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"content": "\u003cfigure id=\"attachment_112300\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-112300 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/09/Oakland-Community-Land-Trust-038-e1379966916848.jpg\" alt=\"Courtesy Oakland Local\" width=\"640\" height=\"480\">\u003cfigcaption class=\"wp-caption-text\">Oakland Community Land Trust acquired this foreclosed home on Olive Street in 2010, officially launching its Neighborhood Stabilization Program. (Courtesy Oakland Local)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Tanya Dennis, The Oakland Post\u003c/strong> (cross-posted with\u003cstrong> \u003ca href=\"http://oaklandlocal.com/2013/09/effort-to-revive-oaklands-stalled-project-to-sell-affordable-homes-analysis/\">Oakland Local\u003c/a>\u003c/strong>)\u003c/p>\n\u003cp>Concerned housing activists are meeting with the city about how to revive a stalled community land trust designed to create hundreds of affordable houses in Oakland.\u003c/p>\n\u003cdiv>\n\u003cp>Created with great fanfare in 2009, the \u003ca href=\"http://www.oakclt.org/\" target=\"_blank\" rel=\"noopener\">Oakland Community Land Trust (OakCLT)\u003c/a> was formed by the \u003ca href=\"http://www.urbanstrategies.org/\">Urban Strategies Council\u003c/a> and other Oakland community-based organizations to provide affordable housing in Oakland.\u003c/p>\n\u003cp>OakCLT was awarded $5.025 million in Neighborhood Stabilization Program (NSP) funding from Oakland. By acquiring and rehabilitating vacant foreclosed homes, the program was designed help stabilize struggling Oakland neighborhoods and provide affordable homes.\u003c/p>\n\u003cp>OakCLT acquired its first bank-owned foreclosure on Olive Street in 2010 and officially launched its Neighborhood Stabilization Program Homeownership Project.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/04/26/peralta-board/oaklandlocallogo/\" rel=\"attachment wp-att-95476\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-95476 alignright\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/oaklandlocallogo.jpg\" alt=\"oaklandlocallogo\" width=\"177\" height=\"99\">\u003c/a>\u003c/p>\n\u003cp>Of the 17 foreclosed homes that OakCLT purchased, five have already been sold and another five have been rehabilitated, and the process of finding qualified buyers is underway.\u003c/p>\n\u003cp>However, analysts estimate that the program must expand to 200 homes to reach the break-even point to be self-sustaining.\u003c/p>\n\u003cp>\u003c!--more-->But the program has stalled since interim Executive Director Anne Griffith resigned and the defunded Oakland Redevelopment no longer exists to serve as a platform for first-time homebuyers.\u003c/p>\n\u003cp>These problems have resulted HUD reviewing the city’s administration of the trust.\u003c/p>\n\u003cp>Concerned that speculators continue to dominate Oakland’s housing market, members of \u003ca href=\"http://www.calorganize.org/\">Alliance of Californians for Community Empowerment \u003c/a>(ACCE) met recently with Assistant City Administrator Fred Blackwell and Housing Director Michele Byrd to discuss how OakCLT can be revived.\u003c/p>\n\u003cp>ACCE wants to know why the revolving account was not being utilized to purchase more homes and how the Oakland Housing Counseling “ROOTS” program can be better utilized to find qualified buyers.\u003c/p>\n\u003cp>Byrd acknowledged that the project had stalled with the loss of the board director and the failure to sell homes to qualified buyers, which has resulted in blight issues.\u003c/p>\n\u003cp>“After four years the program is working more smoothly. We’re getting more banks on board, and HUD is off our backs,” said Byrd.\u003c/p>\n\u003cp>“With the market coming back, we anticipate more qualified buyers. However, we still need an administrator for the program. Until that happens, we can’t move effectively move forward.”\u003c/p>\n\u003cp>Faced with the difficulty in reaching OakCLT’s goal of acquiring 200 homes in order to make the program self-sustaining, Byrd said that there would need to be more tours, perhaps by joining with Operation Hope to do more financial counseling.