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"content": "\u003cfigure id=\"attachment_130404\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://www.flickr.com/photos/99278508@N00/2131642205/in/photolist-4fndXP-4jTdrv-4HbpG8-4HbpSK-4KoyW6-5av5je-6i2wbL-78JYXx-7jSRgn-7xqqqa-7xqtzR-7xqvGT-7xqHhK-7xqNop-7xqNGK-7xraQH-7xrcNt-7xuCTU-7xuY5j-7xv1Pu-7xvn55-7xvuUG-kY9yti-9HjRYz-9mA9Bp-awUjwp-dYdFzb-aEgHnF-8srUJT-9xXeHU-8ugbDu-9rjSq7-8ugbG1-frDxSB-8vs62d-8vp2oR-8vs5Xj-8vs61E-8vp2tB-8vp2qx-8vp2rZ-8vp2re-8vp2zT-8vp2vi-8vs677-8vp2w6-8vs65u-8vs63j-8vs69A-8vs67C-8vs6au\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-130404\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/2131642205_17df736ffa_z.jpg\" alt=\"In-law units are common throughout San Francisco. Photo: Jon Starbuck/Flickr\" width=\"640\" height=\"427\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">In-law units are common throughout San Francisco. Photo: Jon Starbuck/Flickr\u003c/figcaption>\u003c/figure>\n\u003cp>San Francisco supervisors have begun considering a proposal that would allow landlords to voluntarily legalize in-law units, or secondary apartments, that make up a shadow housing market where some of the city’s most vulnerable tenants live, sometimes in substandard conditions.\u003c/p>\n\u003cp>The measure by Supervisor David Chiu is an effort to preserve one of the city’s largest stocks of affordable housing. City officials estimate there are up to 40,000 in-laws, often in the garages or basements of single-family homes, which make up about 10 percent of the housing supply.\u003c/p>\n\u003cp>A public hearing on the proposal Monday before the supervisors’ Land Use and Economic Committee was dominated by questions about how it would affect property owners, who would pay for potentially expensive upgrades to bring the units up to code, and complaints from residents in the city’s western neighborhoods who fear increased density.\u003c/p>\n\u003cp>As \u003ca href=\"http://ww2.kqed.org/news/2013/12/16/120916/in-law-units-San-Francisco\">we reported in December\u003c/a>, low-income families and seniors, including many recent immigrants, are often in-law tenants. Some don’t have signed leases and can be kicked out without any repercussions for landlords, who can easily put units back on the market and raise the rent. Some units lack basics, such as kitchens and stoves.\u003c/p>\n\u003cp>The measure, according to Chiu, could bring thousands of illegal units up to code, protect tenants and “help homeowners make a long-term investment in affordable housing.” Landlords would be allowed to legalize one unit per lot, which would be rent controlled. It would prohibit them from legalizing if they have issued a no-fault eviction within 10 years. After a unit is upgraded, a property owner would be prohibited from converting it into a condo for sale.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>At the hearing, some property owners testified that landlords shouldn’t have to shoulder the entire costs of bringing a unit up to code. Under the legislation, those costs could not be passed on to tenants, whom Chiu said are often struggling.\u003c/p>\n\u003cp>But some homeowners are elderly and “really depend on the rent from the tenants, who tend to be younger and better employed, to keep up the property,” real estate agent Dena Aslanian-Williams testified. “Not letting that homeowner pass on the cost of legalizing that unit is punitive and it’s actually regressive politics because it’s punishing the elderly homeowner.”\u003c/p>\n\u003cp>Chiu countered that sort of landlord is exactly the kind of homeowner the legislation is meant to target.\u003c/p>\n\u003caside class=\"pullquote alignleft\">The measure, according to Chiu, could bring thousands of illegal units up to code, protect tenants and “help homeowners make a long-term investment in affordable housing.” \u003c/aside>\n\u003cp>“If DBI (Department of Building Inspection) were to send out an inspector, they could shut that down and that elderly homeowner wouldn’t have access to that rent income,” said Chiu. “I’m trying to help protect the status of the tenant to live there, but also the ability for that elderly homeowner to have a legal stream of rental income so they can live in your neighborhood.”\u003c/p>\n\u003cp>Chiu said the measure had been carefully crafted after more than a year of input from tenants rights groups, property owners, neighborhood groups and others. It passed the San Francisco Planning Commission on a 6-1 vote.\u003c/p>\n\u003cp>For decades, San Francisco officials have tried but failed to pass legislation addressing in-law units, but with the city’s worsening economic inequality and housing displacement, Chiu argues the time is right to finally tackle the problem.\u003c/p>\n\u003cp>“We really tried to strike a balance here by making this voluntary. We’re allowing owners that have the ability to make the life safety changes that they need to,” he said.\u003c/p>\n\u003cp>Some homeowners who live in the city’s more suburban neighborhoods were worried the measure would change zoning codes, allowing more density in areas with mostly single-family homes. They also complained the measure would not allow a homeowner to convert back to a single-family home after an in-law is legalized.\u003c/p>\n\u003cp>“How do you prevent the proliferation of rental units in our neighborhoods, cherished for friendly family dwellings and the safe community it fosters from known neighbors, who have a stake in the property as well as respect for the values of the district?” said resident George Wood.\u003c/p>\n\u003cp>Chiu has stressed the legislation covers only existing units. “The unit must have been built prior to this year, so we do not encourage homeowners to add more units without going through the required planning and building process,” Chiu wrote in \u003ca href=\"http://www.sfexaminer.com/sanfrancisco/fighting-to-preserve-affordable-housing-in-san-francisco/Content?oid=2680212\">a San Francisco Examiner op-ed\u003c/a> earlier this year. “The legalization program includes a pre-screening phase to allow a homeowner to gather information about the legalization process without fear of automatic enforcement.”\u003c/p>\n\u003cp>While Supervisor Jane Kim agreed the legislation is important, she was concerned about how many landlords would actually take advantage of the program. She questioned what incentive there would be for homeowners to legalize. “It’s unclear to me what impact this legislation is going to have,” she said.\u003c/p>\n\u003cp>“The idea is to take care of a good percentage of secondary units that really need very minimal changes done in order to be legalized,” Omar Calimbas of the Asian Law Caucus responded. His organization was part of a working group that helped fashion the measure.\u003c/p>\n\u003cp>Chiu said the program would be reevaluated every six months, and suggested that in a few years officials could consider whether the city or other lenders might help homeowners pay for the costs of upgrading.\u003c/p>\n\u003cp>Tim Colen, executive director of the San Francisco Housing Action Coalition, said the problem has persisted for far too long and urged supervisors to pass the legislation.\u003c/p>\n\u003cp>“Maybe it only has a modest effect, and there’s not going to be a flood of people running to the front to have them legalized, but from the city’s perspective, I don’t understand what interest is served by keeping something illegal and having a rule that’s widely flouted or ignored, ” Colen said. “I think this is a very sensible step forward in the right direction.”\u003c/p>\n\u003cp>Unless there are complaints, city building inspectors don’t go after illegal units. Every year the department takes about 100 units off the market for code violations.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>At the end of the hearing Monday, the committee voted to move the legislation to the full Board of Supervisors without a recommendation of support. Supervisors Kim and Malia Cohen said they still have several questions, while Supervisor Scott Wiener said he supported it. The board is expected to consider it at its meeting next Tuesday.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>At the hearing, some property owners testified that landlords shouldn’t have to shoulder the entire costs of bringing a unit up to code. Under the legislation, those costs could not be passed on to tenants, whom Chiu said are often struggling.\u003c/p>\n\u003cp>But some homeowners are elderly and “really depend on the rent from the tenants, who tend to be younger and better employed, to keep up the property,” real estate agent Dena Aslanian-Williams testified. “Not letting that homeowner pass on the cost of legalizing that unit is punitive and it’s actually regressive politics because it’s punishing the elderly homeowner.”\u003c/p>\n\u003cp>Chiu countered that sort of landlord is exactly the kind of homeowner the legislation is meant to target.\u003c/p>\n\u003caside class=\"pullquote alignleft\">The measure, according to Chiu, could bring thousands of illegal units up to code, protect tenants and “help homeowners make a long-term investment in affordable housing.” \u003c/aside>\n\u003cp>“If DBI (Department of Building Inspection) were to send out an inspector, they could shut that down and that elderly homeowner wouldn’t have access to that rent income,” said Chiu. “I’m trying to help protect the status of the tenant to live there, but also the ability for that elderly homeowner to have a legal stream of rental income so they can live in your neighborhood.”\u003c/p>\n\u003cp>Chiu said the measure had been carefully crafted after more than a year of input from tenants rights groups, property owners, neighborhood groups and others. It passed the San Francisco Planning Commission on a 6-1 vote.\u003c/p>\n\u003cp>For decades, San Francisco officials have tried but failed to pass legislation addressing in-law units, but with the city’s worsening economic inequality and housing displacement, Chiu argues the time is right to finally tackle the problem.\u003c/p>\n\u003cp>“We really tried to strike a balance here by making this voluntary. We’re allowing owners that have the ability to make the life safety changes that they need to,” he said.\u003c/p>\n\u003cp>Some homeowners who live in the city’s more suburban neighborhoods were worried the measure would change zoning codes, allowing more density in areas with mostly single-family homes. They also complained the measure would not allow a homeowner to convert back to a single-family home after an in-law is legalized.\u003c/p>\n\u003cp>“How do you prevent the proliferation of rental units in our neighborhoods, cherished for friendly family dwellings and the safe community it fosters from known neighbors, who have a stake in the property as well as respect for the values of the district?” said resident George Wood.\u003c/p>\n\u003cp>Chiu has stressed the legislation covers only existing units. “The unit must have been built prior to this year, so we do not encourage homeowners to add more units without going through the required planning and building process,” Chiu wrote in \u003ca href=\"http://www.sfexaminer.com/sanfrancisco/fighting-to-preserve-affordable-housing-in-san-francisco/Content?oid=2680212\">a San Francisco Examiner op-ed\u003c/a> earlier this year. “The legalization program includes a pre-screening phase to allow a homeowner to gather information about the legalization process without fear of automatic enforcement.”\u003c/p>\n\u003cp>While Supervisor Jane Kim agreed the legislation is important, she was concerned about how many landlords would actually take advantage of the program. She questioned what incentive there would be for homeowners to legalize. “It’s unclear to me what impact this legislation is going to have,” she said.\u003c/p>\n\u003cp>“The idea is to take care of a good percentage of secondary units that really need very minimal changes done in order to be legalized,” Omar Calimbas of the Asian Law Caucus responded. His organization was part of a working group that helped fashion the measure.\u003c/p>\n\u003cp>Chiu said the program would be reevaluated every six months, and suggested that in a few years officials could consider whether the city or other lenders might help homeowners pay for the costs of upgrading.\u003c/p>\n\u003cp>Tim Colen, executive director of the San Francisco Housing Action Coalition, said the problem has persisted for far too long and urged supervisors to pass the legislation.\u003c/p>\n\u003cp>“Maybe it only has a modest effect, and there’s not going to be a flood of people running to the front to have them legalized, but from the city’s perspective, I don’t understand what interest is served by keeping something illegal and having a rule that’s widely flouted or ignored, ” Colen said. “I think this is a very sensible step forward in the right direction.”\u003c/p>\n\u003cp>Unless there are complaints, city building inspectors don’t go after illegal units. Every year the department takes about 100 units off the market for code violations.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>At the end of the hearing Monday, the committee voted to move the legislation to the full Board of Supervisors without a recommendation of support. Supervisors Kim and Malia Cohen said they still have several questions, while Supervisor Scott Wiener said he supported it. The board is expected to consider it at its meeting next Tuesday.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cfigure id=\"attachment_126781\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_832_la1.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-126781\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_832_la1-640x426.jpg\" alt=\"Steve Muccular visits his family at the Hacienda public housing complex in Richmond. The building’s security guards don’t venture up to the sixth floor, he says, so he squatted in the laundry room for months. (Lacy Atkins/San Francisco Chronicle) \" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Steve Muccular visits his family at the Hacienda public housing complex in Richmond. The building’s security guards don’t venture up to the sixth floor, he says, so he squatted in the laundry room for months. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>Richmond city officials have voted to relocate about 130 residents of the troubled Hacienda housing project, a complex at the center of a recent probe by The Center for Investigative Reporting that uncovered a panoply of health and safety threats, including rampant vermin and mold.\u003c/p>\n\u003cp>The Richmond City Council, meeting Wednesday night as the city’s housing authority commission, started a marathon session hearing the results of recent inspections of the city’s public housing, with a special emphasis on Hacienda.\u003c/p>\n\u003cp>[contextly_sidebar id=”2bc9bad96313ea0f1b30cbbf5a2fba92″]\u003c/p>\n\u003cp>Michael Petragallo of Sterling Management, an inspection firm that the Richmond Housing Authority retained to assess conditions in its buildings, said he had several concerns about conditions there, especially considering that the project is designed to serve senior citizens. He noted the complex’s elevators are “non-operational” and that latches on security bars over windows on the ground floor are corroded and don’t function properly.\u003c/p>\n\u003cp>Petragallo also noted a host of other problems disclosed in CIR’s reporting, including serious roof leaks that have forced the housing authority to leave nearly all top-floor units vacant, unsecured trash chutes that pose a falling hazard, widespread evidence of excessive moisture, windows that don’t open, and a “serious and persistent” infestation of cockroaches and mice.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Richmond Housing Authority Executive Director Tim Jones, the principal target of residents’ criticism of conditions throughout the city’s public complexes, told the council that he had invited the Contra Costa County Vector Control District to assess pest infestations at Hacienda. He said a preliminary inspection involving 43 apartments had found 21 with live adult cockroaches, five with cockroaches in the nymph state, 11 with dead cockroaches, seven with mice and one with bedbugs.\u003c/p>\n\u003cp>Jones also reported on results of a citywide survey of public housing residents that found 83 percent of respondents had contacted the agency about maintenance issues in the past three years. Although 85 percent said the authority or contractors had responded to the requests, just 55 percent said the problems had been resolved. Jones conceded the low number of issues resolved indicated the agency has been ineffective at dealing with maintenance requests.\u003c/p>\n\u003cp>“In all honesty, that number should be well above 95, 96, 97 percent,” Jones said. “Otherwise we’re not doing our job.”\u003c/p>\n\u003cp>Given the problems at Hacienda, the council voted to vacate the premises and relocate all 130 or so residents to federally subsidized Section 8 housing units. The Center for Investigative Reporting’s Amy Julia Harris was at the meeting and said many details of the relocation have yet to be settled:\u003c/p>\n\u003cblockquote>\u003cp>There’s still not an exact timeline for when (the relocation) will happen, but the city manager is coming up with a relocation plan in the next two weeks, and also with a plan for how to pay for all of this. The Housing Authority Executive Director, Tim Jones, has said that moving everyone out will cost about $489,000 and they don’t expect the federal government to pay for all this, and the Richmond Housing Authority is $7 million in debt, so the city would ultimately foot the bill for this relocation plan.\u003c/p>\u003c/blockquote>\n\u003cp>\u003c/p>\n\u003cp>After hearing hours of public testimony, the council also held a no-confidence vote in Tim Jones and another senior housing authority official, Kathleen Jones (the Joneses are not related). That motion needed a majority of the nine-member commission and failed with three yes votes, two no votes and two abstentions.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_126781\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_832_la1.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-126781\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_832_la1-640x426.jpg\" alt=\"Steve Muccular visits his family at the Hacienda public housing complex in Richmond. The building’s security guards don’t venture up to the sixth floor, he says, so he squatted in the laundry room for months. (Lacy Atkins/San Francisco Chronicle) \" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Steve Muccular visits his family at the Hacienda public housing complex in Richmond. The building’s security guards don’t venture up to the sixth floor, he says, so he squatted in the laundry room for months. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>Richmond city officials have voted to relocate about 130 residents of the troubled Hacienda housing project, a complex at the center of a recent probe by The Center for Investigative Reporting that uncovered a panoply of health and safety threats, including rampant vermin and mold.\u003c/p>\n\u003cp>The Richmond City Council, meeting Wednesday night as the city’s housing authority commission, started a marathon session hearing the results of recent inspections of the city’s public housing, with a special emphasis on Hacienda.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>Michael Petragallo of Sterling Management, an inspection firm that the Richmond Housing Authority retained to assess conditions in its buildings, said he had several concerns about conditions there, especially considering that the project is designed to serve senior citizens. He noted the complex’s elevators are “non-operational” and that latches on security bars over windows on the ground floor are corroded and don’t function properly.\u003c/p>\n\u003cp>Petragallo also noted a host of other problems disclosed in CIR’s reporting, including serious roof leaks that have forced the housing authority to leave nearly all top-floor units vacant, unsecured trash chutes that pose a falling hazard, widespread evidence of excessive moisture, windows that don’t open, and a “serious and persistent” infestation of cockroaches and mice.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Richmond Housing Authority Executive Director Tim Jones, the principal target of residents’ criticism of conditions throughout the city’s public complexes, told the council that he had invited the Contra Costa County Vector Control District to assess pest infestations at Hacienda. He said a preliminary inspection involving 43 apartments had found 21 with live adult cockroaches, five with cockroaches in the nymph state, 11 with dead cockroaches, seven with mice and one with bedbugs.\u003c/p>\n\u003cp>Jones also reported on results of a citywide survey of public housing residents that found 83 percent of respondents had contacted the agency about maintenance issues in the past three years. Although 85 percent said the authority or contractors had responded to the requests, just 55 percent said the problems had been resolved. Jones conceded the low number of issues resolved indicated the agency has been ineffective at dealing with maintenance requests.\u003c/p>\n\u003cp>“In all honesty, that number should be well above 95, 96, 97 percent,” Jones said. “Otherwise we’re not doing our job.”\u003c/p>\n\u003cp>Given the problems at Hacienda, the council voted to vacate the premises and relocate all 130 or so residents to federally subsidized Section 8 housing units. The Center for Investigative Reporting’s Amy Julia Harris was at the meeting and said many details of the relocation have yet to be settled:\u003c/p>\n\u003cblockquote>\u003cp>There’s still not an exact timeline for when (the relocation) will happen, but the city manager is coming up with a relocation plan in the next two weeks, and also with a plan for how to pay for all of this. The Housing Authority Executive Director, Tim Jones, has said that moving everyone out will cost about $489,000 and they don’t expect the federal government to pay for all this, and the Richmond Housing Authority is $7 million in debt, so the city would ultimately foot the bill for this relocation plan.\u003c/p>\u003c/blockquote>\n\u003cp>\u003c/p>\n\u003cp>After hearing hours of public testimony, the council also held a no-confidence vote in Tim Jones and another senior housing authority official, Kathleen Jones (the Joneses are not related). That motion needed a majority of the nine-member commission and failed with three yes votes, two no votes and two abstentions.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Photo Essay: Seniors Fight Eviction From Affordable San Jose Homes",
"title": "Photo Essay: Seniors Fight Eviction From Affordable San Jose Homes",
"headTitle": "News Fix | KQED News",
