Mold in the bathrooms, blood on the walls, just a variety of issues that are really unacceptable,” she said. “People with disabilities may try to use shelters and very quickly decide they’re unable to manage their mental health conditions in those shelter spaces.”\u003c/p>\n\u003ch3>‘Dangerous as Heck’\u003c/h3>\n\u003cp>Lorenna Taylor went to Samoshel, a Santa Monica shelter that resembles a large tent, in 2016 after having neck surgery.\u003c/p>\n\u003cp>Almost immediately, she said, another client harassed her. The woman, Taylor said, would follow her to the bathroom and started telling other people in the shelter Taylor was actually a man.\u003c/p>\n\u003cp>“I would have left, but I could barely walk,” she said.\u003c/p>\n\u003cp>She complained to staff, but “they told me, you need to be the bigger person,” Taylor said.\u003c/p>\n\u003cp>Eventually, there was a physical altercation between the two of them outside of the shelter. Neither woman was convicted of a crime in a subsequent court case. But Taylor said the entire experience left her with trauma.\u003c/p>\n\u003cp>“There’s no safety,” she said.\u003c/p>\n\u003cfigure id=\"attachment_11668704\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/Pepper-800x553.jpg\" alt=\"Pepper Pilar talks about experiencing homelessness and spending time in a shelter on Friday, March 16, 2018. Pilar ended up homeless after a series of hardships and a relationship that ended left no other options.\" width=\"800\" height=\"553\" class=\"size-medium wp-image-11668704\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/Pepper-800x553.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/Pepper-160x111.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/Pepper-240x166.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/Pepper-375x259.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/Pepper-520x360.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/Pepper.jpg 954w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Pepper Pilar talks about experiencing homelessness and spending time in a shelter on Friday, March 16, 2018. Pilar ended up homeless after a series of hardships and a relationship that ended left no other options. \u003ccite>(SUSANICA TAM/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Living in close quarters can breed conflict, said John Maceri of The People Concern, which runs Samoshel. He said his staff intervened multiple times in Taylor’s case.\u003c/p>\n\u003cp>Many homeless people told KPCC they were victims of theft, harassment and even assault by other clients in shelters, and that staff were either indifferent to or untrained to handle the conflict.\u003c/p>\n\u003cp>“The shelters are dangerous as heck,” said Pepper Pilar, who rides a bike covered with Dr. Pepper stickers around Hollywood. “At least out here I have friends to watch my back. In there, they [will steal] your stuff.”\u003c/p>\n\u003cp>Los Angeles Police Department records show that some shelters are visited frequently by officers. A VOA shelter on Broadway in South L.A. had 138 LAPD visits between Jan. 1, 2017 and the end of April 2018. Another VOA shelter had 197 visits.\u003c/p>\n\u003cp>“The LAPD visits are largely due to client crisis situations as well as calls from shelter staff when client safety is compromised,” said Ward of VOA. “Some would argue that is better that people experience trauma at a staffed facility than on the streets where the outcome is less predictable.”\u003c/p>\n\u003ch3>‘No One Noticed’\u003c/h3>\n\u003cp>Safety and violence are just one concern about quality of care. Former shelter residents also told KPCC they didn’t have faith in medical services.\u003c/p>\n\u003cp>Andria McFerson, a former Samoshel resident, said that clients in the “medical ward” — where people with severe medical needs are housed in proximity to a staff nurse — are not checked on regularly.\u003c/p>\n\u003cp>“My friend died there and no one noticed,” she said.\u003c/p>\n\u003cp>Her friend was Charles Waldron, a Vietnam War veteran. An L.A. Coroner’s report found that he died of a heart attack at the shelter on Jan. 24, 2016.\u003c/p>\n\u003caside class=\"alignright\">\n\u003ch3>\u003ca href=\"https://www.kqed.org/news/11667527/the-only-california-city-to-solve-veteran-homelessness-is-on-a-mission-to-go-bigger\">The Only California City to Solve Veteran Homelessness Is on a Mission to Go Bigger\u003c/a>\u003c/h3>\n\u003cfigure>\u003ca href=\"https://www.kqed.org/news/11667527/the-only-california-city-to-solve-veteran-homelessness-is-on-a-mission-to-go-bigger\">\u003cimg decoding=\"async\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/206887-full-1020x765.jpg\" alt=\"\">\u003c/a>\u003c/figure>\n\u003c/aside>\n\u003cp>Waldron was staying in the medical ward, a room with six metal twin-sized beds. He’d been at the shelter about seven months.\u003c/p>\n\u003cp>“Staff saw decedent on 1/23/2016 around midnight in the common area of the shelter,” the report said. At noon the next day, “staff discovered the decedent unresponsive and dialed 911.”\u003c/p>\n\u003cp>Paramedics, who found Waldron with red foam coming out of his mouth, beyond resuscitation, pronounced him dead 11 minutes later.\u003c/p>\n\u003cp>Maceri of The People Concern said it’s not unusual for clients to skip a meal. He said Waldron’s medical needs were not severe enough where he needed to be checked by medical professionals daily.\u003c/p>\n\u003cp>“There would not have been a medical reason to force Mr. Waldron to wake up from what staff assumed was him sleeping in after being up late the night before,” he said.\u003c/p>\n\u003cp>The \u003ca href=\"https://www.documentcloud.org/documents/4454509-Waldron.html#document/p1/a422371\" rel=\"noopener\" target=\"_blank\">coroner’s report\u003c/a> described his corpse as in the stage of “early decomposition.”\u003c/p>\n\u003ch3>No Recourse and Fears of Retaliation\u003c/h3>\n\u003cp>Other homeless people said shelters didn’t work out for them because they were told to leave, often after running into problems. And they said they had no recourse.\u003c/p>\n\u003cp>Robbin Nugent was kicked out of Samoshel in March after not showing up at the shelter for 68 of the 170 days she was a client. If she wasn’t going to use her bed, the program told her, they’d need it for someone else.\u003c/p>\n\u003cp>The problem: her boyfriend, with whom she’s four months pregnant with twins, was also homeless. He’d just graduated from a drug rehab program and was back on the streets.\u003c/p>\n\u003cp>“If I wasn’t with him at night, I think he would mess up,” she said.\u003c/p>\n\u003cfigure id=\"attachment_11668708\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/HomelessBikes-800x589.jpg\" alt=\"Robbin Nugent was asked to leave a Santa Monica shelter for not utilizing her bed enough, so she packed her belongings into a rolling trash can. Nugent is pregnant with twins.\" width=\"800\" height=\"589\" class=\"size-medium wp-image-11668708\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-800x589.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-160x118.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-1020x751.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-960x707.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-240x177.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-375x276.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes-520x383.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/HomelessBikes.jpg 1024w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Robbin Nugent was asked to leave a Santa Monica shelter for not utilizing her bed enough, so she packed her belongings into a rolling trash can. Nugent is pregnant with twins. \u003ccite>(RINA PALTA/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>So she left the shelter to stay with him.\u003c/p>\n\u003cp>“They were like, ‘What’s it going to take to get you back into the program?’ And I was like, ‘Get him off the street!’” Nugent said. “It’s my babies’ dad. If he messes up, then all things go to hell.”\u003c/p>\n\u003cp>She said Samoshel told her they didn’t have room for him and didn’t offer any referrals to shelters that might.\u003c/p>\n\u003cp>Nugent, still pregnant, and her boyfriend are now staying in a tent in an alley behind a Santa Monica restaurant.\u003c/p>\n\u003cp>Maceri said clients are expected to use their beds the majority of nights they’re in the program and that shelter “staff spent nearly six months attempting to work with Ms. Nugent to help her be more comfortable in the shelter.”\u003c/p>\n\u003cp>The decision to kick someone out of a shelter should be subject to outside review, said Olga Zurawska.\u003c/p>\n\u003cp>Zurawska, a filmmaker who found herself homeless several years ago, said she herself was kicked out of Turning Point, a Santa Monica shelter, in 2016.\u003c/p>\n\u003cp>Now an activist for the rights of homeless people, she said she was targeted for speaking up about shelter quality issues. \u003c/p>\n\u003cp>People Concern, which runs the shelter, said it helped place her in permanent housing and that her allegations are untrue and have been thoroughly investigated by multiple agencies, which found them to have no merit.\u003c/p>\n\u003cp>Zurawska said behind the dispute about her stay at Turning Point is a bigger issue: there wasn’t an outside body to step in and provide a neutral assessment.\u003c/p>\n\u003caside class=\"alignright\">\n\u003ch3>\u003ca href=\"https://www.kqed.org/news/11662564/californias-housing-crisis-working-but-on-the-brink-of-homelessness\">California’s Housing Crisis: Working But on the Brink of Homelessness\u003c/a>\u003c/h3>\n\u003cfigure>\u003ca href=\"https://www.kqed.org/news/11662564/californias-housing-crisis-working-but-on-the-brink-of-homelessness\">\u003cimg decoding=\"async\" src=\"https://ww2.kqed.org/wp-content/uploads/sites/10/2018/04/siegler-two-9df2c90bfc797a208badf4e4cc348fffba31700e-1-1180x885.jpg\" alt=\"\">\u003c/a>\u003c/figure>\n\u003c/aside>\n\u003cp>It goes to the patchwork nature of oversight in an industry — homeless services — that is growing rapidly. Because the shelter she stayed in didn’t receive LAHSA funding, the grievance she filed with the agency bounced back. Turning Point did receive Department of Mental Health funding, but Zurawska was not a mental health client. That meant she did not have recourse with that agency. Eventually she complained to the city of Santa Monica, which helps fund Turning Point, but she said that was a dead end.\u003c/p>\n\u003cp>Alisa Orduña, Santa Monica’s senior adviser on homelessness, said complaints about the shelters it funds are taken seriously. But first clients are required to exhaust whatever internal complaint system the shelter has before turning to the city.\u003c/p>\n\u003cp>Zurawska said the grievance process was confusing and hard to navigate.\u003c/p>\n\u003cp>“This population has no rights and no voice, really, and somebody has to do something about it,” she said.\u003c/p>\n\u003cp>Garrow of the ACLU agrees that clients need an accessible, visible, neutral third party to appeal to if shelters are going to be more effective going forward.\u003c/p>\n\u003cp>“Staff really have too much power over clients and clients really have no recourse when staff treat them in a denigrating or disrespectful manner other than to submit a complaint to the very organization that’s mistreating them,” she said.\u003c/p>\n\u003cp>For its part, LAHSA, which administers the majority of homeless service contracts in the county, does not have a uniform policy on when it is appropriate to terminate a client from a program. \u003c/p>\n\u003cp>The agency does review each shelter’s policy, if it funds the shelter, said Chris Callandrillo, director of procurement and performance management. It does not have reliable data on how many people are kicked out of shelters.\u003c/p>\n\u003ch3>Shelters Do Improve, When They Want To\u003c/h3>\n\u003cp>A startling claim was buried deep inside a client satisfaction report filed on Jan. 5, 2018 by a Department of Mental Health client. \u003c/p>\n\u003cp>The client gave the shelter run by the nonprofit L.A. Family Housing largely high marks when asked whether to agree or disagree with statements like, “I have generally positive interactions with staff” and “I receive toiletries when I need them.”\u003c/p>\n\u003cp>Then in the comments section, the client wrote: “Someone got stabbed in their room. This place feels like a jail with an open door.”\u003c/p>\n\u003cp>Stephanie Klasky-Gamer, the president of L.A. Family Housing, confirmed the stabbing.\u003c/p>\n\u003cp>“It was an incredibly sad — and scary — but sad day here,” she said.\u003c/p>\n\u003cp>It was also a learning opportunity. The shelter switched security companies — bags were already searched and people searched with a wand on entry, but a knife had gotten in.\u003c/p>\n\u003cp>The agency also revamped its procedures for checking clients, from “every person, every day,” to “every room, every day” — meaning staff members now need to enter every room on the property on a daily basis to check on clients.\u003c/p>\n\u003cp>“It also allowed us to see things that were getting in that shouldn’t have,” she said.\u003c/p>\n\u003cp>None of those changes were required by the myriad agencies that monitor L.A. Family Housing: the Veterans Administration, LAHSA, the L.A. County Department of Mental Health, L.A. County Department of Health Services, several individual cities and the U.S. Department of Housing and Urban Development.\u003c/p>\n\u003cp>Other shelters may also want to improve, she said, but might not have the expertise or resources to do so.\u003c/p>\n\u003cp>“I would not say that any of our colleagues don’t care,” she said. “I think when you have really limited resources, there are places you cut back.”\u003c/p>\n\u003cp>Klasky-Gamer said auditors visit the shelters roughly three times a week, generally performing one of three types of check: financial audits, programmatic audits and physical audits. There’s so much monitoring that the space-crunched agency even has a room dedicated to files in its main campus building in North Hollywood.\u003c/p>\n\u003cp>She said she wishes one agency was tasked with taking the lead on auditing.\u003c/p>\n\u003cp>“But I don’t begrudge oversight,” she said. “These are public dollars and this is a public benefit.”\u003c/p>\n\u003cp>Some major issues are not addressed, however, in all the monitoring.\u003c/p>\n\u003cp>LAHSA reports do not directly address safety issues beyond emergency evacuation plans, fire extinguishers and cleanliness. The agency said it requires shelters to report incidents of violence and then passes that information to whatever entity — like the city or county or federal government — that funds the shelter’s contract.\u003c/p>\n\u003cp>Orlando Ward of the VOA said the decentralized system for regulating shelters can be frustrating.\u003c/p>\n\u003cp>“We may suffer from not only a lack of a uniform set of standards, but differing levels of accountability and, in some instances, a lack of direction,” he said.\u003c/p>\n\u003cp>New York City, Philadelphia and San Francisco have “cabinet level” officers dedicated to addressing homelessness, he said, which helps them organize and build a common mission and set of best practices.\u003c/p>\n\u003cp>L.A. has nothing comparable. There’s more coordination than ever before in L.A., but not enough.\u003c/p>\n\u003cp>“We still must build a common vision with 15 council districts, a mayor and five county supervisors,” Ward said.\u003c/p>\n\u003cp>Callandrillo said such a system would be hard to reproduce in decentralized Los Angeles, with its numerous municipalities, multiple funding sources for shelters and wide geography.\u003c/p>\n\u003cp>“With the small city of San Francisco, it’s doable,” he said. “Within a region like L.A. County, which is 400 square miles, it’s just not a manageable model. And to do it regionally, like we do other services, would probably cost a lot of money.”\u003c/p>\n\u003cp>It’s unclear what it takes for a shelter to lose its contract with LAHSA, which works with dozens of agencies. Callandrillo said that it’s happened three times in the past four years. Even as thousands of beds sit empty, the overall number of available beds is too small to risk losing them.\u003c/p>\n\u003cfigure id=\"attachment_11668711\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/05/AliceMyles-800x541.jpg\" alt=\"Alice Myles, 61, used to be a nurse before becoming homeless. She tried living in shelters, she said, but her belongings were stolen and she didn't like being around fights.\" width=\"800\" height=\"541\" class=\"size-medium wp-image-11668711\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles-800x541.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles-160x108.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles-960x649.jpg 960w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles-240x162.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles-375x254.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles-520x352.jpg 520w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/05/AliceMyles.jpg 991w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Alice Myles, 61, used to be a nurse before becoming homeless. She tried living in shelters, she said, but her belongings were stolen and she didn’t like being around fights. \u003ccite>(SUSANICA TAM/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Typically a shelter provider owns the site or holds the lease for a site, so if we’re cancelling a contract, often we’re cancelling the availability of shelter beds in an environment where we have very few shelter beds,” he said. “We try to work with our providers to not have to do it.”\u003c/p>\n\u003cp>Callandrillo said the problem of unused beds is “systemic,” and less about an individual shelter than how people get and find beds.\u003c/p>\n\u003cp>“It’s not for lack of need,” he said. “One of the main issues is connecting people to available shelter beds.”\u003c/p>\n\u003cp>A person might walk into a shelter in Santa Monica that’s full, while across town, there’s an available bed.\u003c/p>\n\u003cp>LAHSA is working on a way to better track available beds so that providers can immediately direct clients to them, Callandrillo said.\u003c/p>\n\u003cp>He said LAHSA has posted a position to create that system, but has not hired for it yet.\u003c/p>\n\u003ch3>What Happens Next?\u003c/h3>\n\u003cp>As these conditions persist, the push is on to rapidly expand L.A.’s shelter system to accommodate a growing population of homeless people — all amidst a housing market that makes the region’s larger goal of finding everyone a long-term, affordable place to live more challenging by the day.\u003c/p>\n\u003cp>L.A. County and the city of L.A. — through Proposition HHH and a new developer fee for affordable housing — are putting hundreds of millions of dollars into the construction of permanent housing. Providers, however, are still struggling to find enough spots for clients, and construction will take time.\u003c/p>\n\u003cp>In the meantime, L.A. Mayor Eric Garcetti has proposed funneling $20 million in city funds into creating “temporary” homeless shelters in each of the city’s 15 council districts. A neighborhood that accepts a shelter, in turn, has been promised additional sanitation resources and police attention to ensure that it stays free of encampments.\u003c/p>\n\u003cp>“Every homeless Angeleno needs a safe, clean, place to sleep at night,” Anna Bahr, the mayor’s deputy press secretary, said. “Each new site will have unprecedented service delivery: 24/7 security, mental health professionals, employment specialists, and anti-addiction experts. The mayor’s office will be monitoring each site closely, to ensure they remain safe and clean.”\u003c/p>\n\u003cp>L.A. County is also poised to shift more funds from Measure H, a new quarter-cent sales tax for homeless services, into interim housing like shelters.\u003c/p>\n\u003cp>LAHSA has recently upped the rate it pays shelters to improve quality. That money is intended to fund more robust services and amenities on site — what the industry calls “bridge housing.”\u003c/p>\n\u003cp>It’s a key change if the goal remains finding permanent housing and jobs for as many of the region’s homeless people as possible.\u003c/p>\n\u003cp>The move appears to have merit. LAHSA figures show that for the past year, about 39 percent of those in bridge housing have moved on to permanent homes. For those in traditional shelters, the number was 17 percent.\u003c/p>\n\u003cp>About 2,000 clients were in bridge housing during that period, while 12,000 lived in standard shelters. In all, close to 60,000 people lack permanent housing in the county.\u003c/p>\n\u003cp>The ACLU’s Garrow says the goal of getting people back on their feet and into permanent housing is not easy. That makes conditions in shelters that much more important.\u003c/p>\n\u003cp>“The promise is that they’re temporary, but so often it’s a broken promise,” Garrow said. “We have to ensure that shelters are humane and held to the highest possible standards because people will be living in them for a long time.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cem>Alex Derosier contributed to this report. This story was made possible with help from the Fund for Investigative Reporting. Support was also provided by the Corporation for Public Broadcasting, which is supporting an investigative reporting collaboration among KPCC, WNYC in New York, WABE in Atlanta, KCUR in Kansas City and APM Reports.\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "5 Reasons California's Housing Costs Are So High",