\u003c/p>\n\u003cp>Acknowledging that the initial $5 million grant was not enough to acquire 200 homes, she said, “We are reaching out to banks to donate properties to us….Also with improvement in the economy, we’re hopeful that we’ll find more qualified buyers.”\u003c/p>\n\u003cp>OakCLT has two additional homes in the process of entering the land trust through a partnership with \u003ca href=\"http://www.yep.org/\">Youth Employment Partnership\u003c/a> (YEP), which is rehabilitating the houses as training opportunities for at-risk youth.\u003c/p>\n\u003cp>OakCLT hopes to expand this strategy to bring more permanently affordable homes to Oakland residents while creating career pathways for young adults.\u003c/p>\n\u003cp>“At a time when Oakland’s flatland neighborhoods are being bought up by investment firms and hedge funds, the land trust is a countervailing tool supporting community ownership and stewardship of homes and land for the benefit of Oakland’s low- and moderate-income residents,” said Steve King of the Urban Strategies Council.\u003c/p>\n\u003cp>OakCLT anticipates selling all of its existing homes by the end of 2013.\u003c/p>\n\u003cp>\u003cstrong>Note:\u003c/strong> The original story has been corrected to reflect OakCLT’s founding in 2009, HUD’s review of Oakland’s administration of OakCLT, and a misquote about the Bank of America.\u003c/p>\n\u003c/div>\n\u003cp>[ad fullwidth]\u003c/p>\u003cp>\u003c/p>\n",
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(Courtesy Oakland Local)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Tanya Dennis, The Oakland Post\u003c/strong> (cross-posted with\u003cstrong> \u003ca href=\"http://oaklandlocal.com/2013/09/effort-to-revive-oaklands-stalled-project-to-sell-affordable-homes-analysis/\">Oakland Local\u003c/a>\u003c/strong>)\u003c/p>\n\u003cp>Concerned housing activists are meeting with the city about how to revive a stalled community land trust designed to create hundreds of affordable houses in Oakland.\u003c/p>\n\u003cdiv>\n\u003cp>Created with great fanfare in 2009, the \u003ca href=\"http://www.oakclt.org/\" target=\"_blank\" rel=\"noopener\">Oakland Community Land Trust (OakCLT)\u003c/a> was formed by the \u003ca href=\"http://www.urbanstrategies.org/\">Urban Strategies Council\u003c/a> and other Oakland community-based organizations to provide affordable housing in Oakland.\u003c/p>\n\u003cp>OakCLT was awarded $5.025 million in Neighborhood Stabilization Program (NSP) funding from Oakland. By acquiring and rehabilitating vacant foreclosed homes, the program was designed help stabilize struggling Oakland neighborhoods and provide affordable homes.\u003c/p>\n\u003cp>OakCLT acquired its first bank-owned foreclosure on Olive Street in 2010 and officially launched its Neighborhood Stabilization Program Homeownership Project.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/2013/04/26/peralta-board/oaklandlocallogo/\" rel=\"attachment wp-att-95476\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-95476 alignright\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/oaklandlocallogo.jpg\" alt=\"oaklandlocallogo\" width=\"177\" height=\"99\">\u003c/a>\u003c/p>\n\u003cp>Of the 17 foreclosed homes that OakCLT purchased, five have already been sold and another five have been rehabilitated, and the process of finding qualified buyers is underway.\u003c/p>\n\u003cp>However, analysts estimate that the program must expand to 200 homes to reach the break-even point to be self-sustaining.\u003c/p>\n\u003cp>\u003c!--more-->But the program has stalled since interim Executive Director Anne Griffith resigned and the defunded Oakland Redevelopment no longer exists to serve as a platform for first-time homebuyers.\u003c/p>\n\u003cp>These problems have resulted HUD reviewing the city’s administration of the trust.\u003c/p>\n\u003cp>Concerned that speculators continue to dominate Oakland’s housing market, members of \u003ca href=\"http://www.calorganize.org/\">Alliance of Californians for Community Empowerment \u003c/a>(ACCE) met recently with Assistant City Administrator Fred Blackwell and Housing Director Michele Byrd to discuss how OakCLT can be revived.