"content": "\u003cfigure id=\"attachment_128450\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4298-copy.jpg\">\u003cimg class=\"size-medium wp-image-128450\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4298-copy-640x426.jpg\" alt=\"David Tripp and his neighbors printed signs to protest the closure of the Winchester Ranch mobile home park (Mark Andrew Boyer/KQED)\" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">David Tripp and his neighbors printed signs to protest the closure of Winchester Ranch mobile home park. (Mark Andrew Boyer/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>When David Tripp moved to the Winchester Ranch mobile home community in the mid-1970s, it was only dirt. In the decades that followed, he watched it develop into one of San Jose's most popular senior communities, with lush gardens, manicured yards and rows of small, colorful homes. But now Tripp and Winchester Ranch's other 145 residents are fighting to stay there.\u003c/p>\n\u003cp>West San Jose has become one of the city's hottest real estate markets, and rising property values have developers eyeing Winchester Ranch. \"What you see in the area there is just an increase in property values,\" said City Councilman Pete Constant. \"That creates an environment where you have a piece of land that has appreciated at a far higher rate than any other mobile home park in the area.\"\u003c/p>\n\u003cp>\u003ciframe width=\"100%\" height=\"166\" scrolling=\"no\" frameborder=\"no\" src=\"https://w.soundcloud.com/player/?url=https%3A//api.soundcloud.com/tracks/141754655&color=ff5500&auto_play=false&hide_related=false&show_artwork=true\">\u003c/iframe>\u003c/p>\n\u003cp>The landowner, Cali-Arioto Properties, revealed last year that it wants to sell the land to developer Pulte Homes. Residents of the park don't want to leave, but they might not have a choice. Even though they own their homes, Winchester Ranch residents rent the land on which they stand. That puts them in a vulnerable position, but they haven't given up hope.\u003c/p>\n\u003cfigure id=\"attachment_128451\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4576-copy.jpg\">\u003cimg class=\"size-medium wp-image-128451\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4576-copy-640x426.jpg\" alt=\"Winchester Ranch is no trailer park, said Phyllis Tripp. "They're very different. If you went from one to the other, they would look completely different inside." (Mark Andrew Boyer/KQED)\" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Winchester Ranch is no trailer park, said Phyllis Tripp. \"They're very different. If you went from one to the other, they would look completely different inside.\" (Mark Andrew Boyer/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>San Jose contains almost 60 mobile home communities, and the city has a mobile-home-park conversion ordinance on the books that governs how landowners can close and redevelop them. The ordinance has never been used, but it requires landowners to compensate residents if they close the park. The owners would also have to provide relocation and rental assistance to residents.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>When Winchester Ranch residents learned about Cali-Arioto's plan to sell, they formed a homeowners association in hopes of buying the property themselves. That, too, is covered by the ordinance: The law says that residents must be given an opportunity to make an offer on the property and negotiate with the owner. But Cali-Arioto will not be required to sell the property to the residents.\u003c/p>\n\u003cp>James Zahradka, an attorney with the \u003ca href=\"http://www.lawfoundation.org/\" target=\"_blank\">Law Foundation of Silicon Valley\u003c/a>, a community legal services agency, notes that more than 185 mobile home parks across California have converted to residential ownership in the past 40 years. But he acknowledges none of them was located a stone's throw from one of the state's hottest retail markets and that Winchester Ranch residents probably won't be able to match Pulte's offer.\u003c/p>\n\u003cfigure id=\"attachment_128453\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4540.jpg\">\u003cimg class=\"size-medium wp-image-128453\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4540-640x426.jpg\" alt='\"None of us are probably going to be able to stay in this valley,\" said Mari Jo Pokriots. \"We may have to leave as far away as going to the middle part of the state.\" (Mark Andrew Boyer/KQED)' width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">\"None of us are probably going to be able to stay in this valley,\" said Mari Jo Pokriots. \"We may have to leave as far away as going to the middle part of the state.\" (Mark Andrew Boyer/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>Margaret Ecker Nanda, an attorney representing Cali-Arioto, said she sympathizes with the residents and that they will be adequately compensated for being relocated. \"I totally understand the reluctance and frustration of people that they have to move. But the ordinance provides protections for the residents.\"\u003c/p>\n\u003cp>Even if residents are compensated for their homes, shutting down Winchester Ranch could have lasting impacts. \"This type of housing is one of the only non-subsidized forms of affordable housing that's out there, particularly where the residents have an ownership interest of any kind,\" the Law Foundation's Zahradka says.\u003c/p>\n\u003cp>He points out that there are intangible costs associated with evicting more than 100 seniors from their homes. \"I don't know if you can value reputational risk, but if I’m Pulte Homes, I don't know if I want to be seen as a company that's relocating hundreds of seniors.\"\u003c/p>\n\u003cfigure id=\"attachment_128455\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4485-copy.jpg\">\u003cimg class=\"size-medium wp-image-128455\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4485-copy-640x426.jpg\" alt=\"Barbara Cali, co-founder and resident of Winchester Ranch, stands on the lift at the entrance of her home. (Mark Andrew Boyer/KQED)\" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Barbara Cali, co-founder and resident of Winchester Ranch, stands on the lift at the entrance of her home. (Mark Andrew Boyer/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>For his part, Constant sounds pretty certain that Winchester Ranch will be sold. The city can't do anything about that, but it does have a say on whether the property is rezoned for a higher-density development. \"(The residents) have been begging me to stop the sale,\" said Constant. \"But legally and morally, that's not the city's role.\"\u003c/p>\n\u003cp>The landowner hasn't filed a development application with the city yet, and for now residents and city officials are waiting to see what happens next. \"San Jose has a lot of mobile homes, so we're not only being vigilant about this park, but it may have implications for other mobile home parks,\" said Laurel Prevetti, the city's assistant director of planning.\u003c/p>\n\u003cp>Part of what makes Winchester Ranch so appealing to seniors is that residents are able to modify their homes for special needs. David Tripp, like several of his neighbors, is disabled. He suffers from rheumatoid arthritis, and he's in remission from lupus, leukemia, fibromyalgia and neuropathy. He isn't very steady on his feet, and after falling down several times, he and his wife decided to modify the front steps to to their home last year. Finding comparable replacement housing in the area will be a challenge.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\"By the grace of God, we're not going to end up in the poorhouse, but we're not going to have anything near as nice as this.\"\u003c/p>\n\u003cfigure id=\"attachment_128457\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4362-copy.jpg\">\u003cimg class=\"size-medium wp-image-128457\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4362-copy-640x426.jpg\" alt=\""I own this house and rent the space," said David Tripp. "It's way less than it would be to live someplace else, and do you see what I have here?" (Mark Andrew Boyer/KQED)\" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">\"I own this house and rent the space,\" said David Tripp. \"It's way less than it would be to live someplace else, and do you see what I have here?\" (Mark Andrew Boyer/KQED)\u003c/figcaption>\u003c/figure>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_128450\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4298-copy.jpg\">\u003cimg class=\"size-medium wp-image-128450\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4298-copy-640x426.jpg\" alt=\"David Tripp and his neighbors printed signs to protest the closure of the Winchester Ranch mobile home park (Mark Andrew Boyer/KQED)\" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">David Tripp and his neighbors printed signs to protest the closure of Winchester Ranch mobile home park. (Mark Andrew Boyer/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>When David Tripp moved to the Winchester Ranch mobile home community in the mid-1970s, it was only dirt. In the decades that followed, he watched it develop into one of San Jose's most popular senior communities, with lush gardens, manicured yards and rows of small, colorful homes. But now Tripp and Winchester Ranch's other 145 residents are fighting to stay there.\u003c/p>\n\u003cp>West San Jose has become one of the city's hottest real estate markets, and rising property values have developers eyeing Winchester Ranch. \"What you see in the area there is just an increase in property values,\" said City Councilman Pete Constant. \"That creates an environment where you have a piece of land that has appreciated at a far higher rate than any other mobile home park in the area.\"\u003c/p>\n\u003cp>\u003ciframe width=\"100%\" height=\"166\" scrolling=\"no\" frameborder=\"no\" src=\"https://w.soundcloud.com/player/?url=https%3A//api.soundcloud.com/tracks/141754655&color=ff5500&auto_play=false&hide_related=false&show_artwork=true\">\u003c/iframe>\u003c/p>\n\u003cp>The landowner, Cali-Arioto Properties, revealed last year that it wants to sell the land to developer Pulte Homes. Residents of the park don't want to leave, but they might not have a choice. Even though they own their homes, Winchester Ranch residents rent the land on which they stand. That puts them in a vulnerable position, but they haven't given up hope.\u003c/p>\n\u003cfigure id=\"attachment_128451\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4576-copy.jpg\">\u003cimg class=\"size-medium wp-image-128451\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4576-copy-640x426.jpg\" alt=\"Winchester Ranch is no trailer park, said Phyllis Tripp. "They're very different. If you went from one to the other, they would look completely different inside." (Mark Andrew Boyer/KQED)\" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Winchester Ranch is no trailer park, said Phyllis Tripp. \"They're very different. If you went from one to the other, they would look completely different inside.\" (Mark Andrew Boyer/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>San Jose contains almost 60 mobile home communities, and the city has a mobile-home-park conversion ordinance on the books that governs how landowners can close and redevelop them. The ordinance has never been used, but it requires landowners to compensate residents if they close the park. The owners would also have to provide relocation and rental assistance to residents.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>When Winchester Ranch residents learned about Cali-Arioto's plan to sell, they formed a homeowners association in hopes of buying the property themselves. That, too, is covered by the ordinance: The law says that residents must be given an opportunity to make an offer on the property and negotiate with the owner. But Cali-Arioto will not be required to sell the property to the residents.\u003c/p>\n\u003cp>James Zahradka, an attorney with the \u003ca href=\"http://www.lawfoundation.org/\" target=\"_blank\">Law Foundation of Silicon Valley\u003c/a>, a community legal services agency, notes that more than 185 mobile home parks across California have converted to residential ownership in the past 40 years. But he acknowledges none of them was located a stone's throw from one of the state's hottest retail markets and that Winchester Ranch residents probably won't be able to match Pulte's offer.\u003c/p>\n\u003cfigure id=\"attachment_128453\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4540.jpg\">\u003cimg class=\"size-medium wp-image-128453\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4540-640x426.jpg\" alt='\"None of us are probably going to be able to stay in this valley,\" said Mari Jo Pokriots. \"We may have to leave as far away as going to the middle part of the state.\" (Mark Andrew Boyer/KQED)' width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">\"None of us are probably going to be able to stay in this valley,\" said Mari Jo Pokriots. \"We may have to leave as far away as going to the middle part of the state.\" (Mark Andrew Boyer/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>Margaret Ecker Nanda, an attorney representing Cali-Arioto, said she sympathizes with the residents and that they will be adequately compensated for being relocated. \"I totally understand the reluctance and frustration of people that they have to move. But the ordinance provides protections for the residents.\"\u003c/p>\n\u003cp>Even if residents are compensated for their homes, shutting down Winchester Ranch could have lasting impacts. \"This type of housing is one of the only non-subsidized forms of affordable housing that's out there, particularly where the residents have an ownership interest of any kind,\" the Law Foundation's Zahradka says.\u003c/p>\n\u003cp>He points out that there are intangible costs associated with evicting more than 100 seniors from their homes. \"I don't know if you can value reputational risk, but if I’m Pulte Homes, I don't know if I want to be seen as a company that's relocating hundreds of seniors.\"\u003c/p>\n\u003cfigure id=\"attachment_128455\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4485-copy.jpg\">\u003cimg class=\"size-medium wp-image-128455\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4485-copy-640x426.jpg\" alt=\"Barbara Cali, co-founder and resident of Winchester Ranch, stands on the lift at the entrance of her home. (Mark Andrew Boyer/KQED)\" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Barbara Cali, co-founder and resident of Winchester Ranch, stands on the lift at the entrance of her home. (Mark Andrew Boyer/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>For his part, Constant sounds pretty certain that Winchester Ranch will be sold. The city can't do anything about that, but it does have a say on whether the property is rezoned for a higher-density development. \"(The residents) have been begging me to stop the sale,\" said Constant. \"But legally and morally, that's not the city's role.\"\u003c/p>\n\u003cp>The landowner hasn't filed a development application with the city yet, and for now residents and city officials are waiting to see what happens next. \"San Jose has a lot of mobile homes, so we're not only being vigilant about this park, but it may have implications for other mobile home parks,\" said Laurel Prevetti, the city's assistant director of planning.\u003c/p>\n\u003cp>Part of what makes Winchester Ranch so appealing to seniors is that residents are able to modify their homes for special needs. David Tripp, like several of his neighbors, is disabled. He suffers from rheumatoid arthritis, and he's in remission from lupus, leukemia, fibromyalgia and neuropathy. He isn't very steady on his feet, and after falling down several times, he and his wife decided to modify the front steps to to their home last year. Finding comparable replacement housing in the area will be a challenge.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\"By the grace of God, we're not going to end up in the poorhouse, but we're not going to have anything near as nice as this.\"\u003c/p>\n\u003cfigure id=\"attachment_128457\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4362-copy.jpg\">\u003cimg class=\"size-medium wp-image-128457\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/IMG_4362-copy-640x426.jpg\" alt=\""I own this house and rent the space," said David Tripp. "It's way less than it would be to live someplace else, and do you see what I have here?" (Mark Andrew Boyer/KQED)\" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">\"I own this house and rent the space,\" said David Tripp. \"It's way less than it would be to live someplace else, and do you see what I have here?\" (Mark Andrew Boyer/KQED)\u003c/figcaption>\u003c/figure>\n\n\u003c/div>\u003c/p>",
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"slug": "san-francisco-artists-struggle-to-stay-in-city-as-housing-costs-skyrocket",
"title": "San Francisco Artists Struggle to Stay in City as Housing Costs Skyrocket",
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"headTitle": "San Francisco Artists Struggle to Stay in City as Housing Costs Skyrocket | KQED",
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"content": "\u003cfigure id=\"attachment_128394\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/RS9092_2014-01-17-07.45.23-lpr.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-128394\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/RS9092_2014-01-17-07.45.23-lpr-640x480.jpg\" alt='A man toasts marshmallows for the crowd gathered to hear \"Eviction Ghost Stories and Other Housing Horrors.\" (Stephanie Martin/KQED)' width=\"640\" height=\"480\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A man toasts marshmallows for the crowd gathered to hear “Eviction Ghost Stories and Other Housing Horrors.” (Stephanie Martin/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>For almost two decades, LisaRuth Elliott has lived a colorful, bohemian life in San Francisco — painting murals, making collages and working as a community historian.\u003c/p>\n\u003cp>She also lived in Seattle, Southern California and Europe, but she says it was San Francisco’s vibrant cultural scene that energized her life and her work.\u003c/p>\n\u003cp>Not now, though.\u003c/p>\n\u003cp>“There was a time when artists would get together and say, ‘Hey, what are you working on?’ ‘Well, I’m really inspired by Pluto!’ or, ‘I’m really inspired by this technological creation!’ Whatever that topic might be,” Elliott says. “Now, it’s, ‘Ugh, how long am I going to be able to stay in the city?’ ”\u003c/p>\n\u003cp>Housing is a major issue for artists in San Francisco. The city does well compared with others around the nation when it comes to \u003ca href=\"http://www.americansforthearts.org/\">funding artists’ work\u003c/a>. But the city’s efforts to create affordable live/work spaces for artists haven’t panned out. Many local artists are now worrying the high cost of housing will force them to leave the city and abandon their creative community.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Elliott is one of dozens of artists and community activists who cram into a small courtyard behind a coffee house in San Francisco’s Mission District. A campfire burns before a makeshift stage.\u003c/p>\n\u003cp>She steps up to the microphone.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>Floating, drifting — I have been living as a sort of ghost for the last five months,” she says. The event is called \u003ca href=\"https://www.facebook.com/events/730582570300323/?ref=22\"> “Eviction Ghost Stories and Other Housing Horrors”.\u003c/a>\u003c/p>\n\u003cp>As Elliott talks about her eviction from her home in the Haight, a man sitting next to the fire toasts marshmallows and passes out s’mores to the crowd. The event is supposed to be campy, but the storytellers strain to contain their emotions.\u003c/p>\n\u003cp>If there’s anyone who wants to prevent artists from leaving, it’s Tom DeCaigny, cultural affairs director for the \u003ca href=\"http://www.sfartscommission.org/\">San Francisco Arts Commission\u003c/a>.\u003c/p>\n\u003cp>“I’ve had a couple of artists who are personal friends in the city who have faced eviction and a couple of them have had to leave the city. And on a personal level that’s hard,” DeCaigny says.\u003c/p>\n\u003cp>It’s DeCaigny’s job to promote and preserve the city’s arts and culture industry, which pumps roughly $1.4 billion a year into the local economy. He remembers the last artist exodus, spurred by the dot-com boom of the late 1990s. He’s asking city leaders to study that era to see what worked and what went wrong.\u003c/p>\n\u003cp>“Looking back at ’99 and 2000, the city did make some financial contributions to specific shared-space initiatives,” he says.\u003c/p>\n\u003cp>Those investments gave San Francisco dancers a \u003ca href=\"http://www.odcdance.org/\">state-of-the-art performance and training complex\u003c/a> in the Mission. Independent filmmakers got a new place to screen their work at a new \u003ca href=\"http://www.ninthstreet.org/building\">facility in the mid-Market area\u003c/a>.\u003c/p>\n\u003cp>“So, we know there are solutions by which the city can make investments, and private philanthropy and the nonprofit sector, to foster new innovations in both shared nonprofit space but also developments around artists’ housing,” DeCaigny says.\u003c/p>\n\u003cfigure id=\"attachment_128400\" class=\"wp-caption alignleft\" style=\"max-width: 288px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/RS9090_2014-01-17-08.10.31-lpr1.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-128400 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/RS9090_2014-01-17-08.10.31-lpr1-480x640.jpg\" alt=\"San Francisco artist and activist LisaRuth Elliott tells her eviction horror story at an event in the Mission. (Stepha\" width=\"288\" height=\"384\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">San Francisco artist and activist LisaRuth Elliott tells her eviction horror story at an event in the Mission. (Stephanie Martin/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>But the last dot-com boom also hurt rezoning efforts designed to create affordable housing for artists. The new live-work spaces attracted an affluent crowd, and artists were priced out.\u003c/p>\n\u003cp>“Art is part of the brand for San Francisco,” says Randy Cohen, who researches and promotes sustainable arts policies at \u003ca href=\"http://www.americansforthearts.org/\">Americans for the Arts\u003c/a>, a nonprofit based in Washington, D.C.\u003c/p>\n\u003cp>“You know San Francisco has many positive attributes, but, globally, it’s thought of as a great cultural city,” he says. “If your artists are leaving town, you’re putting a key component of your brand at risk.”\u003c/p>\n\u003cp>Cohen says that while San Francisco searches for solutions to its housing crunch, less expensive cities like Seattle, Baltimore and Detroit are jumping on the opportunity to cultivate their own cultural brand, and they’re offering artists some enticing housing incentives. In Detroit, for example, homesteading is all the rage, says Cohen.\u003c/p>\n\u003cp>“You know: Live here, move here, work here for five years, and you get the deed,” he adds.\u003c/p>\n\u003cp>Of course, economic factors have long dictated where artists live and work: Artists priced out of Manhattan have moved to Brooklyn. Boston artists have moved to Rhode Island.\u003c/p>\n\u003cp>Right now, Oakland is luring artists from San Francisco and beyond, says Kelley Kahn, Oakland’s economic development director.\u003c/p>\n\u003cp>“I think there’s a sense here that you can come here and actually have a really high quality of life and, at the same time, be able to make a living in fine arts or the industrial art,” she says.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Still, some artists hope Oakland won’t get too popular. Housing costs here are also on the rise.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_128394\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/RS9092_2014-01-17-07.45.23-lpr.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-128394\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/RS9092_2014-01-17-07.45.23-lpr-640x480.jpg\" alt='A man toasts marshmallows for the crowd gathered to hear \"Eviction Ghost Stories and Other Housing Horrors.\" (Stephanie Martin/KQED)' width=\"640\" height=\"480\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A man toasts marshmallows for the crowd gathered to hear “Eviction Ghost Stories and Other Housing Horrors.” (Stephanie Martin/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>For almost two decades, LisaRuth Elliott has lived a colorful, bohemian life in San Francisco — painting murals, making collages and working as a community historian.\u003c/p>\n\u003cp>She also lived in Seattle, Southern California and Europe, but she says it was San Francisco’s vibrant cultural scene that energized her life and her work.\u003c/p>\n\u003cp>Not now, though.\u003c/p>\n\u003cp>“There was a time when artists would get together and say, ‘Hey, what are you working on?’ ‘Well, I’m really inspired by Pluto!’ or, ‘I’m really inspired by this technological creation!’ Whatever that topic might be,” Elliott says. “Now, it’s, ‘Ugh, how long am I going to be able to stay in the city?’ ”\u003c/p>\n\u003cp>Housing is a major issue for artists in San Francisco. The city does well compared with others around the nation when it comes to \u003ca href=\"http://www.americansforthearts.org/\">funding artists’ work\u003c/a>. But the city’s efforts to create affordable live/work spaces for artists haven’t panned out. Many local artists are now worrying the high cost of housing will force them to leave the city and abandon their creative community.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Elliott is one of dozens of artists and community activists who cram into a small courtyard behind a coffee house in San Francisco’s Mission District. A campfire burns before a makeshift stage.\u003c/p>\n\u003cp>She steps up to the microphone.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>Floating, drifting — I have been living as a sort of ghost for the last five months,” she says. The event is called \u003ca href=\"https://www.facebook.com/events/730582570300323/?ref=22\"> “Eviction Ghost Stories and Other Housing Horrors”.\u003c/a>\u003c/p>\n\u003cp>As Elliott talks about her eviction from her home in the Haight, a man sitting next to the fire toasts marshmallows and passes out s’mores to the crowd. The event is supposed to be campy, but the storytellers strain to contain their emotions.\u003c/p>\n\u003cp>If there’s anyone who wants to prevent artists from leaving, it’s Tom DeCaigny, cultural affairs director for the \u003ca href=\"http://www.sfartscommission.org/\">San Francisco Arts Commission\u003c/a>.\u003c/p>\n\u003cp>“I’ve had a couple of artists who are personal friends in the city who have faced eviction and a couple of them have had to leave the city. And on a personal level that’s hard,” DeCaigny says.\u003c/p>\n\u003cp>It’s DeCaigny’s job to promote and preserve the city’s arts and culture industry, which pumps roughly $1.4 billion a year into the local economy. He remembers the last artist exodus, spurred by the dot-com boom of the late 1990s. He’s asking city leaders to study that era to see what worked and what went wrong.\u003c/p>\n\u003cp>“Looking back at ’99 and 2000, the city did make some financial contributions to specific shared-space initiatives,” he says.\u003c/p>\n\u003cp>Those investments gave San Francisco dancers a \u003ca href=\"http://www.odcdance.org/\">state-of-the-art performance and training complex\u003c/a> in the Mission. Independent filmmakers got a new place to screen their work at a new \u003ca href=\"http://www.ninthstreet.org/building\">facility in the mid-Market area\u003c/a>.\u003c/p>\n\u003cp>“So, we know there are solutions by which the city can make investments, and private philanthropy and the nonprofit sector, to foster new innovations in both shared nonprofit space but also developments around artists’ housing,” DeCaigny says.\u003c/p>\n\u003cfigure id=\"attachment_128400\" class=\"wp-caption alignleft\" style=\"max-width: 288px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/RS9090_2014-01-17-08.10.31-lpr1.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-128400 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/03/RS9090_2014-01-17-08.10.31-lpr1-480x640.jpg\" alt=\"San Francisco artist and activist LisaRuth Elliott tells her eviction horror story at an event in the Mission. (Stepha\" width=\"288\" height=\"384\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">San Francisco artist and activist LisaRuth Elliott tells her eviction horror story at an event in the Mission. (Stephanie Martin/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>But the last dot-com boom also hurt rezoning efforts designed to create affordable housing for artists. The new live-work spaces attracted an affluent crowd, and artists were priced out.\u003c/p>\n\u003cp>“Art is part of the brand for San Francisco,” says Randy Cohen, who researches and promotes sustainable arts policies at \u003ca href=\"http://www.americansforthearts.org/\">Americans for the Arts\u003c/a>, a nonprofit based in Washington, D.C.\u003c/p>\n\u003cp>“You know San Francisco has many positive attributes, but, globally, it’s thought of as a great cultural city,” he says. “If your artists are leaving town, you’re putting a key component of your brand at risk.”\u003c/p>\n\u003cp>Cohen says that while San Francisco searches for solutions to its housing crunch, less expensive cities like Seattle, Baltimore and Detroit are jumping on the opportunity to cultivate their own cultural brand, and they’re offering artists some enticing housing incentives. In Detroit, for example, homesteading is all the rage, says Cohen.\u003c/p>\n\u003cp>“You know: Live here, move here, work here for five years, and you get the deed,” he adds.\u003c/p>\n\u003cp>Of course, economic factors have long dictated where artists live and work: Artists priced out of Manhattan have moved to Brooklyn. Boston artists have moved to Rhode Island.\u003c/p>\n\u003cp>Right now, Oakland is luring artists from San Francisco and beyond, says Kelley Kahn, Oakland’s economic development director.\u003c/p>\n\u003cp>“I think there’s a sense here that you can come here and actually have a really high quality of life and, at the same time, be able to make a living in fine arts or the industrial art,” she says.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Still, some artists hope Oakland won’t get too popular. Housing costs here are also on the rise.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "Did the End of California's Redevelopment Agencies Hurt Affordable Housing?",