"title": "5 Reasons California's Housing Costs Are So High",
"headTitle": "The California Dream | The California Report | KQED News",
"content": "\u003cp>Why are California housing costs so high? At its most basic level, it’s a story of \u003ca href=\"http://www.dof.ca.gov/Forecasting/Demographics/Estimates/E-1/documents/E-1_2018PressRelease.pdf\">supply and demand\u003c/a> -- lots of people want to live here, and there aren’t enough homes to go around.\u003c/p>\n\u003cp>But there are lots of \u003ca href=\"https://calmatters.org/articles/housing-costs-high-california/\">uniquely California factors\u003c/a> -- from the shape of our coastline to Proposition 13 -- that have attached a painfully expensive price tag to the California dream.\u003c/p>\n\u003cp>The median price of a home is now \u003ca href=\"https://www.car.org/marketdata/data/countysalesactivity\">well over half a million dollars\u003c/a>. That number is about \u003ca href=\"https://www.nar.realtor/sites/default/files/documents/ehs-03-2018-overview-2018-04-23.pdf\">$240,000 nationally\u003c/a>. More than \u003ca href=\"http://calbudgetcenter.org/resources/californians-parts-state-pay-can-afford-housing/\">20 percent of Californians\u003c/a> pay more than half their income for housing.\u003c/p>\n\u003cp>Here are five reasons the state’s housing market got so out of whack.\u003c/p>\n\u003ch2>1. We Haven't Built Enough Housing\u003c/h2>\n\u003cp>Experts who study California’s housing crisis argue about lots of things. Is rent control good or bad? Will that new shiny high-rise going up in your neighborhood help or hurt housing costs? How much should we blame “not in my backyard” NIMBYs for our problems?\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>But there is one principle the vast majority of housing experts agree on: Over the past few decades, California hasn’t built enough housing to keep up with the number of people who live here.\u003c/p>\n\u003cp>The state housing department estimates that we need to build 180,000 new housing units a year to keep prices stable. Over the past 10 years, we’ve averaged less than half of that.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://e.infogram.com/baa7174b-e8fb-4134-8936-82c7a2919bf7?src=embed\" title=\"Waning Construction\" width=\"940\" height=\"600\" scrolling=\"no\" frameborder=\"0\" style=\"border:none;\" allowfullscreen=\"allowfullscreen\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>Even when new construction was booming in the early and mid-2000s, new homes and apartment buildings weren’t being built in coastal cities where the vast majority of Californians work. While places like the Inland Empire and Central Valley saw a building craze, places like San Francisco and Los Angeles basically flatlined.\u003c/p>\n\u003cp>We’re also not keeping up with other states.\u003c/p>\n\u003cp>Places like New York and Massachusetts have built a lot more housing per capita than we have in recent years. That hasn’t made those places cheap, but it has helped to alleviate some cost pressures.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://e.infogram.com/6797e819-e522-422b-ba7e-8991ad5890e5?src=embed\" title=\"CA vs Other States Building\" width=\"940\" height=\"600\" scrolling=\"no\" frameborder=\"0\" style=\"border:none;\" allowfullscreen=\"allowfullscreen\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003ch2>2. Demand to Live and Work and Own in Urban California Has Reached a Breaking Point, and Part of That Demand Is Global\u003c/h2>\n\u003cp>Over the last decade, Californians have increasingly tried to cram themselves into major urban centers that are already jammed with residents.\u003c/p>\n\u003cp>The Bay Area is the poster child here.\u003c/p>\n\u003cp>Between 2000 and 2007, Bay Area cities accounted for only 4 percent of the state’s total population growth. Between 2010 and 2017, nearly 20 percent of all new Californians were either being born in or moving to the Bay.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://e.infogram.com/43c04958-3981-41ca-a00b-143167573f05?src=embed\" title=\"California bands together\" width=\"940\" height=\"600\" scrolling=\"no\" frameborder=\"0\" style=\"border:none;\" allowfullscreen=\"allowfullscreen\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>While the tech industry certainly bears much of the responsibility for that trend, the increased demand to live in California’s urban cores extends beyond Silicon Valley. The urban parts of L.A. and San Diego have all seen a major increase in people wanting to live and work there, which means increased competition for rental housing.\u003c/p>\n\u003cp>And we’re not just talking about apartment rentals. Here’s a pretty amazing graph.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://e.infogram.com/bd074fac-c247-4ef4-a31a-ce390b31c06b?src=embed\" title=\"Single Family Home Rentals\" width=\"940\" height=\"600\" scrolling=\"no\" frameborder=\"0\" style=\"border:none;\" allowfullscreen=\"allowfullscreen\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>The number of single-family homes occupied by renters grew by more than 400,000 over the last 10 years, while the number of owner-occupied units dropped during the Great Recession and has yet to recover.\u003c/p>\n\u003cp>So who owns these houses? The vast majority are “mom and pop” investors and wealthy individuals buying one or two additional properties. Foreign buyers, primarily from China, have also become increasingly enamored with California real estate. Last year, nearly one in four California single-family homes were sold in all-cash transactions, an indication of investor appetite for California real estate.\u003c/p>\n\u003cp>Overall, investors are a relatively small part of the housing market, especially when viewed from a statewide lens. But in certain local markets, investors compete directly with California families for homes.\u003c/p>\n\u003ch2>3. Proposition 13 Dilutes a City's Incentive to Build New Housing\u003c/h2>\n\u003cp>Why hasn’t California built enough housing to keep up with its population?\u003c/p>\n\u003cp>Most housing researchers agree that part of the reason is \u003ca href=\"https://www.kqed.org/news/11624431/after-tax-cuts-derailed-the-california-dream-can-the-state-get-back-on-track\" target=\"_blank\" rel=\"noopener\">Proposition 13\u003c/a>, the landmark 1978 ballot initiative that capped how much local governments could collect from property taxes. While intended to protect California homeowners from unmanageable property tax bills, Proposition 13 has produced a host of unintended consequences.\u003c/p>\n\u003cp>Imagine you’re a city, sitting on a huge plot of vacant land. You could zone that land for housing or for commercial use, like a hotel or a Target. Your city obviously needs more housing -- prices are sky high.\u003c/p>\n\u003caside class=\"alignright\">\n\u003ch3>\u003ca href=\"https://www.kqed.org/news/11624431/after-tax-cuts-derailed-the-california-dream-can-the-state-get-back-on-track\">After Tax Cuts Derailed the 'California Dream,' Can the State Get Back on Track?\u003c/a>\u003c/h3>\n\u003cfigure>\u003ca href=\"https://www.kqed.org/news/11624431/after-tax-cuts-derailed-the-california-dream-can-the-state-get-back-on-track\">\u003cimg src=\"https://ww2.kqed.org/wp-content/uploads/sites/10/2017/10/JarvisFist-1180x676.jpg\" alt=\"\">\u003c/a>\u003c/figure>\n\u003c/aside>\n\u003cp>Easy decision, right?\u003c/p>\n\u003cp>Nope.\u003c/p>\n\u003cp>Proposition 13 has made development decisions much more complicated. Because property taxes are capped, local governments have become increasingly reliant on other revenue sources. That vacant land is much more valuable to the city’s coffers if a big box retailer gets built on it, as opposed to a multifamily apartment building.\u003c/p>\n\u003cp>Housing nerds call this the “fiscalization of land use.”\u003c/p>\n\u003cp>\u003ca href=\"https://techcrunch.com/2014/04/14/sf-housing/\">There’s\u003c/a> \u003ca href=\"http://lao.ca.gov/Publications/Report/3497#Does_Proposition.A013_Alter_Local_Government_Land_Use_Decisions.3F\">debate\u003c/a> about just how much Proposition 13 is to blame for the state’s housing shortage. But talk to local elected officials, and you’ll see the issue isn’t just a hypothetical dilemma.\u003c/p>\n\u003ch2>4. In Most Parts of California, the Process to Get New Housing Approved Is Difficult, Time-Consuming and Expensive\u003c/h2>\n\u003cp>It can be hard to be sympathetic to developers.\u003c/p>\n\u003cp>From time immemorial, it feels like they’ve complained about rules and regulations they say make it harder to build their projects. The builder who designed Stonehenge probably thought there was too much bureaucracy involved.\u003c/p>\n\u003cp>While it may be tough to trust developers, that doesn’t necessarily mean that they're wrong. The process by which a piece of land is approved for new construction can be incredibly cumbersome, time-consuming and risky. While good data on exactly how much this adds to housing costs is hard to come by, \u003ca href=\"http://realestate.wharton.upenn.edu/working-papers/a-new-measure-of-the-local-regulatory-environment-for-housing-markets-the-wharton-residential-land-use-regulatory-index/\">typical approval time\u003c/a> for projects in San Francisco is over a year, while in L.A. it’s eight months. That doesn’t include when land needs to be “rezoned” for residential development, which can take even longer.\u003c/p>\n\u003cp>Why the lag? Here’s the laundry list.\u003c/p>\n\u003cul>\n\u003cli>\u003cstrong>Multiple Layers of Government Review: \u003c/strong>A housing project often must go through multiple government agencies, including the planning department, health department, fire department, building department and perhaps most importantly, a city council.\u003c/li>\n\u003cli>\u003cstrong>Lots of Avenues for “Not In My Backyard” Voices: \u003c/strong>The review process for new developments gives ample opportunity for local residents to express their opposition. Locals may fear that new housing projects will change the character of their neighborhoods, increase traffic and hurt their property values. If a city councilmember votes for new housing, he or she may have to face dissatisfied voters.\u003c/li>\n\u003cli>\u003cstrong>An Often Misused Environmental Law: \u003c/strong>The California Environmental Quality Act, or CEQA, requires that local agencies consider the environmental impact of a new housing development before approving it. That sounds like a worthy goal, but the law has often been abused to prevent new developments -- even environmentally friendly ones with high-density housing and bike lanes. According to the nonpartisan Legislative Analyst’s Office, CEQA appeals delay a project by an average of \u003ca href=\"http://www.lao.ca.gov/reports/2015/finance/housing-costs/housing-costs.pdf\">two and a half years\u003c/a>.\u003c/li>\n\u003cli>\u003cstrong>Local Growth Controls: \u003c/strong>Two-thirds of California coastal cities and counties have adopted policies that explicitly limit the number of new homes that can be built within their borders or policies that limit the density of new developments. Subtler growth controls include not zoning enough land for new development or requiring supermajorities to approve new housing.\u003c/li>\n\u003c/ul>\n\u003ch2>5. Land, Labor and Raw Material Costs Are Higher in California Than the Rest of the Country. And Those Costs Are Rising\u003c/h2>\n\u003cp>Unfortunately, California’s coastline topography \u003ca href=\"https://academic.oup.com/qje/article/125/3/1253/1903664\">makes it more expensive to build here\u003c/a> than most other places. Also, there’s the ocean. You can’t expand into the ocean.\u003c/p>\n\u003cp>Limited land plus tons of demand means high land prices. In many markets in California, the bulk of a single-family home or apartment building’s value is in the land it is built on.\u003c/p>\n\u003cp>But while the land itself is what typically eats up most of a developer’s budget in California’s hottest markets, it’s not the only cost-driver. Construction labor and the cost of the raw materials have been rising over the last five years, and are higher in California than other parts of the country. According to the \u003ca href=\"http://www.lao.ca.gov/reports/2015/finance/housing-costs/housing-costs.pdf\">Legislative Analyst’s Office\u003c/a>, construction labor is about 20 percent more expensive in major California cities than in the rest of the country.\u003c/p>\n\u003cp>On the labor side, a shortage of skilled construction workers bears much of the blame. When the housing market crashed in the late 2000s, construction workers left the industry in droves. And those same workers haven’t come back.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://e.infogram.com/ec3aad18-cd92-4e47-95fe-7ffb89dc63ef?src=embed\" title=\"California construction jobs still in short supply\" width=\"940\" height=\"600\" scrolling=\"no\" frameborder=\"0\" style=\"border:none;\" allowfullscreen=\"allowfullscreen\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>Construction today just doesn’t seem to have the same appeal to younger workers. Firms are struggling to recruit younger workers to supplement and eventually replace a graying workforce.\u003c/p>\n\u003cp>Building codes and environmentally friendly design requirements in many California cities require different types of raw building materials to be used, some of which can be pricier than elsewhere in the country. And nationwide, the cost of vital resources like lumber and concrete are on the \u003ca href=\"http://eyeonhousing.org/2018/04/ready-mix-concrete-osb-lead-price-increases-in-march/\">upswing\u003c/a>.\u003c/p>\n\u003cp>There are plenty of reasons beyond the five we’ve mentioned here that help explain why California housings costs have gotten so out of control. The task of making California affordable again -- or at least relatively affordable again -- defies a simple silver-bullet solution.\u003c/p>\n\u003cp>\u003cem>CALmatters’ Ben Christopher contributed to this report. \u003c/em>\u003c/p>\n\u003cp>\u003cem>\u003ca href=\"https://www.kqed.org/news/series/californiadream/\" target=\"_blank\" rel=\"noopener\">The California Dream series\u003c/a> is a statewide media collaboration of CALmatters, KPBS, KPCC, KQED and Capital Public Radio with support from the Corporation for Public Broadcasting, the James Irvine Foundation and the College Futures Foundation.\u003c/em>\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cimg class=\"aligncenter size-medium wp-image-11660142\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/04/CADreamBanner-800x219.jpg\" alt=\"\" width=\"800\" height=\"219\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-800x219.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-160x44.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-1020x280.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-1180x324.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-960x263.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-240x66.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-375x103.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner-520x143.jpg 520w, https://ww2.kqed.org/app/uploads/sites/10/2018/04/CADreamBanner.jpg 1867w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/p>\n\n",
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"excerpt": "There are lots of uniquely California factors -- from the shape of our coastline to Proposition 13 -- that have attached a painfully expensive price tag to the California dream.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Why are California housing costs so high? At its most basic level, it’s a story of \u003ca href=\"http://www.dof.ca.gov/Forecasting/Demographics/Estimates/E-1/documents/E-1_2018PressRelease.pdf\">supply and demand\u003c/a> -- lots of people want to live here, and there aren’t enough homes to go around.\u003c/p>\n\u003cp>But there are lots of \u003ca href=\"https://calmatters.org/articles/housing-costs-high-california/\">uniquely California factors\u003c/a> -- from the shape of our coastline to Proposition 13 -- that have attached a painfully expensive price tag to the California dream.\u003c/p>\n\u003cp>The median price of a home is now \u003ca href=\"https://www.car.org/marketdata/data/countysalesactivity\">well over half a million dollars\u003c/a>. That number is about \u003ca href=\"https://www.nar.realtor/sites/default/files/documents/ehs-03-2018-overview-2018-04-23.pdf\">$240,000 nationally\u003c/a>. More than \u003ca href=\"http://calbudgetcenter.org/resources/californians-parts-state-pay-can-afford-housing/\">20 percent of Californians\u003c/a> pay more than half their income for housing.\u003c/p>\n\u003cp>Here are five reasons the state’s housing market got so out of whack.\u003c/p>\n\u003ch2>1. We Haven't Built Enough Housing\u003c/h2>\n\u003cp>Experts who study California’s housing crisis argue about lots of things. Is rent control good or bad? Will that new shiny high-rise going up in your neighborhood help or hurt housing costs? How much should we blame “not in my backyard” NIMBYs for our problems?\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>But there is one principle the vast majority of housing experts agree on: Over the past few decades, California hasn’t built enough housing to keep up with the number of people who live here.\u003c/p>\n\u003cp>The state housing department estimates that we need to build 180,000 new housing units a year to keep prices stable. Over the past 10 years, we’ve averaged less than half of that.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://e.infogram.com/baa7174b-e8fb-4134-8936-82c7a2919bf7?src=embed\" title=\"Waning Construction\" width=\"940\" height=\"600\" scrolling=\"no\" frameborder=\"0\" style=\"border:none;\" allowfullscreen=\"allowfullscreen\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>Even when new construction was booming in the early and mid-2000s, new homes and apartment buildings weren’t being built in coastal cities where the vast majority of Californians work. While places like the Inland Empire and Central Valley saw a building craze, places like San Francisco and Los Angeles basically flatlined.\u003c/p>\n\u003cp>We’re also not keeping up with other states.\u003c/p>\n\u003cp>Places like New York and Massachusetts have built a lot more housing per capita than we have in recent years. That hasn’t made those places cheap, but it has helped to alleviate some cost pressures.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://e.infogram.com/6797e819-e522-422b-ba7e-8991ad5890e5?src=embed\" title=\"CA vs Other States Building\" width=\"940\" height=\"600\" scrolling=\"no\" frameborder=\"0\" style=\"border:none;\" allowfullscreen=\"allowfullscreen\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003ch2>2. Demand to Live and Work and Own in Urban California Has Reached a Breaking Point, and Part of That Demand Is Global\u003c/h2>\n\u003cp>Over the last decade, Californians have increasingly tried to cram themselves into major urban centers that are already jammed with residents.\u003c/p>\n\u003cp>The Bay Area is the poster child here.\u003c/p>\n\u003cp>Between 2000 and 2007, Bay Area cities accounted for only 4 percent of the state’s total population growth. Between 2010 and 2017, nearly 20 percent of all new Californians were either being born in or moving to the Bay.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://e.infogram.com/43c04958-3981-41ca-a00b-143167573f05?src=embed\" title=\"California bands together\" width=\"940\" height=\"600\" scrolling=\"no\" frameborder=\"0\" style=\"border:none;\" allowfullscreen=\"allowfullscreen\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>While the tech industry certainly bears much of the responsibility for that trend, the increased demand to live in California’s urban cores extends beyond Silicon Valley. The urban parts of L.A. and San Diego have all seen a major increase in people wanting to live and work there, which means increased competition for rental housing.\u003c/p>\n\u003cp>And we’re not just talking about apartment rentals. Here’s a pretty amazing graph.