\u003c/p>\n\u003cp>ACCE wants to know why the revolving account was not being utilized to purchase more homes and how the Oakland Housing Counseling “ROOTS” program can be better utilized to find qualified buyers.\u003c/p>\n\u003cp>Byrd acknowledged that the project had stalled with the loss of the board director and the failure to sell homes to qualified buyers, which has resulted in blight issues.\u003c/p>\n\u003cp>“After four years the program is working more smoothly. We’re getting more banks on board, and HUD is off our backs,” said Byrd.\u003c/p>\n\u003cp>“With the market coming back, we anticipate more qualified buyers. However, we still need an administrator for the program. Until that happens, we can’t move effectively move forward.”\u003c/p>\n\u003cp>Faced with the difficulty in reaching OakCLT’s goal of acquiring 200 homes in order to make the program self-sustaining, Byrd said that there would need to be more tours, perhaps by joining with Operation Hope to do more financial counseling.\u003c/p>\n\u003cp>Acknowledging that the initial $5 million grant was not enough to acquire 200 homes, she said, “We are reaching out to banks to donate properties to us….Also with improvement in the economy, we’re hopeful that we’ll find more qualified buyers.”\u003c/p>\n\u003cp>OakCLT has two additional homes in the process of entering the land trust through a partnership with \u003ca href=\"http://www.yep.org/\">Youth Employment Partnership\u003c/a> (YEP), which is rehabilitating the houses as training opportunities for at-risk youth.\u003c/p>\n\u003cp>OakCLT hopes to expand this strategy to bring more permanently affordable homes to Oakland residents while creating career pathways for young adults.\u003c/p>\n\u003cp>“At a time when Oakland’s flatland neighborhoods are being bought up by investment firms and hedge funds, the land trust is a countervailing tool supporting community ownership and stewardship of homes and land for the benefit of Oakland’s low- and moderate-income residents,” said Steve King of the Urban Strategies Council.\u003c/p>\n\u003cp>OakCLT anticipates selling all of its existing homes by the end of 2013.\u003c/p>\n\u003cp>\u003cstrong>Note:\u003c/strong> The original story has been corrected to reflect OakCLT’s founding in 2009, HUD’s review of Oakland’s administration of OakCLT, and a misquote about the Bank of America.\u003c/p>\n\u003c/div>\n\u003cp>\u003c/p>\u003c/div>",
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"disqusTitle": "Palo Alto's Last Mobile Home Park Faces Shutdown: Where Will Residents Go?",
"title": "Palo Alto's Last Mobile Home Park Faces Shutdown: Where Will Residents Go?",
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"content": "\u003cfigure id=\"attachment_104935\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003cimg class=\"size-medium wp-image-104935 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/mobilehome1-300x234.jpg\" alt=\"Erika Escalante, Saul Bracamontes and their son Andre live at the Buena Vista Mobile home park in Palo Alto. Andre's parents don't want to give up his enrollment in Palo Alto's top-rated public schools if the park is redeveloped into market-rate apartments. Photo: Francesa Segre/KQED\" width=\"300\" height=\"234\">\u003cfigcaption class=\"wp-caption-text\">Erika Escalante, Saul Bracamontes and their son, Andre, live at the Buena Vista Mobile Home Park in Palo Alto. Andre's parents don't want to give up his enrollment in Palo Alto's top-rated public schools if the park is redeveloped into market-rate apartments. Photo: Francesa Segre/KQED\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Francesca Segrè\u003c/strong>\u003c/p>\n\u003cp>Saul Bracamontes and his wife, Erika Escalante, know the parking spot they rent at the \u003ca href=\"http://www.cityofpaloalto.org/gov/depts/pln/current/buena_vista_mobile_home_park.asp\">Buena Vista Mobile Home Park\u003c/a> in Palo Alto is extraordinary.\u003c/p>\n\u003cp>“Right here — it’s the most affordable place in the Bay Area, I think,” says Escalante, who has lived in the park 14 years.\u003c/p>\n\u003cp>They pay $700 a month to park at Buena Vista, in a city where the median home price is around $2 million.