"title": "Did the End of California's Redevelopment Agencies Hurt Affordable Housing?",
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"content": "\u003cfigure id=\"attachment_127684\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/8971_transform.jpg\">\u003cimg class=\"size-medium wp-image-127684\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/8971_transform-640x383.jpg\" alt=\"Timothy and Tiffanie Keighran with daughter Leilani and son TJ. (Cy Musiker/KQED)\" width=\"640\" height=\"383\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Timothy and Tiffanie Keighran with daughter Leilani and son TJ. (Cy Musiker/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>There’s new evidence every day of the Bay Area’s brutal housing market.\u003c/p>\n\u003cp>And a lot of housing experts think the short supply of affordable rentals is likely to get worse, at least partly because the state did away with redevelopment agencies two years ago.\u003c/p>\n\u003cp>For all their faults, the agencies were legally required to devote a fifth of their revenue to affordable housing -- about $1 billion a year. And even as housing advocates mourn the loss of redevelopment, they’re hoping lawmakers will provide some alternatives.\u003c/p>\n\u003cp>Still, nonprofit developers are still breaking ground on some new projects.\u003c/p>\n\u003cp>A tiny tractor was zipping back and forth a few days ago in Hayward readying the ground for work on 22 new apartments. They’ll be part of a complex for seniors on limited incomes, at the site of a former cannery, built and managed by Eden Housing.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“The cannery that we’re standing in,” said Eden Housing President Linda Mandolini, watching the tractor work, “the whole area happened because of redevelopment, and made it possible.”\u003c/p>\n\u003cp>But Mandolini said Eden had to tap federal funds for this new construction, after California lawmakers did away with redevelopment agencies.\u003c/p>\n\u003cp>“The state wiped out a billion dollars a year, statewide, for affordable housing, and they’ve replaced it with nothing.”\u003c/p>\n\u003cp>And Mandolini said the need for affordable housing is urgent. “I can foresee significantly longer lines for affordable housing.” she told me. “The last property that we leased, we had 10 applications for every apartment that we had available.”\u003c/p>\n\u003cp>As I sat in her office, she detailed how affordable housing subsidies are drying up.\u003c/p>\n\u003cp>“I’ll give you an example.” Mandolini said, “Oakland used to have an RFP (bureaucrat speak for a request for proposals) that was $20 million a year to develop new affordable housing. This year the RFP is $3 million.”\u003c/p>\n\u003cp>And that 85 percent decline, she said, is due to the end of redevelopment.\u003c/p>\n\u003cp>\u003cstrong>San Jose has also taken a hit\u003c/strong>\u003c/p>\n\u003cp>The funds are withering away as well in San Jose, the country’s fourth-most-expensive housing market (San Francisco is first). San Jose Housing Director Leslye Corsiglia told me recently that redevelopment used to subsidize close to 1,000 units a year of below-market-rate housing\u003c/p>\n\u003cp>“We expect this year with the funds we’ll have to produce about a quarter of that amount.” Corsiglia said. “And even at 1,000 units a year, that wasn’t enough to meet the need. So we’re falling farther and farther behind.”\u003c/p>\n\u003cp>There’s a regional housing plan for the Bay Area under which San Jose is supposed to build about 2,500 affordable units a year. Corsiglia said the city can subsidize only one-tenth that many.\u003c/p>\n\u003cp>And don’t expect salaries to keep up with the high cost of rentals, even with the booming tech economy.\u003c/p>\n\u003cp>Corsiglia said firefighters and teachers are struggling to pay soaring rents or to buy a home. And she points to a recent study from the Silicon Valley Housing Trust that predicted more than half the new jobs in Santa Clara County in the next five years will pay $11 an hour or less.\u003c/p>\n\u003cp>“If we want to have a high-quality community, we need to provide housing for all, and that includes people who mow your lawn and clean your house,\" she said.\u003c/p>\n\u003cp>Or ring up your groceries in San Mateo.\u003c/p>\n\u003cp>“We’ve been living paycheck to paycheck for a couple of years now, and it only got harder after we had a kid,” said Timothy Keighran.\u003c/p>\n\u003cp>Keighran, a former Marine, is a retail clerk at Whole Foods. He said for years he worked two jobs and still fell behind on the rent for a small, dirty apartment in San Mateo that cost almost $1,800 a month.\u003c/p>\n\u003cp>“So, the two jobs didn’t take a toll on me,\" he said. \"It was the fact that I was missing whole days in the life of my children.”\u003c/p>\n\u003cp>Keighran shared the one-bedroom apartment with his 3-year old son, T-J, 7-month-old daughter, Leilani, and wife, Tiffanie.\u003c/p>\n\u003cp>\u003cstrong>\"There was no way of getting out'\u003c/strong>\u003c/p>\n\u003cp>“I just felt we were in a black hole,” Tiffanie Keighran told me recently, “and going deeper and deeper and deeper. There was no way of getting out.”\u003c/p>\n\u003cp>The Keighrans now pay less than $1,000 a month for a clean, well-lit, brand-new apartment with two bedrooms and two baths. MidPen Housing, a nonprofit developer like Eden Housing, finished building the apartment complex in San Mateo late last year, partly with redevelopment funds.\u003c/p>\n\u003caside class=\"pullquote alignleft\">'We’ve been living paycheck to paycheck for a couple of years now, and it only got harder after we had a kid.'\u003ccite>Timothy Keighran\u003c/cite>\u003c/aside>\n\u003cp>“It really took a toll on you, but as you see now, it’s so worth it,\" Tim Keighran said.\u003c/p>\n\u003cp>The Keighrans were one of 60 lucky families, out of 2,800 who applied. Thousands of qualified renters remain on the waiting list for just this building.\u003c/p>\n\u003cp>The affordable housing shortfall is bad not just for working stiffs but for the whole Bay Area, said demographer Hans Johnson at the Public Policy Institute of California, because it’s bad for the economy.\u003c/p>\n\u003cp>“Californians spend a higher share of their income on housing than in any other state,\" he said. \"And so that means you have less money to spend on other activities,” whether that’s health care or food.\u003c/p>\n\u003cp>The Bay Area is big enough, Johnson said, to accommodate a few cities like Atherton and Hillsborough, or Piedmont and Kensington, where only the rich can afford housing. But housing costs today are soaring from San Jose up the Peninsula to San Francisco, with Oakland not far behind. That means longer commutes for some from lower-cost areas, polluting the air and making roadways more congested for everyone.\u003c/p>\n\u003cp>And Johnson said he’s troubled by a new survey he oversaw that found the state isn’t building enough housing of any sort -- affordable or market rate.\u003c/p>\n\u003cp>“In the boom times we were producing 150,000 to 200,000 new housing units each year,” he said.\u003c/p>\n\u003cp>Now the state is building barely half that number, Johnson said, “so we clearly have a problem with building new supply.”\u003c/p>\n\u003cp>And Johnson said that shortfall is driving prices up, no matter how much cities or the state subsidizes housing that is below market rate.\u003c/p>\n\u003cp>Everyone I talked to for this story said they’re looking to one bill in the state Legislature, “The California Homes and Jobs Act,” from state Sen. Mark DeSaulnier, D-Concord, to help California fill the funding gap left by the end of redevelopment.\u003c/p>\n\u003cp>“It would make a big difference in starting to deal with our crisis in affordable housing in California,\" DeSaulnier said.\u003c/p>\n\u003cp>\u003cstrong>Proposed fee could raise up to $750 million\u003c/strong>\u003c/p>\n\u003cp>His measure, SB391, would impose a $75 fee on real estate documents for refinancing and produce, DeSaulnier said, up to $750 million in new revenue for affordable housing.\u003c/p>\n\u003cp>“We get out of that a restoration of a significant portion of the old housing set-aside we had with redevelopment,” he said.\u003c/p>\n\u003cp>“Housing costs are going through the roof in urban areas in California,” DeSaulnier said in a recent interview, “and are a major contributor to higher poverty rates in California.”\u003c/p>\n\u003cp>DeSaulnier also has co-sponsored a bill that would allow cities to create a kind of \"redevelopment lite.\" They could designate certain neighborhoods for housing and infrastructure improvements, and then use some of the same financing tools that were key to redevelopment agencies becoming a $5 billion-a-year industry in California.\u003c/p>\n\u003cp>One difference from the old system is that the new districts would have to win approval from the county, school district and other tax entities that would be shortchanged.\u003c/p>\n\u003cp>Gov. Jerry Brown has also proposed making it easier to form Infrastructure Improvement Districts, another way to finance affordable housing.\u003c/p>\n\u003cp>But H.D. Palmer, a spokesman for the California Department of Finance, said “the ability to expand those infrastructure districts would be contingent on the continued winding down or dissolution of redevelopment districts.”\u003c/p>\n\u003cp>And that process is hung up in the courts, with billions of dollars still at stake as cities battle to hold onto redevelopment funds.\u003c/p>\n\u003cp>Meanwhile, people like Timothy Keighran say they’d welcome any policy change that produced more affordable housing. Keighran said he grew up in San Francisco and his wife Tiffanie in South San Francisco. Many of their childhood friends, he said, have moved to lower-cost areas like Modesto or Truckee.\u003c/p>\n\u003cp>“It hurt a lot to know that the only place we knew,” Keighran said, “where we lived and grew up here in the Bay Area, you had to make close to six figures just to be able to live here.”\u003c/p>\n\u003cp>Keighran said the Bay Area shouldn’t betray its working families.\u003c/p>\n\u003cp>Listen to the story below.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003ciframe width=\"100%\" height=\"166\" scrolling=\"no\" frameborder=\"no\" src=\"https://w.soundcloud.com/player/?url=https%3A//api.soundcloud.com/tracks/136917951&color=ff5500&auto_play=false&hide_related=false&show_artwork=true\">\u003c/iframe>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_127684\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/8971_transform.jpg\">\u003cimg class=\"size-medium wp-image-127684\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/8971_transform-640x383.jpg\" alt=\"Timothy and Tiffanie Keighran with daughter Leilani and son TJ. (Cy Musiker/KQED)\" width=\"640\" height=\"383\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Timothy and Tiffanie Keighran with daughter Leilani and son TJ. (Cy Musiker/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>There’s new evidence every day of the Bay Area’s brutal housing market.\u003c/p>\n\u003cp>And a lot of housing experts think the short supply of affordable rentals is likely to get worse, at least partly because the state did away with redevelopment agencies two years ago.\u003c/p>\n\u003cp>For all their faults, the agencies were legally required to devote a fifth of their revenue to affordable housing -- about $1 billion a year. And even as housing advocates mourn the loss of redevelopment, they’re hoping lawmakers will provide some alternatives.\u003c/p>\n\u003cp>Still, nonprofit developers are still breaking ground on some new projects.\u003c/p>\n\u003cp>A tiny tractor was zipping back and forth a few days ago in Hayward readying the ground for work on 22 new apartments. They’ll be part of a complex for seniors on limited incomes, at the site of a former cannery, built and managed by Eden Housing.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“The cannery that we’re standing in,” said Eden Housing President Linda Mandolini, watching the tractor work, “the whole area happened because of redevelopment, and made it possible.”\u003c/p>\n\u003cp>But Mandolini said Eden had to tap federal funds for this new construction, after California lawmakers did away with redevelopment agencies.\u003c/p>\n\u003cp>“The state wiped out a billion dollars a year, statewide, for affordable housing, and they’ve replaced it with nothing.”\u003c/p>\n\u003cp>And Mandolini said the need for affordable housing is urgent. “I can foresee significantly longer lines for affordable housing.” she told me. “The last property that we leased, we had 10 applications for every apartment that we had available.”\u003c/p>\n\u003cp>As I sat in her office, she detailed how affordable housing subsidies are drying up.\u003c/p>\n\u003cp>“I’ll give you an example.” Mandolini said, “Oakland used to have an RFP (bureaucrat speak for a request for proposals) that was $20 million a year to develop new affordable housing. This year the RFP is $3 million.”\u003c/p>\n\u003cp>And that 85 percent decline, she said, is due to the end of redevelopment.\u003c/p>\n\u003cp>\u003cstrong>San Jose has also taken a hit\u003c/strong>\u003c/p>\n\u003cp>The funds are withering away as well in San Jose, the country’s fourth-most-expensive housing market (San Francisco is first). San Jose Housing Director Leslye Corsiglia told me recently that redevelopment used to subsidize close to 1,000 units a year of below-market-rate housing\u003c/p>\n\u003cp>“We expect this year with the funds we’ll have to produce about a quarter of that amount.” Corsiglia said. “And even at 1,000 units a year, that wasn’t enough to meet the need. So we’re falling farther and farther behind.”\u003c/p>\n\u003cp>There’s a regional housing plan for the Bay Area under which San Jose is supposed to build about 2,500 affordable units a year. Corsiglia said the city can subsidize only one-tenth that many.\u003c/p>\n\u003cp>And don’t expect salaries to keep up with the high cost of rentals, even with the booming tech economy.\u003c/p>\n\u003cp>Corsiglia said firefighters and teachers are struggling to pay soaring rents or to buy a home. And she points to a recent study from the Silicon Valley Housing Trust that predicted more than half the new jobs in Santa Clara County in the next five years will pay $11 an hour or less.\u003c/p>\n\u003cp>“If we want to have a high-quality community, we need to provide housing for all, and that includes people who mow your lawn and clean your house,\" she said.\u003c/p>\n\u003cp>Or ring up your groceries in San Mateo.\u003c/p>\n\u003cp>“We’ve been living paycheck to paycheck for a couple of years now, and it only got harder after we had a kid,” said Timothy Keighran.\u003c/p>\n\u003cp>Keighran, a former Marine, is a retail clerk at Whole Foods. He said for years he worked two jobs and still fell behind on the rent for a small, dirty apartment in San Mateo that cost almost $1,800 a month.\u003c/p>\n\u003cp>“So, the two jobs didn’t take a toll on me,\" he said. \"It was the fact that I was missing whole days in the life of my children.”\u003c/p>\n\u003cp>Keighran shared the one-bedroom apartment with his 3-year old son, T-J, 7-month-old daughter, Leilani, and wife, Tiffanie.\u003c/p>\n\u003cp>\u003cstrong>\"There was no way of getting out'\u003c/strong>\u003c/p>\n\u003cp>“I just felt we were in a black hole,” Tiffanie Keighran told me recently, “and going deeper and deeper and deeper. There was no way of getting out.”\u003c/p>\n\u003cp>The Keighrans now pay less than $1,000 a month for a clean, well-lit, brand-new apartment with two bedrooms and two baths. MidPen Housing, a nonprofit developer like Eden Housing, finished building the apartment complex in San Mateo late last year, partly with redevelopment funds.\u003c/p>\n\u003caside class=\"pullquote alignleft\">'We’ve been living paycheck to paycheck for a couple of years now, and it only got harder after we had a kid.'\u003ccite>Timothy Keighran\u003c/cite>\u003c/aside>\n\u003cp>“It really took a toll on you, but as you see now, it’s so worth it,\" Tim Keighran said.\u003c/p>\n\u003cp>The Keighrans were one of 60 lucky families, out of 2,800 who applied. Thousands of qualified renters remain on the waiting list for just this building.\u003c/p>\n\u003cp>The affordable housing shortfall is bad not just for working stiffs but for the whole Bay Area, said demographer Hans Johnson at the Public Policy Institute of California, because it’s bad for the economy.\u003c/p>\n\u003cp>“Californians spend a higher share of their income on housing than in any other state,\" he said. \"And so that means you have less money to spend on other activities,” whether that’s health care or food.\u003c/p>\n\u003cp>The Bay Area is big enough, Johnson said, to accommodate a few cities like Atherton and Hillsborough, or Piedmont and Kensington, where only the rich can afford housing. But housing costs today are soaring from San Jose up the Peninsula to San Francisco, with Oakland not far behind. That means longer commutes for some from lower-cost areas, polluting the air and making roadways more congested for everyone.\u003c/p>\n\u003cp>And Johnson said he’s troubled by a new survey he oversaw that found the state isn’t building enough housing of any sort -- affordable or market rate.\u003c/p>\n\u003cp>“In the boom times we were producing 150,000 to 200,000 new housing units each year,” he said.\u003c/p>\n\u003cp>Now the state is building barely half that number, Johnson said, “so we clearly have a problem with building new supply.”\u003c/p>\n\u003cp>And Johnson said that shortfall is driving prices up, no matter how much cities or the state subsidizes housing that is below market rate.\u003c/p>\n\u003cp>Everyone I talked to for this story said they’re looking to one bill in the state Legislature, “The California Homes and Jobs Act,” from state Sen. Mark DeSaulnier, D-Concord, to help California fill the funding gap left by the end of redevelopment.\u003c/p>\n\u003cp>“It would make a big difference in starting to deal with our crisis in affordable housing in California,\" DeSaulnier said.\u003c/p>\n\u003cp>\u003cstrong>Proposed fee could raise up to $750 million\u003c/strong>\u003c/p>\n\u003cp>His measure, SB391, would impose a $75 fee on real estate documents for refinancing and produce, DeSaulnier said, up to $750 million in new revenue for affordable housing.\u003c/p>\n\u003cp>“We get out of that a restoration of a significant portion of the old housing set-aside we had with redevelopment,” he said.\u003c/p>\n\u003cp>“Housing costs are going through the roof in urban areas in California,” DeSaulnier said in a recent interview, “and are a major contributor to higher poverty rates in California.”\u003c/p>\n\u003cp>DeSaulnier also has co-sponsored a bill that would allow cities to create a kind of \"redevelopment lite.\" They could designate certain neighborhoods for housing and infrastructure improvements, and then use some of the same financing tools that were key to redevelopment agencies becoming a $5 billion-a-year industry in California.\u003c/p>\n\u003cp>One difference from the old system is that the new districts would have to win approval from the county, school district and other tax entities that would be shortchanged.\u003c/p>\n\u003cp>Gov. Jerry Brown has also proposed making it easier to form Infrastructure Improvement Districts, another way to finance affordable housing.\u003c/p>\n\u003cp>But H.D. Palmer, a spokesman for the California Department of Finance, said “the ability to expand those infrastructure districts would be contingent on the continued winding down or dissolution of redevelopment districts.”\u003c/p>\n\u003cp>And that process is hung up in the courts, with billions of dollars still at stake as cities battle to hold onto redevelopment funds.\u003c/p>\n\u003cp>Meanwhile, people like Timothy Keighran say they’d welcome any policy change that produced more affordable housing. Keighran said he grew up in San Francisco and his wife Tiffanie in South San Francisco. Many of their childhood friends, he said, have moved to lower-cost areas like Modesto or Truckee.\u003c/p>\n\u003cp>“It hurt a lot to know that the only place we knew,” Keighran said, “where we lived and grew up here in the Bay Area, you had to make close to six figures just to be able to live here.”\u003c/p>\n\u003cp>Keighran said the Bay Area shouldn’t betray its working families.\u003c/p>\n\u003cp>Listen to the story below.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"disqusTitle": "Lawmakers Push to Limit Ellis Act Evictions in San Francisco",
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"content": "\u003cfigure id=\"attachment_127618\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/RS7453_Twitter_IPO_7nov2013_0049_web-scr.jpg\">\u003cimg class=\"size-medium wp-image-127618\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/RS7453_Twitter_IPO_7nov2013_0049_web-scr-640x426.jpg\" alt=\"Activists protest outside Twitter headquarters in San Francisco. (Sara Bloomberg/KQED)\" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Activists protest outside Twitter headquarters in San Francisco. (Sara Bloomberg/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Isabell Angell and Grace Rubenstein\u003c/strong>\u003c/p>\n\u003cp>State lawmakers are jumping into San Francisco's affordable housing crisis, trying to ease the crunch by targeting the controversial Ellis Act.\u003c/p>\n\u003cp>Two bills from San Francisco legislators -- one each from state Sen. \u003ca href=\"https://www.facebook.com/Mark.Leno.CA\">Mark Leno\u003c/a> and Assemblyman \u003ca href=\"http://www.tomammiano.com\">Tom Ammiano\u003c/a> -- would allow cities to limit how landlords can use the law.\u003c/p>\n\u003cp>The \u003ca href=\"http://ww2.kqed.org/news/2013/11/07/117540/Priced-Out-Ellis-Act-San-Francisco-eviction\">Ellis Act,\u003c/a> enacted by California in 1985, was intended to give landlords a way out of the rental business. But in San Francisco it's been widely used to evict tenants to make way for condos.\u003c/p>\n\u003cp>Leno's bill, introduced yesterday, would allow the city to prevent landlords from using the Ellis Act for five years after buying a property. Ammiano's bill would allow cities to enact a moratorium on Ellis Act evictions when they don't have the ratio of affordable housing required by law (most cities don't).\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"When you buy properties solely to evict long-term tenants, and to flip those at extraordinary prices, that is the wrong message,\" Mayor Ed Lee said. \"That is not what the Ellis Act was created for, and it’s certainly opposite of our values in this city.”\u003c/p>\n\u003cp>Ellis Act evictions in the city have tripled to more than 300 in the past year, and about half were initiated by owners who'd held the property for less than a year, according to Leno. “Many of these renters are seniors, disabled people and low-income families with deep roots in their communities and no other local affordable housing options available to them,\" he said in a statement.\u003c/p>\n\u003cp>His bill has a broad coalition of support, from housing advocates to tech companies. But about two dozen small-property owners showed up at Leno's announcement in Chinatown yesterday to protest the bill. They were led by Josephine Zhao, who’s been a landlord in the Sunset District for less than five years.\u003c/p>\n\u003cp>“If I get into problems with transferring to a different job or have to dispose of my properties somehow, I couldn't do that,\" she said. \"I couldn’t get out of business, so what right is there left for us? We have to take care of tenants for the rest of their lives. Who’s taking care of us to the end of my life?”\u003c/p>\n\u003cp>Janan New, who heads the \u003ca href=\"http://www.sfaa.org\">San Francisco Apartment Association,\u003c/a> which represents landlords, said, “In our research, many owners have had to invoke the Ellis Act in order to move in a family member or caretaker in their home.”\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>City officials say the Leno bill is aimed at speculators looking to flip apartments into condos for higher profits.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_127618\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/RS7453_Twitter_IPO_7nov2013_0049_web-scr.jpg\">\u003cimg class=\"size-medium wp-image-127618\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/RS7453_Twitter_IPO_7nov2013_0049_web-scr-640x426.jpg\" alt=\"Activists protest outside Twitter headquarters in San Francisco. (Sara Bloomberg/KQED)\" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Activists protest outside Twitter headquarters in San Francisco. (Sara Bloomberg/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Isabell Angell and Grace Rubenstein\u003c/strong>\u003c/p>\n\u003cp>State lawmakers are jumping into San Francisco's affordable housing crisis, trying to ease the crunch by targeting the controversial Ellis Act.\u003c/p>\n\u003cp>Two bills from San Francisco legislators -- one each from state Sen. \u003ca href=\"https://www.facebook.com/Mark.Leno.CA\">Mark Leno\u003c/a> and Assemblyman \u003ca href=\"http://www.tomammiano.com\">Tom Ammiano\u003c/a> -- would allow cities to limit how landlords can use the law.\u003c/p>\n\u003cp>The \u003ca href=\"http://ww2.kqed.org/news/2013/11/07/117540/Priced-Out-Ellis-Act-San-Francisco-eviction\">Ellis Act,\u003c/a> enacted by California in 1985, was intended to give landlords a way out of the rental business. But in San Francisco it's been widely used to evict tenants to make way for condos.\u003c/p>\n\u003cp>Leno's bill, introduced yesterday, would allow the city to prevent landlords from using the Ellis Act for five years after buying a property. Ammiano's bill would allow cities to enact a moratorium on Ellis Act evictions when they don't have the ratio of affordable housing required by law (most cities don't).\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"When you buy properties solely to evict long-term tenants, and to flip those at extraordinary prices, that is the wrong message,\" Mayor Ed Lee said. \"That is not what the Ellis Act was created for, and it’s certainly opposite of our values in this city.”\u003c/p>\n\u003cp>Ellis Act evictions in the city have tripled to more than 300 in the past year, and about half were initiated by owners who'd held the property for less than a year, according to Leno. “Many of these renters are seniors, disabled people and low-income families with deep roots in their communities and no other local affordable housing options available to them,\" he said in a statement.\u003c/p>\n\u003cp>His bill has a broad coalition of support, from housing advocates to tech companies. But about two dozen small-property owners showed up at Leno's announcement in Chinatown yesterday to protest the bill. They were led by Josephine Zhao, who’s been a landlord in the Sunset District for less than five years.\u003c/p>\n\u003cp>“If I get into problems with transferring to a different job or have to dispose of my properties somehow, I couldn't do that,\" she said. \"I couldn’t get out of business, so what right is there left for us? We have to take care of tenants for the rest of their lives. Who’s taking care of us to the end of my life?”\u003c/p>\n\u003cp>Janan New, who heads the \u003ca href=\"http://www.sfaa.org\">San Francisco Apartment Association,\u003c/a> which represents landlords, said, “In our research, many owners have had to invoke the Ellis Act in order to move in a family member or caretaker in their home.”\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>City officials say the Leno bill is aimed at speculators looking to flip apartments into condos for higher profits.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"slug": "san-francisco-ground-zero-for-the-growing-income-disparity",