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://e.infogram.com/bd074fac-c247-4ef4-a31a-ce390b31c06b?src=embed\" title=\"Single Family Home Rentals\" width=\"940\" height=\"600\" scrolling=\"no\" frameborder=\"0\" style=\"border:none;\" allowfullscreen=\"allowfullscreen\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>The number of single-family homes occupied by renters grew by more than 400,000 over the last 10 years, while the number of owner-occupied units dropped during the Great Recession and has yet to recover.\u003c/p>\n\u003cp>So who owns these houses? The vast majority are “mom and pop” investors and wealthy individuals buying one or two additional properties. Foreign buyers, primarily from China, have also become increasingly enamored with California real estate. Last year, nearly one in four California single-family homes were sold in all-cash transactions, an indication of investor appetite for California real estate.\u003c/p>\n\u003cp>Overall, investors are a relatively small part of the housing market, especially when viewed from a statewide lens. But in certain local markets, investors compete directly with California families for homes.\u003c/p>\n\u003ch2>3. Proposition 13 Dilutes a City's Incentive to Build New Housing\u003c/h2>\n\u003cp>Why hasn’t California built enough housing to keep up with its population?\u003c/p>\n\u003cp>Most housing researchers agree that part of the reason is \u003ca href=\"https://www.kqed.org/news/11624431/after-tax-cuts-derailed-the-california-dream-can-the-state-get-back-on-track\" target=\"_blank\" rel=\"noopener\">Proposition 13\u003c/a>, the landmark 1978 ballot initiative that capped how much local governments could collect from property taxes. While intended to protect California homeowners from unmanageable property tax bills, Proposition 13 has produced a host of unintended consequences.\u003c/p>\n\u003cp>Imagine you’re a city, sitting on a huge plot of vacant land. You could zone that land for housing or for commercial use, like a hotel or a Target. Your city obviously needs more housing -- prices are sky high.\u003c/p>\n\u003caside class=\"alignright\">\n\u003ch3>\u003ca href=\"https://www.kqed.org/news/11624431/after-tax-cuts-derailed-the-california-dream-can-the-state-get-back-on-track\">After Tax Cuts Derailed the 'California Dream,' Can the State Get Back on Track?\u003c/a>\u003c/h3>\n\u003cfigure>\u003ca href=\"https://www.kqed.org/news/11624431/after-tax-cuts-derailed-the-california-dream-can-the-state-get-back-on-track\">\u003cimg src=\"https://ww2.kqed.org/wp-content/uploads/sites/10/2017/10/JarvisFist-1180x676.jpg\" alt=\"\">\u003c/a>\u003c/figure>\n\u003c/aside>\n\u003cp>Easy decision, right?\u003c/p>\n\u003cp>Nope.\u003c/p>\n\u003cp>Proposition 13 has made development decisions much more complicated. Because property taxes are capped, local governments have become increasingly reliant on other revenue sources. That vacant land is much more valuable to the city’s coffers if a big box retailer gets built on it, as opposed to a multifamily apartment building.\u003c/p>\n\u003cp>Housing nerds call this the “fiscalization of land use.”\u003c/p>\n\u003cp>\u003ca href=\"https://techcrunch.com/2014/04/14/sf-housing/\">There’s\u003c/a> \u003ca href=\"http://lao.ca.gov/Publications/Report/3497#Does_Proposition.A013_Alter_Local_Government_Land_Use_Decisions.3F\">debate\u003c/a> about just how much Proposition 13 is to blame for the state’s housing shortage. But talk to local elected officials, and you’ll see the issue isn’t just a hypothetical dilemma.\u003c/p>\n\u003ch2>4. In Most Parts of California, the Process to Get New Housing Approved Is Difficult, Time-Consuming and Expensive\u003c/h2>\n\u003cp>It can be hard to be sympathetic to developers.\u003c/p>\n\u003cp>From time immemorial, it feels like they’ve complained about rules and regulations they say make it harder to build their projects. The builder who designed Stonehenge probably thought there was too much bureaucracy involved.\u003c/p>\n\u003cp>While it may be tough to trust developers, that doesn’t necessarily mean that they're wrong. The process by which a piece of land is approved for new construction can be incredibly cumbersome, time-consuming and risky. While good data on exactly how much this adds to housing costs is hard to come by, \u003ca href=\"http://realestate.wharton.upenn.edu/working-papers/a-new-measure-of-the-local-regulatory-environment-for-housing-markets-the-wharton-residential-land-use-regulatory-index/\">typical approval time\u003c/a> for projects in San Francisco is over a year, while in L.A. it’s eight months. That doesn’t include when land needs to be “rezoned” for residential development, which can take even longer.\u003c/p>\n\u003cp>Why the lag? Here’s the laundry list.\u003c/p>\n\u003cul>\n\u003cli>\u003cstrong>Multiple Layers of Government Review: \u003c/strong>A housing project often must go through multiple government agencies, including the planning department, health department, fire department, building department and perhaps most importantly, a city council.\u003c/li>\n\u003cli>\u003cstrong>Lots of Avenues for “Not In My Backyard” Voices: \u003c/strong>The review process for new developments gives ample opportunity for local residents to express their opposition. Locals may fear that new housing projects will change the character of their neighborhoods, increase traffic and hurt their property values. If a city councilmember votes for new housing, he or she may have to face dissatisfied voters.\u003c/li>\n\u003cli>\u003cstrong>An Often Misused Environmental Law: \u003c/strong>The California Environmental Quality Act, or CEQA, requires that local agencies consider the environmental impact of a new housing development before approving it. That sounds like a worthy goal, but the law has often been abused to prevent new developments -- even environmentally friendly ones with high-density housing and bike lanes. According to the nonpartisan Legislative Analyst’s Office, CEQA appeals delay a project by an average of \u003ca href=\"http://www.lao.ca.gov/reports/2015/finance/housing-costs/housing-costs.pdf\">two and a half years\u003c/a>.\u003c/li>\n\u003cli>\u003cstrong>Local Growth Controls: \u003c/strong>Two-thirds of California coastal cities and counties have adopted policies that explicitly limit the number of new homes that can be built within their borders or policies that limit the density of new developments. Subtler growth controls include not zoning enough land for new development or requiring supermajorities to approve new housing.\u003c/li>\n\u003c/ul>\n\u003ch2>5. Land, Labor and Raw Material Costs Are Higher in California Than the Rest of the Country. And Those Costs Are Rising\u003c/h2>\n\u003cp>Unfortunately, California’s coastline topography \u003ca href=\"https://academic.oup.com/qje/article/125/3/1253/1903664\">makes it more expensive to build here\u003c/a> than most other places. Also, there’s the ocean. You can’t expand into the ocean.\u003c/p>\n\u003cp>Limited land plus tons of demand means high land prices. In many markets in California, the bulk of a single-family home or apartment building’s value is in the land it is built on.\u003c/p>\n\u003cp>But while the land itself is what typically eats up most of a developer’s budget in California’s hottest markets, it’s not the only cost-driver. Construction labor and the cost of the raw materials have been rising over the last five years, and are higher in California than other parts of the country. According to the \u003ca href=\"http://www.lao.ca.gov/reports/2015/finance/housing-costs/housing-costs.pdf\">Legislative Analyst’s Office\u003c/a>, construction labor is about 20 percent more expensive in major California cities than in the rest of the country.\u003c/p>\n\u003cp>On the labor side, a shortage of skilled construction workers bears much of the blame. When the housing market crashed in the late 2000s, construction workers left the industry in droves. And those same workers haven’t come back.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://e.infogram.com/ec3aad18-cd92-4e47-95fe-7ffb89dc63ef?src=embed\" title=\"California construction jobs still in short supply\" width=\"940\" height=\"600\" scrolling=\"no\" frameborder=\"0\" style=\"border:none;\" allowfullscreen=\"allowfullscreen\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>Construction today just doesn’t seem to have the same appeal to younger workers. Firms are struggling to recruit younger workers to supplement and eventually replace a graying workforce.\u003c/p>\n\u003cp>Building codes and environmentally friendly design requirements in many California cities require different types of raw building materials to be used, some of which can be pricier than elsewhere in the country. And nationwide, the cost of vital resources like lumber and concrete are on the \u003ca href=\"http://eyeonhousing.org/2018/04/ready-mix-concrete-osb-lead-price-increases-in-march/\">upswing\u003c/a>.\u003c/p>\n\u003cp>There are plenty of reasons beyond the five we’ve mentioned here that help explain why California housings costs have gotten so out of control. The task of making California affordable again -- or at least relatively affordable again -- defies a simple silver-bullet solution.\u003c/p>\n\u003cp>\u003cem>CALmatters’ Ben Christopher contributed to this report. \u003c/em>\u003c/p>\n\u003cp>\u003cem>\u003ca href=\"https://www.kqed.org/news/series/californiadream/\" target=\"_blank\" rel=\"noopener\">The California Dream series\u003c/a> is a statewide media collaboration of CALmatters, KPBS, KPCC, KQED and Capital Public Radio with support from the Corporation for Public Broadcasting, the James Irvine Foundation and the College Futures Foundation.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>Tenants rights groups say they're turning in more than enough signatures today to put a measure on the state ballot to repeal a law limiting residential rent control. Organizers for the \u003ca href=\"https://ballotpedia.org/California_Local_Rent_Control_Initiative_(2018)\" target='_\"blank\"'>Affordable Housing Act\u003c/a> say they’ve gathered 588,000 signatures, which still have to be verified by the state.\u003c/p>\n\u003cp>If they succeed, everyone expects a high-stakes, expensive battle in the runup to the November election.\u003c/p>\n\u003cp>Hundreds rallied in Oakland, Sacramento and Los Angeles today in support of the measure.\u003c/p>\n\u003cp>It would repeal the 1995 \u003ca href=\"https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=CIV&division=3.&title=5.&part=4.&chapter=2.7.&article\" target='_\"blank\"'>Costa-Hawkins Rental Housing Act\u003c/a>, which allows landlords to raise the rent to market value when a tenant moves out, exempts single-family homes and condos from rent controls, and prohibits cities from imposing restrictions on units built after 1995.\u003c/p>\n\u003cp>Amy Schur, the campaign director for the \u003ca href=\"http://www.acceaction.org/#modal\">Alliance of Californians for Community Empowerment\u003c/a>, says more rent control is critical as the affordable housing crisis explodes across the state.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“Folks are saying the rents are too damn high and we need to act now to keep rents from skyrocketing and keep families in their homes,” Schur says.\u003c/p>\n\u003cp>Supporters of the ballot measure say because the current law allows landlords to raise rents to market rate when a tenant leaves or is evicted, previously rent-controlled units are now unaffordable. This has pushed lower-income residents deeper into the suburbs.\u003c/p>\n\u003cp>The measure would impact the 15 cities in the state that currently have some sort of rent control, including San Francisco, Oakland, Berkeley, Fremont and San Jose.\u003c/p>\n\u003cp>A coalition of landlords and developers has already formed an opposition campaign known as \u003ca href=\"http://savecostahawkins.org/\" target='_\"blank\"'>Californians for Responsible Housing.\u003c/a>\u003c/p>\n\u003cp>“This ballot measure will pour gasoline on the fire of the housing crisis,” says the group’s spokesman, Steve Maviglio. The result, he says, would freeze construction of new housing and raise costs.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Organizers have submitted 200,000 more signatures than required.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Tenants rights groups say they're turning in more than enough signatures today to put a measure on the state ballot to repeal a law limiting residential rent control. Organizers for the \u003ca href=\"https://ballotpedia.org/California_Local_Rent_Control_Initiative_(2018)\" target='_\"blank\"'>Affordable Housing Act\u003c/a> say they’ve gathered 588,000 signatures, which still have to be verified by the state.\u003c/p>\n\u003cp>If they succeed, everyone expects a high-stakes, expensive battle in the runup to the November election.\u003c/p>\n\u003cp>Hundreds rallied in Oakland, Sacramento and Los Angeles today in support of the measure.\u003c/p>\n\u003cp>It would repeal the 1995 \u003ca href=\"https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=CIV&division=3.&title=5.&part=4.&chapter=2.7.&article\" target='_\"blank\"'>Costa-Hawkins Rental Housing Act\u003c/a>, which allows landlords to raise the rent to market value when a tenant moves out, exempts single-family homes and condos from rent controls, and prohibits cities from imposing restrictions on units built after 1995.\u003c/p>\n\u003cp>Amy Schur, the campaign director for the \u003ca href=\"http://www.acceaction.org/#modal\">Alliance of Californians for Community Empowerment\u003c/a>, says more rent control is critical as the affordable housing crisis explodes across the state.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“Folks are saying the rents are too damn high and we need to act now to keep rents from skyrocketing and keep families in their homes,” Schur says.\u003c/p>\n\u003cp>Supporters of the ballot measure say because the current law allows landlords to raise rents to market rate when a tenant leaves or is evicted, previously rent-controlled units are now unaffordable. This has pushed lower-income residents deeper into the suburbs.\u003c/p>\n\u003cp>The measure would impact the 15 cities in the state that currently have some sort of rent control, including San Francisco, Oakland, Berkeley, Fremont and San Jose.\u003c/p>\n\u003cp>A coalition of landlords and developers has already formed an opposition campaign known as \u003ca href=\"http://savecostahawkins.org/\" target='_\"blank\"'>Californians for Responsible Housing.\u003c/a>\u003c/p>\n\u003cp>“This ballot measure will pour gasoline on the fire of the housing crisis,” says the group’s spokesman, Steve Maviglio. The result, he says, would freeze construction of new housing and raise costs.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Organizers have submitted 200,000 more signatures than required.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cp>The most \u003ca href=\"https://calmatters.org/articles/what-to-know-about-the-housing-bill-that-has-people-freaking-out-from-marin-to-compton/\">controversial\u003c/a> state housing bill in recent memory died with a pretty resounding thud.\u003c/p>\n\u003cp>\u003ca href=\"http://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180SB827\">Senate Bill 827,\u003c/a> which would have forced cities to allow taller, denser development around public transit, got only four votes on the 13-member Senate Committee on Transportation and Housing. Both Democratic and Republican lawmakers voted against the bill.\u003c/p>\n\u003cp>Authored by state Sen. Scott Wiener, a Democrat from San Francisco, the bill would have allowed developers to build five-story apartment buildings near major public transit stops, including neighborhoods previously zoned for single-family homes. The bill received a ton of media attention, both in California and nationally, including a fairly flattering \u003ca href=\"https://www.nytimes.com/2018/03/16/business/energy-environment/climate-density.html\">write-up\u003c/a> on the front page of the New York Times.\u003c/p>\n\u003cp>Urbanist “Yes In My Backyard” (YIMBY) groups mourned the bill’s death as yet another roadblock to building the new housing the state so desperately needs. Cities and anti-gentrification groups cheered the demise of what they viewed as an unprecedented inroad on local control.\u003c/p>\n\u003cp>What to make of all the hubbub? Some key takeaways:\u003c/p>\n\u003ch2>Enemies, enemies, got a lot of enemies\u003c/h2>\n\u003cp>It’s tough for anyone to take on cities and counties, which wield enormous power in Sacramento and to whom state legislators often give considerable deference. It’s tough for anyone to take on the construction trades union, a major source of campaign contributions for Democratic lawmakers. It’s tough for anyone to take on equity and social justice groups, who can bend the ear of progressive legislators.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>It’s really tough to take on all three at the same time. That likely wasn’t Wiener’s strategy when he introduced SB 827, but that’s ultimately what helped doom the bill. The support of real estate agents, developers, YIMBYs and a handful of affordable housing advocates couldn’t muster the votes he needed.\u003c/p>\n\u003cp>Supporters of the bill arguably made a misstep in not courting social justice groups early enough. A flurry of \u003ca href=\"https://medium.com/@Scott_Wiener/sb-827-amendments-affordability-transit-lines-height-ellis-act-protections-more-fae09ee3f897\">amendments\u003c/a> to protect renters from being displaced and to force developers to include units reserved for lower-income tenants failed to calm their concerns.\u003c/p>\n\u003cp>Last year, Wiener was able to push through \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180SB35\">a bill\u003c/a> that stripped local control over some housing developments by getting labor and affordability advocates on his side. That bill was also part of a \u003ca href=\"http://www.latimes.com/politics/essential/la-pol-ca-essential-politics-updates-california-senate-passes-package-of-1496339298-htmlstory.html\">larger package\u003c/a> of housing legislation that had something for everyone, including a new revenue source. Gov. Jerry Brown was a driving force behind that package.\u003c/p>\n\u003cp>None of that happened this time.\u003c/p>\n\u003cfigure id=\"attachment_11663122\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11663122\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/04/827Opponents-800x476.jpg\" alt=\"Opponents came from San Francisco and its environs to lobby against the bill—and the gentrification they feared it would bring.\" width=\"800\" height=\"476\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/04/827Opponents.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/04/827Opponents-160x95.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/04/827Opponents-240x143.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/04/827Opponents-375x223.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/04/827Opponents-520x309.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Opponents came from San Francisco and its environs to lobby against the bill—and the gentrification they feared it would bring. \u003ccite>(Matt Levin/CALmatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>The bill did spark a statewide debate on whether to up density to help remedy our housing crisis\u003c/h2>\n\u003cp>What Wiener was attempting was truly revolutionary. You can debate how dramatically the character of a city would change by building a five-story apartment building next to a single-family home. But taking away the power of local governments to block those types of developments was a pretty radical step—a step that a growing number of Californians think is necessary to prevent cities from obstructing new housing.\u003c/p>\n\u003cp>The bill garnered support from prominent urban planners, environmentalists and civil rights advocates. It’s both cliched and premature to say it shifted the needle on the housing debate. But it certainly framed the conversation squarely around the state’s role in compelling cities to build.\u003c/p>\n\u003ch2>Expect something like this to come back soon\u003c/h2>\n\u003cp>Nearly every Democratic legislator who voted against SB 827 caveated their opposition by praising the bill’s vision and audacity. Sen. Jim Beall, a Democrat from San Jose and chair of the housing committee, said at the hearing that while he couldn’t support the bill in its current form, he was eager to work on something like it in the months ahead.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Could SB 827 ever rise from the dead? Well for his part, Wiener has vowed to reintroduce something like it in the future. Combining his push for density around transit stations with a broader mix of tenant protections and new funding for affordable housing could make it more palatable to the interest groups Wiener needs to succeed.\u003c/p>\n\n",
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"excerpt": "Senate Bill 827 would have forced cities to allow taller, denser development around public transit. It went down with a resounding thud.",