\u003c/p>\n\u003cp>As long as they keep their spot, André, their 6-year-old son, will go to Palo Alto’s top-ranked schools and be surrounded by high-achieving professional families.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>It's an advantage not lost on Bracamontes, who works as an assistant manager at Whole Foods. “If you stay here, you have a chance to work for Google, go to Stanford, get a good job there,” says Bracamontes. “Anywhere in Palo Alto, you’re going to have a way better chance.”\u003c/p>\n\u003cp>But Escalante, Bracamontes and the 400 other mostly low-income families at Buena Vista may not get to hold onto their premium spots in Palo Alto for long. The Jisser family, which has owned the Buena Vista Mobile Home Park since 1986,\u003cstrong> \u003c/strong>wants to sell it. \u003c!--more-->\u003c/p>\n\u003cp>“It is their right under the law to go out of business, and they have chosen to do so,” says Margaret Nanda, attorney for the owners of the mobile home park.\u003c/p>\n\u003cp>Developer Prometheus has expressed interest in buying the prime real estate and turning it into market-rate apartments.\u003c/p>\n\u003cp>Nanda, who has represented multiple mobile home conversions throughout California, says when property values rise, as they are now, more park owners want to sell.\u003c/p>\n\u003cp>It’s a transition that worsens the Bay Area’s shortage of affordable housing.\u003c/p>\n\u003cfigure id=\"attachment_104936\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/07/29/palo-alto-mobile-homes/mobilehome2/\" rel=\"attachment wp-att-104936\">\u003cimg class=\"size-medium wp-image-104936\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/mobilehome2-300x225.jpg\" alt=\"Residents of the Buena Vista Mobile home park in Palo Alto don't know where they'll go if the property is redeveloped into market rate apartments. Photo: Francesca Segre/KQED\" width=\"300\" height=\"225\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Residents of the Buena Vista Mobile Home Park in Palo Alto don't know where they'll go if the property is sold. Photo: Francesca Segre/KQED\u003c/figcaption>\u003c/figure>\n\u003cp>Melissa Morris, an affordable housing lawyer with the Law Foundation of Silicon Valley, represents the Buena Vista residents. She says closing this park may violate multiple laws, including the federal Fair Housing Act. “Palo Alto is predominately white and wealthy, whereas this park is predominately Latino and most of the residents are lower income,” explains Morris. “So if the park closes and the residents aren’t provided with a way to stay in this community, it means the closure of this park has a disparate impact on Latinos, a protected category under fair housing laws.”\u003c/p>\n\u003cp>On a state level, Morris points out that Palo Alto is already woefully behind on its obligation to zone for affordable housing. According to its Regional Housing Needs Assessment, Palo Also is obligated to zone for 1,200 affordable housing units by 2014. The city reports it has zoned for 200 units so far.\u003c/p>\n\u003cp>And there’s another significant sticking point in converting the park.\u003c/p>\n\u003cp>A local Palo Alto ordinance requires the seller to compensate residents for the cost of their home and the cost of moving to a comparable home in a comparable neighborhood. But what is comparable?\u003c/p>\n\u003cp>Morris says since schools in surrounding cities are less desirable than those in Palo Alto, the housing must be in Palo Alto. Further complicating matters? There are no other mobile home parks in Palo Alto.\u003c/p>\n\u003cp>“They are homeowners. They’re not just tenants. To us that means a comparable home ownership opportunity in Palo Alto; that might mean a condo, a townhouse, a single-family home,” says Morris.\u003c/p>\n\u003cp>In Palo Alto, the median price for a condo is around $900,000, according to the real estate information firm DataQuick.\u003c/p>\n\u003cp>Nanda, though, says according to state law, “mitigation assistance cannot exceed the reasonable cost of relocation.” She says, “To suggest that a home which is 475 feet and in some cases 62 years old … to suggest that comparable housing is an $850,000 condo is not reasonable and not required by the laws.”