"title": "San Francisco: Ground Zero for Widening Income Gap",
"publishDate": 1393340422,
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"headTitle": "San Francisco: Ground Zero for Widening Income Gap | KQED",
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"content": "\u003cfigure id=\"attachment_127502\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/RS8537_IMG_9782-scr.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-127502\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/RS8537_IMG_9782-scr-640x426.jpg\" alt=\"Workers board a private bus at 24th and Valencia streets. (Mark Andrew Boyer/KQED)\" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Workers board a private bus at 24th and Valencia streets. (Mark Andrew Boyer/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>We’d prefer that our city by the bay be known as the home of brilliant tech innovation, counterculture trends and culinary delights. But a \u003ca href=\"http://www.brookings.edu/research/papers/2014/02/cities-unequal-berube\">recent report\u003c/a> from the Brookings Institution confirms that San Francisco also is earning its other, less desirable reputation as a kind of ground zero for rising income inequality.\u003c/p>\n\u003cp>The findings: When it comes to income, San Francisco is the second-most-unequal among American cities, after Atlanta. And in no other city has the rich-poor divide widened more in recent years. (Oakland, meanwhile, is not so far behind, ranking seventh on the list nationally. But the gap has not widened appreciably in recent years. San Jose, in the heart of Silicon Valley, ranks far down \u003ca href=\"http://www.brookings.edu/~/media/research/files/papers/2014/02/city%20inequality/appendix.pdf\" target=\"_blank\" rel=\"noopener\">the complete list\u003c/a>, No. 36; the rich/poor gap also grew far slower there than in San Francisco.)\u003c/p>\n\u003cp>When the report’s author, Alan Berube, senior fellow and deputy director in Brookings’ Metropolitan Policy Program, decided to run the numbers on income inequality nationwide, he was inspired in part by coverage of the tech bus protests in the Mission District.\u003c/p>\n\u003cp>Berube tapped U.S. Census data for his analysis, and he chose a particular measure to compare the haves and have-nots: the “95/20 ratio.” It’s a comparison between the income that puts a household in the 95th percentile, or the top 5 percent, and the income that puts one in the bottom 20 percent. Berube explained that comparing those extremes helps us gauge the severity of the distance in between.\u003c/p>\n\u003caside class=\"pullquote alignleft\">‘There was no place that experienced that degree of pulling apart as much as San Francisco did.’\u003c/aside>\n\u003cp>The picture he found was stark. In the most unequal cities — Atlanta, San Francisco, Miami and Boston, in that order — residents at the top earned at least 15 times the income of those at the bottom. In San Francisco, for instance, the top 5 percent of households earned more than $353,000 per year, whereas the bottom 20 percent of households mostly earned less than $21,000.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>What’s more, when Berube compared the income gap from 2007 (just before the recession) with 2012, he found that the disparity in this city has grown more dramatically than in any other.\u003c/p>\n\u003cp>“San Francisco stood out not only in being one of the most unequal cities — and I think you might have guessed that even before you ran the data — but the data also confirmed that San Francisco has experienced the most pronounced recent increase in disparity between its rich and poor households,” Berube said. “There was no place that experienced that degree of pulling apart as much as San Francisco did.”\u003c/p>\n\u003cfigure id=\"attachment_127477\" class=\"wp-caption alignnone\" style=\"max-width: 547px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/Top-Bottom-Cities-for-Inequality.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-127477\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/Top-Bottom-Cities-for-Inequality.jpg\" alt=\"Chart courtesy of the Brookings Institution's Metropolitan Policy Program\" width=\"547\" height=\"557\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Chart courtesy of the Brookings Institution’s Metropolitan Policy Program\u003c/figcaption>\u003c/figure>\n\u003cp>Not only did typical earnings drop by $4,000 for San Franciscans in the lowest income bracket during that time, but the gains among households at the top soared by $28,000.\u003c/p>\n\u003cp>Hidden in those numbers might be yet another distressing trend, Berube said. Even the bottom 20 percent in San Francisco earns more than the poorest people in most other cities, and that might, at first glance, appear encouraging. But Berube underscored that it may not mean that San Francisco’s poor are paid better — it may simply mean that the poorest of the poor are just leaving.\u003c/p>\n\u003cp>“If you’re at an income of $15,000, there’s no longer any place to live in San Francisco,” he said.\u003c/p>\n\u003cfigure id=\"attachment_127484\" class=\"wp-caption alignnone\" style=\"max-width: 588px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/increases-in-inequality.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-127484\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/increases-in-inequality.jpg\" alt=\"Chart courtesy of the Brookings Institution's Metropolitan Policy Program\" width=\"588\" height=\"579\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Chart courtesy of the Brookings Institution’s Metropolitan Policy Program\u003c/figcaption>\u003c/figure>\n\u003cp>Nationwide, Berube’s number-crunching showed that big cities in general are more unequal than other places. In other words, compared with the national average, the urban rich are a little bit richer, and the urban poor are a little poorer. Why? Cities increasingly house the industries with the highest-paid knowledge workers, Berube said. Yet at the same time, the public housing, social services and public transportation found in urban centers also make them a likely home for low-income people. Thus, the extremes.\u003c/p>\n\u003cp>So which cities showed up on the more equal end of the spectrum? Most, Berube wrote, “are Southern and Western cities with expansive borders, and either include many ‘suburban’ neighborhoods alongside a traditional urban core, or are themselves overgrown suburbs like Mesa, Ariz., and Arlington, Texas.”\u003c/p>\n\u003cp>One surprise: Seattle. Berube expected to see it neck-and-neck with San Francisco for income disparity. But it ranked only 31st of 50 cities. It turns out that “Seattle is a much less unequal place than San Francisco is,” according to Berube. That may change as more Silicon Valley firms move to the northwest city, he added, but “one thing Seattle has managed to do better than San Francisco in recent years is build housing,” and that relieves pressure.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>To be fair to San Francisco, he said, Seattle has 84 square miles to work with, compared to San Francisco’s 47, and it’s much harder to build new housing when your city is bounded on three sides by water.\u003c/p>\n\n",
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"excerpt": "The gap between the rich and the poor grew more here in recent years than in any other big U.S. city.",
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"title": "San Francisco: Ground Zero for Widening Income Gap | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_127502\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/RS8537_IMG_9782-scr.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-127502\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/RS8537_IMG_9782-scr-640x426.jpg\" alt=\"Workers board a private bus at 24th and Valencia streets. (Mark Andrew Boyer/KQED)\" width=\"640\" height=\"426\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Workers board a private bus at 24th and Valencia streets. (Mark Andrew Boyer/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>We’d prefer that our city by the bay be known as the home of brilliant tech innovation, counterculture trends and culinary delights. But a \u003ca href=\"http://www.brookings.edu/research/papers/2014/02/cities-unequal-berube\">recent report\u003c/a> from the Brookings Institution confirms that San Francisco also is earning its other, less desirable reputation as a kind of ground zero for rising income inequality.\u003c/p>\n\u003cp>The findings: When it comes to income, San Francisco is the second-most-unequal among American cities, after Atlanta. And in no other city has the rich-poor divide widened more in recent years. (Oakland, meanwhile, is not so far behind, ranking seventh on the list nationally. But the gap has not widened appreciably in recent years. San Jose, in the heart of Silicon Valley, ranks far down \u003ca href=\"http://www.brookings.edu/~/media/research/files/papers/2014/02/city%20inequality/appendix.pdf\" target=\"_blank\" rel=\"noopener\">the complete list\u003c/a>, No. 36; the rich/poor gap also grew far slower there than in San Francisco.)\u003c/p>\n\u003cp>When the report’s author, Alan Berube, senior fellow and deputy director in Brookings’ Metropolitan Policy Program, decided to run the numbers on income inequality nationwide, he was inspired in part by coverage of the tech bus protests in the Mission District.\u003c/p>\n\u003cp>Berube tapped U.S. Census data for his analysis, and he chose a particular measure to compare the haves and have-nots: the “95/20 ratio.” It’s a comparison between the income that puts a household in the 95th percentile, or the top 5 percent, and the income that puts one in the bottom 20 percent. Berube explained that comparing those extremes helps us gauge the severity of the distance in between.\u003c/p>\n\u003caside class=\"pullquote alignleft\">‘There was no place that experienced that degree of pulling apart as much as San Francisco did.’\u003c/aside>\n\u003cp>The picture he found was stark. In the most unequal cities — Atlanta, San Francisco, Miami and Boston, in that order — residents at the top earned at least 15 times the income of those at the bottom. In San Francisco, for instance, the top 5 percent of households earned more than $353,000 per year, whereas the bottom 20 percent of households mostly earned less than $21,000.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>What’s more, when Berube compared the income gap from 2007 (just before the recession) with 2012, he found that the disparity in this city has grown more dramatically than in any other.\u003c/p>\n\u003cp>“San Francisco stood out not only in being one of the most unequal cities — and I think you might have guessed that even before you ran the data — but the data also confirmed that San Francisco has experienced the most pronounced recent increase in disparity between its rich and poor households,” Berube said. “There was no place that experienced that degree of pulling apart as much as San Francisco did.”\u003c/p>\n\u003cfigure id=\"attachment_127477\" class=\"wp-caption alignnone\" style=\"max-width: 547px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/Top-Bottom-Cities-for-Inequality.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-127477\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/Top-Bottom-Cities-for-Inequality.jpg\" alt=\"Chart courtesy of the Brookings Institution's Metropolitan Policy Program\" width=\"547\" height=\"557\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Chart courtesy of the Brookings Institution’s Metropolitan Policy Program\u003c/figcaption>\u003c/figure>\n\u003cp>Not only did typical earnings drop by $4,000 for San Franciscans in the lowest income bracket during that time, but the gains among households at the top soared by $28,000.\u003c/p>\n\u003cp>Hidden in those numbers might be yet another distressing trend, Berube said. Even the bottom 20 percent in San Francisco earns more than the poorest people in most other cities, and that might, at first glance, appear encouraging. But Berube underscored that it may not mean that San Francisco’s poor are paid better — it may simply mean that the poorest of the poor are just leaving.\u003c/p>\n\u003cp>“If you’re at an income of $15,000, there’s no longer any place to live in San Francisco,” he said.\u003c/p>\n\u003cfigure id=\"attachment_127484\" class=\"wp-caption alignnone\" style=\"max-width: 588px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/increases-in-inequality.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-127484\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/increases-in-inequality.jpg\" alt=\"Chart courtesy of the Brookings Institution's Metropolitan Policy Program\" width=\"588\" height=\"579\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Chart courtesy of the Brookings Institution’s Metropolitan Policy Program\u003c/figcaption>\u003c/figure>\n\u003cp>Nationwide, Berube’s number-crunching showed that big cities in general are more unequal than other places. In other words, compared with the national average, the urban rich are a little bit richer, and the urban poor are a little poorer. Why? Cities increasingly house the industries with the highest-paid knowledge workers, Berube said. Yet at the same time, the public housing, social services and public transportation found in urban centers also make them a likely home for low-income people. Thus, the extremes.\u003c/p>\n\u003cp>So which cities showed up on the more equal end of the spectrum? Most, Berube wrote, “are Southern and Western cities with expansive borders, and either include many ‘suburban’ neighborhoods alongside a traditional urban core, or are themselves overgrown suburbs like Mesa, Ariz., and Arlington, Texas.”\u003c/p>\n\u003cp>One surprise: Seattle. Berube expected to see it neck-and-neck with San Francisco for income disparity. But it ranked only 31st of 50 cities. It turns out that “Seattle is a much less unequal place than San Francisco is,” according to Berube. That may change as more Silicon Valley firms move to the northwest city, he added, but “one thing Seattle has managed to do better than San Francisco in recent years is build housing,” and that relieves pressure.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>To be fair to San Francisco, he said, Seattle has 84 square miles to work with, compared to San Francisco’s 47, and it’s much harder to build new housing when your city is bounded on three sides by water.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"title": "Richmond Officials Take Action Amid Outcry Over Public Housing Conditions",
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"content": "\u003cp>\u003cstrong>By Amy Julia Harris\u003cbr>\n\u003ca href=\"http://cironline.org/\" target=\"_blank\" rel=\"noopener\">The Center for Investigative Reporting\u003c/a>\u003c/strong>\u003c/p>\n\u003cdiv class=\"single-video\">\u003ciframe loading=\"lazy\" src=\"//www.youtube.com/embed/6Ye6jkqsnCU\" frameborder=\"0\" width=\"640\" height=\"360\">\u003c/iframe>\u003c/div>\n\u003cp>Richmond’s city manager has ordered inspections of all 715 public housing units in the city following an investigation that found elderly and disabled residents living in deplorable conditions.\u003c/p>\n\u003cp>City Manager Bill Lindsay also said he will fire the security firm in charge of patrolling the two worst public housing complexes. There, drug dealers and squatters have easy access, as security guards regularly stay glued to their cellphone screens and rarely patrol the properties.\u003c/p>\n\u003cp>Lindsay made the decisions just days after The Center for Investigative Reporting detailed \u003ca href=\"http://cironline.org/projects/subsidized-squalor\" target=\"_blank\" rel=\"noopener\">filth and vermin in Richmond Housing Authority properties\u003c/a> and the agency’s failure to respond to residents’ complaints. For years, tenants say, they’ve stayed quiet, often cowed by a fear of retribution from housing authority staff.\u003c/p>\n\u003cp>But the residents emerged in full force this week at a City Council hearing following the publication of the series. They recited horror story after horror story: Leaking sewage. Mice and cockroach infestations. Poor treatment by staff.\u003c/p>\n\u003caside class=\"pullquote alignleft\">Additional Reporting:\n\u003cdiv style=\"font-size: 12pt\">\n\u003cul>\n\u003cli>\u003ca href=\"http://ww2.kqed.org/news/2014/02/11/residents-live-in-filth-in-mismanaged-richmond-public-housing/\" target=\"_blank\" rel=\"noopener\">Richmond Public Housing Residents Say They’re Plagued With Filth, Vermin, Mold and Raw Sewage\u003c/a>\u003c/li>\n\u003cli>\u003ca href=\"http://ww2.kqed.org/news/2014/02/12/financial-abuse-mismanagement-leave-housing-agency-on-verge-of-takeover/\">Financial Abuse, Mismanagement Leave Richmond Housing Agency Near Takeover\u003c/a>\u003c/li>\n\u003c/ul>\n\u003c/div>\n\u003c/aside>\n\u003cp>In the coming weeks, an outside contractor will ask residents whether they have made maintenance requests in the past and whether staff responded. They also will ask about any current problems in residents’ apartments. CIR found numerous cases in which housing authority contractors marked problems as being fixed when they weren’t.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“The basic purpose of the inspection will be to determine whether each unit is meeting a high standard for decent, safe and sanitary housing,” Lindsay said.\u003c/p>\n\u003cp>Since 2009, Richmond has been on the federal government’s list of the worst housing agencies in the country. The agency is currently about $7 million in debt and owes the federal government $2.2 million for past contracting mistakes. The U.S. Department of Housing and Urban Development has called Tim Jones, the executive director, ineffective. HUD has \u003ca href=\"http://cironline.org/reports/financial-abuse-mismanagement-leave-housing-agency-verge-takeover-5904\" target=\"_blank\" rel=\"noopener\">threatened to take control\u003c/a> of the Richmond agency if it doesn’t improve its management and finances.\u003c/p>\n\u003cp>For months, Jones, who has been the executive director for almost nine years, blamed problems on his predecessor and the federal government.\u003c/p>\n\u003cp>This week, he did an abrupt about-face. Jones stared down a horde of angry residents and City Council members Tuesday night, and he apologized.\u003c/p>\n\u003cp>“To all our program participants, accept our personal and professional apologies,” he said. “There is absolutely room for improvement.”\u003c/p>\n\u003cp>The most severe problems are at Hacienda, a 150-unit high-rise in central Richmond built in 1966. The building’s foundation is splitting apart, according to federal auditors.\u003c/p>\n\u003cp>Cracks snake their way along walkways and floors. Contractors have been hired to fix the leaking roof since at least 2006, but it is still leaking, according to authority records. Black and green mold and stalactites hang from Hacienda’s sixth-floor ceiling. In its most recent inspection, nearly a fifth of the units were infested with cockroaches.\u003c/p>\n\u003cp>Jones conceded that Hacienda is uninhabitable. He said the building should be torn down because “it just doesn’t make sense to put that much money into that structure.”\u003c/p>\n\u003cfigure id=\"attachment_126444\" class=\"wp-caption alignleft\" style=\"max-width: 323px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_1661_la.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-126444 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_1661_la-640x426.jpg\" alt=\"Geneva Eaton says she has lost any hope that the Richmond Housing Authority will help with problems at its Hacienda apartment complex.“I wanna go someplace else, but I don’t have anywhere else to go,” she says. “They treat us like animals here.” (Lacy Atkins/San Francisco Chronicle)\" width=\"323\" height=\"215\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Geneva Eaton says she has lost any hope that the Richmond Housing Authority will help with problems at its Hacienda apartment complex.“I wanna go someplace else, but I don’t have anywhere else to go,” she says. “They treat us like animals here.” (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>Jones said he is meeting with HUD soon to ask for permission to demolish or shut down Hacienda. HUD must sign off before the housing authority can give residents vouchers to find alternative housing.\u003c/p>\n\u003cp>The city said it hopes to have a plan for Hacienda’s future within three months.\u003c/p>\n\u003cp>Residents, who in the meantime continue to live amid the poor conditions, say the changes are a long time coming.\u003c/p>\n\u003cp>“It’s a travesty that they let it get this bad,” said Connie Gary, 71, a Hacienda resident. “When we complained before, it was like we didn’t exist. They just didn’t care.”\u003c/p>\n\u003cp>For five years, Gary lived in a leaky apartment on Hacienda’s top floor that was overrun with mold. She complained repeatedly and described how water seeped in from her roof and dripped on her belongings. She was forced to put pots all over her floors to catch the water. The mold was so thick, she said, that she could barely open her door. She eventually moved out after calling HUD directly.\u003c/p>\n\u003cp>City Council members expressed concern that housing authority staff were rude to tenants, making them afraid to come forward with complaints.\u003c/p>\n\u003cp>“In 2014, I would never have thought that we would have a housing authority that is predominantly African-American-supervised that would treat their own people with so much disrespect,” said Councilman\u003cstrong> \u003c/strong>Nathaniel Bates.\u003c/p>\n\u003cp>Much of the blame was pointed at Kathleen Jones, the agency’s asset operations manager. Tim Jones admitted at the hearing that he knew Kathleen Jones (the two are not related) has been disrespectful to residents. “Her delivery lacks tact,” he said.\u003c/p>\n\u003cp>HUD auditors in the past faulted Tim Jones for not disciplining his staff. “Overall management of staff is poor and staff who do not perform adequately are not disciplined,” auditors wrote in a \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#/h\">2012 review\u003c/a>.\u003c/p>\n\u003cp>Kathleen Jones is a top official at the agency. She deals day to day with tenant issues, including lease enforcement and rent collection.\u003c/p>\n\u003cp>She did not return calls for comment. But the one time she talked to CIR, months ago, she likened her job to being “an unemancipated public slave.”\u003c/p>\n\u003cp>After the City Council meeting, Tim Jones sent an email to all his staff demanding that they be courteous to the people they are paid to serve.\u003c/p>\n\u003cfigure id=\"attachment_126781\" class=\"wp-caption alignright\" style=\"max-width: 307px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_832_la1.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-126781 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_832_la1-640x426.jpg\" alt=\"Steve Muccular visits his family at the Hacienda public housing complex in Richmond. The building’s security guards don’t venture up to the sixth floor, he says, so he squatted in the laundry room for months. (Lacy Atkins/San Francisco Chronicle)\" width=\"307\" height=\"205\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Steve Muccular visits his family at the Hacienda public housing complex in Richmond. The building’s security guards don’t venture up to the sixth floor, he says, so he squatted in the laundry room for months. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>“Concerns have been expressed that Housing Authority Staff members have been verbally abusive and rude in their interactions with program participants and the general public,” Jones wrote. “Anything less than exemplary customer service will not be tolerated and will be cause for disciplinary action up to and including termination.”\u003c/p>\n\u003cp>Resident Jaycine Scott said that security has been a constant issue in Nevin Plaza, another housing authority development.\u003c/p>\n\u003cp>“We deserve safe and sanitary housing,” Scott told the City Council. “Let me address the safe aspect. It doesn’t exist. Our security guards are a joke.”\u003c/p>\n\u003cp>The company that runs security at Hacienda and Nevin Plaza, Cypress Private Security, didn’t respond to multiple requests for comment.\u003c/p>\n\u003cp>Some Richmond officials also are considering reaching out to San Francisco Mayor Ed Lee to hear how the city cleaned house after it landed on HUD’s list of troubled housing agencies. San Francisco and Richmond were the only two California cities on the list of 44 troubled agencies nationwide last year.