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"title": "California's Most Controversial Housing Bill in Years Just Died. Here's What to Take Away From That | KQED",
"description": "Senate Bill 827 would have forced cities to allow taller, denser development around public transit. It went down with a resounding thud.",
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"headline": "California's Most Controversial Housing Bill in Years Just Died. Here's What to Take Away From That",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The most \u003ca href=\"https://calmatters.org/articles/what-to-know-about-the-housing-bill-that-has-people-freaking-out-from-marin-to-compton/\">controversial\u003c/a> state housing bill in recent memory died with a pretty resounding thud.\u003c/p>\n\u003cp>\u003ca href=\"http://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180SB827\">Senate Bill 827,\u003c/a> which would have forced cities to allow taller, denser development around public transit, got only four votes on the 13-member Senate Committee on Transportation and Housing. Both Democratic and Republican lawmakers voted against the bill.\u003c/p>\n\u003cp>Authored by state Sen. Scott Wiener, a Democrat from San Francisco, the bill would have allowed developers to build five-story apartment buildings near major public transit stops, including neighborhoods previously zoned for single-family homes. The bill received a ton of media attention, both in California and nationally, including a fairly flattering \u003ca href=\"https://www.nytimes.com/2018/03/16/business/energy-environment/climate-density.html\">write-up\u003c/a> on the front page of the New York Times.\u003c/p>\n\u003cp>Urbanist “Yes In My Backyard” (YIMBY) groups mourned the bill’s death as yet another roadblock to building the new housing the state so desperately needs. Cities and anti-gentrification groups cheered the demise of what they viewed as an unprecedented inroad on local control.\u003c/p>\n\u003cp>What to make of all the hubbub? Some key takeaways:\u003c/p>\n\u003ch2>Enemies, enemies, got a lot of enemies\u003c/h2>\n\u003cp>It’s tough for anyone to take on cities and counties, which wield enormous power in Sacramento and to whom state legislators often give considerable deference. It’s tough for anyone to take on the construction trades union, a major source of campaign contributions for Democratic lawmakers. It’s tough for anyone to take on equity and social justice groups, who can bend the ear of progressive legislators.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>It’s really tough to take on all three at the same time. That likely wasn’t Wiener’s strategy when he introduced SB 827, but that’s ultimately what helped doom the bill. The support of real estate agents, developers, YIMBYs and a handful of affordable housing advocates couldn’t muster the votes he needed.\u003c/p>\n\u003cp>Supporters of the bill arguably made a misstep in not courting social justice groups early enough. A flurry of \u003ca href=\"https://medium.com/@Scott_Wiener/sb-827-amendments-affordability-transit-lines-height-ellis-act-protections-more-fae09ee3f897\">amendments\u003c/a> to protect renters from being displaced and to force developers to include units reserved for lower-income tenants failed to calm their concerns.\u003c/p>\n\u003cp>Last year, Wiener was able to push through \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180SB35\">a bill\u003c/a> that stripped local control over some housing developments by getting labor and affordability advocates on his side. That bill was also part of a \u003ca href=\"http://www.latimes.com/politics/essential/la-pol-ca-essential-politics-updates-california-senate-passes-package-of-1496339298-htmlstory.html\">larger package\u003c/a> of housing legislation that had something for everyone, including a new revenue source. Gov. Jerry Brown was a driving force behind that package.\u003c/p>\n\u003cp>None of that happened this time.\u003c/p>\n\u003cfigure id=\"attachment_11663122\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11663122\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/04/827Opponents-800x476.jpg\" alt=\"Opponents came from San Francisco and its environs to lobby against the bill—and the gentrification they feared it would bring.\" width=\"800\" height=\"476\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2018/04/827Opponents.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/04/827Opponents-160x95.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/04/827Opponents-240x143.jpg 240w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/04/827Opponents-375x223.jpg 375w, https://cdn.kqed.org/wp-content/uploads/sites/10/2018/04/827Opponents-520x309.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Opponents came from San Francisco and its environs to lobby against the bill—and the gentrification they feared it would bring. \u003ccite>(Matt Levin/CALmatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>The bill did spark a statewide debate on whether to up density to help remedy our housing crisis\u003c/h2>\n\u003cp>What Wiener was attempting was truly revolutionary. You can debate how dramatically the character of a city would change by building a five-story apartment building next to a single-family home. But taking away the power of local governments to block those types of developments was a pretty radical step—a step that a growing number of Californians think is necessary to prevent cities from obstructing new housing.\u003c/p>\n\u003cp>The bill garnered support from prominent urban planners, environmentalists and civil rights advocates. It’s both cliched and premature to say it shifted the needle on the housing debate. But it certainly framed the conversation squarely around the state’s role in compelling cities to build.\u003c/p>\n\u003ch2>Expect something like this to come back soon\u003c/h2>\n\u003cp>Nearly every Democratic legislator who voted against SB 827 caveated their opposition by praising the bill’s vision and audacity. Sen. Jim Beall, a Democrat from San Jose and chair of the housing committee, said at the hearing that while he couldn’t support the bill in its current form, he was eager to work on something like it in the months ahead.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Could SB 827 ever rise from the dead? Well for his part, Wiener has vowed to reintroduce something like it in the future. Combining his push for density around transit stations with a broader mix of tenant protections and new funding for affordable housing could make it more palatable to the interest groups Wiener needs to succeed.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "What to Know About the Housing Bill That Has People Freaking Out From Marin to Compton",
"title": "What to Know About the Housing Bill That Has People Freaking Out From Marin to Compton",
"headTitle": "The California Report | KQED News",
"content": "\u003cp>Memes of a mild-mannered California legislator photoshopped as a \u003ca href=\"https://twitter.com/SaveMarinwood/status/976536870237556736\" target=\"_blank\">Star Trek villain\u003c/a>. A San Francisco supervisor suggesting the city should sue the state, to “\u003ca href=\"http://www.sfexaminer.com/sf-lawmaker-threatens-sue-state-transportation-development-bill-sb-827-passes/\" target=\"_blank\">thunderous applause\u003c/a>.” Wealthy Marin County homeowners and South Los Angeles tenants’ rights groups working as political bedfellows.\u003c/p>\n\u003cp>All of it is inspired by a wonky state housing bill yet to receive a single vote — and faces tough odds of passing the Legislature.\u003c/p>\n\u003cp>\u003ca href=\"http://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180SB827\" target=\"_blank\">SB 827\u003c/a>, sponsored by state Sen. Scott Wiener, a Democrat from San Francisco, tries to force cities to build more dense housing around public transit hubs. The bill has received a remarkable level of media attention both within California and nationally, providing fodder for think pieces from Slate, Vox, The Boston Globe, Bloomberg and The New York Times — which \u003ca href=\"https://www.nytimes.com/2018/03/16/business/energy-environment/climate-density.html\" target=\"_blank\">called\u003c/a> it a “bold, divisive plan to wean Californians from cars.”\u003c/p>\n\u003cp>That attention has only amplified a loud and acrimonious debate over how the bill would transform California cities.\u003c/p>\n\u003cp>Proponents see the bill as a radical and necessary step for the state to solve its endemic housing shortage and meet its ambitious climate change goals. Opponents see it as a blunt overreach of state power that would destroy the character of local communities while displacing long-established residents so developers could build more luxury condo towers for rich people.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Here are four things you should know about California’s most controversial housing bill in decades:\u003c/p>\n\u003ch3>This isn’t hype. If it becomes law, the bill could revolutionize California cities.\u003c/h3>\n\u003cp>As currently written, SB 827 would essentially exempt all new housing built within half a mile of a train stop or quarter mile of a frequent bus stop from most local zoning rules.\u003c/p>\n\u003cp>So, if a city had zoned an area for single-family homes, developers could invoke the bill to build multifamily apartment buildings between four and eight stories high. It would also free those projects from parking requirements and other zoning rules frequently abused by cities to impede new development.\u003c/p>\n\u003cp>\u003cimg class=\"aligncenter size-medium wp-image-11657586\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/03/SFHousingMap-800x1031.jpg\" alt=\"\" width=\"800\" height=\"1031\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/03/SFHousingMap.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/SFHousingMap-160x206.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/SFHousingMap-240x309.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/SFHousingMap-375x483.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/SFHousingMap-520x670.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/p>\n\u003cp>How much area in major California cities would fall under the bill? That’s what makes this so radical.\u003c/p>\n\u003cp>\u003ca href=\"http://commissions.sfplanning.org/cpcpackets/SB%20827.pdf\" target=\"_blank\">Preliminary analysis\u003c/a> by the San Francisco Planning Department shows that basically all — yes, all — of San Francisco and huge swaths of Los Angeles would lose their local zoning regulations. Ninety percent of San Francisco’s residential parcels would have a higher height limit for new development under the bill.\u003c/p>\n\u003cp>A more rigorous analysis of just how much developers would take advantage of the bill, and how it would apply to smaller California cities, has not yet been conducted. But the potential is huge.\u003c/p>\n\u003cp>For decades, urbanists across the state have longed for the type of density SB 827 would bring. Despite major pushback from some quarters of his home city that San Francisco would become unrecognizable should the bill become law, Wiener has stressed that such density is good for cities like San Francisco, and the most effective way to combat the region’s astronomical housing prices.\u003c/p>\n\u003ch3>Many environmentalists love this bill\u003c/h3>\n\u003cp>Proponents of SB 827 say it has two primary goals: 1) to increase the supply of housing and thereby lower housing prices, and 2) to reduce greenhouse gas emissions that cause climate change.\u003c/p>\n\u003cp>\u003ca href=\"http://sd11.senate.ca.gov/sites/sd11.senate.ca.gov/files/urban_planning_professor_support_for_sb_827.pdf\" target=\"_blank\">Urban planning academics\u003c/a> and climate change activists argue the state can only meet its climate change goals — a 40 percent reduction in greenhouse gas emissions from 1990 levels by the year 2030 — if it succeeds in getting people out of their cars and onto public transportation closer to where they work. Alternative energy sources and cleaner-burning power plants can only go so far: The leading cause of emissions nationally is the tailpipe. Building tons of housing in major job centers close to good transit seems like a sensible and necessary solution, they argue.\u003c/p>\n\u003cfigure id=\"attachment_11657641\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11657641\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/03/TrafficJam-800x456.jpg\" alt=\"Traffic backs up east of the San Francisco Bay Bridge toll plaza. One of the goals of SB 827 is to get more people living closer to mass transit.\" width=\"800\" height=\"456\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-800x456.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-160x91.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-1020x581.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-1180x672.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-960x547.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-240x137.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-375x214.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-520x296.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Traffic backs up east of the San Francisco Bay Bridge toll plaza. One of the goals of SB 827 is to get more people living closer to mass transit. \u003ccite>(Justin Sullivan/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But at least one prominent environmental group with a tradition of opposing new development has balked at the measure. Angering many climate change activists, California’s Sierra Club has argued the bill would only create more local hostility to future transportation projects and would displace low-income residents.\u003c/p>\n\u003cp>Anti-gentrification groups argue that communities whose residents have lower incomes are much more likely to ride a bus or take a subway to work than commuters who earn more money. If lower-income residents are exiled to the suburbs as a consequence of the bill, its success at cutting carbon emissions will be muted at best.\u003c/p>\n\u003ch3>Anti-gentrification and tenants’ rights groups? Not so much\u003c/h3>\n\u003cp>Advocates for lower-income renters and urban communities of color have greeted SB 827 with a mixture of skepticism and hostility.\u003c/p>\n\u003cp>A group of prominent Los Angeles anti-gentrification and civil rights groups signed onto a \u003ca href=\"http://allianceforcommunitytransit.org/l-a-community-organizations-oppose-sb-827/\" target=\"_blank\">letter\u003c/a> opposing the bill last month on the grounds that it lacked sufficient protections for renters whose apartments could be demolished to make way for newer, bigger, market-rate projects. They also expressed the broader fear that “opening the floodgates” around transit corridors would mean rents around shiny new developments would rise out of reach of current residents.\u003c/p>\n\u003cp>Wiener has addressed some of those concerns by amending the bill to include fairly strict renter protections. Developers who wish to demolish a renter-occupied unit would have to pay for the moving and living expenses of tenants for more than three years, and renters would have the right to move back into the new development at their old rent.\u003c/p>\n\u003cfigure id=\"attachment_11657647\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"wp-image-11657647 size-medium\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/03/Wiener-800x533.jpg\" alt=\"State Sen. Scott Wiener, a San Francisco Democrat, is the sponsor of SB 827.\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">State Sen. Scott Wiener, a San Francisco Democrat, is the sponsor of SB 827. \u003ccite>(Michelle Gachet/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But the changes have yet to attract broad support from major housing equity groups, who fear the larger gentrification pressures possibly unleashed from the bill. It also didn’t help that backers of SB 827 waited until after the bill’s announcement to try to court those groups’ endorsement.\u003c/p>\n\u003ch3>The bill faces a very tough road in the Legislature — a road that goes through Marin County\u003c/h3>\n\u003cp>Bills that override local zoning control are rarely popular in the California Legislature. Homeowners in many regions of the state are, by and large, not thrilled with the idea of new apartment complexes going up next door over their objections. Homeowners are also more likely to vote than renters — a fact state legislators are acutely aware of.\u003c/p>\n\u003cp>Cities and counties are stealth power players in Sacramento, and are also not fans of having their zoning power stripped away. Up and down the state, mayors, city council members and county supervisors have come out against the bill, including Los Angeles Mayor Eric Garcetti.\u003c/p>\n\u003cp>Last year, lawmakers passed a handful of laws that encroached on the traditional zoning power of cities. But that housing package took a herculean effort to enact after years of failure, and importantly included new funding sources for subsidized housing, as well as tenants’ protections that attracted support from a wide coalition of housing groups. And the zoning process changes brought by those laws pale in comparison to what SB 827 could do.\u003c/p>\n\u003cp>Nowhere has opposition to state interference in local planning decisions been as fierce as in Marin County, an affluent northern suburb in the Bay Area. If the bill is to receive a full vote of the Legislature, it will first have to clear a committee controlled by Sen. Mike McGuire, a Democrat who represents Marin.\u003c/p>\n\u003cp>McGuire could prevent the bill from moving past his desk and receiving a vote.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003ca href=\"http://calmatters.org/\">\u003cem>CALmatters.org\u003c/em>\u003c/a>\u003cem> is a nonprofit, nonpartisan media venture explaining California policies and politics.\u003c/em>\u003c/p>\n\n",