\u003c/p>\n\u003cp>Ultimately, it will be up to the city of Palo Alto to decide whether to allow for the rezoning and conversion of the 4.5-acre property on El Camino Real. A hearing officer will consider the conversion after a residential impact report has been completed by the seller.\u003c/p>\n\u003cp>Palo Alto city planner Jason Nortz says the local ordinance does not specifically speak to schooling. “It speaks to other amenities like medical facilities, shopping centers,” says Nortz. “It doesn’t specifically speak to schools, but we are aware that schools are an important issue and we’re working with the school district to identify how that issue can be met.”\u003c/p>\n\u003cp>For now, the city is reviewing the seller’s report on how they propose to compensate residents for the closure.\u003c/p>\n\u003cp>But Erika Escalante, whose son, André, is entering second grade, doesn’t think she can be convinced to move.\u003c/p>\n\u003cp>“For the kids they’re losing their homes, they’re losing their teachers, their friends, their whole community,” Escalante says. “You can’t put a price to that.”\u003c/p>\n\u003cp>But the sellers have. They are currently offering Escalante and the mobile home owners a starting amount of $31,000 to move out.\u003c/p>\n\u003cfigure id=\"attachment_104938\" class=\"wp-caption aligncenter\" style=\"max-width: 500px\">\u003ca href=\"http://ww2.kqed.org/news/2013/07/29/palo-alto-mobile-homes/mobilehome3/\" rel=\"attachment wp-att-104938\">\u003cimg class=\"size-full wp-image-104938\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/mobilehome3.jpg\" alt=\"The Buena Vista Mobile Home Park is the last mobile home park in Palo Alto. Photo: Francesca Segre/KQED\" width=\"500\" height=\"375\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The Buena Vista Mobile Home Park is the last mobile home park in Palo Alto. Photo: Francesca Segre/KQED\u003c/figcaption>\u003c/figure>\n\u003cp>\u003c/p>\n\u003cp>\u003ciframe width=\"100%\" height=\"166\" scrolling=\"no\" frameborder=\"no\" src=\"https://w.soundcloud.com/player/?url=http%3A%2F%2Fapi.soundcloud.com%2Ftracks%2F103322880\">\u003c/iframe>\u003c/p>\n\n",
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"description": "By Francesca Segrè Saul Bracamontes and his wife, Erika Escalante, know the parking spot they rent at the Buena Vista Mobile Home Park in Palo Alto is extraordinary. “Right here — it’s the most affordable place in the Bay Area, I think,” says Escalante, who has lived in the park 14 years. They pay $700",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_104935\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003cimg class=\"size-medium wp-image-104935 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/mobilehome1-300x234.jpg\" alt=\"Erika Escalante, Saul Bracamontes and their son Andre live at the Buena Vista Mobile home park in Palo Alto. Andre's parents don't want to give up his enrollment in Palo Alto's top-rated public schools if the park is redeveloped into market-rate apartments. Photo: Francesa Segre/KQED\" width=\"300\" height=\"234\">\u003cfigcaption class=\"wp-caption-text\">Erika Escalante, Saul Bracamontes and their son, Andre, live at the Buena Vista Mobile Home Park in Palo Alto. Andre's parents don't want to give up his enrollment in Palo Alto's top-rated public schools if the park is redeveloped into market-rate apartments. Photo: Francesa Segre/KQED\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Francesca Segrè\u003c/strong>\u003c/p>\n\u003cp>Saul Bracamontes and his wife, Erika Escalante, know the parking spot they rent at the \u003ca href=\"http://www.cityofpaloalto.org/gov/depts/pln/current/buena_vista_mobile_home_park.asp\">Buena Vista Mobile Home Park\u003c/a> in Palo Alto is extraordinary.\u003c/p>\n\u003cp>“Right here — it’s the most affordable place in the Bay Area, I think,” says Escalante, who has lived in the park 14 years.\u003c/p>\n\u003cp>They pay $700 a month to park at Buena Vista, in a city where the median home price is around $2 million.