\u003c/p>\n\u003cp>Many City Council members have wondered why the maintenance and security problems were allowed to reach a breaking point after residents had complained about the problems for years.\u003c/p>\n\u003cp>“Bring in some people who are professional, who know what they’re doing, and clean up the whole mess,” Bates said. “When you have the people who created the mess trying to clean it up, it’s going to be inadequate. If heads have to roll, so be it.”\u003c/p>\n\u003cp>\u003cem>This story was edited by Andrew Donohue. It was copy edited by Nikki Frick and Christine Lee.\u003c/em>\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cstrong>This story was produced by the independent, nonprofit Center for Investigative Reporting, the country’s largest investigative reporting team. For more, visit cironline.org. Harris can be reached at aharris@cironline.org.\u003c/strong>\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cstrong>By Amy Julia Harris\u003cbr>\n\u003ca href=\"http://cironline.org/\" target=\"_blank\" rel=\"noopener\">The Center for Investigative Reporting\u003c/a>\u003c/strong>\u003c/p>\n\u003cdiv class=\"single-video\">\u003ciframe loading=\"lazy\" src=\"//www.youtube.com/embed/6Ye6jkqsnCU\" frameborder=\"0\" width=\"640\" height=\"360\">\u003c/iframe>\u003c/div>\n\u003cp>Richmond’s city manager has ordered inspections of all 715 public housing units in the city following an investigation that found elderly and disabled residents living in deplorable conditions.\u003c/p>\n\u003cp>City Manager Bill Lindsay also said he will fire the security firm in charge of patrolling the two worst public housing complexes. There, drug dealers and squatters have easy access, as security guards regularly stay glued to their cellphone screens and rarely patrol the properties.\u003c/p>\n\u003cp>Lindsay made the decisions just days after The Center for Investigative Reporting detailed \u003ca href=\"http://cironline.org/projects/subsidized-squalor\" target=\"_blank\" rel=\"noopener\">filth and vermin in Richmond Housing Authority properties\u003c/a> and the agency’s failure to respond to residents’ complaints. For years, tenants say, they’ve stayed quiet, often cowed by a fear of retribution from housing authority staff.\u003c/p>\n\u003cp>But the residents emerged in full force this week at a City Council hearing following the publication of the series. They recited horror story after horror story: Leaking sewage. Mice and cockroach infestations. Poor treatment by staff.\u003c/p>\n\u003caside class=\"pullquote alignleft\">Additional Reporting:\n\u003cdiv style=\"font-size: 12pt\">\n\u003cul>\n\u003cli>\u003ca href=\"http://ww2.kqed.org/news/2014/02/11/residents-live-in-filth-in-mismanaged-richmond-public-housing/\" target=\"_blank\" rel=\"noopener\">Richmond Public Housing Residents Say They’re Plagued With Filth, Vermin, Mold and Raw Sewage\u003c/a>\u003c/li>\n\u003cli>\u003ca href=\"http://ww2.kqed.org/news/2014/02/12/financial-abuse-mismanagement-leave-housing-agency-on-verge-of-takeover/\">Financial Abuse, Mismanagement Leave Richmond Housing Agency Near Takeover\u003c/a>\u003c/li>\n\u003c/ul>\n\u003c/div>\n\u003c/aside>\n\u003cp>In the coming weeks, an outside contractor will ask residents whether they have made maintenance requests in the past and whether staff responded. They also will ask about any current problems in residents’ apartments. CIR found numerous cases in which housing authority contractors marked problems as being fixed when they weren’t.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“The basic purpose of the inspection will be to determine whether each unit is meeting a high standard for decent, safe and sanitary housing,” Lindsay said.\u003c/p>\n\u003cp>Since 2009, Richmond has been on the federal government’s list of the worst housing agencies in the country. The agency is currently about $7 million in debt and owes the federal government $2.2 million for past contracting mistakes. The U.S. Department of Housing and Urban Development has called Tim Jones, the executive director, ineffective. HUD has \u003ca href=\"http://cironline.org/reports/financial-abuse-mismanagement-leave-housing-agency-verge-takeover-5904\" target=\"_blank\" rel=\"noopener\">threatened to take control\u003c/a> of the Richmond agency if it doesn’t improve its management and finances.\u003c/p>\n\u003cp>For months, Jones, who has been the executive director for almost nine years, blamed problems on his predecessor and the federal government.\u003c/p>\n\u003cp>This week, he did an abrupt about-face. Jones stared down a horde of angry residents and City Council members Tuesday night, and he apologized.\u003c/p>\n\u003cp>“To all our program participants, accept our personal and professional apologies,” he said. “There is absolutely room for improvement.”\u003c/p>\n\u003cp>The most severe problems are at Hacienda, a 150-unit high-rise in central Richmond built in 1966. The building’s foundation is splitting apart, according to federal auditors.\u003c/p>\n\u003cp>Cracks snake their way along walkways and floors. Contractors have been hired to fix the leaking roof since at least 2006, but it is still leaking, according to authority records. Black and green mold and stalactites hang from Hacienda’s sixth-floor ceiling. In its most recent inspection, nearly a fifth of the units were infested with cockroaches.\u003c/p>\n\u003cp>Jones conceded that Hacienda is uninhabitable. He said the building should be torn down because “it just doesn’t make sense to put that much money into that structure.”\u003c/p>\n\u003cfigure id=\"attachment_126444\" class=\"wp-caption alignleft\" style=\"max-width: 323px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_1661_la.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-126444 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_1661_la-640x426.jpg\" alt=\"Geneva Eaton says she has lost any hope that the Richmond Housing Authority will help with problems at its Hacienda apartment complex.“I wanna go someplace else, but I don’t have anywhere else to go,” she says. “They treat us like animals here.” (Lacy Atkins/San Francisco Chronicle)\" width=\"323\" height=\"215\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Geneva Eaton says she has lost any hope that the Richmond Housing Authority will help with problems at its Hacienda apartment complex.“I wanna go someplace else, but I don’t have anywhere else to go,” she says. “They treat us like animals here.” (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>Jones said he is meeting with HUD soon to ask for permission to demolish or shut down Hacienda. HUD must sign off before the housing authority can give residents vouchers to find alternative housing.\u003c/p>\n\u003cp>The city said it hopes to have a plan for Hacienda’s future within three months.\u003c/p>\n\u003cp>Residents, who in the meantime continue to live amid the poor conditions, say the changes are a long time coming.\u003c/p>\n\u003cp>“It’s a travesty that they let it get this bad,” said Connie Gary, 71, a Hacienda resident. “When we complained before, it was like we didn’t exist. They just didn’t care.”\u003c/p>\n\u003cp>For five years, Gary lived in a leaky apartment on Hacienda’s top floor that was overrun with mold. She complained repeatedly and described how water seeped in from her roof and dripped on her belongings. She was forced to put pots all over her floors to catch the water. The mold was so thick, she said, that she could barely open her door. She eventually moved out after calling HUD directly.\u003c/p>\n\u003cp>City Council members expressed concern that housing authority staff were rude to tenants, making them afraid to come forward with complaints.\u003c/p>\n\u003cp>“In 2014, I would never have thought that we would have a housing authority that is predominantly African-American-supervised that would treat their own people with so much disrespect,” said Councilman\u003cstrong> \u003c/strong>Nathaniel Bates.\u003c/p>\n\u003cp>Much of the blame was pointed at Kathleen Jones, the agency’s asset operations manager. Tim Jones admitted at the hearing that he knew Kathleen Jones (the two are not related) has been disrespectful to residents. “Her delivery lacks tact,” he said.\u003c/p>\n\u003cp>HUD auditors in the past faulted Tim Jones for not disciplining his staff. “Overall management of staff is poor and staff who do not perform adequately are not disciplined,” auditors wrote in a \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#/h\">2012 review\u003c/a>.\u003c/p>\n\u003cp>Kathleen Jones is a top official at the agency. She deals day to day with tenant issues, including lease enforcement and rent collection.\u003c/p>\n\u003cp>She did not return calls for comment. But the one time she talked to CIR, months ago, she likened her job to being “an unemancipated public slave.”\u003c/p>\n\u003cp>After the City Council meeting, Tim Jones sent an email to all his staff demanding that they be courteous to the people they are paid to serve.\u003c/p>\n\u003cfigure id=\"attachment_126781\" class=\"wp-caption alignright\" style=\"max-width: 307px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_832_la1.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-126781 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_832_la1-640x426.jpg\" alt=\"Steve Muccular visits his family at the Hacienda public housing complex in Richmond. The building’s security guards don’t venture up to the sixth floor, he says, so he squatted in the laundry room for months. (Lacy Atkins/San Francisco Chronicle)\" width=\"307\" height=\"205\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Steve Muccular visits his family at the Hacienda public housing complex in Richmond. The building’s security guards don’t venture up to the sixth floor, he says, so he squatted in the laundry room for months. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>“Concerns have been expressed that Housing Authority Staff members have been verbally abusive and rude in their interactions with program participants and the general public,” Jones wrote. “Anything less than exemplary customer service will not be tolerated and will be cause for disciplinary action up to and including termination.”\u003c/p>\n\u003cp>Resident Jaycine Scott said that security has been a constant issue in Nevin Plaza, another housing authority development.\u003c/p>\n\u003cp>“We deserve safe and sanitary housing,” Scott told the City Council. “Let me address the safe aspect. It doesn’t exist. Our security guards are a joke.”\u003c/p>\n\u003cp>The company that runs security at Hacienda and Nevin Plaza, Cypress Private Security, didn’t respond to multiple requests for comment.\u003c/p>\n\u003cp>Some Richmond officials also are considering reaching out to San Francisco Mayor Ed Lee to hear how the city cleaned house after it landed on HUD’s list of troubled housing agencies. San Francisco and Richmond were the only two California cities on the list of 44 troubled agencies nationwide last year.\u003c/p>\n\u003cp>Many City Council members have wondered why the maintenance and security problems were allowed to reach a breaking point after residents had complained about the problems for years.\u003c/p>\n\u003cp>“Bring in some people who are professional, who know what they’re doing, and clean up the whole mess,” Bates said. “When you have the people who created the mess trying to clean it up, it’s going to be inadequate. If heads have to roll, so be it.”\u003c/p>\n\u003cp>\u003cem>This story was edited by Andrew Donohue. It was copy edited by Nikki Frick and Christine Lee.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cstrong>This story was produced by the independent, nonprofit Center for Investigative Reporting, the country’s largest investigative reporting team. For more, visit cironline.org. Harris can be reached at aharris@cironline.org.\u003c/strong>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"title": "Financial Abuse, Mismanagement Leave Richmond Housing Agency Near Takeover",
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"headTitle": "Financial Abuse, Mismanagement Leave Richmond Housing Agency Near Takeover | KQED",
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"content": "\u003cp>\u003cstrong>By Amy Julia Harris\u003cbr>\nThe Center for Investigative Reporting\u003c/strong>\u003c/p>\n\u003cfigure id=\"attachment_126791\" class=\"wp-caption alignright\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-126791\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_3561_la-640x426.jpg\" alt=\"Tim Jones (center), executive director of the Richmond Housing Authority, looks over a housing report with Jackie Thompson, president of the Friendship Manor residents council. Friendship Manor is one five public housing complexes owned by the housing authority. (Lacy Atkins/San Francisco Chronicle)\" width=\"640\" height=\"426\">\u003cfigcaption class=\"wp-caption-text\">Tim Jones (center), executive director of the Richmond Housing Authority, looks over a housing report with Jackie Thompson, president of the Friendship Manor residents council. Friendship Manor is one five public housing complexes owned by the housing authority. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>The public housing agency in the East Bay city of Richmond has been racked by years of mismanagement, financial abuse and conflicts of interest, The Center for Investigative Reporting has found.\u003c/p>\n\u003cp>The Richmond Housing Authority is running a nearly $7 million deficit and has to repay $2.2 million for past contracting mistakes. The federal government is threatening to take control of the housing authority this year if key financial benchmarks are not met.\u003c/p>\n\u003cp>In 2012, Richmond failed to collect more than $157,000 in rent from tenants, according to the U.S. Department of Housing and Urban Development’s \u003ca href=\"https://www.documentcloud.org/documents/1015658-richmond-2012-mass-subindicator.html\" target=\"_blank\" rel=\"noopener\">most recent inspection\u003c/a>.\u003c/p>\n\u003cp>As its finances spiraled out of control and residents’ basic needs went ignored, the authority spent lavishly, records show.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>[contextly_sidebar id=”710c32e9e0a80855a25dd284662579aa”]\u003c/p>\n\u003cp>Its executive director, Tim Jones, charged hundreds of dollars on meals in New York and Washington, including a roughly $400 meal at an upscale midtown Manhattan restaurant\u003cstrong> \u003c/strong>where a strip steak with truffle fries runs $41.\u003c/p>\n\u003cp>The meals cost as much as many public housing tenants pay each month in rent.\u003c/p>\n\u003cp>Jones’ pay also increased about 30 percent over three years as the authority ran up debt.\u003c/p>\n\u003cp>Meanwhile, the housing authority’s finance manager improperly used public money for personal use, putting gas and meals on the agency credit card, records show. Federal inspectors in 2012 called his financial knowledge \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p12/a144143\" target=\"_blank\" rel=\"noopener\">inadequate\u003c/a>, saying he routinely failed to provide basic paperwork detailing the authority’s finances. He’s still working at the agency.\u003c/p>\n\u003cp>The authority also made several late payments on the agency credit card, triggering late fees,\u003cstrong> \u003c/strong>records show.\u003c/p>\n\u003cp>HUD discovered that the No. 2 man at the agency had steered contracts to his brother and wanted him banned from doing work with the federal government. Two years later, the housing authority paid for his retirement party, violating city rules.\u003c/p>\n\u003cp>These revelations come on top of CIR’s findings of deplorable conditions for residents who occupy the authority’s two largest housing complexes. Residents there\u003cstrong> \u003c/strong>are dealing with severe rodent and insect infestations, mold-ridden walls and a slow reaction to fix basic maintenance problems like plumbing leaks and broken heaters.\u003c/p>\n\u003cp>Lax security has enabled squatters to take up residence in some of the authority’s vacant units. Richmond now ranks among the nation’s worst public housing authorities, according to federal data.\u003c/p>\n\u003cfigure id=\"attachment_126783\" class=\"wp-caption alignright\" style=\"max-width: 384px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-126783 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/mice-640x426.jpg\" alt=\"Ruffus Carter disposes of dead mice and roaches caught on a sticky pad in Geneva Eaton’s apartment. Eaton sleeps with the lights on, afraid that the vermin she hears chewing through her walls will bite her in her sleep. (Lacy Atkins/San Francisco Chronicle)\" width=\"384\" height=\"256\">\u003cfigcaption class=\"wp-caption-text\">Ruffus Carter disposes of dead mice and roaches caught on a sticky pad in Geneva Eaton’s apartment. Eaton sleeps with the lights on, afraid that the vermin she hears chewing through her walls will bite her in her sleep. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>To tell this story, CIR reviewed hundreds of pages of HUD audits, internal memos and report cards dating back a decade\u003cstrong> \u003c/strong>that show the troubled housing authority veering further and further out of control. Until now, the story of the housing authority’s financial abuses has not been told.\u003c/p>\n\u003cp>“The place is being badly managed, poorly managed, and something has got to change,” said Jackie Thompson, a resident who serves on the authority’s tenant advisory commission.\u003c/p>\n\u003cp>Jones has been in charge since 2005. He blames the housing authority’s troubles on his predecessor. He said the authority\u003cstrong> \u003c/strong>has cut its staff significantly, has a plan to get out of debt and is working closely with HUD to make fixes.\u003c/p>\n\u003cp>“When I arrived, we had a staff of 65,” Jones said. “Now there’s a staff of about 28. We are lean here. There is no fat.”\u003c/p>\n\u003cp>Jones did not respond to numerous requests for follow-up interviews once the extent of the authority’s financial abuses became clear.\u003c/p>\n\u003cp>Bill Lindsay, Richmond’s city manager, has asked HUD to give Jones a chance to turn the authority around.\u003c/p>\n\u003cp>“He inherited some terrible staff that he can’t unload,” he said. “He took something that was in dismal shape, and he made cuts and stopped this place from really heading for financial disaster.”\u003c/p>\n\u003cp>But the documents show how the financial problems and mismanagement have festered on Jones’ watch.\u003c/p>\n\u003cp>“The current executive director has been there approximately 6 years, but few improvements have been made,” according to a June 18, 2012, \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p2/a144141\" target=\"_blank\" rel=\"noopener\">HUD memo\u003c/a>. “The financial condition of the authority has gotten worse by the year, and based on audit findings from as far back as 2009 … the total lack of internal controls has contributed significantly to the authority’s current condition.”\u003c/p>\n\u003cp>\u003ciframe loading=\"lazy\" src=\"https://w.soundcloud.com/player/?url=https%3A//api.soundcloud.com/tracks/135520676&color=ff5500&auto_play=false&hide_related=false&show_artwork=true\" frameborder=\"no\" scrolling=\"no\" width=\"100%\" height=\"166\">\u003c/iframe>\u003c/p>\n\u003cp>The abuses weighed on the minds of HUD officials, who \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p13/a144144\" target=\"_blank\" rel=\"noopener\">wondered in memos\u003c/a> whether firing Jones would solve the problems. But the memos say that Mayor Gayle McLaughlin and the City Council likely would oppose such a move and that there was no qualified successor in the organization.\u003c/p>\n\u003cp>It’s now do-or-die for the Richmond Housing Authority.\u003c/p>\n\u003cp>After years of being warned about money and bookkeeping problems, it is being forced to overhaul its public housing operation. HUD says that so far, Richmond is making progress. But officials there have threatened to seize control of the authority if key benchmarks – such as turning in audits on time and getting out of debt – are not met this year.\u003c/p>\n\u003cp>To get out of debt and pay fines, Richmond is selling an apartment complex that was supposed to be a long-term source of funding for the agency. Officials also said they have a more permanent solution. They have a $65 million plan to refurbish four of the authority’s five public housing complexes and turn them over to private management.\u003c/p>\n\u003cp>The fate of its worst complex, Hacienda, is still undecided.\u003c/p>\n\u003cp>\u003cstrong>Improper contracts\u003c/strong>\u003c/p>\n\u003cp>The Richmond Housing Authority gets about $26 million a year from the federal government to provide safe and decent housing for the needy. In addition to its 715 housing units for poor, elderly and disabled residents, the authority provides Section 8 vouchers to 1,750 Richmond residents who can use these subsidies to pay rent anywhere in the city.\u003c/p>\n\u003cp>In 2005, the authority\u003cstrong> \u003c/strong>was in trouble.\u003c/p>\n\u003cp>The executive director lacked basic skills, its files were in shambles and staff couldn’t carry out rudimentary bookkeeping, \u003ca href=\"https://www.documentcloud.org/documents/846796-rha-doc-6-richmond-moa-part-b-2005-2.html\" target=\"_blank\" rel=\"noopener\">documents show\u003c/a>. Federal auditors swooped in and came up with a 250-point plan on how to turn around the agency. One of their solutions: Hire a qualified executive director.\u003c/p>\n\u003cfigure id=\"attachment_126785\" class=\"wp-caption alignleft\" style=\"max-width: 384px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-126785 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/jones-640x426.jpg\" alt=\"Richmond Housing Authority Executive Director Tim Jones hands out copies of notes from a previous meeting to residential council leaders from the city’s public housing properties. Jones blames years of federal funding cuts for the problems plaguing the authority. (Lacy Atkins/San Francisco Chronicle)\" width=\"384\" height=\"256\">\u003cfigcaption class=\"wp-caption-text\">Richmond Housing Authority Executive Director Tim Jones hands out copies of notes from a previous meeting to residential council leaders from the city’s public housing properties. Jones blames years of federal funding cuts for the problems plaguing the authority. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>Richmond brought in Jones, the Oakland Housing Authority’s housing management director, to fix the broken agency. For a few years, it looked like he’d turned the place around. Employees got basic training. A new activist mayor,\u003cstrong> \u003c/strong>McLaughlin, made economic injustice a rallying cry.\u003c/p>\n\u003cp>Then\u003cstrong> \u003c/strong>HUD got a tip that something was amiss.\u003c/p>\n\u003cp>Manuel Rosario, Jones’ No. 2 man at the agency, had steered $61,000 in contracts to his brother in 2008 and 2009, \u003ca href=\"http://www.hud.gov/offices/oig/reports/files/ig0991020.pdf\"> HUD\u003c/a>\u003ca href=\"http://www.hud.gov/offices/oig/reports/files/ig0991020.pdf\" target=\"_blank\" rel=\"noopener\">’s inspector general found.\u003c/a> Rosario sat on a committee that gave his brother’s company an inspection contract. Months later, the contract was renewed for a year even though it didn’t have an option to be extended.\u003c/p>\n\u003cp>Rosario, HUD documents say, also arranged for his brother to get more housing authority work. Jones was supposed to sign off on these documents. But he didn’t.\u003c/p>\n\u003cp>In a properly run system, the absence of these basic functions would have raised red flags. HUD wanted Rosario banned from working with the federal government in 2009. Jones wouldn’t say whether he fired Rosario, but the agency did pay for his retirement pizza party with taxpayer funds, \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p8/a144421\" target=\"_blank\" rel=\"noopener\">records show\u003c/a>. City policies prohibit spending public money on these kinds of events. It’s unclear from the records how much the party cost.\u003c/p>\n\u003cp>Rosario could not be reached for comment.\u003c/p>\n\u003cp>In total, the federal investigation found the agency had misspent $2.4 million on contracts over the previous decade. While some of that activity occurred under the previous leadership, the report uncovered a host of misdeeds by the new management team.\u003c/p>\n\u003cp>The authority messed up its competitive bidding process for contracts, and it approved payments to contractors without proof that the work had been done.\u003c/p>\n\u003cp>HUD trained authority staff on how to write and manage contracts. Jones, meanwhile, began overseeing contracts. But the problems continued. In 2012, seven out of 25 housing authority payments \u003ca href=\"http://www.ci.richmond.ca.us/DocumentCenter/View/27344\" target=\"_blank\" rel=\"noopener\">reviewed by auditors\u003c/a> didn’t have documents that backed up the work that was done.\u003c/p>\n\u003cp>“The executive director claims he is now the procurement officer, but despite attending procurement training, he lacks the procurement knowledge required to comply with requirements and disregards many requirements,” according to a 2012 \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#/h\" target=\"_blank\" rel=\"noopener\">internal HUD memo.\u003c/a>\u003c/p>\n\u003cp>Jones,\u003cstrong> \u003c/strong>who by this point had been on the job for more than six years, continued to blame the previous administration for\u003cstrong> \u003c/strong>the breakdown in contracts. “We’re trying to find a way to fix it,” he said\u003cstrong> \u003c/strong>in an interview with CIR.\u003c/p>\n\u003cp>The housing authority is in the process of repaying $2.2 million for its contracting\u003cstrong> \u003c/strong>mistakes. It made its first payment in July. The agency told HUD that\u003cstrong> \u003c/strong>the payments would “severely undermine the Housing Authority’s fiscal stability.”\u003c/p>\n\u003cp>\u003cstrong>Excessive expenses\u003c/strong>\u003c/p>\n\u003cp>HUD delivers an annual\u003cstrong> \u003c/strong>report card on each of the more than 4,000 housing agencies across the country. And Richmond’s low marks have placed it among the nation’s worst housing authorities every year since 2009.\u003c/p>\n\u003cp>The Richmond authority repeatedly has missed its deadlines to file annual financial reports with HUD.