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"excerpt": "Proponents say it's necessary to solve California’s housing crisis. Opponents worry it would destroy the character of local communities while displacing long-established residents.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Memes of a mild-mannered California legislator photoshopped as a \u003ca href=\"https://twitter.com/SaveMarinwood/status/976536870237556736\" target=\"_blank\">Star Trek villain\u003c/a>. A San Francisco supervisor suggesting the city should sue the state, to “\u003ca href=\"http://www.sfexaminer.com/sf-lawmaker-threatens-sue-state-transportation-development-bill-sb-827-passes/\" target=\"_blank\">thunderous applause\u003c/a>.” Wealthy Marin County homeowners and South Los Angeles tenants’ rights groups working as political bedfellows.\u003c/p>\n\u003cp>All of it is inspired by a wonky state housing bill yet to receive a single vote — and faces tough odds of passing the Legislature.\u003c/p>\n\u003cp>\u003ca href=\"http://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180SB827\" target=\"_blank\">SB 827\u003c/a>, sponsored by state Sen. Scott Wiener, a Democrat from San Francisco, tries to force cities to build more dense housing around public transit hubs. The bill has received a remarkable level of media attention both within California and nationally, providing fodder for think pieces from Slate, Vox, The Boston Globe, Bloomberg and The New York Times — which \u003ca href=\"https://www.nytimes.com/2018/03/16/business/energy-environment/climate-density.html\" target=\"_blank\">called\u003c/a> it a “bold, divisive plan to wean Californians from cars.”\u003c/p>\n\u003cp>That attention has only amplified a loud and acrimonious debate over how the bill would transform California cities.\u003c/p>\n\u003cp>Proponents see the bill as a radical and necessary step for the state to solve its endemic housing shortage and meet its ambitious climate change goals. Opponents see it as a blunt overreach of state power that would destroy the character of local communities while displacing long-established residents so developers could build more luxury condo towers for rich people.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Here are four things you should know about California’s most controversial housing bill in decades:\u003c/p>\n\u003ch3>This isn’t hype. If it becomes law, the bill could revolutionize California cities.\u003c/h3>\n\u003cp>As currently written, SB 827 would essentially exempt all new housing built within half a mile of a train stop or quarter mile of a frequent bus stop from most local zoning rules.\u003c/p>\n\u003cp>So, if a city had zoned an area for single-family homes, developers could invoke the bill to build multifamily apartment buildings between four and eight stories high. It would also free those projects from parking requirements and other zoning rules frequently abused by cities to impede new development.\u003c/p>\n\u003cp>\u003cimg class=\"aligncenter size-medium wp-image-11657586\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/03/SFHousingMap-800x1031.jpg\" alt=\"\" width=\"800\" height=\"1031\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/03/SFHousingMap.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/SFHousingMap-160x206.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/SFHousingMap-240x309.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/SFHousingMap-375x483.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/SFHousingMap-520x670.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/p>\n\u003cp>How much area in major California cities would fall under the bill? That’s what makes this so radical.\u003c/p>\n\u003cp>\u003ca href=\"http://commissions.sfplanning.org/cpcpackets/SB%20827.pdf\" target=\"_blank\">Preliminary analysis\u003c/a> by the San Francisco Planning Department shows that basically all — yes, all — of San Francisco and huge swaths of Los Angeles would lose their local zoning regulations. Ninety percent of San Francisco’s residential parcels would have a higher height limit for new development under the bill.\u003c/p>\n\u003cp>A more rigorous analysis of just how much developers would take advantage of the bill, and how it would apply to smaller California cities, has not yet been conducted. But the potential is huge.\u003c/p>\n\u003cp>For decades, urbanists across the state have longed for the type of density SB 827 would bring. Despite major pushback from some quarters of his home city that San Francisco would become unrecognizable should the bill become law, Wiener has stressed that such density is good for cities like San Francisco, and the most effective way to combat the region’s astronomical housing prices.\u003c/p>\n\u003ch3>Many environmentalists love this bill\u003c/h3>\n\u003cp>Proponents of SB 827 say it has two primary goals: 1) to increase the supply of housing and thereby lower housing prices, and 2) to reduce greenhouse gas emissions that cause climate change.\u003c/p>\n\u003cp>\u003ca href=\"http://sd11.senate.ca.gov/sites/sd11.senate.ca.gov/files/urban_planning_professor_support_for_sb_827.pdf\" target=\"_blank\">Urban planning academics\u003c/a> and climate change activists argue the state can only meet its climate change goals — a 40 percent reduction in greenhouse gas emissions from 1990 levels by the year 2030 — if it succeeds in getting people out of their cars and onto public transportation closer to where they work. Alternative energy sources and cleaner-burning power plants can only go so far: The leading cause of emissions nationally is the tailpipe. Building tons of housing in major job centers close to good transit seems like a sensible and necessary solution, they argue.\u003c/p>\n\u003cfigure id=\"attachment_11657641\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11657641\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/03/TrafficJam-800x456.jpg\" alt=\"Traffic backs up east of the San Francisco Bay Bridge toll plaza. One of the goals of SB 827 is to get more people living closer to mass transit.\" width=\"800\" height=\"456\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-800x456.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-160x91.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-1020x581.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-1180x672.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-960x547.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-240x137.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-375x214.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/TrafficJam-520x296.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Traffic backs up east of the San Francisco Bay Bridge toll plaza. One of the goals of SB 827 is to get more people living closer to mass transit. \u003ccite>(Justin Sullivan/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But at least one prominent environmental group with a tradition of opposing new development has balked at the measure. Angering many climate change activists, California’s Sierra Club has argued the bill would only create more local hostility to future transportation projects and would displace low-income residents.\u003c/p>\n\u003cp>Anti-gentrification groups argue that communities whose residents have lower incomes are much more likely to ride a bus or take a subway to work than commuters who earn more money. If lower-income residents are exiled to the suburbs as a consequence of the bill, its success at cutting carbon emissions will be muted at best.\u003c/p>\n\u003ch3>Anti-gentrification and tenants’ rights groups? Not so much\u003c/h3>\n\u003cp>Advocates for lower-income renters and urban communities of color have greeted SB 827 with a mixture of skepticism and hostility.\u003c/p>\n\u003cp>A group of prominent Los Angeles anti-gentrification and civil rights groups signed onto a \u003ca href=\"http://allianceforcommunitytransit.org/l-a-community-organizations-oppose-sb-827/\" target=\"_blank\">letter\u003c/a> opposing the bill last month on the grounds that it lacked sufficient protections for renters whose apartments could be demolished to make way for newer, bigger, market-rate projects. They also expressed the broader fear that “opening the floodgates” around transit corridors would mean rents around shiny new developments would rise out of reach of current residents.\u003c/p>\n\u003cp>Wiener has addressed some of those concerns by amending the bill to include fairly strict renter protections. Developers who wish to demolish a renter-occupied unit would have to pay for the moving and living expenses of tenants for more than three years, and renters would have the right to move back into the new development at their old rent.\u003c/p>\n\u003cfigure id=\"attachment_11657647\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"wp-image-11657647 size-medium\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/03/Wiener-800x533.jpg\" alt=\"State Sen. Scott Wiener, a San Francisco Democrat, is the sponsor of SB 827.\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/03/Wiener-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">State Sen. Scott Wiener, a San Francisco Democrat, is the sponsor of SB 827. \u003ccite>(Michelle Gachet/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But the changes have yet to attract broad support from major housing equity groups, who fear the larger gentrification pressures possibly unleashed from the bill. It also didn’t help that backers of SB 827 waited until after the bill’s announcement to try to court those groups’ endorsement.\u003c/p>\n\u003ch3>The bill faces a very tough road in the Legislature — a road that goes through Marin County\u003c/h3>\n\u003cp>Bills that override local zoning control are rarely popular in the California Legislature. Homeowners in many regions of the state are, by and large, not thrilled with the idea of new apartment complexes going up next door over their objections. Homeowners are also more likely to vote than renters — a fact state legislators are acutely aware of.\u003c/p>\n\u003cp>Cities and counties are stealth power players in Sacramento, and are also not fans of having their zoning power stripped away. Up and down the state, mayors, city council members and county supervisors have come out against the bill, including Los Angeles Mayor Eric Garcetti.\u003c/p>\n\u003cp>Last year, lawmakers passed a handful of laws that encroached on the traditional zoning power of cities. But that housing package took a herculean effort to enact after years of failure, and importantly included new funding sources for subsidized housing, as well as tenants’ protections that attracted support from a wide coalition of housing groups. And the zoning process changes brought by those laws pale in comparison to what SB 827 could do.\u003c/p>\n\u003cp>Nowhere has opposition to state interference in local planning decisions been as fierce as in Marin County, an affluent northern suburb in the Bay Area. If the bill is to receive a full vote of the Legislature, it will first have to clear a committee controlled by Sen. Mike McGuire, a Democrat who represents Marin.\u003c/p>\n\u003cp>McGuire could prevent the bill from moving past his desk and receiving a vote.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003ca href=\"http://calmatters.org/\">\u003cem>CALmatters.org\u003c/em>\u003c/a>\u003cem> is a nonprofit, nonpartisan media venture explaining California policies and politics.\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Data Dig: Are Foreign Investors Driving Up Real Estate in Your California Neighborhood?",
"title": "Data Dig: Are Foreign Investors Driving Up Real Estate in Your California Neighborhood?",
"headTitle": "The California Report | KQED News",
"content": "\u003cp>\u003cem>Scott and Erica Rothenberg thought the years of scrimping and saving had finally paid off. \u003c/em>\u003c/p>\n\u003cp>\u003cem>The three-bedroom house outside of Elk Grove—an upper-middle-class suburb of Sacramento—checked all of the boxes: quiet neighborhood, quality school district, ample space to start a family.\u003c/em>\u003c/p>\n\u003cp>\u003cem>But the couple knew competition for the house—like most houses in desirable California neighborhoods—would be cut-throat. Their agent warned they’d be bidding against not only a glut of young Sacramento-area families vying for a starter home, but also wealthier Bay Area residents fleeing astronomical prices. Even wealthy foreign investors from China, sensing an opportunity to park their cash and make steady returns, were getting in on the action. \u003c/em>\u003c/p>\n\u003cp>\u003cem>“I was like, ‘Are you serious?’ In Elk Grove?,’” said Scott. “It’s really hard to deal with because it’s like, how do I compete with this? How do I compete with all this money? It really kind of blew me away.” \u003c/em>\u003c/p>\n\u003cp>\u003cem>The Rothenbergs offered $10,000 above asking price, in the low $300,000s, and wrote the owners to explain who they were and how they loved the house. Days went by. Then their agent broke the news. The bid wasn’t too low—it was actually the highest offer the seller received, the realtor told them. But another buyer offered cash—meaning a cleaner, quicker sale.\u003c/em>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cem>“We were pretty upset, we figured it was just some investor who was going to rent it out,” said Scott. “If we would have lost out to a person who was going to occupy, we wouldn’t have been as upset.” \u003c/em>\u003c/p>\n\u003cp>\u003cem>Their hunch was right. The property ended up being rented out, to another California family hoping to own a house someday, maybe when the market cools a little. \u003c/em>\u003c/p>\n\u003cp>\u003cem>Which made Scott wonder: How much are foreign buyers and investment firms—two of the most common sources of all-cash transactions—impacting the average California family’s ability to buy a home? He \u003c/em>\u003ca href=\"https://calmatters.org/articles/housing-costs-high-california/#You-asked-Were-answering\">\u003cem>reached out\u003c/em>\u003c/a>\u003cem> to CALmatters to help answer that question. So we tried—starting with foreign buyers. Here’s what we learned. \u003c/em>\u003c/p>\n\u003ch2>How many all-cash home sales happened in your neighborhood?\u003c/h2>\n\u003cp>\u003cem>With the help of real estate data firm ATTOM Data Solutions, we’ve mapped all-cash home sales for each zip code in California from 2005 to 2017. Zip codes with less than 100 total sales over that time period were omitted from the map. Enter your zip code or city name to find your neighborhood on the map.\u003c/em> \u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe width=\"100%\" height=\"520\" frameborder=\"0\" src=\"https://mlevin.carto.com/viz/c75e47a5-7e3c-4611-96b4-d35d93114ef1/embed_map\" scrolling=\"yes\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003ch2>Data on foreign buyers is weak. And likely underplays their influence.\u003c/h2>\n\u003cp>Back in 2006, about 10 percent of California single-family homes were purchased in all-cash transactions, according to the real estate data firm ATTOM Data Solutions. A decade later, it’s nearly 25 percent. That means a quarter of California’s extremely tight housing inventory is unlikely to go to households like the Rothenbergs—moderate-income families who need a mortgage to buy a home.\u003c/p>\n\u003cp>While all-cash buyers are often treated as a rough proxy for international buyers—the California Association of Realtors estimates they are more than twice as likely to pay in cash as domestic buyers—in reality they are more varied. Some are rich enough to not need to finance a first (or second or third) home, or simply prefer California real estate to the stock market. Private investment firms snapped up a ton of cheap homes during the foreclosure crisis—at one point more than one in three California homes was being purchased with all-cash. And increasingly older people, or their children, are liquidating assets to make all-cash offers.\u003c/p>\n\u003cdiv class=\"infogram-embed\" data-id=\"767b7237-e7f3-4523-92a1-babee85f7f92\" data-type=\"interactive\" data-title=\"Cash sales in California \">\u003c/div>\n\u003cp>\u003cscript>!function(e,t,s,i){var n=\"InfogramEmbeds\",o=e.getElementsByTagName(\"script\")[0],d=/^http:/.test(e.location)?\"http:\":\"https:\";if(/^\\/{2}/.test(i)&&(i=d+i),window[n]&&window[n].initialized)window[n].process&&window[n].process();else if(!e.getElementById(s)){var r=e.createElement(\"script\");r.async=1,r.id=s,r.src=i,o.parentNode.insertBefore(r,o)}}(document,0,\"infogram-async\",\"https://e.infogram.com/js/dist/embed-loader-min.js\");\u003c/script>\u003c/p>\n\u003cp>But experts came to see foreign buyers as a bigger force in the market, and a contributor to the rise in single-family rentals California has seen the past 10 years.\u003c/p>\n\u003cp>“My guess would be that it’s flipped and that foreign buyers are now having a bigger impact than institutional investors,” said Daren Blomquist, senior vice president at ATTOM. “They aren’t a huge percentage of buyers, but certainly they are one of the reasons that the California market has bounced back so strongly from the recession.”\u003c/p>\n\u003cp>So what percentage of California’s housing stock is owned by foreign investors?\u003c/p>\n\u003cp>Let’s start with this major caveat: Foreign buyer real estate data is not good. California sales deeds don’t require a buyer or seller to disclose citizenship or residency status. So analysts rely on rough proxies for foreign ownership.\u003c/p>\n\u003cp>The house the Rothenbergs tried to buy is a good example. You can verify that the transaction was all cash, which is a good flag for a foreign buyer. You can verify that the tax address for the buyer is outside California, which is also a good flag. You can see the buyer's surname, but given California's demographic diversity, that's hardly evidence foreign ownership.\u003c/p>\n\u003cp>But that’s all you can really say. Judging by the records, the owner of the Rothenbergs’ dream house could be a foreign-based investment buyer—or he might just be a wealthy Chinese-American who lives outside California and wants to invest in Sacramento real estate. (Attempts to contact the owners and the management company of the property were unsuccessful).\u003c/p>\n\u003caside class=\"alignright\">\n\u003ch3>\u003ca href=\"https://www.kqed.org/news/11628537/the-withering-california-dream-by-the-numbers\">The Withering California Dream, by the Numbers\u003c/a>\u003c/h3>\n\u003cfigure>\u003ca href=\"https://www.kqed.org/news/11628537/the-withering-california-dream-by-the-numbers\">\u003cimg src=\"https://ww2.kqed.org/wp-content/uploads/sites/10/2017/11/SFHomes-1920x1236.jpg\" alt=\"\">\u003c/a>\u003c/figure>\n\u003c/aside>\n\u003cp>The California Association of Realtors estimates that 3 percent of last year’s purchases went to international buyers. Their data even suggests the share of international buyers has been on a downward trajectory since 2008—but that data relies on a survey of realtors, and could be undercounting.\u003c/p>\n\u003cp>“For one thing, the survey is conducted in English,” said Oscar Wei, senior economist for the California Association of Realtors. “So if you have Chinese buyers and Chinese agents, they may not necessarily want to participate in a survey written in English.”\u003c/p>\n\u003cp>Wei also acknowledges that Realtors may not always know the citizenship status of their clients, and that the timing of the survey could bias the overall results towards domestic buyers.\u003c/p>\n\u003cp>His rough estimate: 5 to 10 percent of the state’s single-family housing stock could be owned by international buyers.\u003c/p>\n\u003ch2>So can we conclude anything reliable about foreign buyers?\u003c/h2>\n\u003cp>We do have a decent grasp on where they’re coming from.\u003c/p>\n\u003cp>The fear of Chinese millionaires gobbling up American homes as just another piece in their global investment portfolio can veer into the cartoonish and xenophobic very quickly. As recently as 2014, Canadians purchased more U.S. homes than Chinese buyers, according to the National Realtors Association. And while Canadians are actually more likely to make all-cash offers, they receive nowhere near the scrutiny as the Chinese.\u003c/p>\n\u003cp>In California, however, Asian buyers do dominate: Last year they accounted for 71 percent of California homes sold to foreign buyers. That dwarfs the next closest group of international buyers, Latin Americans at 14 percent.\u003c/p>\n\u003cdiv class=\"infogram-embed\" data-id=\"befaaa1a-3373-48ec-a5cb-63deee597d14\" data-type=\"interactive\" data-title=\"Foreign Buyer Origins in California\">\u003c/div>\n\u003cp>\u003cscript>!function(e,t,s,i){var n=\"InfogramEmbeds\",o=e.getElementsByTagName(\"script\")[0],d=/^http:/.test(e.location)?\"http:\":\"https:\";if(/^\\/{2}/.test(i)&&(i=d+i),window[n]&&window[n].initialized)window[n].process&&window[n].process();else if(!e.getElementById(s)){var r=e.createElement(\"script\");r.async=1,r.id=s,r.src=i,o.parentNode.insertBefore(r,o)}}(document,0,\"infogram-async\",\"https://e.infogram.com/js/dist/embed-loader-min.js\");\u003c/script>\u003c/p>\n\u003cp>No state in the country has attracted nearly as much attention from Chinese buyers as California, site of nearly 40 percent of all Chinese home purchases in the U.S.\u003c/p>\n\u003cp>Why are the Chinese so enamored with California real estate? First, it’s important to understand what we mean by “foreign.” Those statistics include recently arrived immigrants, of which California has quite a few. There’s legitimate debate over whether those immigrants should be counted as “foreign.”\u003c/p>\n\u003cp>Many of the recently arrived Chinese snapping up California properties are holders of EB-5 visas—a U.S. program granting green cards to foreigners who invest $500,000 in U.S. business.\u003c/p>\n\u003cp>“The wife and kids are in the U.S., some of the husbands are here some of the time and some are not, they have a portion of their money here and they have a portion of their money in China,” says Lin He, a real estate investor and developer who courts Chinese property speculators in places like Newport Beach and Irvine.\u003c/p>\n\u003cp>The number of Chinese diaspora already settled in areas such as Orange County and the San Gabriel Valley attract a great deal of foreign investment because cultural and language similarities make the purchase process easier.\u003c/p>\n\u003cp>Much of that money goes towards primary residences—Chinese visa holders living with their family in a U.S. home. But after getting a foothold in California, many recently arrived Chinese view residential real estate as an attractive investment strategy—one that was not readily available to them in China, either because of government policy or exorbitant cost.\u003c/p>\n\u003cp>“The real estate in Beijing and some other places is really expensive,” says He. “They spend a year here, they buy a house, they say, “You won’t believe it, it’s so cheap here.”\u003c/p>\n\u003cp>The National Realtors’ survey found only 40 percent of Chinese foreign buyers intend to use their U.S. home as a primary residence for their recently immigrated family. The remainder eyed it as an investment vehicle, vacation home, or for use by a student.\u003c/p>\n\u003cp>The Chinese government is not fond of letting its citizens’ burgeoning wealth wind up in American housing tracts. For years they’ve tried to clamp down on private investment leaving the country. A rule that limited Chinese citizens from taking more than $50,000 outside the country was more rigorously enforced last year, reducing Chinese home buying here according to \u003ca href=\"http://www.businessinsider.com/capital-controls-stop-mainland-chinese-real-estate-buyers-2017-05\">some reports\u003c/a>.\u003c/p>\n\u003cp>But He cautions that people “will figure out ways to get money out of China. The appetite is always there, it’s just a matter of how they get the money out.”