\u003cstrong> \u003c/strong>If it had turned in the audits on time, federal officials would have\u003cstrong> \u003c/strong>seen sooner that Richmond was running out of money.\u003c/p>\n\u003cp>The agency has overspent its budget\u003cstrong> \u003c/strong>nearly every year since 2007. Instead of making ends meet, the housing authority regularly went to the city to help pay its workers’ salaries, gradually piling up debts.\u003c/p>\n\u003cp>After Richmond got low financial marks again in 2011,\u003cstrong> \u003c/strong>HUD sent in a team of specialists.\u003c/p>\n\u003cp>The specialists found that as the housing authority was going deeper into a financial hole, top officials were loading up the expense accounts.\u003c/p>\n\u003cfigure id=\"attachment_126786\" class=\"wp-caption alignright\" style=\"max-width: 384px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-126786 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/listen-640x426.jpg\" alt=\"John Oliver, 76, a 10-year Nevin Plaza resident, listens as Richmond Housing Authority Executive Director Tim Jones explains issues at a Housing Advisory Commission meeting Oct. 22, 2013. Residents say their pleas for basic maintenance often are ignored by officials paid to provide services to the poor. (Lacy Atkins/San Francisco Chronicle)\" width=\"384\" height=\"256\">\u003cfigcaption class=\"wp-caption-text\">John Oliver, 76, a 10-year Nevin Plaza resident, listens as Richmond Housing Authority Executive Director Tim Jones explains issues at a Housing Advisory Commission meeting Oct. 22, 2013. Residents say their pleas for basic maintenance often are ignored by officials paid to provide services to the poor. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>On a trip to New York in November 2009, Jones got the authority to pay for a $417.34 meal at Fabio Piccolo Fiore, a high-end Italian restaurant, \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p8/a144149\" target=\"_blank\" rel=\"noopener\">HUD documents show\u003c/a>. In Washington, he had taxpayers fund $130.60 and $279.90 meals at an upscale soul-food restaurant called Georgia Brown’s in 2008 and 2010.\u003c/p>\n\u003cp>HUD found the charges to be excessive, according to a review that stretched from 2008 to 2011. In addition to charging the meals, Jones appears to have billed taxpayers a $40 stipend each day he traveled, records show. Government officials are supposed to limit their meals to the per diem costs, so they shouldn’t be charging meals at all.\u003c/p>\n\u003cp>Jones also charged taxpayers for meals closer to home. He took his\u003cstrong> \u003c/strong>staff to the Italian restaurant Salute E Vita, which overlooks the Richmond marina, three times in three weeks, racking up tabs as high as $195.\u003cstrong> \u003c/strong>In the three years reviewed by\u003cstrong> \u003c/strong>auditors, Jones charged 23 meals from this restaurant at an average of about $80 a meal, \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p8/a144423\">H\u003c/a>\u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p8/a144423\" target=\"_blank\" rel=\"noopener\">UD records show\u003c/a>.\u003c/p>\n\u003cp>The City of Richmond’s policy specifically prohibits employees from expensing work lunches with other city employees.\u003c/p>\n\u003cp>Jones approved all his own credit card charges with no outside oversight. “There were no internal controls to ensure that such activity does not occur,” auditors wrote. Jones declined to comment on the credit cards.\u003c/p>\n\u003cp>One of the few people who could have\u003cstrong> \u003c/strong>spotted the abuse was the finance manager. But he also was abusing his credit card, \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p8/a144424\" target=\"_blank\" rel=\"noopener\">documents show\u003c/a>.\u003c/p>\n\u003cp>Tony Taplin, the housing authority’s finance manager, used the card to fix his car, fill it with gas and buy personal meals. The city said all unauthorized purchases were eventually repaid.\u003c/p>\n\u003cp>Taplin didn’t respond to requests for comment.\u003c/p>\n\u003cp>The housing authority also catered its Board of Commissioners meetings, which consist of the City Council and advisory commission members. One catering bill in 2008 came to $2,142.24.\u003c/p>\n\u003cp>City officials have since canceled the agency credit cards.\u003c/p>\n\u003caside class=\"pullquote alignleft\">After the housing authority first was labeled one of the worst in the country, Jones made $205,000 in salary and benefits.\u003c/aside>\n\u003cp>As the finances worsened, Jones’ salary kept rising. The city’s community and economic development director gave Jones a total of 31 percent in raises from 2008 to 2011, at a time when the agency didn’t have enough money to make payroll, HUD auditors found. Auditors described the raises as aggressive.\u003c/p>\n\u003cp>In the year after the housing authority first was labeled one of the worst in the country, Jones made $205,000 in salary and benefits, according to a survey four years ago\u003cstrong> \u003c/strong>of\u003cstrong> \u003c/strong>housing authority executives in California. He was in the top third of the highest-paid housing heads in the state, according to the HUD survey.\u003c/p>\n\u003cp>His pay since has dropped as the housing authority’s budget has gone down. In 2012, he made almost $187,000 a year in salary and benefits, according to city payroll records. HUD no longer ranks executive director pay.\u003c/p>\n\u003cp>In 2012, the agency ran $5.8 million into the red. By 2013, it owed the city almost $7 million.\u003c/p>\n\u003cp>Jones would not answer questions about his pay or his expenses.\u003c/p>\n\u003cp>He said the agency’s finances are getting better. “Our mission is our mission. It can be done as long as we’re trending north,” he said.\u003c/p>\n\u003cp>HUD found problems beyond the staff. Its inspectors faulted the board, which includes the mayor, for allowing the agency to rack up debt year after year.\u003c/p>\n\u003cp>“The Board of Commissioners do not appear to have sufficient knowledge of Housing Authority operations, programs, financial condition, or activities, and as a result, have not provided proper oversight of the Executive Director,” according to a \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p11/a144157\" target=\"_blank\" rel=\"noopener\">2013 HUD document\u003c/a>.\u003c/p>\n\u003caside>\u003ca href=\"//cironline.org/richmondhousing/partner?partnername=KQED\" target=\"_blank\" rel=\"noopener\">\u003cimg decoding=\"async\" src=\"http://u.s.kqed.net/2014/02/14/CIRsmall.png\" alt=\"\" align=\"middle\">\u003c/a>\u003cbr>\nThis story was produced by The Center for Investigative Reporting in partnership with the San Francisco Chronicle and KQED. \u003ca href=\"http://cironline.org/richmondhousing/partner?partnername=KQED\" target=\"_blank\" rel=\"noopener\">Learn more about CIR’s work.\u003c/a>\u003c/aside>\n\u003cp>The executive director reports directly to the city manager. The City Council occupies seven seats on the nine-member authority board. An advisory board of residents and community members can make recommendations. And HUD inspectors audit and inspect the housing units annually.\u003c/p>\n\u003cp>Lindsay took over the housing authority’s finances in 2012. McLaughlin, who as mayor serves as board chairwoman, said she was not aware of the financial abuses at the agency or Jones’ pay increases.\u003c/p>\n\u003cp>She said once Richmond completes the sale of one of its buildings, it will be debt-free and off HUD’s troubled list. She also pointed the finger at HUD for cutting public housing budgets.\u003c/p>\n\u003cp>“HUD needs to realize that the federal government is being negligent in its responsibility to provide public housing funds for cities that have experienced decades of economic injustices,” she said.\u003c/p>\n\u003cp>When later confronted with questions about Jones’ expenses and pay, McLaughlin deferred to Lindsay.\u003c/p>\n\u003cp>There is only one other housing authority in California that is currently on the troubled list: San Francisco. After it was labeled troubled, Mayor Ed Lee cleaned house. He replaced most of the members of the board of commissioners and hired a new executive director.\u003c/p>\n\u003cp>There has been no such change in Richmond.\u003c/p>\n\u003cp>\u003cstrong>Troubles with rent collection \u003c/strong>\u003c/p>\n\u003cp>Richmond’s most recent federal report card is its worst yet.\u003c/p>\n\u003cp>Housing agencies are rated on a 100-point system, and Richmond got a 47 on its \u003ca href=\"https://www.documentcloud.org/documents/1015477-richmonds-federal-scorecard.html\" target=\"_blank\" rel=\"noopener\">report released in 2013\u003c/a>. Anything below 60 is failing. In addition to financial problems, HUD gave the authority failing marks for its\u003cstrong> \u003c/strong>management.\u003c/p>\n\u003cp>The housing authority is essentially a landlord: It’s supposed to collect tenants’ rent, ensure properties aren’t in disrepair and make sure that people in public housing qualify for the subsidy. But hundreds of thousands of dollars of rent has gone uncollected. The authority also has fallen behind on checking residents’ incomes.\u003c/p>\n\u003cp>Last year, the Richmond Housing Authority was one of the only agencies in California that hadn’t completed the minimum number of income checks for residents, \u003ca href=\"https://www.documentcloud.org/documents/1015709-delinquency-report-9aph-ph-20131108-6.html\" target=\"_blank\" rel=\"noopener\">according to federal data\u003c/a>. Without checking these finances, tenants could be charged too much rent, or they\u003cstrong> \u003c/strong>might\u003cstrong> \u003c/strong>make too much money to qualify for public housing.\u003c/p>\n\u003cp>The dysfunction trickles down to tenants living in the housing projects.\u003c/p>\n\u003cp>Residents say the agency routinely\u003cstrong> \u003c/strong>misplaces their checks and slaps residents with a $25 late fee even when they pay on time. For residents on a fixed income, they say that can mean five meals.\u003c/p>\n\u003cfigure id=\"attachment_126784\" class=\"wp-caption alignleft\" style=\"max-width: 384px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-126784 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/hasnat-640x418.jpg\" alt=\"Juanita Hasnat, 47, cleans a wound on her leg in her Nevin Plaza apartment. Hasnat, whose legs were amputated after she contracted the flesh-eating bacteria MRSA, gave herself sponge baths out of her bathroom sink for months because her bathtub didn’t have a safety bar. (Lacy Atkins/San Francisco Chronicle)\" width=\"384\" height=\"251\">\u003cfigcaption class=\"wp-caption-text\">Juanita Hasnat, 47, cleans a wound on her leg in her Nevin Plaza apartment. Hasnat, whose legs were amputated after she contracted the flesh-eating bacteria MRSA, gave herself sponge baths out of her bathroom sink for months because her bathtub didn’t have a safety bar. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>Juanita Hasnat is a double amputee and former nurse. She has lived in Richmond public housing for more than three years. She said she’s paid her $233-a-month rent on time each month since she moved in. But last month and this month, she got a note from the housing agency that she was late on rent\u003cstrong> \u003c/strong>and had to pay a penalty.\u003c/p>\n\u003cp>“If your people put it in late, it’s not on me,” Hasnat said at a public meeting in January.\u003c/p>\n\u003cp>Jones told her that he’d look into the issue and, if Hasnat was correct, he’d give her an apology in writing.\u003c/p>\n\u003cp>The Housing Advisory Commission, a group of tenants and community members that airs resident complaints, repeatedly has brought up the late rent issue to no avail.\u003c/p>\n\u003cp>“It’s management,” said Commissioner Sylvia Gray-White. “They don’t seem to have a clue what they’re doing.”\u003c/p>\n\u003cp>\u003cem>This story was edited by Andrew Donohue and Mark Katches. It was copy edited by Nikki Frick and Christine Lee.\u003c/em>\u003c/p>\n\u003cp>\u003cstrong>This story was produced by the independent, nonprofit Center for Investigative Reporting, the country’s largest investigative reporting team. For more, visit cironline.org. Harris can be reached at aharris@cironline.org.\u003c/strong>\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp> \u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cstrong>By Amy Julia Harris\u003cbr>\nThe Center for Investigative Reporting\u003c/strong>\u003c/p>\n\u003cfigure id=\"attachment_126791\" class=\"wp-caption alignright\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-126791\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/richmondproject_3561_la-640x426.jpg\" alt=\"Tim Jones (center), executive director of the Richmond Housing Authority, looks over a housing report with Jackie Thompson, president of the Friendship Manor residents council. Friendship Manor is one five public housing complexes owned by the housing authority. (Lacy Atkins/San Francisco Chronicle)\" width=\"640\" height=\"426\">\u003cfigcaption class=\"wp-caption-text\">Tim Jones (center), executive director of the Richmond Housing Authority, looks over a housing report with Jackie Thompson, president of the Friendship Manor residents council. Friendship Manor is one five public housing complexes owned by the housing authority. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>The public housing agency in the East Bay city of Richmond has been racked by years of mismanagement, financial abuse and conflicts of interest, The Center for Investigative Reporting has found.\u003c/p>\n\u003cp>The Richmond Housing Authority is running a nearly $7 million deficit and has to repay $2.2 million for past contracting mistakes. The federal government is threatening to take control of the housing authority this year if key financial benchmarks are not met.\u003c/p>\n\u003cp>In 2012, Richmond failed to collect more than $157,000 in rent from tenants, according to the U.S. Department of Housing and Urban Development’s \u003ca href=\"https://www.documentcloud.org/documents/1015658-richmond-2012-mass-subindicator.html\" target=\"_blank\" rel=\"noopener\">most recent inspection\u003c/a>.\u003c/p>\n\u003cp>As its finances spiraled out of control and residents’ basic needs went ignored, the authority spent lavishly, records show.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>Its executive director, Tim Jones, charged hundreds of dollars on meals in New York and Washington, including a roughly $400 meal at an upscale midtown Manhattan restaurant\u003cstrong> \u003c/strong>where a strip steak with truffle fries runs $41.\u003c/p>\n\u003cp>The meals cost as much as many public housing tenants pay each month in rent.\u003c/p>\n\u003cp>Jones’ pay also increased about 30 percent over three years as the authority ran up debt.\u003c/p>\n\u003cp>Meanwhile, the housing authority’s finance manager improperly used public money for personal use, putting gas and meals on the agency credit card, records show. Federal inspectors in 2012 called his financial knowledge \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p12/a144143\" target=\"_blank\" rel=\"noopener\">inadequate\u003c/a>, saying he routinely failed to provide basic paperwork detailing the authority’s finances. He’s still working at the agency.\u003c/p>\n\u003cp>The authority also made several late payments on the agency credit card, triggering late fees,\u003cstrong> \u003c/strong>records show.\u003c/p>\n\u003cp>HUD discovered that the No. 2 man at the agency had steered contracts to his brother and wanted him banned from doing work with the federal government. Two years later, the housing authority paid for his retirement party, violating city rules.\u003c/p>\n\u003cp>These revelations come on top of CIR’s findings of deplorable conditions for residents who occupy the authority’s two largest housing complexes. Residents there\u003cstrong> \u003c/strong>are dealing with severe rodent and insect infestations, mold-ridden walls and a slow reaction to fix basic maintenance problems like plumbing leaks and broken heaters.\u003c/p>\n\u003cp>Lax security has enabled squatters to take up residence in some of the authority’s vacant units. Richmond now ranks among the nation’s worst public housing authorities, according to federal data.\u003c/p>\n\u003cfigure id=\"attachment_126783\" class=\"wp-caption alignright\" style=\"max-width: 384px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-126783 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/mice-640x426.jpg\" alt=\"Ruffus Carter disposes of dead mice and roaches caught on a sticky pad in Geneva Eaton’s apartment. Eaton sleeps with the lights on, afraid that the vermin she hears chewing through her walls will bite her in her sleep. (Lacy Atkins/San Francisco Chronicle)\" width=\"384\" height=\"256\">\u003cfigcaption class=\"wp-caption-text\">Ruffus Carter disposes of dead mice and roaches caught on a sticky pad in Geneva Eaton’s apartment. Eaton sleeps with the lights on, afraid that the vermin she hears chewing through her walls will bite her in her sleep. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>To tell this story, CIR reviewed hundreds of pages of HUD audits, internal memos and report cards dating back a decade\u003cstrong> \u003c/strong>that show the troubled housing authority veering further and further out of control. Until now, the story of the housing authority’s financial abuses has not been told.\u003c/p>\n\u003cp>“The place is being badly managed, poorly managed, and something has got to change,” said Jackie Thompson, a resident who serves on the authority’s tenant advisory commission.\u003c/p>\n\u003cp>Jones has been in charge since 2005. He blames the housing authority’s troubles on his predecessor. He said the authority\u003cstrong> \u003c/strong>has cut its staff significantly, has a plan to get out of debt and is working closely with HUD to make fixes.\u003c/p>\n\u003cp>“When I arrived, we had a staff of 65,” Jones said. “Now there’s a staff of about 28. We are lean here. There is no fat.”\u003c/p>\n\u003cp>Jones did not respond to numerous requests for follow-up interviews once the extent of the authority’s financial abuses became clear.\u003c/p>\n\u003cp>Bill Lindsay, Richmond’s city manager, has asked HUD to give Jones a chance to turn the authority around.\u003c/p>\n\u003cp>“He inherited some terrible staff that he can’t unload,” he said. “He took something that was in dismal shape, and he made cuts and stopped this place from really heading for financial disaster.”\u003c/p>\n\u003cp>But the documents show how the financial problems and mismanagement have festered on Jones’ watch.\u003c/p>\n\u003cp>“The current executive director has been there approximately 6 years, but few improvements have been made,” according to a June 18, 2012, \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p2/a144141\" target=\"_blank\" rel=\"noopener\">HUD memo\u003c/a>. “The financial condition of the authority has gotten worse by the year, and based on audit findings from as far back as 2009 … the total lack of internal controls has contributed significantly to the authority’s current condition.”\u003c/p>\n\u003cp>\u003ciframe loading=\"lazy\" src=\"https://w.soundcloud.com/player/?url=https%3A//api.soundcloud.com/tracks/135520676&color=ff5500&auto_play=false&hide_related=false&show_artwork=true\" frameborder=\"no\" scrolling=\"no\" width=\"100%\" height=\"166\">\u003c/iframe>\u003c/p>\n\u003cp>The abuses weighed on the minds of HUD officials, who \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p13/a144144\" target=\"_blank\" rel=\"noopener\">wondered in memos\u003c/a> whether firing Jones would solve the problems. But the memos say that Mayor Gayle McLaughlin and the City Council likely would oppose such a move and that there was no qualified successor in the organization.\u003c/p>\n\u003cp>It’s now do-or-die for the Richmond Housing Authority.\u003c/p>\n\u003cp>After years of being warned about money and bookkeeping problems, it is being forced to overhaul its public housing operation. HUD says that so far, Richmond is making progress. But officials there have threatened to seize control of the authority if key benchmarks – such as turning in audits on time and getting out of debt – are not met this year.\u003c/p>\n\u003cp>To get out of debt and pay fines, Richmond is selling an apartment complex that was supposed to be a long-term source of funding for the agency. Officials also said they have a more permanent solution. They have a $65 million plan to refurbish four of the authority’s five public housing complexes and turn them over to private management.\u003c/p>\n\u003cp>The fate of its worst complex, Hacienda, is still undecided.\u003c/p>\n\u003cp>\u003cstrong>Improper contracts\u003c/strong>\u003c/p>\n\u003cp>The Richmond Housing Authority gets about $26 million a year from the federal government to provide safe and decent housing for the needy. In addition to its 715 housing units for poor, elderly and disabled residents, the authority provides Section 8 vouchers to 1,750 Richmond residents who can use these subsidies to pay rent anywhere in the city.\u003c/p>\n\u003cp>In 2005, the authority\u003cstrong> \u003c/strong>was in trouble.\u003c/p>\n\u003cp>The executive director lacked basic skills, its files were in shambles and staff couldn’t carry out rudimentary bookkeeping, \u003ca href=\"https://www.documentcloud.org/documents/846796-rha-doc-6-richmond-moa-part-b-2005-2.html\" target=\"_blank\" rel=\"noopener\">documents show\u003c/a>. Federal auditors swooped in and came up with a 250-point plan on how to turn around the agency. One of their solutions: Hire a qualified executive director.\u003c/p>\n\u003cfigure id=\"attachment_126785\" class=\"wp-caption alignleft\" style=\"max-width: 384px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-126785 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/jones-640x426.jpg\" alt=\"Richmond Housing Authority Executive Director Tim Jones hands out copies of notes from a previous meeting to residential council leaders from the city’s public housing properties. Jones blames years of federal funding cuts for the problems plaguing the authority. (Lacy Atkins/San Francisco Chronicle)\" width=\"384\" height=\"256\">\u003cfigcaption class=\"wp-caption-text\">Richmond Housing Authority Executive Director Tim Jones hands out copies of notes from a previous meeting to residential council leaders from the city’s public housing properties. Jones blames years of federal funding cuts for the problems plaguing the authority. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>Richmond brought in Jones, the Oakland Housing Authority’s housing management director, to fix the broken agency. For a few years, it looked like he’d turned the place around. Employees got basic training. A new activist mayor,\u003cstrong> \u003c/strong>McLaughlin, made economic injustice a rallying cry.\u003c/p>\n\u003cp>Then\u003cstrong> \u003c/strong>HUD got a tip that something was amiss.\u003c/p>\n\u003cp>Manuel Rosario, Jones’ No. 2 man at the agency, had steered $61,000 in contracts to his brother in 2008 and 2009, \u003ca href=\"http://www.hud.gov/offices/oig/reports/files/ig0991020.pdf\"> HUD\u003c/a>\u003ca href=\"http://www.hud.gov/offices/oig/reports/files/ig0991020.pdf\" target=\"_blank\" rel=\"noopener\">’s inspector general found.\u003c/a> Rosario sat on a committee that gave his brother’s company an inspection contract. Months later, the contract was renewed for a year even though it didn’t have an option to be extended.\u003c/p>\n\u003cp>Rosario, HUD documents say, also arranged for his brother to get more housing authority work. Jones was supposed to sign off on these documents. But he didn’t.\u003c/p>\n\u003cp>In a properly run system, the absence of these basic functions would have raised red flags. HUD wanted Rosario banned from working with the federal government in 2009. Jones wouldn’t say whether he fired Rosario, but the agency did pay for his retirement pizza party with taxpayer funds, \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p8/a144421\" target=\"_blank\" rel=\"noopener\">records show\u003c/a>. City policies prohibit spending public money on these kinds of events. It’s unclear from the records how much the party cost.\u003c/p>\n\u003cp>Rosario could not be reached for comment.\u003c/p>\n\u003cp>In total, the federal investigation found the agency had misspent $2.4 million on contracts over the previous decade. While some of that activity occurred under the previous leadership, the report uncovered a host of misdeeds by the new management team.\u003c/p>\n\u003cp>The authority messed up its competitive bidding process for contracts, and it approved payments to contractors without proof that the work had been done.\u003c/p>\n\u003cp>HUD trained authority staff on how to write and manage contracts. Jones, meanwhile, began overseeing contracts. But the problems continued. In 2012, seven out of 25 housing authority payments \u003ca href=\"http://www.ci.richmond.ca.us/DocumentCenter/View/27344\" target=\"_blank\" rel=\"noopener\">reviewed by auditors\u003c/a> didn’t have documents that backed up the work that was done.\u003c/p>\n\u003cp>“The executive director claims he is now the procurement officer, but despite attending procurement training, he lacks the procurement knowledge required to comply with requirements and disregards many requirements,” according to a 2012 \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#/h\" target=\"_blank\" rel=\"noopener\">internal HUD memo.\u003c/a>\u003c/p>\n\u003cp>Jones,\u003cstrong> \u003c/strong>who by this point had been on the job for more than six years, continued to blame the previous administration for\u003cstrong> \u003c/strong>the breakdown in contracts. “We’re trying to find a way to fix it,” he said\u003cstrong> \u003c/strong>in an interview with CIR.\u003c/p>\n\u003cp>The housing authority is in the process of repaying $2.2 million for its contracting\u003cstrong> \u003c/strong>mistakes. It made its first payment in July. The agency told HUD that\u003cstrong> \u003c/strong>the payments would “severely undermine the Housing Authority’s fiscal stability.”\u003c/p>\n\u003cp>\u003cstrong>Excessive expenses\u003c/strong>\u003c/p>\n\u003cp>HUD delivers an annual\u003cstrong> \u003c/strong>report card on each of the more than 4,000 housing agencies across the country. And Richmond’s low marks have placed it among the nation’s worst housing authorities every year since 2009.