\u003c/p>\n\u003ch2>What can California learn from Vancouver’s Foreign Buyer Tax?\u003c/h2>\n\u003cp>The housing market in Vancouver, Canada resembles many California cities. Costs for single-family homes and condos have skyrocketed, making the city and its surrounding suburbs among the priciest places to live in North America.\u003c/p>\n\u003cp>Vancouver homes have also been a favored destination of overseas investment, primarily from China. Many residents fretted about the influence of foreign dollars on the city’s limited housing stock, but although good data was scarce, experts figured foreign buyers accounted for about 5 percent of home purchases.\u003c/p>\n\u003cp>Two years ago, under intense pressure from Vancouver residents, the British Columbia provincial government began mandating that homebuyers disclose citizenship on sales documents. The data revealed that in fact, 10 to 15 percent of houses were going to neither Canadian citizens nor permanent residents.\u003c/p>\n\u003cp>So the provincial government slapped a 15 percent tax on all sales to foreign home buyers. The immediate response was stunning: Within a few months, the price of a single-family property in the greater Vancouver area dropped 20 percent. In contrast, prices in Toronto and other major Canadian cities kept rising—buoyed in part by foreign capital searching for a new market outside Vancouver.\u003c/p>\n\u003cp>But the impact of the foreign buyer tax on Vancouver’s housing market appears to have waned somewhat. While foreign ownership is down, the price of single family home is about back to where it was before the tax enacted—well beyond reach for many Vancouver families.\u003c/p>\n\u003cp>That doesn’t mean the tax isn’t making Vancouver home prices slightly more affordable than they otherwise would be, proponents say. It means the tax isn’t singlehandedly making Vancouver home prices affordable.\u003c/p>\n\u003cdiv class=\"infogram-embed\" data-id=\"18789e7f-af4a-4224-adee-b56ce9b0e6f9\" data-type=\"interactive\" data-title=\"Vancouver Home Prices Before and After Tax\">\u003c/div>\n\u003cp>\u003cscript>!function(e,t,s,i){var n=\"InfogramEmbeds\",o=e.getElementsByTagName(\"script\")[0],d=/^http:/.test(e.location)?\"http:\":\"https:\";if(/^\\/{2}/.test(i)&&(i=d+i),window[n]&&window[n].initialized)window[n].process&&window[n].process();else if(!e.getElementById(s)){var r=e.createElement(\"script\");r.async=1,r.id=s,r.src=i,o.parentNode.insertBefore(r,o)}}(document,0,\"infogram-async\",\"https://e.infogram.com/js/dist/embed-loader-min.js\");\u003c/script>\u003c/p>\n\u003cp>“The foreign buyer tax will have helped, and there is zero doubt about that,” says Joshua Gordon, public policy professor at Simon Fraser University and a tax supporter. “Whether it’s a panacea, and it is quite clear that is not a panacea, is a different question.”\u003c/p>\n\u003cp>Gordon cautions that taxing foreign buyers is not the same thing as taxing foreign money going into local real estate. Foreign investors can use local friends and families to purchase property for them. Or they can channel their money through investment funds or other instruments.\u003c/p>\n\u003ch2>Are foreign buyers driving up prices by keeping homes off the market?\u003c/h2>\n\u003cp>The idea of a foreign buyer tax has been floated in \u003ca href=\"https://www.bizjournals.com/sanjose/news/2017/07/24/y-combinator-altman-politics-california-housing.html\">some quarters of California\u003c/a>, including Silicon Valley, but has never received significant legislative attention at the state or local level.\u003c/p>\n\u003cp>That’s partly because without solid data on foreign buyers, it’s tough to gauge how much they might be driving up California prices.\u003c/p>\n\u003cp>Most economists agree that locales attracting lots of foreign investment—Irvine and the San Gabriel Valley, for example—are seeing prices rise because of an influx of foreign capital. It’s difficult to extrapolate that effect statewide.\u003c/p>\n\u003cp>Those who argue the effect of foreign buyers on California home prices is overstated often cite the type of homes offshore investors are often interested in: newly constructed houses and higher-priced houses at the top of the market. They also point to ever-rising prices in California neighborhoods that have little appeal to foreign buyers.\u003c/p>\n\u003cp>“It’s a very limited number of homes,” says He, the Orange County real estate investor. “They may sell faster, but I don’t think it has much impact on price.”\u003c/p>\n\u003cp>But while the most intense competition from abroad might be for more expensive properties, that demand can still have an impact down-market. Blunt that demand, says Wei, the Realtors’ economist, and “you’d probably see some softening in the higher-priced properties. And that would lead of course to some softening in home prices not just in those areas, but it would trigger down to the statewide median price.” But he stresses that average home prices wouldn’t see a major dip.\u003c/p>\n\u003cp>Despite the focus on foreign buyers demand for listed houses, their effect on the inventory of current houses for sale could be just as important. If foreign buyers are more inclined to buy property as a long-term investment vehicle, they may be less inclined to sell.\u003c/p>\n\u003cp>“The typical homeowner now stays in their house seven to 10 years,” says Rosanna Garcia, a Sacramento-area agent who specializes in investment properties for foreign buyers. “If you’re looking at a foreign investor, they’ve got the money to wait. The longer you can hold on to it, the more money you can make in the end.”\u003c/p>\n\u003cp>That means fewer properties on the market, and more to rent.\u003c/p>\n\u003cp>Garcia stresses that it’s easy to blame foreign buyers for California’s housing market woes, rather than focusing on the lack of new construction or other distortions to the state’s dysfunctional housing market.\u003c/p>\n\u003cp>And it’s not only foreign buyers who are making all-cash offers like the one that beat out the Rothenbergs. Next we’ll examine the role of private investment firms in our continuing coverage of California’s \u003ca href=\"https://calmatters.org/articles/housing-costs-high-california/\">housing crisis\u003c/a>.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003ca href=\"calmatters.org\">\u003cem>CALmatters.org\u003c/em>\u003c/a>\u003cem> is a nonprofit, nonpartisan media venture explaining California’s policies and politics.\u003c/em>\u003c/p>\n\n",
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"excerpt": "Nearly 25 percent of California’s single-family homes were purchased in all-cash transactions in 2016. Cash buyers tend to correlate with foreign buyers, but it’s complicated.",
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"description": "Nearly 25 percent of California’s single-family homes were purchased in all-cash transactions in 2016. Cash buyers tend to correlate with foreign buyers, but it’s complicated.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>Scott and Erica Rothenberg thought the years of scrimping and saving had finally paid off. \u003c/em>\u003c/p>\n\u003cp>\u003cem>The three-bedroom house outside of Elk Grove—an upper-middle-class suburb of Sacramento—checked all of the boxes: quiet neighborhood, quality school district, ample space to start a family.\u003c/em>\u003c/p>\n\u003cp>\u003cem>But the couple knew competition for the house—like most houses in desirable California neighborhoods—would be cut-throat. Their agent warned they’d be bidding against not only a glut of young Sacramento-area families vying for a starter home, but also wealthier Bay Area residents fleeing astronomical prices. Even wealthy foreign investors from China, sensing an opportunity to park their cash and make steady returns, were getting in on the action. \u003c/em>\u003c/p>\n\u003cp>\u003cem>“I was like, ‘Are you serious?’ In Elk Grove?,’” said Scott. “It’s really hard to deal with because it’s like, how do I compete with this? How do I compete with all this money? It really kind of blew me away.” \u003c/em>\u003c/p>\n\u003cp>\u003cem>The Rothenbergs offered $10,000 above asking price, in the low $300,000s, and wrote the owners to explain who they were and how they loved the house. Days went by. Then their agent broke the news. The bid wasn’t too low—it was actually the highest offer the seller received, the realtor told them. But another buyer offered cash—meaning a cleaner, quicker sale.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cem>“We were pretty upset, we figured it was just some investor who was going to rent it out,” said Scott. “If we would have lost out to a person who was going to occupy, we wouldn’t have been as upset.” \u003c/em>\u003c/p>\n\u003cp>\u003cem>Their hunch was right. The property ended up being rented out, to another California family hoping to own a house someday, maybe when the market cools a little. \u003c/em>\u003c/p>\n\u003cp>\u003cem>Which made Scott wonder: How much are foreign buyers and investment firms—two of the most common sources of all-cash transactions—impacting the average California family’s ability to buy a home? He \u003c/em>\u003ca href=\"https://calmatters.org/articles/housing-costs-high-california/#You-asked-Were-answering\">\u003cem>reached out\u003c/em>\u003c/a>\u003cem> to CALmatters to help answer that question. So we tried—starting with foreign buyers. Here’s what we learned. \u003c/em>\u003c/p>\n\u003ch2>How many all-cash home sales happened in your neighborhood?\u003c/h2>\n\u003cp>\u003cem>With the help of real estate data firm ATTOM Data Solutions, we’ve mapped all-cash home sales for each zip code in California from 2005 to 2017. Zip codes with less than 100 total sales over that time period were omitted from the map. Enter your zip code or city name to find your neighborhood on the map.\u003c/em> \u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe width=\"100%\" height=\"520\" frameborder=\"0\" src=\"https://mlevin.carto.com/viz/c75e47a5-7e3c-4611-96b4-d35d93114ef1/embed_map\" scrolling=\"yes\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003ch2>Data on foreign buyers is weak. And likely underplays their influence.\u003c/h2>\n\u003cp>Back in 2006, about 10 percent of California single-family homes were purchased in all-cash transactions, according to the real estate data firm ATTOM Data Solutions. A decade later, it’s nearly 25 percent. That means a quarter of California’s extremely tight housing inventory is unlikely to go to households like the Rothenbergs—moderate-income families who need a mortgage to buy a home.\u003c/p>\n\u003cp>While all-cash buyers are often treated as a rough proxy for international buyers—the California Association of Realtors estimates they are more than twice as likely to pay in cash as domestic buyers—in reality they are more varied. Some are rich enough to not need to finance a first (or second or third) home, or simply prefer California real estate to the stock market. Private investment firms snapped up a ton of cheap homes during the foreclosure crisis—at one point more than one in three California homes was being purchased with all-cash. And increasingly older people, or their children, are liquidating assets to make all-cash offers.\u003c/p>\n\u003cdiv class=\"infogram-embed\" data-id=\"767b7237-e7f3-4523-92a1-babee85f7f92\" data-type=\"interactive\" data-title=\"Cash sales in California \">\u003c/div>\n\u003cp>\u003cscript>!function(e,t,s,i){var n=\"InfogramEmbeds\",o=e.getElementsByTagName(\"script\")[0],d=/^http:/.test(e.location)?\"http:\":\"https:\";if(/^\\/{2}/.test(i)&&(i=d+i),window[n]&&window[n].initialized)window[n].process&&window[n].process();else if(!e.getElementById(s)){var r=e.createElement(\"script\");r.async=1,r.id=s,r.src=i,o.parentNode.insertBefore(r,o)}}(document,0,\"infogram-async\",\"https://e.infogram.com/js/dist/embed-loader-min.js\");\u003c/script>\u003c/p>\n\u003cp>But experts came to see foreign buyers as a bigger force in the market, and a contributor to the rise in single-family rentals California has seen the past 10 years.\u003c/p>\n\u003cp>“My guess would be that it’s flipped and that foreign buyers are now having a bigger impact than institutional investors,” said Daren Blomquist, senior vice president at ATTOM. “They aren’t a huge percentage of buyers, but certainly they are one of the reasons that the California market has bounced back so strongly from the recession.”\u003c/p>\n\u003cp>So what percentage of California’s housing stock is owned by foreign investors?\u003c/p>\n\u003cp>Let’s start with this major caveat: Foreign buyer real estate data is not good. California sales deeds don’t require a buyer or seller to disclose citizenship or residency status. So analysts rely on rough proxies for foreign ownership.\u003c/p>\n\u003cp>The house the Rothenbergs tried to buy is a good example. You can verify that the transaction was all cash, which is a good flag for a foreign buyer. You can verify that the tax address for the buyer is outside California, which is also a good flag. You can see the buyer's surname, but given California's demographic diversity, that's hardly evidence foreign ownership.\u003c/p>\n\u003cp>But that’s all you can really say. Judging by the records, the owner of the Rothenbergs’ dream house could be a foreign-based investment buyer—or he might just be a wealthy Chinese-American who lives outside California and wants to invest in Sacramento real estate. (Attempts to contact the owners and the management company of the property were unsuccessful).\u003c/p>\n\u003caside class=\"alignright\">\n\u003ch3>\u003ca href=\"https://www.kqed.org/news/11628537/the-withering-california-dream-by-the-numbers\">The Withering California Dream, by the Numbers\u003c/a>\u003c/h3>\n\u003cfigure>\u003ca href=\"https://www.kqed.org/news/11628537/the-withering-california-dream-by-the-numbers\">\u003cimg src=\"https://ww2.kqed.org/wp-content/uploads/sites/10/2017/11/SFHomes-1920x1236.jpg\" alt=\"\">\u003c/a>\u003c/figure>\n\u003c/aside>\n\u003cp>The California Association of Realtors estimates that 3 percent of last year’s purchases went to international buyers. Their data even suggests the share of international buyers has been on a downward trajectory since 2008—but that data relies on a survey of realtors, and could be undercounting.\u003c/p>\n\u003cp>“For one thing, the survey is conducted in English,” said Oscar Wei, senior economist for the California Association of Realtors. “So if you have Chinese buyers and Chinese agents, they may not necessarily want to participate in a survey written in English.”\u003c/p>\n\u003cp>Wei also acknowledges that Realtors may not always know the citizenship status of their clients, and that the timing of the survey could bias the overall results towards domestic buyers.\u003c/p>\n\u003cp>His rough estimate: 5 to 10 percent of the state’s single-family housing stock could be owned by international buyers.\u003c/p>\n\u003ch2>So can we conclude anything reliable about foreign buyers?\u003c/h2>\n\u003cp>We do have a decent grasp on where they’re coming from.\u003c/p>\n\u003cp>The fear of Chinese millionaires gobbling up American homes as just another piece in their global investment portfolio can veer into the cartoonish and xenophobic very quickly. As recently as 2014, Canadians purchased more U.S. homes than Chinese buyers, according to the National Realtors Association. And while Canadians are actually more likely to make all-cash offers, they receive nowhere near the scrutiny as the Chinese.\u003c/p>\n\u003cp>In California, however, Asian buyers do dominate: Last year they accounted for 71 percent of California homes sold to foreign buyers. That dwarfs the next closest group of international buyers, Latin Americans at 14 percent.\u003c/p>\n\u003cdiv class=\"infogram-embed\" data-id=\"befaaa1a-3373-48ec-a5cb-63deee597d14\" data-type=\"interactive\" data-title=\"Foreign Buyer Origins in California\">\u003c/div>\n\u003cp>\u003cscript>!function(e,t,s,i){var n=\"InfogramEmbeds\",o=e.getElementsByTagName(\"script\")[0],d=/^http:/.test(e.location)?\"http:\":\"https:\";if(/^\\/{2}/.test(i)&&(i=d+i),window[n]&&window[n].initialized)window[n].process&&window[n].process();else if(!e.getElementById(s)){var r=e.createElement(\"script\");r.async=1,r.id=s,r.src=i,o.parentNode.insertBefore(r,o)}}(document,0,\"infogram-async\",\"https://e.infogram.com/js/dist/embed-loader-min.js\");\u003c/script>\u003c/p>\n\u003cp>No state in the country has attracted nearly as much attention from Chinese buyers as California, site of nearly 40 percent of all Chinese home purchases in the U.S.\u003c/p>\n\u003cp>Why are the Chinese so enamored with California real estate? First, it’s important to understand what we mean by “foreign.” Those statistics include recently arrived immigrants, of which California has quite a few. There’s legitimate debate over whether those immigrants should be counted as “foreign.”\u003c/p>\n\u003cp>Many of the recently arrived Chinese snapping up California properties are holders of EB-5 visas—a U.S. program granting green cards to foreigners who invest $500,000 in U.S. business.\u003c/p>\n\u003cp>“The wife and kids are in the U.S., some of the husbands are here some of the time and some are not, they have a portion of their money here and they have a portion of their money in China,” says Lin He, a real estate investor and developer who courts Chinese property speculators in places like Newport Beach and Irvine.\u003c/p>\n\u003cp>The number of Chinese diaspora already settled in areas such as Orange County and the San Gabriel Valley attract a great deal of foreign investment because cultural and language similarities make the purchase process easier.\u003c/p>\n\u003cp>Much of that money goes towards primary residences—Chinese visa holders living with their family in a U.S. home. But after getting a foothold in California, many recently arrived Chinese view residential real estate as an attractive investment strategy—one that was not readily available to them in China, either because of government policy or exorbitant cost.\u003c/p>\n\u003cp>“The real estate in Beijing and some other places is really expensive,” says He. “They spend a year here, they buy a house, they say, “You won’t believe it, it’s so cheap here.”\u003c/p>\n\u003cp>The National Realtors’ survey found only 40 percent of Chinese foreign buyers intend to use their U.S. home as a primary residence for their recently immigrated family. The remainder eyed it as an investment vehicle, vacation home, or for use by a student.\u003c/p>\n\u003cp>The Chinese government is not fond of letting its citizens’ burgeoning wealth wind up in American housing tracts. For years they’ve tried to clamp down on private investment leaving the country. A rule that limited Chinese citizens from taking more than $50,000 outside the country was more rigorously enforced last year, reducing Chinese home buying here according to \u003ca href=\"http://www.businessinsider.com/capital-controls-stop-mainland-chinese-real-estate-buyers-2017-05\">some reports\u003c/a>.\u003c/p>\n\u003cp>But He cautions that people “will figure out ways to get money out of China. The appetite is always there, it’s just a matter of how they get the money out.”\u003c/p>\n\u003ch2>What can California learn from Vancouver’s Foreign Buyer Tax?\u003c/h2>\n\u003cp>The housing market in Vancouver, Canada resembles many California cities. Costs for single-family homes and condos have skyrocketed, making the city and its surrounding suburbs among the priciest places to live in North America.\u003c/p>\n\u003cp>Vancouver homes have also been a favored destination of overseas investment, primarily from China. Many residents fretted about the influence of foreign dollars on the city’s limited housing stock, but although good data was scarce, experts figured foreign buyers accounted for about 5 percent of home purchases.\u003c/p>\n\u003cp>Two years ago, under intense pressure from Vancouver residents, the British Columbia provincial government began mandating that homebuyers disclose citizenship on sales documents. The data revealed that in fact, 10 to 15 percent of houses were going to neither Canadian citizens nor permanent residents.\u003c/p>\n\u003cp>So the provincial government slapped a 15 percent tax on all sales to foreign home buyers. The immediate response was stunning: Within a few months, the price of a single-family property in the greater Vancouver area dropped 20 percent. In contrast, prices in Toronto and other major Canadian cities kept rising—buoyed in part by foreign capital searching for a new market outside Vancouver.\u003c/p>\n\u003cp>But the impact of the foreign buyer tax on Vancouver’s housing market appears to have waned somewhat. While foreign ownership is down, the price of single family home is about back to where it was before the tax enacted—well beyond reach for many Vancouver families.\u003c/p>\n\u003cp>That doesn’t mean the tax isn’t making Vancouver home prices slightly more affordable than they otherwise would be, proponents say. It means the tax isn’t singlehandedly making Vancouver home prices affordable.\u003c/p>\n\u003cdiv class=\"infogram-embed\" data-id=\"18789e7f-af4a-4224-adee-b56ce9b0e6f9\" data-type=\"interactive\" data-title=\"Vancouver Home Prices Before and After Tax\">\u003c/div>\n\u003cp>\u003cscript>!function(e,t,s,i){var n=\"InfogramEmbeds\",o=e.getElementsByTagName(\"script\")[0],d=/^http:/.test(e.location)?\"http:\":\"https:\";if(/^\\/{2}/.test(i)&&(i=d+i),window[n]&&window[n].initialized)window[n].process&&window[n].process();else if(!e.getElementById(s)){var r=e.createElement(\"script\");r.async=1,r.id=s,r.src=i,o.parentNode.insertBefore(r,o)}}(document,0,\"infogram-async\",\"https://e.infogram.com/js/dist/embed-loader-min.js\");\u003c/script>\u003c/p>\n\u003cp>“The foreign buyer tax will have helped, and there is zero doubt about that,” says Joshua Gordon, public policy professor at Simon Fraser University and a tax supporter. “Whether it’s a panacea, and it is quite clear that is not a panacea, is a different question.”\u003c/p>\n\u003cp>Gordon cautions that taxing foreign buyers is not the same thing as taxing foreign money going into local real estate. Foreign investors can use local friends and families to purchase property for them. Or they can channel their money through investment funds or other instruments.\u003c/p>\n\u003ch2>Are foreign buyers driving up prices by keeping homes off the market?\u003c/h2>\n\u003cp>The idea of a foreign buyer tax has been floated in \u003ca href=\"https://www.bizjournals.com/sanjose/news/2017/07/24/y-combinator-altman-politics-california-housing.html\">some quarters of California\u003c/a>, including Silicon Valley, but has never received significant legislative attention at the state or local level.\u003c/p>\n\u003cp>That’s partly because without solid data on foreign buyers, it’s tough to gauge how much they might be driving up California prices.\u003c/p>\n\u003cp>Most economists agree that locales attracting lots of foreign investment—Irvine and the San Gabriel Valley, for example—are seeing prices rise because of an influx of foreign capital. It’s difficult to extrapolate that effect statewide.\u003c/p>\n\u003cp>Those who argue the effect of foreign buyers on California home prices is overstated often cite the type of homes offshore investors are often interested in: newly constructed houses and higher-priced houses at the top of the market. They also point to ever-rising prices in California neighborhoods that have little appeal to foreign buyers.\u003c/p>\n\u003cp>“It’s a very limited number of homes,” says He, the Orange County real estate investor. “They may sell faster, but I don’t think it has much impact on price.”\u003c/p>\n\u003cp>But while the most intense competition from abroad might be for more expensive properties, that demand can still have an impact down-market. Blunt that demand, says Wei, the Realtors’ economist, and “you’d probably see some softening in the higher-priced properties. And that would lead of course to some softening in home prices not just in those areas, but it would trigger down to the statewide median price.” But he stresses that average home prices wouldn’t see a major dip.\u003c/p>\n\u003cp>Despite the focus on foreign buyers demand for listed houses, their effect on the inventory of current houses for sale could be just as important. If foreign buyers are more inclined to buy property as a long-term investment vehicle, they may be less inclined to sell.\u003c/p>\n\u003cp>“The typical homeowner now stays in their house seven to 10 years,” says Rosanna Garcia, a Sacramento-area agent who specializes in investment properties for foreign buyers. “If you’re looking at a foreign investor, they’ve got the money to wait. The longer you can hold on to it, the more money you can make in the end.”\u003c/p>\n\u003cp>That means fewer properties on the market, and more to rent.\u003c/p>\n\u003cp>Garcia stresses that it’s easy to blame foreign buyers for California’s housing market woes, rather than focusing on the lack of new construction or other distortions to the state’s dysfunctional housing market.\u003c/p>\n\u003cp>And it’s not only foreign buyers who are making all-cash offers like the one that beat out the Rothenbergs. Next we’ll examine the role of private investment firms in our continuing coverage of California’s \u003ca href=\"https://calmatters.org/articles/housing-costs-high-california/\">housing crisis\u003c/a>.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003ca href=\"calmatters.org\">\u003cem>CALmatters.org\u003c/em>\u003c/a>\u003cem> is a nonprofit, nonpartisan media venture explaining California’s policies and politics.\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cp>Two Bay Area lawmakers are promoting a bill that aims to spur more housing construction at BART stations -- by essentially putting the BART board of directors in charge of zoning on agency-owned land near the transit district's stations in San Francisco, Alameda and Contra Costa counties.\u003c/p>\n\u003cp>Assembly members David Chiu, D-San Francisco, and Tim Grayson, D-Concord, introduced \u003ca href=\"http://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180AB2923\" target=\"_blank\" rel=\"noopener\">AB 2923\u003c/a> last month. It would set new rules for development on BART property -- mostly on parking lots that surround many of the agency's stations.\u003c/p>\n\u003cp>The measure would require the BART board to review the agency's current \"transit-oriented development\" policies, formalize those policies as formal zoning standards and adopt a streamlined approval process for new development.\u003c/p>\n\u003cp>The bill would require local governments to change their zoning laws to conform to BART's guidelines and give BART the power to override local laws that are inconsistent with the agency's development standards. The bill also mandates that 20 percent of units in the BART-centered developments be affordable to moderate, low-income and very-low-income residents for a period of 55 years.\u003c/p>\n\u003cp>\"We have too many BART stations surrounded by parking lots,\" Chiu said in an interview Sunday. \"Acres of asphalt and parked cars. ... Part of our point is it's much more effective to build a couple floors of housing on top of what is an open parking lot than the use that we see today.\"\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Chiu said that although BART has worked for years to encourage transit-oriented development -- often abbreviated as TOD -- some local jurisdictions are very slow to grant construction approvals.\u003c/p>\n\u003cp>\"We're trying to jump-start these conversation in every locality that has a BART station,\" Chiu said. \"... I think building vibrant, affordable, walkable communities on undeveloped land next to BART is the best way to deliver housing without disrupting existing communities.\"\u003c/p>\n\u003cp>BART spokeswoman Alicia Trost said in an email that the BART board has taken no position on the bill and will discuss it later this week. San Francisco BART board member Nick Josefowitz is one of the measure's proponents.\u003c/p>\n\u003cp>AB 2923 would apply to BART-owned parcels of at least one-quarter acre and within a half-mile of a BART station entrance. If BART fails to enact new standards for transit-oriented development by April 2019, the bill would use the \u003ca href=\"https://www.bart.gov/sites/default/files/docs/BART_TODGuidelinesFinal2017.pdf\" target=\"_blank\" rel=\"noopener\">zoning guidelines\u003c/a> the agency put in place last year.\u003c/p>\n\u003cp>Those guidelines categorize BART stations as one of three place types: regional center stations, like those in downtown Oakland and San Francisco; urban neighborhood/city center stations, such as Glen Park, North Berkeley and Fruitvale; and neighborhood or town center stations, such as those along the Pittsburg-Bay Point line in Contra Costa County.\u003c/p>\n\u003cp>BART's current guidelines call for developments of at least 12 stories for regional centers; at least seven stories around stations like North Berkeley (pictured above), and at least five stories around the suburban Contra Costa County stations. For future developments, the guidelines call for a minimum of 75 units of housing per acre.\u003c/p>\n\u003cp>BART is already dealing with high demand for parking spots, with long waiting lists for reserved parking at every station. But the agency's TOD guidelines, in line with the view of many urban planners, contemplate a future in which private automobile use is reduced drastically as more housing and offices are built near transit hubs, more people walk or bike to work, and technological breakthroughs such as autonomous vehicles come online.\u003c/p>\n\u003cp>AB 2923 is the latest in a series of high-profile legislative efforts to intensify development near transit corridors as a response to the region's affordable housing crunch. Among them: SB 35, a measure by state Sen. Scott Wiener, D-San Francisco, signed into law last fall that offers a dramatically streamlined permit-approval process for affordable housing; and SB 827, a proposal introduced in January by Wiener that would require local governments to permit much denser housing within a half-mile of transit hubs like BART stations and within a quarter-mile of busy commuter-bus stops.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>\u003cbr>\nKQED's Guy Marzorati contributed to this report. \u003c/em>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Two Bay Area lawmakers are promoting a bill that aims to spur more housing construction at BART stations -- by essentially putting the BART board of directors in charge of zoning on agency-owned land near the transit district's stations in San Francisco, Alameda and Contra Costa counties.\u003c/p>\n\u003cp>Assembly members David Chiu, D-San Francisco, and Tim Grayson, D-Concord, introduced \u003ca href=\"http://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180AB2923\" target=\"_blank\" rel=\"noopener\">AB 2923\u003c/a> last month. It would set new rules for development on BART property -- mostly on parking lots that surround many of the agency's stations.\u003c/p>\n\u003cp>The measure would require the BART board to review the agency's current \"transit-oriented development\" policies, formalize those policies as formal zoning standards and adopt a streamlined approval process for new development.\u003c/p>\n\u003cp>The bill would require local governments to change their zoning laws to conform to BART's guidelines and give BART the power to override local laws that are inconsistent with the agency's development standards. The bill also mandates that 20 percent of units in the BART-centered developments be affordable to moderate, low-income and very-low-income residents for a period of 55 years.\u003c/p>\n\u003cp>\"We have too many BART stations surrounded by parking lots,\" Chiu said in an interview Sunday. \"Acres of asphalt and parked cars. ... Part of our point is it's much more effective to build a couple floors of housing on top of what is an open parking lot than the use that we see today.\"\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Chiu said that although BART has worked for years to encourage transit-oriented development -- often abbreviated as TOD -- some local jurisdictions are very slow to grant construction approvals.\u003c/p>\n\u003cp>\"We're trying to jump-start these conversation in every locality that has a BART station,\" Chiu said. \"... I think building vibrant, affordable, walkable communities on undeveloped land next to BART is the best way to deliver housing without disrupting existing communities.\"\u003c/p>\n\u003cp>BART spokeswoman Alicia Trost said in an email that the BART board has taken no position on the bill and will discuss it later this week. San Francisco BART board member Nick Josefowitz is one of the measure's proponents.\u003c/p>\n\u003cp>AB 2923 would apply to BART-owned parcels of at least one-quarter acre and within a half-mile of a BART station entrance. If BART fails to enact new standards for transit-oriented development by April 2019, the bill would use the \u003ca href=\"https://www.bart.gov/sites/default/files/docs/BART_TODGuidelinesFinal2017.pdf\" target=\"_blank\" rel=\"noopener\">zoning guidelines\u003c/a> the agency put in place last year.\u003c/p>\n\u003cp>Those guidelines categorize BART stations as one of three place types: regional center stations, like those in downtown Oakland and San Francisco; urban neighborhood/city center stations, such as Glen Park, North Berkeley and Fruitvale; and neighborhood or town center stations, such as those along the Pittsburg-Bay Point line in Contra Costa County.\u003c/p>\n\u003cp>BART's current guidelines call for developments of at least 12 stories for regional centers; at least seven stories around stations like North Berkeley (pictured above), and at least five stories around the suburban Contra Costa County stations. For future developments, the guidelines call for a minimum of 75 units of housing per acre.\u003c/p>\n\u003cp>BART is already dealing with high demand for parking spots, with long waiting lists for reserved parking at every station. But the agency's TOD guidelines, in line with the view of many urban planners, contemplate a future in which private automobile use is reduced drastically as more housing and offices are built near transit hubs, more people walk or bike to work, and technological breakthroughs such as autonomous vehicles come online.\u003c/p>\n\u003cp>AB 2923 is the latest in a series of high-profile legislative efforts to intensify development near transit corridors as a response to the region's affordable housing crunch. Among them: SB 35, a measure by state Sen. Scott Wiener, D-San Francisco, signed into law last fall that offers a dramatically streamlined permit-approval process for affordable housing; and SB 827, a proposal introduced in January by Wiener that would require local governments to permit much denser housing within a half-mile of transit hubs like BART stations and within a quarter-mile of busy commuter-bus stops.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>\u003cbr>\nKQED's Guy Marzorati contributed to this report. \u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Orange County Struggles to Find Motels to House Riverbed Homeless",
"title": "Orange County Struggles to Find Motels to House Riverbed Homeless",
"headTitle": "The California Report | KQED News",
"content": "\u003cp>Orange County has taken on the huge physical task this month of moving hundreds of homeless people from a tent city along the Santa Ana River, but one of the most challenging aspects is finding the motel rooms to house them, as required under a court order.\u003c/p>\n\u003cp>A week into this undertaking, county staffers are still working around the clock to find motel operators to accept homeless guests for 30 days, said Jason Austin, a homeless coordinator with the county's health agency.\u003c/p>\n\u003cp>\"We have definitely hit some barriers,\" Austin said, speaking from a command post across the river from Anaheim's Honda Center. \"The stigma attached to working with anyone with mental health or substance abuse issues and the homeless is very powerful. So it's our job to really educate people about working with our population.\"\u003c/p>\n\u003cp>[audio src=\"https://www.kqed.org/.stream/anon/radio/tcr/2018/02/HuangOCHomelessMovealong.mp3\" Image=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/02/OCTent-800x421.jpg\" Title=\"Orange County Struggles to Find Motels to House Homeless\" program=\"The California Report\"]\u003c/p>\n\u003cp>The county has placed more than 400 people in motels since Feb. 14 -- but there are at least 100 to 200 more people who need to be housed, said county spokeswoman Jen Nentwig, basing the estimate on the number of tents that still dot the riverbed.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Brooke Weitzman, a lawyer for those who had been living along the riverbed, recognized the challenge the county is facing.\u003c/p>\n\u003cp>\"There’s a lot of motels who maybe say, 'Yes,' then change their mind or say, 'Sorry, we’re not interested,' \" Weitzman said.\u003c/p>\n\u003cp>And those who accept homeless people sometimes do so with caveats, Weitzman said.\u003c/p>\n\u003cfigure id=\"attachment_11651607\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11651607\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/02/RiverbedHomeless-800x659.jpg\" alt=\"Brooke Weitzman, a lawyer for the homeless, urges riverbed resident Scott Henderson to pack up so he can go spend the night at a motel.\" width=\"800\" height=\"659\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-800x659.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-160x132.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-1020x840.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-960x790.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-240x198.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-375x309.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-520x428.jpg 520w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless.jpg 1024w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Brooke Weitzman, a lawyer for the homeless, urges riverbed resident Scott Henderson to pack up so he can go spend the night at a motel. \u003ccite>(Josie Huang/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\"We’re getting reports of motels taking shower curtains and refrigerators out of the rooms that our guests are placed in,\" Weitzman said.\u003c/p>\n\u003cp>Buena Park motel owner Kash Singh says he got a call from the county requesting rooms.\u003c/p>\n\u003cp>\"They sounded like they were in panic mode,\" Singh said.\u003c/p>\n\u003cp>He was hesitant at first, worried that the homeless riverbed residents could cause disturbances at his motel. But he, with his wife, said they've watched the county's homelessness problem grow over the years.\u003c/p>\n\u003cp>\"I thought this was one opportunity to help out, so we did it,\" Singh said.\u003c/p>\n\u003cp>They decided to rent out 40 of their 53 rooms. He said they've experienced no issues since accepting homeless people starting Tuesday.\u003c/p>\n\u003cfigure id=\"attachment_11651610\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11651610\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/02/BuenaParkOwners-800x571.jpg\" alt=\"Kash Singh and his wife are renting 40 of the 53 rooms in their Buena Park motel to the county.\" width=\"800\" height=\"571\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-800x571.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-160x114.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-1020x728.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-960x685.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-240x171.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-375x268.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-520x371.jpg 520w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners.jpg 1024w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Kash Singh and his wife are renting 40 of the 53 rooms in their Buena Park motel to the county. \u003ccite>(Josie Huang/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But even at participating motels, there were mix-ups because of the enormous feat of moving so many people into a limited number of rooms.\u003c/p>\n\u003cp>Fritz Reichenbach has been living on the streets since he lost his office job and then his home to foreclosure in 2012. So he was excited to be shuttled from his riverbed tent to Singh's motel on Tuesday night with his two Chihuahuas, where he could enjoy \"hot and cold running water, a door that closes, TV, a bath!\"\u003c/p>\n\u003cp>[contextly_sidebar id=\"UjsjbMOD0tIianUfwSxeDubBIsdxUxPv\"]\u003c/p>\n\u003cp>But once Reichenbach got to the motel in Buena Park, there were more people than rooms available. So he was taken back to the riverbed, where he spent a cold evening, sleeping under a tree with a blanket. His tent and other items had already gone into county storage. But he didn't complain.\u003c/p>\n\u003cp>\"I was happy about it,\" Reichenbach said. \"This is what I know here. But the park -- it's coming to an end.\"\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The next day he was brought back to Singh's motel, and this time there was a room for him and his dogs.\u003c/p>\n\n",