\u003c/p>\n\u003cp>The Richmond authority repeatedly has missed its deadlines to file annual financial reports with HUD.\u003cstrong> \u003c/strong>If it had turned in the audits on time, federal officials would have\u003cstrong> \u003c/strong>seen sooner that Richmond was running out of money.\u003c/p>\n\u003cp>The agency has overspent its budget\u003cstrong> \u003c/strong>nearly every year since 2007. Instead of making ends meet, the housing authority regularly went to the city to help pay its workers’ salaries, gradually piling up debts.\u003c/p>\n\u003cp>After Richmond got low financial marks again in 2011,\u003cstrong> \u003c/strong>HUD sent in a team of specialists.\u003c/p>\n\u003cp>The specialists found that as the housing authority was going deeper into a financial hole, top officials were loading up the expense accounts.\u003c/p>\n\u003cfigure id=\"attachment_126786\" class=\"wp-caption alignright\" style=\"max-width: 384px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-126786 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/listen-640x426.jpg\" alt=\"John Oliver, 76, a 10-year Nevin Plaza resident, listens as Richmond Housing Authority Executive Director Tim Jones explains issues at a Housing Advisory Commission meeting Oct. 22, 2013. Residents say their pleas for basic maintenance often are ignored by officials paid to provide services to the poor. (Lacy Atkins/San Francisco Chronicle)\" width=\"384\" height=\"256\">\u003cfigcaption class=\"wp-caption-text\">John Oliver, 76, a 10-year Nevin Plaza resident, listens as Richmond Housing Authority Executive Director Tim Jones explains issues at a Housing Advisory Commission meeting Oct. 22, 2013. Residents say their pleas for basic maintenance often are ignored by officials paid to provide services to the poor. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>On a trip to New York in November 2009, Jones got the authority to pay for a $417.34 meal at Fabio Piccolo Fiore, a high-end Italian restaurant, \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p8/a144149\" target=\"_blank\" rel=\"noopener\">HUD documents show\u003c/a>. In Washington, he had taxpayers fund $130.60 and $279.90 meals at an upscale soul-food restaurant called Georgia Brown’s in 2008 and 2010.\u003c/p>\n\u003cp>HUD found the charges to be excessive, according to a review that stretched from 2008 to 2011. In addition to charging the meals, Jones appears to have billed taxpayers a $40 stipend each day he traveled, records show. Government officials are supposed to limit their meals to the per diem costs, so they shouldn’t be charging meals at all.\u003c/p>\n\u003cp>Jones also charged taxpayers for meals closer to home. He took his\u003cstrong> \u003c/strong>staff to the Italian restaurant Salute E Vita, which overlooks the Richmond marina, three times in three weeks, racking up tabs as high as $195.\u003cstrong> \u003c/strong>In the three years reviewed by\u003cstrong> \u003c/strong>auditors, Jones charged 23 meals from this restaurant at an average of about $80 a meal, \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p8/a144423\">H\u003c/a>\u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p8/a144423\" target=\"_blank\" rel=\"noopener\">UD records show\u003c/a>.\u003c/p>\n\u003cp>The City of Richmond’s policy specifically prohibits employees from expensing work lunches with other city employees.\u003c/p>\n\u003cp>Jones approved all his own credit card charges with no outside oversight. “There were no internal controls to ensure that such activity does not occur,” auditors wrote. Jones declined to comment on the credit cards.\u003c/p>\n\u003cp>One of the few people who could have\u003cstrong> \u003c/strong>spotted the abuse was the finance manager. But he also was abusing his credit card, \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p8/a144424\" target=\"_blank\" rel=\"noopener\">documents show\u003c/a>.\u003c/p>\n\u003cp>Tony Taplin, the housing authority’s finance manager, used the card to fix his car, fill it with gas and buy personal meals. The city said all unauthorized purchases were eventually repaid.\u003c/p>\n\u003cp>Taplin didn’t respond to requests for comment.\u003c/p>\n\u003cp>The housing authority also catered its Board of Commissioners meetings, which consist of the City Council and advisory commission members. One catering bill in 2008 came to $2,142.24.\u003c/p>\n\u003cp>City officials have since canceled the agency credit cards.\u003c/p>\n\u003caside class=\"pullquote alignleft\">After the housing authority first was labeled one of the worst in the country, Jones made $205,000 in salary and benefits.\u003c/aside>\n\u003cp>As the finances worsened, Jones’ salary kept rising. The city’s community and economic development director gave Jones a total of 31 percent in raises from 2008 to 2011, at a time when the agency didn’t have enough money to make payroll, HUD auditors found. Auditors described the raises as aggressive.\u003c/p>\n\u003cp>In the year after the housing authority first was labeled one of the worst in the country, Jones made $205,000 in salary and benefits, according to a survey four years ago\u003cstrong> \u003c/strong>of\u003cstrong> \u003c/strong>housing authority executives in California. He was in the top third of the highest-paid housing heads in the state, according to the HUD survey.\u003c/p>\n\u003cp>His pay since has dropped as the housing authority’s budget has gone down. In 2012, he made almost $187,000 a year in salary and benefits, according to city payroll records. HUD no longer ranks executive director pay.\u003c/p>\n\u003cp>In 2012, the agency ran $5.8 million into the red. By 2013, it owed the city almost $7 million.\u003c/p>\n\u003cp>Jones would not answer questions about his pay or his expenses.\u003c/p>\n\u003cp>He said the agency’s finances are getting better. “Our mission is our mission. It can be done as long as we’re trending north,” he said.\u003c/p>\n\u003cp>HUD found problems beyond the staff. Its inspectors faulted the board, which includes the mayor, for allowing the agency to rack up debt year after year.\u003c/p>\n\u003cp>“The Board of Commissioners do not appear to have sufficient knowledge of Housing Authority operations, programs, financial condition, or activities, and as a result, have not provided proper oversight of the Executive Director,” according to a \u003ca href=\"https://www.documentcloud.org/documents/1015652-june-18-2012-hud-memo.html#document/p11/a144157\" target=\"_blank\" rel=\"noopener\">2013 HUD document\u003c/a>.\u003c/p>\n\u003caside>\u003ca href=\"//cironline.org/richmondhousing/partner?partnername=KQED\" target=\"_blank\" rel=\"noopener\">\u003cimg decoding=\"async\" src=\"http://u.s.kqed.net/2014/02/14/CIRsmall.png\" alt=\"\" align=\"middle\">\u003c/a>\u003cbr>\nThis story was produced by The Center for Investigative Reporting in partnership with the San Francisco Chronicle and KQED. \u003ca href=\"http://cironline.org/richmondhousing/partner?partnername=KQED\" target=\"_blank\" rel=\"noopener\">Learn more about CIR’s work.\u003c/a>\u003c/aside>\n\u003cp>The executive director reports directly to the city manager. The City Council occupies seven seats on the nine-member authority board. An advisory board of residents and community members can make recommendations. And HUD inspectors audit and inspect the housing units annually.\u003c/p>\n\u003cp>Lindsay took over the housing authority’s finances in 2012. McLaughlin, who as mayor serves as board chairwoman, said she was not aware of the financial abuses at the agency or Jones’ pay increases.\u003c/p>\n\u003cp>She said once Richmond completes the sale of one of its buildings, it will be debt-free and off HUD’s troubled list. She also pointed the finger at HUD for cutting public housing budgets.\u003c/p>\n\u003cp>“HUD needs to realize that the federal government is being negligent in its responsibility to provide public housing funds for cities that have experienced decades of economic injustices,” she said.\u003c/p>\n\u003cp>When later confronted with questions about Jones’ expenses and pay, McLaughlin deferred to Lindsay.\u003c/p>\n\u003cp>There is only one other housing authority in California that is currently on the troubled list: San Francisco. After it was labeled troubled, Mayor Ed Lee cleaned house. He replaced most of the members of the board of commissioners and hired a new executive director.\u003c/p>\n\u003cp>There has been no such change in Richmond.\u003c/p>\n\u003cp>\u003cstrong>Troubles with rent collection \u003c/strong>\u003c/p>\n\u003cp>Richmond’s most recent federal report card is its worst yet.\u003c/p>\n\u003cp>Housing agencies are rated on a 100-point system, and Richmond got a 47 on its \u003ca href=\"https://www.documentcloud.org/documents/1015477-richmonds-federal-scorecard.html\" target=\"_blank\" rel=\"noopener\">report released in 2013\u003c/a>. Anything below 60 is failing. In addition to financial problems, HUD gave the authority failing marks for its\u003cstrong> \u003c/strong>management.\u003c/p>\n\u003cp>The housing authority is essentially a landlord: It’s supposed to collect tenants’ rent, ensure properties aren’t in disrepair and make sure that people in public housing qualify for the subsidy. But hundreds of thousands of dollars of rent has gone uncollected. The authority also has fallen behind on checking residents’ incomes.\u003c/p>\n\u003cp>Last year, the Richmond Housing Authority was one of the only agencies in California that hadn’t completed the minimum number of income checks for residents, \u003ca href=\"https://www.documentcloud.org/documents/1015709-delinquency-report-9aph-ph-20131108-6.html\" target=\"_blank\" rel=\"noopener\">according to federal data\u003c/a>. Without checking these finances, tenants could be charged too much rent, or they\u003cstrong> \u003c/strong>might\u003cstrong> \u003c/strong>make too much money to qualify for public housing.\u003c/p>\n\u003cp>The dysfunction trickles down to tenants living in the housing projects.\u003c/p>\n\u003cp>Residents say the agency routinely\u003cstrong> \u003c/strong>misplaces their checks and slaps residents with a $25 late fee even when they pay on time. For residents on a fixed income, they say that can mean five meals.\u003c/p>\n\u003cfigure id=\"attachment_126784\" class=\"wp-caption alignleft\" style=\"max-width: 384px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\" wp-image-126784 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/hasnat-640x418.jpg\" alt=\"Juanita Hasnat, 47, cleans a wound on her leg in her Nevin Plaza apartment. Hasnat, whose legs were amputated after she contracted the flesh-eating bacteria MRSA, gave herself sponge baths out of her bathroom sink for months because her bathtub didn’t have a safety bar. (Lacy Atkins/San Francisco Chronicle)\" width=\"384\" height=\"251\">\u003cfigcaption class=\"wp-caption-text\">Juanita Hasnat, 47, cleans a wound on her leg in her Nevin Plaza apartment. Hasnat, whose legs were amputated after she contracted the flesh-eating bacteria MRSA, gave herself sponge baths out of her bathroom sink for months because her bathtub didn’t have a safety bar. (Lacy Atkins/San Francisco Chronicle)\u003c/figcaption>\u003c/figure>\n\u003cp>Juanita Hasnat is a double amputee and former nurse. She has lived in Richmond public housing for more than three years. She said she’s paid her $233-a-month rent on time each month since she moved in. But last month and this month, she got a note from the housing agency that she was late on rent\u003cstrong> \u003c/strong>and had to pay a penalty.\u003c/p>\n\u003cp>“If your people put it in late, it’s not on me,” Hasnat said at a public meeting in January.\u003c/p>\n\u003cp>Jones told her that he’d look into the issue and, if Hasnat was correct, he’d give her an apology in writing.\u003c/p>\n\u003cp>The Housing Advisory Commission, a group of tenants and community members that airs resident complaints, repeatedly has brought up the late rent issue to no avail.\u003c/p>\n\u003cp>“It’s management,” said Commissioner Sylvia Gray-White. “They don’t seem to have a clue what they’re doing.”\u003c/p>\n\u003cp>\u003cem>This story was edited by Andrew Donohue and Mark Katches. It was copy edited by Nikki Frick and Christine Lee.\u003c/em>\u003c/p>\n\u003cp>\u003cstrong>This story was produced by the independent, nonprofit Center for Investigative Reporting, the country’s largest investigative reporting team. For more, visit cironline.org. Harris can be reached at aharris@cironline.org.\u003c/strong>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>\u003cstrong>By Josh Wolf\u003cbr>\n\u003ca href=\"http://sfpublicpress.org/news/2014-02/activists-call-for-revival-of-harvey-milks-anti-speculation-proposal\" target=\"_blank\">San Francisco Public Press\u003c/a>\u003c/strong>\u003c/p>\n\u003cfigure id=\"attachment_125915\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/tenants_convention.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-125915\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/tenants_convention-640x425.jpg\" alt=\"Activists gathered Saturday to discuss and vote on a raft of legislative proposals to address the lack of affordable housing in San Francisco. (Josh Wolf/San Francisco Public Press)\" width=\"640\" height=\"425\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Activists gathered Saturday to discuss and vote on a raft of legislative proposals to address the lack of affordable housing in San Francisco. (Josh Wolf/San Francisco Public Press)\u003c/figcaption>\u003c/figure>\n\u003cp>If Harvey Milk had not been assassinated in 1978, the rampant speculation raging across San Francisco might not have become the problem it is today. Or at least that is the perspective brought into focus by one leading San Francisco housing activist who wants to revive one of Milk’s unrealized tenant protection proposals.\u003c/p>\n\u003cp>Before his death, Milk proposed an “anti-speculation” plan that would have heavily taxed profits generated by quickly flipping properties in San Francisco. Now Brian Singer, a housing activist and former president of the nostalgically named \u003ca href=\"http://www.milkclub.org/\" target=\"_blank\">Harvey Milk Democratic Club\u003c/a>, is pushing for the city to resurrect the plan.\u003c/p>\n\u003cp>The idea is that speculators would lose half of their profits from the immediate sale of a newly purchased property. The tax hit would decrease proportionally over the first six years of ownership and drop off completely after six years.\u003c/p>\n\u003cp>“It’s almost overwhelming to think about being able to pass the very last thing Harvey Milk worked on during his life,” Singer said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The proposal was one of seven considered at Saturday’s citywide Tenant Convention at the Tenderloin Community School auditorium. Participants were able to rank their preference for various proposals by ballot. The event was the culmination of a series of neighborhood tenant conventions that aimed to generate ideas to solve the city’s affordable housing crisis.\u003c/p>\n\u003cp>This is happening at the same time that the Board of Supervisors is uniting to pass stronger protections for tenants and encourage the development of both new market-rate and affordable housing. At the convention, which quickly reached legal capacity, six of the 11 supervisors were in attendance: John Avalos, David Campos, David Chiu, Malia Cohen, Jane Kim and Eric Mar.\u003c/p>\n\u003cp>“All of you tenants of San Francisco are angry and outraged and fearful and frustrated, and City Hall knows that,” Sara Shortt, executive director of the \u003ca href=\"http://www.hrcsf.org/\" target=\"_blank\">Housing Rights Committee of San Francisco\u003c/a>, told conventioneers. “You’ve helped us make a great statement that we can no longer wait around until this becomes more than just a crisis but a disaster of epic proportions.”\u003c/p>\n\u003cp>The organizers said they would lobby the supervisors to approve the proposals that receive the most support. And that if the Board of Supervisors ignores them, they would work to advance a ballot measure in November.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Participants were asked to rank the following proposals and to suggest one of their own that was not listed:\u003c/p>\n\u003col>\n\u003cli>Anti-speculation tax: Impose a windfall profits tax on speculators who buy and sell housing without keeping their buildings for at least six years. The rate would decrease each year of ownership, starting at 50 percent of the gain. The quicker the “flip,” the higher the tax.\u003c/li>\n\u003cli>Eviction moratorium: One-year pause on certain no-fault evictions, including owner-move-in evictions for long-term tenants with more than 10 years tenancy. A pause also on demolition and capital improvement evictions, except for code compliance or safety upgrades. The moratorium would not apply to Ellis Act evictions. Other exception would apply.\u003c/li>\n\u003cli>Department of Rent Control Enforcement and Compliance: Create a new city office charged with assuring that policies comply with laws protecting tenants, monitoring enforcement — and supporting research on rental housing.\u003c/li>\n\u003cli>Upgrade relocation assistance: Increase relocation payments to tenants for no-fault evictions (aside from Ellis Act evictions) to cover the difference between a displaced tenant’s existing rent and market-rate rent for not less than two years. Proposal would complement currently pending Ellis Act relocation assistance legislation.\u003c/li>\n\u003cli>Excessive rents tax: Create a new tax on new rental agreements if rent exceeds affordability levels set by the city. The tax would increase with higher levels. Under some circumstances, tax costs could be passed through to existing tenants.\u003c/li>\n\u003cli>Housing balance requirement: Restrict or condition city approval of new market-rate housing based upon the developer’s ability to meet affordable housing goals, and replace housing lost because of Ellis Act evictions and demolitions. Policy would create incentives to build new affordable housing and preserve rent-controlled housing.\u003c/li>\n\u003cli>Legalize illegal units: Improve process to convert illegal rental units into legal-rent controlled housing. Restrict “removal of unit” evictions where units can be legalized. Waive nonessential zoning and code enforcements not related to safety.\u003c/li>\n\u003c/ol>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cstrong>By Josh Wolf\u003cbr>\n\u003ca href=\"http://sfpublicpress.org/news/2014-02/activists-call-for-revival-of-harvey-milks-anti-speculation-proposal\" target=\"_blank\">San Francisco Public Press\u003c/a>\u003c/strong>\u003c/p>\n\u003cfigure id=\"attachment_125915\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/tenants_convention.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-125915\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/02/tenants_convention-640x425.jpg\" alt=\"Activists gathered Saturday to discuss and vote on a raft of legislative proposals to address the lack of affordable housing in San Francisco. (Josh Wolf/San Francisco Public Press)\" width=\"640\" height=\"425\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Activists gathered Saturday to discuss and vote on a raft of legislative proposals to address the lack of affordable housing in San Francisco. (Josh Wolf/San Francisco Public Press)\u003c/figcaption>\u003c/figure>\n\u003cp>If Harvey Milk had not been assassinated in 1978, the rampant speculation raging across San Francisco might not have become the problem it is today. Or at least that is the perspective brought into focus by one leading San Francisco housing activist who wants to revive one of Milk’s unrealized tenant protection proposals.\u003c/p>\n\u003cp>Before his death, Milk proposed an “anti-speculation” plan that would have heavily taxed profits generated by quickly flipping properties in San Francisco. Now Brian Singer, a housing activist and former president of the nostalgically named \u003ca href=\"http://www.milkclub.org/\" target=\"_blank\">Harvey Milk Democratic Club\u003c/a>, is pushing for the city to resurrect the plan.\u003c/p>\n\u003cp>The idea is that speculators would lose half of their profits from the immediate sale of a newly purchased property. The tax hit would decrease proportionally over the first six years of ownership and drop off completely after six years.\u003c/p>\n\u003cp>“It’s almost overwhelming to think about being able to pass the very last thing Harvey Milk worked on during his life,” Singer said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The proposal was one of seven considered at Saturday’s citywide Tenant Convention at the Tenderloin Community School auditorium. Participants were able to rank their preference for various proposals by ballot. The event was the culmination of a series of neighborhood tenant conventions that aimed to generate ideas to solve the city’s affordable housing crisis.\u003c/p>\n\u003cp>This is happening at the same time that the Board of Supervisors is uniting to pass stronger protections for tenants and encourage the development of both new market-rate and affordable housing. At the convention, which quickly reached legal capacity, six of the 11 supervisors were in attendance: John Avalos, David Campos, David Chiu, Malia Cohen, Jane Kim and Eric Mar.\u003c/p>\n\u003cp>“All of you tenants of San Francisco are angry and outraged and fearful and frustrated, and City Hall knows that,” Sara Shortt, executive director of the \u003ca href=\"http://www.hrcsf.org/\" target=\"_blank\">Housing Rights Committee of San Francisco\u003c/a>, told conventioneers. “You’ve helped us make a great statement that we can no longer wait around until this becomes more than just a crisis but a disaster of epic proportions.”\u003c/p>\n\u003cp>The organizers said they would lobby the supervisors to approve the proposals that receive the most support. And that if the Board of Supervisors ignores them, they would work to advance a ballot measure in November.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>Participants were asked to rank the following proposals and to suggest one of their own that was not listed:\u003c/p>\n\u003col>\n\u003cli>Anti-speculation tax: Impose a windfall profits tax on speculators who buy and sell housing without keeping their buildings for at least six years. The rate would decrease each year of ownership, starting at 50 percent of the gain. The quicker the “flip,” the higher the tax.\u003c/li>\n\u003cli>Eviction moratorium: One-year pause on certain no-fault evictions, including owner-move-in evictions for long-term tenants with more than 10 years tenancy. A pause also on demolition and capital improvement evictions, except for code compliance or safety upgrades. The moratorium would not apply to Ellis Act evictions. Other exception would apply.\u003c/li>\n\u003cli>Department of Rent Control Enforcement and Compliance: Create a new city office charged with assuring that policies comply with laws protecting tenants, monitoring enforcement — and supporting research on rental housing.\u003c/li>\n\u003cli>Upgrade relocation assistance: Increase relocation payments to tenants for no-fault evictions (aside from Ellis Act evictions) to cover the difference between a displaced tenant’s existing rent and market-rate rent for not less than two years. Proposal would complement currently pending Ellis Act relocation assistance legislation.\u003c/li>\n\u003cli>Excessive rents tax: Create a new tax on new rental agreements if rent exceeds affordability levels set by the city. The tax would increase with higher levels. Under some circumstances, tax costs could be passed through to existing tenants.\u003c/li>\n\u003cli>Housing balance requirement: Restrict or condition city approval of new market-rate housing based upon the developer’s ability to meet affordable housing goals, and replace housing lost because of Ellis Act evictions and demolitions. Policy would create incentives to build new affordable housing and preserve rent-controlled housing.\u003c/li>\n\u003cli>Legalize illegal units: Improve process to convert illegal rental units into legal-rent controlled housing. Restrict “removal of unit” evictions where units can be legalized. Waive nonessential zoning and code enforcements not related to safety.\u003c/li>\n\u003c/ol>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "All-Cash Buyers Scoop Up Bay Area Real Estate",