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"excerpt": "The county is moving hundreds of homeless people from camps along the Santa Ana River, but one of the toughest aspects is finding the rooms to house them, as required under a court order.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Orange County has taken on the huge physical task this month of moving hundreds of homeless people from a tent city along the Santa Ana River, but one of the most challenging aspects is finding the motel rooms to house them, as required under a court order.\u003c/p>\n\u003cp>A week into this undertaking, county staffers are still working around the clock to find motel operators to accept homeless guests for 30 days, said Jason Austin, a homeless coordinator with the county's health agency.\u003c/p>\n\u003cp>\"We have definitely hit some barriers,\" Austin said, speaking from a command post across the river from Anaheim's Honda Center. \"The stigma attached to working with anyone with mental health or substance abuse issues and the homeless is very powerful. So it's our job to really educate people about working with our population.\"\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The county has placed more than 400 people in motels since Feb. 14 -- but there are at least 100 to 200 more people who need to be housed, said county spokeswoman Jen Nentwig, basing the estimate on the number of tents that still dot the riverbed.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Brooke Weitzman, a lawyer for those who had been living along the riverbed, recognized the challenge the county is facing.\u003c/p>\n\u003cp>\"There’s a lot of motels who maybe say, 'Yes,' then change their mind or say, 'Sorry, we’re not interested,' \" Weitzman said.\u003c/p>\n\u003cp>And those who accept homeless people sometimes do so with caveats, Weitzman said.\u003c/p>\n\u003cfigure id=\"attachment_11651607\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11651607\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/02/RiverbedHomeless-800x659.jpg\" alt=\"Brooke Weitzman, a lawyer for the homeless, urges riverbed resident Scott Henderson to pack up so he can go spend the night at a motel.\" width=\"800\" height=\"659\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-800x659.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-160x132.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-1020x840.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-960x790.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-240x198.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-375x309.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless-520x428.jpg 520w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/RiverbedHomeless.jpg 1024w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Brooke Weitzman, a lawyer for the homeless, urges riverbed resident Scott Henderson to pack up so he can go spend the night at a motel. \u003ccite>(Josie Huang/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\"We’re getting reports of motels taking shower curtains and refrigerators out of the rooms that our guests are placed in,\" Weitzman said.\u003c/p>\n\u003cp>Buena Park motel owner Kash Singh says he got a call from the county requesting rooms.\u003c/p>\n\u003cp>\"They sounded like they were in panic mode,\" Singh said.\u003c/p>\n\u003cp>He was hesitant at first, worried that the homeless riverbed residents could cause disturbances at his motel. But he, with his wife, said they've watched the county's homelessness problem grow over the years.\u003c/p>\n\u003cp>\"I thought this was one opportunity to help out, so we did it,\" Singh said.\u003c/p>\n\u003cp>They decided to rent out 40 of their 53 rooms. He said they've experienced no issues since accepting homeless people starting Tuesday.\u003c/p>\n\u003cfigure id=\"attachment_11651610\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11651610\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2018/02/BuenaParkOwners-800x571.jpg\" alt=\"Kash Singh and his wife are renting 40 of the 53 rooms in their Buena Park motel to the county.\" width=\"800\" height=\"571\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-800x571.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-160x114.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-1020x728.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-960x685.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-240x171.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-375x268.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners-520x371.jpg 520w, https://ww2.kqed.org/app/uploads/sites/10/2018/02/BuenaParkOwners.jpg 1024w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Kash Singh and his wife are renting 40 of the 53 rooms in their Buena Park motel to the county. \u003ccite>(Josie Huang/KPCC)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But even at participating motels, there were mix-ups because of the enormous feat of moving so many people into a limited number of rooms.\u003c/p>\n\u003cp>Fritz Reichenbach has been living on the streets since he lost his office job and then his home to foreclosure in 2012. So he was excited to be shuttled from his riverbed tent to Singh's motel on Tuesday night with his two Chihuahuas, where he could enjoy \"hot and cold running water, a door that closes, TV, a bath!\"\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>But once Reichenbach got to the motel in Buena Park, there were more people than rooms available. So he was taken back to the riverbed, where he spent a cold evening, sleeping under a tree with a blanket. His tent and other items had already gone into county storage. But he didn't complain.\u003c/p>\n\u003cp>\"I was happy about it,\" Reichenbach said. \"This is what I know here. But the park -- it's coming to an end.\"\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The next day he was brought back to Singh's motel, and this time there was a room for him and his dogs.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"info": "A one-hour radio program to hear celebrated writers, artists and thinkers address contemporary ideas and values, often discussing the creative process. Please note: tapes or transcripts are not available",
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"airtime": "SUN 1pm-2pm, TUE 10pm, WED 1am",
"meta": {
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"source": "City Arts & Lectures"
},
"link": "https://www.cityarts.net",
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"rss": "https://www.cityarts.net/feed/"
}
},
"closealltabs": {
"id": "closealltabs",
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"officialWebsiteLink": "/podcasts/closealltabs",
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"order": 1
},
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"id": "code-switch-life-kit",
"title": "Code Switch / Life Kit",
"info": "\u003cem>Code Switch\u003c/em>, which listeners will hear in the first part of the hour, has fearless and much-needed conversations about race. Hosted by journalists of color, the show tackles the subject of race head-on, exploring how it impacts every part of society — from politics and pop culture to history, sports and more.\u003cbr />\u003cbr />\u003cem>Life Kit\u003c/em>, which will be in the second part of the hour, guides you through spaces and feelings no one prepares you for — from finances to mental health, from workplace microaggressions to imposter syndrome, from relationships to parenting. The show features experts with real world experience and shares their knowledge. Because everyone needs a little help being human.\u003cbr />\u003cbr />\u003ca href=\"https://www.npr.org/podcasts/510312/codeswitch\">\u003cem>Code Switch\u003c/em> offical site and podcast\u003c/a>\u003cbr />\u003ca href=\"https://www.npr.org/lifekit\">\u003cem>Life Kit\u003c/em> offical site and podcast\u003c/a>\u003cbr />",
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"id": "commonwealth-club",
"title": "Commonwealth Club of California Podcast",
"info": "The Commonwealth Club of California is the nation's oldest and largest public affairs forum. As a non-partisan forum, The Club brings to the public airwaves diverse viewpoints on important topics. The Club's weekly radio broadcast - the oldest in the U.S., dating back to 1924 - is carried across the nation on public radio stations and is now podcasting. Our website archive features audio of our recent programs, as well as selected speeches from our long and distinguished history. This podcast feed is usually updated twice a week and is always un-edited.",
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"meta": {
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"source": "Commonwealth Club of California"
},
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"google": "https://podcasts.google.com/feed/aHR0cDovL3d3dy5jb21tb253ZWFsdGhjbHViLm9yZy9hdWRpby9wb2RjYXN0L3dlZWtseS54bWw",
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"title": "Forum",
"tagline": "The conversation starts here",
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"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Forum-Podcast-Tile-703x703-1.jpg",
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"order": 9
},
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"google": "https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5tZWdhcGhvbmUuZm0vS1FJTkM5NTU3MzgxNjMz",
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"officialWebsiteLink": "http://freakonomics.com/",
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"meta": {
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"source": "WNYC"
},
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"apple": "https://itunes.apple.com/us/podcast/freakonomics-radio/id354668519",
"tuneIn": "https://tunein.com/podcasts/WNYC-Podcasts/Freakonomics-Radio-p272293/",
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},
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"id": "fresh-air",
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"apple": "https://itunes.apple.com/WebObjects/MZStore.woa/wa/viewPodcast?s=143441&mt=2&id=214089682&at=11l79Y&ct=nprdirectory",
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"info": "A live production of NPR and WBUR Boston, in collaboration with stations across the country, Here & Now reflects the fluid world of news as it's happening in the middle of the day, with timely, in-depth news, interviews and conversation. Hosted by Robin Young, Jeremy Hobson and Tonya Mosley.",
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"hidden-brain": {
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"info": "Shankar Vedantam uses science and storytelling to reveal the unconscious patterns that drive human behavior, shape our choices and direct our relationships.",
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"airtime": "SUN 7pm-8pm",
"meta": {
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"source": "NPR"
},
"link": "/radio/program/hidden-brain",
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"how-i-built-this": {
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"title": "How I Built This with Guy Raz",
"info": "Guy Raz dives into the stories behind some of the world's best known companies. How I Built This weaves a narrative journey about innovators, entrepreneurs and idealists—and the movements they built.",
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"airtime": "SUN 7:30pm-8pm",
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"link": "/radio/program/how-i-built-this",
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"apple": "https://itunes.apple.com/us/podcast/how-i-built-this-with-guy-raz/id1150510297?mt=2",
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"hyphenacion": {
"id": "hyphenacion",
"title": "Hyphenación",
"tagline": "Where conversation and cultura meet",
"info": "What kind of no sabo word is Hyphenación? For us, it’s about living within a hyphenation. Like being a third-gen Mexican-American from the Texas border now living that Bay Area Chicano life. Like Xorje! Each week we bring together a couple of hyphenated Latinos to talk all about personal life choices: family, careers, relationships, belonging … everything is on the table. ",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2025/03/Hyphenacion_FinalAssets_PodcastTile.png",
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"officialWebsiteLink": "/podcasts/hyphenacion",
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"order": 15
},
"link": "/podcasts/hyphenacion",
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"spotify": "https://open.spotify.com/show/2p3Fifq96nw9BPcmFdIq0o?si=39209f7b25774f38",
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},
"jerrybrown": {
"id": "jerrybrown",
"title": "The Political Mind of Jerry Brown",
"tagline": "Lessons from a lifetime in politics",
"info": "The Political Mind of Jerry Brown brings listeners the wisdom of the former Governor, Mayor, and presidential candidate. Scott Shafer interviewed Brown for more than 40 hours, covering the former governor's life and half-century in the political game – and Brown has some lessons he'd like to share. ",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/The-Political-Mind-of-Jerry-Brown-Podcast-Tile-703x703-1.jpg",
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"officialWebsiteLink": "/podcasts/jerrybrown",
"meta": {
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"order": 18
},
"link": "/podcasts/jerrybrown",
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"apple": "https://itunes.apple.com/us/podcast/id1492194549",
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},
"latino-usa": {
"id": "latino-usa",
"title": "Latino USA",
"airtime": "MON 1am-2am, SUN 6pm-7pm",
"info": "Latino USA, the radio journal of news and culture, is the only national, English-language radio program produced from a Latino perspective.",
"imageSrc": "https://ww2.kqed.org/radio/wp-content/uploads/sites/50/2018/04/latinoUsa.jpg",
"officialWebsiteLink": "http://latinousa.org/",
"meta": {
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},
"link": "/radio/program/latino-usa",
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"apple": "https://itunes.apple.com/WebObjects/MZStore.woa/wa/viewPodcast?s=143441&mt=2&id=79681317&at=11l79Y&ct=nprdirectory",
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"rss": "https://feeds.npr.org/510016/podcast.xml"
}
},
"marketplace": {
"id": "marketplace",
"title": "Marketplace",
"info": "Our flagship program, helmed by Kai Ryssdal, examines what the day in money delivered, through stories, conversations, newsworthy numbers and more. Updated Monday through Friday at about 3:30 p.m. PT.",
"airtime": "MON-FRI 4pm-4:30pm, MON-WED 6:30pm-7pm",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Marketplace-Podcast-Tile-360x360-1.jpg",
"officialWebsiteLink": "https://www.marketplace.org/",
"meta": {
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"source": "American Public Media"
},
"link": "/radio/program/marketplace",
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},
"masters-of-scale": {
"id": "masters-of-scale",
"title": "Masters of Scale",
"info": "Masters of Scale is an original podcast in which LinkedIn co-founder and Greylock Partner Reid Hoffman sets out to describe and prove theories that explain how great entrepreneurs take their companies from zero to a gazillion in ingenious fashion.",
"airtime": "Every other Wednesday June 12 through October 16 at 8pm (repeats Thursdays at 2am)",
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"officialWebsiteLink": "https://mastersofscale.com/",
"meta": {
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"source": "WaitWhat"
},
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"rss": "https://rss.art19.com/masters-of-scale"
}
},
"mindshift": {
"id": "mindshift",
"title": "MindShift",
"tagline": "A podcast about the future of learning and how we raise our kids",
"info": "The MindShift podcast explores the innovations in education that are shaping how kids learn. Hosts Ki Sung and Katrina Schwartz introduce listeners to educators, researchers, parents and students who are developing effective ways to improve how kids learn. We cover topics like how fed-up administrators are developing surprising tactics to deal with classroom disruptions; how listening to podcasts are helping kids develop reading skills; the consequences of overparenting; and why interdisciplinary learning can engage students on all ends of the traditional achievement spectrum. This podcast is part of the MindShift education site, a division of KQED News. KQED is an NPR/PBS member station based in San Francisco. You can also visit the MindShift website for episodes and supplemental blog posts or tweet us \u003ca href=\"https://twitter.com/MindShiftKQED\">@MindShiftKQED\u003c/a> or visit us at \u003ca href=\"/mindshift\">MindShift.KQED.org\u003c/a>",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Mindshift-Podcast-Tile-703x703-1.jpg",
"imageAlt": "KQED MindShift: How We Will Learn",
"officialWebsiteLink": "/mindshift/",
"meta": {
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"source": "kqed",
"order": 12
},
"link": "/podcasts/mindshift",
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"google": "https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5tZWdhcGhvbmUuZm0vS1FJTkM1NzY0NjAwNDI5",
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}
},
"morning-edition": {
"id": "morning-edition",
"title": "Morning Edition",
"info": "\u003cem>Morning Edition\u003c/em> takes listeners around the country and the world with multi-faceted stories and commentaries every weekday. Hosts Steve Inskeep, David Greene and Rachel Martin bring you the latest breaking news and features to prepare you for the day.",
"airtime": "MON-FRI 3am-9am",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Morning-Edition-Podcast-Tile-360x360-1.jpg",
"officialWebsiteLink": "https://www.npr.org/programs/morning-edition/",
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"link": "/radio/program/morning-edition"
},
"onourwatch": {
"id": "onourwatch",
"title": "On Our Watch",
"tagline": "Deeply-reported investigative journalism",
"info": "For decades, the process for how police police themselves has been inconsistent – if not opaque. In some states, like California, these proceedings were completely hidden. After a new police transparency law unsealed scores of internal affairs files, our reporters set out to examine these cases and the shadow world of police discipline. On Our Watch brings listeners into the rooms where officers are questioned and witnesses are interrogated to find out who this system is really protecting. Is it the officers, or the public they've sworn to serve?",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/On-Our-Watch-Podcast-Tile-703x703-1.jpg",
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"officialWebsiteLink": "/podcasts/onourwatch",
"meta": {
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"source": "kqed",
"order": 11
},
"link": "/podcasts/onourwatch",
"subscribe": {
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"google": "https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5ucHIub3JnLzUxMDM2MC9wb2RjYXN0LnhtbD9zYz1nb29nbGVwb2RjYXN0cw",
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},
"on-the-media": {
"id": "on-the-media",
"title": "On The Media",
"info": "Our weekly podcast explores how the media 'sausage' is made, casts an incisive eye on fluctuations in the marketplace of ideas, and examines threats to the freedom of information and expression in America and abroad. For one hour a week, the show tries to lift the veil from the process of \"making media,\" especially news media, because it's through that lens that we see the world and the world sees us",
"airtime": "SUN 2pm-3pm, MON 12am-1am",
"imageSrc": "https://ww2.kqed.org/radio/wp-content/uploads/sites/50/2018/04/onTheMedia.png",
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"meta": {
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"source": "wnyc"
},
"link": "/radio/program/on-the-media",
"subscribe": {
"apple": "https://itunes.apple.com/us/podcast/on-the-media/id73330715?mt=2",
"tuneIn": "https://tunein.com/radio/On-the-Media-p69/",
"rss": "http://feeds.wnyc.org/onthemedia"
}
},
"pbs-newshour": {
"id": "pbs-newshour",
"title": "PBS NewsHour",
"info": "Analysis, background reports and updates from the PBS NewsHour putting today's news in context.",
"airtime": "MON-FRI 3pm-4pm",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/PBS-News-Hour-Podcast-Tile-360x360-1.jpg",
"officialWebsiteLink": "https://www.pbs.org/newshour/",
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"source": "pbs"
},
"link": "/radio/program/pbs-newshour",
"subscribe": {
"apple": "https://itunes.apple.com/us/podcast/pbs-newshour-full-show/id394432287?mt=2",
"tuneIn": "https://tunein.com/radio/PBS-NewsHour---Full-Show-p425698/",
"rss": "https://www.pbs.org/newshour/feeds/rss/podcasts/show"
}
},
"perspectives": {
"id": "perspectives",
"title": "Perspectives",
"tagline": "KQED's series of daily listener commentaries since 1991",
"info": "KQED's series of daily listener commentaries since 1991.",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2025/01/Perspectives_Tile_Final.jpg",
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"officialWebsiteLink": "/perspectives/",
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"source": "kqed",
"order": 14
},
"link": "/perspectives",
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