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"content": "\u003cfigure id=\"attachment_124461\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/01/RS612_foreclosure20120511-lpr.jpg\">\u003cimg class=\"size-medium wp-image-124461\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/01/RS612_foreclosure20120511-lpr-640x418.jpg\" alt=\"Homes in Richmond, California. (Justin Sullivan/Getty Images)\" width=\"640\" height=\"418\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Homes in Richmond, California. (Justin Sullivan/Getty Images)\u003c/figcaption>\u003c/figure>\n\u003cp>Here's some quantifiable proof of how the Bay Area housing market is squeezing out the little guy: The percentage of homes going to all-cash buyers soared from 14 percent to 27 percent over the course of last year.\u003c/p>\n\u003cp>The national numbers are even more dramatic. All-cash buyers were snapping up 18 percent of American homes at the end of 2012; by the end of 2013 they were buying more than 42 percent of them. (Note: All-cash buyers are those who can make the purchase without taking out any loans, not necessarily those who offer up a briefcase full of Benjamins.)\u003c/p>\n\u003cp>Daren Blomquist is a vice president at \u003ca href=\"http://www.realtytrac.com/content/foreclosure-market-report/short-sales-and-foreclosure-sales-combined-accounted-for-16-percent-of-us-residential-sales-in-2013-7967?utm_source=feedburner&utm_medium=feed&utm_campaign=Feed%3A+foreclosure-market-report-rss-feed+%28RealtyTrac+Foreclosure+Market+Report%29\">RealtyTrac\u003c/a>, the company that monitored and reported these numbers. He explains that all-cash buyers in the Bay Area are typically investors looking to flip houses for quick profits as home values spiral upward. In other areas of the country, where homes cost less, large investment funds also get into the action, buying houses for cash and aiming to rent them out for five years or so, then sell.\u003c/p>\n\u003cp>Where does that leave a regular first-time homebuyer? \"Out in the cold, to a certain extent,\" says Blomquist. \"Given a situation where there’s multpile offers on the same property and one of them is an all-cash offer, that’s usually going to go to the top of the list.\"\u003c/p>\n\u003cp>Here's a look at how all-cash buying spiked in the Bay Area over the course of the year:\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003ciframe src=\"https://www.google.com/fusiontables/embedviz?containerId=googft-gviz-canvas&q=select+col0%2C+col2+from+1OmifHyN8MftoSXG1ITBJteF_0LKTI1znryoWYck+order+by+col0+asc+limit+10&viz=GVIZ&t=COLUMN&uiversion=2&gco_forceIFrame=true&gco_hasLabelsColumn=true&att=true&width=640&height=285\" frameborder=\"no\" scrolling=\"no\" width=\"640\" height=\"300\">\u003c/iframe>\u003c/p>\n\u003cp>Blomquist says the spike clearly correlates to the moment last summer when interest rates on 30-year fixed mortgages started ticking up. \"Some people who were relying on financing were priced out of the San Francisco market when interest rates went up, so that gave even more advantage to cash buyers in the market,\" he explains.\u003c/p>\n\u003cp>Silver lining: At least California was spared from being one of the states where \u003cem>more than half\u003c/em> of home sales went to all-cash buyers in December. Those were: Florida (62.5 percent), Wisconsin (59.8 percent), Alabama (55.7 percent), South Carolina (51.3 percent) and Georgia (51.3 percent).\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>What will it take for this trend to turn around? Frankly, Blomquist says, the market will have to calm down. When home prices stop surging so rapidly and start keeping more in sync with incomes -- as they're showing some early signs of doing -- then regular buyers can get back in the running.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_124461\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/01/RS612_foreclosure20120511-lpr.jpg\">\u003cimg class=\"size-medium wp-image-124461\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/01/RS612_foreclosure20120511-lpr-640x418.jpg\" alt=\"Homes in Richmond, California. (Justin Sullivan/Getty Images)\" width=\"640\" height=\"418\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Homes in Richmond, California. (Justin Sullivan/Getty Images)\u003c/figcaption>\u003c/figure>\n\u003cp>Here's some quantifiable proof of how the Bay Area housing market is squeezing out the little guy: The percentage of homes going to all-cash buyers soared from 14 percent to 27 percent over the course of last year.\u003c/p>\n\u003cp>The national numbers are even more dramatic. All-cash buyers were snapping up 18 percent of American homes at the end of 2012; by the end of 2013 they were buying more than 42 percent of them. (Note: All-cash buyers are those who can make the purchase without taking out any loans, not necessarily those who offer up a briefcase full of Benjamins.)\u003c/p>\n\u003cp>Daren Blomquist is a vice president at \u003ca href=\"http://www.realtytrac.com/content/foreclosure-market-report/short-sales-and-foreclosure-sales-combined-accounted-for-16-percent-of-us-residential-sales-in-2013-7967?utm_source=feedburner&utm_medium=feed&utm_campaign=Feed%3A+foreclosure-market-report-rss-feed+%28RealtyTrac+Foreclosure+Market+Report%29\">RealtyTrac\u003c/a>, the company that monitored and reported these numbers. He explains that all-cash buyers in the Bay Area are typically investors looking to flip houses for quick profits as home values spiral upward. In other areas of the country, where homes cost less, large investment funds also get into the action, buying houses for cash and aiming to rent them out for five years or so, then sell.\u003c/p>\n\u003cp>Where does that leave a regular first-time homebuyer? \"Out in the cold, to a certain extent,\" says Blomquist. \"Given a situation where there’s multpile offers on the same property and one of them is an all-cash offer, that’s usually going to go to the top of the list.\"\u003c/p>\n\u003cp>Here's a look at how all-cash buying spiked in the Bay Area over the course of the year:\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003ciframe src=\"https://www.google.com/fusiontables/embedviz?containerId=googft-gviz-canvas&q=select+col0%2C+col2+from+1OmifHyN8MftoSXG1ITBJteF_0LKTI1znryoWYck+order+by+col0+asc+limit+10&viz=GVIZ&t=COLUMN&uiversion=2&gco_forceIFrame=true&gco_hasLabelsColumn=true&att=true&width=640&height=285\" frameborder=\"no\" scrolling=\"no\" width=\"640\" height=\"300\">\u003c/iframe>\u003c/p>\n\u003cp>Blomquist says the spike clearly correlates to the moment last summer when interest rates on 30-year fixed mortgages started ticking up. \"Some people who were relying on financing were priced out of the San Francisco market when interest rates went up, so that gave even more advantage to cash buyers in the market,\" he explains.\u003c/p>\n\u003cp>Silver lining: At least California was spared from being one of the states where \u003cem>more than half\u003c/em> of home sales went to all-cash buyers in December. Those were: Florida (62.5 percent), Wisconsin (59.8 percent), Alabama (55.7 percent), South Carolina (51.3 percent) and Georgia (51.3 percent).\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>What will it take for this trend to turn around? Frankly, Blomquist says, the market will have to calm down. When home prices stop surging so rapidly and start keeping more in sync with incomes -- as they're showing some early signs of doing -- then regular buyers can get back in the running.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"title": "How Twitter's Neighbor, the Tenderloin, Resists an Upgrade",
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"content": "\u003cp>\u003ciframe loading=\"lazy\" src=\"//www.youtube.com/embed/NE6PpolDjvQ?rel=0\" frameborder=\"0\" width=\"640\" height=\"360\">\u003c/iframe>\u003c/p>\n\u003cp>\u003cstrong>By Spencer Michels\u003c/strong>\u003c/p>\n\u003cp>\u003cspan style=\"font-size: 4.6875em;float: left;line-height: 0.733em;padding: 0.05em 0.1em 0 0;font-family: times, serif, georgia\">S\u003c/span>an Francisco’s seamy underbelly, the Tenderloin, sits in the heart of the city, flanked by glitzy Union Square hotels and the gleaming, gold-ornamented dome of City Hall. Though just steps away from Twitter’s new headquarters on Market Street, its dirty, crime-ridden 40 square blocks can feel like a world away from affluent San Francisco.\u003c/p>\n\u003cp>About 28,000 people call the Tenderloin home. Many are homeless, and dealing with mental illness or drug addiction. Some have criminal records or work in prostitution. Others are new immigrants, working to find their place in a new country.\u003c/p>\n\u003cp>To outsiders, it’s long been curious why such prime real estate is largely left alone in a city facing a massive housing shortage. Gary Kamiya, author of “Cool Gray City of Love,” has\u003cstrong> \u003ca href=\"http://www.modernluxury.com/san-francisco/story/arise-tenderloin\">written extensively\u003c/a>\u003c/strong> about why he believes the city and the nonprofits that serve the Tenderloin are not improving the neighborhood’s blighted state.\u003c/p>\n\u003cfigure id=\"attachment_123694\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2014/01/15/123502/san-francisco-tenderloin-resists-change/rs549_104161743-scr-3/\" rel=\"attachment wp-att-123694\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-thumbnail wp-image-123694 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2078/01/RS549_104161743-scr-300x300.jpg\" alt=\"Volunteers prepare meals at St. Anthony's dining hall in the Tenderloin. (Justin Sullivan/Getty Images)\" width=\"300\" height=\"300\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Volunteers prepare about 2,500 meals a day at St. Anthony’s Dining Room in the Tenderloin. (Justin Sullivan/Getty Images)\u003c/figcaption>\u003c/figure>\n\u003cp>“What the nonprofits want to do is maintain their stake here,” Kamiya told me during a “KQED Newsroom” interview. “This is where they have their structures. They’re being part of the solution, but ironically they are also part of the problem.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Housing advocates argue that conditions are gradually improving in the Tenderloin, but that the neighborhood should continue to serve low-income residents. Redeveloping it would leave thousands of low-income families unable to afford to live in San Francisco, they say.\u003c/p>\n\u003cp>“Buildings are in better condition than ever before,” says Randy Shaw, director of the \u003cstrong>\u003ca href=\"http://www.thclinic.org/\">Tenderloin Housing Clinic\u003c/a>\u003c/strong>, a nonprofit that operates housing in the neighborhood. “It’s become San Francisco’s last working-class neighborhood, and the last it will ever have.”\u003c/p>\n\u003cp>\u003cstrong>The City’s Role\u003c/strong>\u003c/p>\n\u003cp>And why don’t lawmakers step in to clean up the place? This could be one reason:\u003c/p>\n\u003cp>In the late 1940s, the city decided to redevelop another “troubled” section of town – \u003ca href=\"http://www.pbs.org/kqed/fillmore/\" target=\"_blank\" rel=\"noopener\">the Fillmore\u003c/a>. Thousands of businesses were forced to close as the city pushed through urban development plans. More than 800 Victorian homes were demolished to make way for new housing and retail – built quickly and cheaply.\u003c/p>\n\u003cp>Without access to goods, services or jobs, many African American families left the neighborhood, and never returned. It is an urban redevelopment horror story that still haunts the city’s psyche, leaving lawmakers reluctant to stir the pot in the Tenderloin. \u003c/p>\n\u003caside class=\"pullquote alignleft\"> Housing advocates say redeveloping it would leave thousands of low-income families unable to afford to live in the city. \u003c/aside>\n\u003cp>“The city is very loath to step in and say, ‘Let’s sweep all this away. Let’s move it somewhere else,’” says Kamiya. “To simply take an undesirable population and go warehouse them someplace, it’s extremely problematic.”\u003c/p>\n\u003cp>\u003cstrong>\u003cstrong>Is Change Inevitable?\u003c/strong>\u003cbr>\n\u003c/strong>\u003c/p>\n\u003cp>While cities like London, New York and San Diego have been quick to redevelop similar neighborhoods, the Tenderloin has so far resisted.\u003c/p>\n\u003cp>Land-use protections, rent controls, zoning protections and a unique housing stock that has no single-family homes make it almost impossible to redevelop, says Shaw.\u003c/p>\n\u003cp>The neighborhood has about 100 single-room-cccupancy hotels – known as SROs – that house many of the city’s poor and disabled residents. These units in particular are shielded from being replaced with upscale apartments, as has happened in other neighborhoods like the Mission District.\u003c/p>\n\u003cp>Despite the legal protections, longtime resident Judy Young eyes the new high-tech neighbors with suspicion. She wonders if a day might come when the Tenderloin becomes out of reach.\u003c/p>\n\u003cp>“Families do live here because it is one of the most affordable places in the city,” she says. “If you can find a studio or one bedroom here for $1,200, that’s pretty affordable compared to other places.”\u003c/p>\n\u003cp>That is an understatement, as a recent city\u003cstrong>\u003ca href=\"http://www.npr.org/2013/12/03/247531636/as-rent-soars-longtime-san-francisco-tenants-fight-to-stay\"> report\u003c/a>\u003c/strong> found that the median rent in San Francisco has reached $3,400 a month.\u003c/p>\n\u003cp>\u003cem>Spencer Michels reported on this story for “KQED Newsroom,” which is a weekly news magazine program on television, radio and online. Watch Fridays at 8 p.m. on KQED Public Television 9, listen on Sundays at 6 p.m. on KQED Public Radio 88.5 FM and watch on demand \u003ca href=\"http://www.kqed.org/tv/programs/newsroom/\" target=\"_blank\" rel=\"noopener\">here\u003c/a>.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>Olivia Hubert-Allen contributed to this article.\u003c/em>\u003c/p>\n\n",
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"datePublished": "2014-01-21T07:00:19-08:00",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003ciframe loading=\"lazy\" src=\"//www.youtube.com/embed/NE6PpolDjvQ?rel=0\" frameborder=\"0\" width=\"640\" height=\"360\">\u003c/iframe>\u003c/p>\n\u003cp>\u003cstrong>By Spencer Michels\u003c/strong>\u003c/p>\n\u003cp>\u003cspan style=\"font-size: 4.6875em;float: left;line-height: 0.733em;padding: 0.05em 0.1em 0 0;font-family: times, serif, georgia\">S\u003c/span>an Francisco’s seamy underbelly, the Tenderloin, sits in the heart of the city, flanked by glitzy Union Square hotels and the gleaming, gold-ornamented dome of City Hall. Though just steps away from Twitter’s new headquarters on Market Street, its dirty, crime-ridden 40 square blocks can feel like a world away from affluent San Francisco.\u003c/p>\n\u003cp>About 28,000 people call the Tenderloin home. Many are homeless, and dealing with mental illness or drug addiction. Some have criminal records or work in prostitution. Others are new immigrants, working to find their place in a new country.\u003c/p>\n\u003cp>To outsiders, it’s long been curious why such prime real estate is largely left alone in a city facing a massive housing shortage. Gary Kamiya, author of “Cool Gray City of Love,” has\u003cstrong> \u003ca href=\"http://www.modernluxury.com/san-francisco/story/arise-tenderloin\">written extensively\u003c/a>\u003c/strong> about why he believes the city and the nonprofits that serve the Tenderloin are not improving the neighborhood’s blighted state.\u003c/p>\n\u003cfigure id=\"attachment_123694\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2014/01/15/123502/san-francisco-tenderloin-resists-change/rs549_104161743-scr-3/\" rel=\"attachment wp-att-123694\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-thumbnail wp-image-123694 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2078/01/RS549_104161743-scr-300x300.jpg\" alt=\"Volunteers prepare meals at St. Anthony's dining hall in the Tenderloin. (Justin Sullivan/Getty Images)\" width=\"300\" height=\"300\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Volunteers prepare about 2,500 meals a day at St. Anthony’s Dining Room in the Tenderloin. (Justin Sullivan/Getty Images)\u003c/figcaption>\u003c/figure>\n\u003cp>“What the nonprofits want to do is maintain their stake here,” Kamiya told me during a “KQED Newsroom” interview. “This is where they have their structures. They’re being part of the solution, but ironically they are also part of the problem.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Housing advocates argue that conditions are gradually improving in the Tenderloin, but that the neighborhood should continue to serve low-income residents. Redeveloping it would leave thousands of low-income families unable to afford to live in San Francisco, they say.\u003c/p>\n\u003cp>“Buildings are in better condition than ever before,” says Randy Shaw, director of the \u003cstrong>\u003ca href=\"http://www.thclinic.org/\">Tenderloin Housing Clinic\u003c/a>\u003c/strong>, a nonprofit that operates housing in the neighborhood. “It’s become San Francisco’s last working-class neighborhood, and the last it will ever have.”\u003c/p>\n\u003cp>\u003cstrong>The City’s Role\u003c/strong>\u003c/p>\n\u003cp>And why don’t lawmakers step in to clean up the place? This could be one reason:\u003c/p>\n\u003cp>In the late 1940s, the city decided to redevelop another “troubled” section of town – \u003ca href=\"http://www.pbs.org/kqed/fillmore/\" target=\"_blank\" rel=\"noopener\">the Fillmore\u003c/a>. Thousands of businesses were forced to close as the city pushed through urban development plans. More than 800 Victorian homes were demolished to make way for new housing and retail – built quickly and cheaply.\u003c/p>\n\u003cp>Without access to goods, services or jobs, many African American families left the neighborhood, and never returned. It is an urban redevelopment horror story that still haunts the city’s psyche, leaving lawmakers reluctant to stir the pot in the Tenderloin. \u003c/p>\n\u003caside class=\"pullquote alignleft\"> Housing advocates say redeveloping it would leave thousands of low-income families unable to afford to live in the city. \u003c/aside>\n\u003cp>“The city is very loath to step in and say, ‘Let’s sweep all this away. Let’s move it somewhere else,’” says Kamiya. “To simply take an undesirable population and go warehouse them someplace, it’s extremely problematic.”\u003c/p>\n\u003cp>\u003cstrong>\u003cstrong>Is Change Inevitable?\u003c/strong>\u003cbr>\n\u003c/strong>\u003c/p>\n\u003cp>While cities like London, New York and San Diego have been quick to redevelop similar neighborhoods, the Tenderloin has so far resisted.\u003c/p>\n\u003cp>Land-use protections, rent controls, zoning protections and a unique housing stock that has no single-family homes make it almost impossible to redevelop, says Shaw.\u003c/p>\n\u003cp>The neighborhood has about 100 single-room-cccupancy hotels – known as SROs – that house many of the city’s poor and disabled residents. These units in particular are shielded from being replaced with upscale apartments, as has happened in other neighborhoods like the Mission District.\u003c/p>\n\u003cp>Despite the legal protections, longtime resident Judy Young eyes the new high-tech neighbors with suspicion. She wonders if a day might come when the Tenderloin becomes out of reach.\u003c/p>\n\u003cp>“Families do live here because it is one of the most affordable places in the city,” she says. “If you can find a studio or one bedroom here for $1,200, that’s pretty affordable compared to other places.”\u003c/p>\n\u003cp>That is an understatement, as a recent city\u003cstrong>\u003ca href=\"http://www.npr.org/2013/12/03/247531636/as-rent-soars-longtime-san-francisco-tenants-fight-to-stay\"> report\u003c/a>\u003c/strong> found that the median rent in San Francisco has reached $3,400 a month.\u003c/p>\n\u003cp>\u003cem>Spencer Michels reported on this story for “KQED Newsroom,” which is a weekly news magazine program on television, radio and online. Watch Fridays at 8 p.m. on KQED Public Television 9, listen on Sundays at 6 p.m. on KQED Public Radio 88.5 FM and watch on demand \u003ca href=\"http://www.kqed.org/tv/programs/newsroom/\" target=\"_blank\" rel=\"noopener\">here\u003c/a>.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>Olivia Hubert-Allen contributed to this article.\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"info": "What kind of no sabo word is Hyphenación? For us, it’s about living within a hyphenation. Like being a third-gen Mexican-American from the Texas border now living that Bay Area Chicano life. Like Xorje! Each week we bring together a couple of hyphenated Latinos to talk all about personal life choices: family, careers, relationships, belonging … everything is on the table. ",
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"info": "The Political Mind of Jerry Brown brings listeners the wisdom of the former Governor, Mayor, and presidential candidate. Scott Shafer interviewed Brown for more than 40 hours, covering the former governor's life and half-century in the political game – and Brown has some lessons he'd like to share. ",
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"marketplace": {
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"info": "Our flagship program, helmed by Kai Ryssdal, examines what the day in money delivered, through stories, conversations, newsworthy numbers and more. Updated Monday through Friday at about 3:30 p.m. PT.",
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"mindshift": {
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"info": "The MindShift podcast explores the innovations in education that are shaping how kids learn. Hosts Ki Sung and Katrina Schwartz introduce listeners to educators, researchers, parents and students who are developing effective ways to improve how kids learn. We cover topics like how fed-up administrators are developing surprising tactics to deal with classroom disruptions; how listening to podcasts are helping kids develop reading skills; the consequences of overparenting; and why interdisciplinary learning can engage students on all ends of the traditional achievement spectrum. This podcast is part of the MindShift education site, a division of KQED News. KQED is an NPR/PBS member station based in San Francisco. You can also visit the MindShift website for episodes and supplemental blog posts or tweet us \u003ca href=\"https://twitter.com/MindShiftKQED\">@MindShiftKQED\u003c/a> or visit us at \u003ca href=\"/mindshift\">MindShift.KQED.org\u003c/a>",
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"order": 12
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"info": "For decades, the process for how police police themselves has been inconsistent – if not opaque. In some states, like California, these proceedings were completely hidden. After a new police transparency law unsealed scores of internal affairs files, our reporters set out to examine these cases and the shadow world of police discipline. On Our Watch brings listeners into the rooms where officers are questioned and witnesses are interrogated to find out who this system is really protecting. Is it the officers, or the public they've sworn to serve?",
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"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",
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"info": "The economy explained. Imagine you could call up a friend and say, Meet me at the bar and tell me what's going on with the economy. Now imagine that's actually a fun evening.",
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"politicalbreakdown": {
"id": "politicalbreakdown",
"title": "Political Breakdown",
"tagline": "Politics from a personal perspective",
"info": "Political Breakdown is a new series that explores the political intersection of California and the nation. Each week hosts Scott Shafer and Marisa Lagos are joined with a new special guest to unpack politics -- with personality — and offer an insider’s glimpse at how politics happens.",
"airtime": "THU 6:30pm-7pm",
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"possible": {
"id": "possible",
"title": "Possible",
"info": "Possible is hosted by entrepreneur Reid Hoffman and writer Aria Finger. Together in Possible, Hoffman and Finger lead enlightening discussions about building a brighter collective future. The show features interviews with visionary guests like Trevor Noah, Sam Altman and Janette Sadik-Khan. Possible paints an optimistic portrait of the world we can create through science, policy, business, art and our shared humanity. It asks: What if everything goes right for once? How can we get there? Each episode also includes a short fiction story generated by advanced AI GPT-4, serving as a thought-provoking springboard to speculate how humanity could leverage technology for good.",
"airtime": "SUN 2pm",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Possible-Podcast-Tile-360x360-1.jpg",
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},
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},
"pri-the-world": {
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"title": "PRI's The World: Latest Edition",
"info": "Each weekday, host Marco Werman and his team of producers bring you the world's most interesting stories in an hour of radio that reminds us just how small our planet really is.",
"airtime": "MON-FRI 2pm-3pm",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/The-World-Podcast-Tile-360x360-1.jpg",
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},
"radiolab": {
"id": "radiolab",
"title": "Radiolab",
"info": "A two-time Peabody Award-winner, Radiolab is an investigation told through sounds and stories, and centered around one big idea. In the Radiolab world, information sounds like music and science and culture collide. Hosted by Jad Abumrad and Robert Krulwich, the show is designed for listeners who demand skepticism, but appreciate wonder. WNYC Studios is the producer of other leading podcasts including Freakonomics Radio, Death, Sex & Money, On the Media and many more.",
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},
"reveal": {
"id": "reveal",
"title": "Reveal",
"info": "Created by The Center for Investigative Reporting and PRX, Reveal is public radios first one-hour weekly radio show and podcast dedicated to investigative reporting. Credible, fact based and without a partisan agenda, Reveal combines the power and artistry of driveway moment storytelling with data-rich reporting on critically important issues. The result is stories that inform and inspire, arming our listeners with information to right injustices, hold the powerful accountable and improve lives.Reveal is hosted by Al Letson and showcases the award-winning work of CIR and newsrooms large and small across the nation. In a radio and podcast market crowded with choices, Reveal focuses on important and often surprising stories that illuminate the world for our listeners.",
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"imageSrc": "https://ww2.kqed.org/radio/wp-content/uploads/sites/50/2018/04/reveal300px.png",
"officialWebsiteLink": "https://www.revealnews.org/episodes/",
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"link": "/radio/program/reveal",
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"rss": "http://feeds.revealradio.org/revealpodcast"
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},
"rightnowish": {
"id": "rightnowish",
"title": "Rightnowish",
"tagline": "Art is where you find it",
"info": "Rightnowish digs into life in the Bay Area right now… ish. Journalist Pendarvis Harshaw takes us to galleries painted on the sides of liquor stores in West Oakland. We'll dance in warehouses in the Bayview, make smoothies with kids in South Berkeley, and listen to classical music in a 1984 Cutlass Supreme in Richmond. Every week, Pen talks to movers and shakers about how the Bay Area shapes what they create, and how they shape the place we call home.",
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"order": 16
},
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},
"science-friday": {
"id": "science-friday",
"title": "Science Friday",
"info": "Science Friday is a weekly science talk show, broadcast live over public radio stations nationwide. Each week, the show focuses on science topics that are in the news and tries to bring an educated, balanced discussion to bear on the scientific issues at hand. Panels of expert guests join host Ira Flatow, a veteran science journalist, to discuss science and to take questions from listeners during the call-in portion of the program.",
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