\u003c/p>\n\u003cp>As long as they keep their spot, André, their 6-year-old son, will go to Palo Alto’s top-ranked schools and be surrounded by high-achieving professional families.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>It's an advantage not lost on Bracamontes, who works as an assistant manager at Whole Foods. “If you stay here, you have a chance to work for Google, go to Stanford, get a good job there,” says Bracamontes. “Anywhere in Palo Alto, you’re going to have a way better chance.”\u003c/p>\n\u003cp>But Escalante, Bracamontes and the 400 other mostly low-income families at Buena Vista may not get to hold onto their premium spots in Palo Alto for long. The Jisser family, which has owned the Buena Vista Mobile Home Park since 1986,\u003cstrong> \u003c/strong>wants to sell it. \u003c!--more-->\u003c/p>\n\u003cp>“It is their right under the law to go out of business, and they have chosen to do so,” says Margaret Nanda, attorney for the owners of the mobile home park.\u003c/p>\n\u003cp>Developer Prometheus has expressed interest in buying the prime real estate and turning it into market-rate apartments.\u003c/p>\n\u003cp>Nanda, who has represented multiple mobile home conversions throughout California, says when property values rise, as they are now, more park owners want to sell.\u003c/p>\n\u003cp>It’s a transition that worsens the Bay Area’s shortage of affordable housing.\u003c/p>\n\u003cfigure id=\"attachment_104936\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/07/29/palo-alto-mobile-homes/mobilehome2/\" rel=\"attachment wp-att-104936\">\u003cimg class=\"size-medium wp-image-104936\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/mobilehome2-300x225.jpg\" alt=\"Residents of the Buena Vista Mobile home park in Palo Alto don't know where they'll go if the property is redeveloped into market rate apartments. Photo: Francesca Segre/KQED\" width=\"300\" height=\"225\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Residents of the Buena Vista Mobile Home Park in Palo Alto don't know where they'll go if the property is sold. Photo: Francesca Segre/KQED\u003c/figcaption>\u003c/figure>\n\u003cp>Melissa Morris, an affordable housing lawyer with the Law Foundation of Silicon Valley, represents the Buena Vista residents. She says closing this park may violate multiple laws, including the federal Fair Housing Act. “Palo Alto is predominately white and wealthy, whereas this park is predominately Latino and most of the residents are lower income,” explains Morris. “So if the park closes and the residents aren’t provided with a way to stay in this community, it means the closure of this park has a disparate impact on Latinos, a protected category under fair housing laws.”\u003c/p>\n\u003cp>On a state level, Morris points out that Palo Alto is already woefully behind on its obligation to zone for affordable housing. According to its Regional Housing Needs Assessment, Palo Also is obligated to zone for 1,200 affordable housing units by 2014. The city reports it has zoned for 200 units so far.\u003c/p>\n\u003cp>And there’s another significant sticking point in converting the park.\u003c/p>\n\u003cp>A local Palo Alto ordinance requires the seller to compensate residents for the cost of their home and the cost of moving to a comparable home in a comparable neighborhood. But what is comparable?\u003c/p>\n\u003cp>Morris says since schools in surrounding cities are less desirable than those in Palo Alto, the housing must be in Palo Alto. Further complicating matters? There are no other mobile home parks in Palo Alto.\u003c/p>\n\u003cp>“They are homeowners. They’re not just tenants. To us that means a comparable home ownership opportunity in Palo Alto; that might mean a condo, a townhouse, a single-family home,” says Morris.\u003c/p>\n\u003cp>In Palo Alto, the median price for a condo is around $900,000, according to the real estate information firm DataQuick.\u003c/p>\n\u003cp>Nanda, though, says according to state law, “mitigation assistance cannot exceed the reasonable cost of relocation.” She says, “To suggest that a home which is 475 feet and in some cases 62 years old … to suggest that comparable housing is an $850,000 condo is not reasonable and not required by the laws.”\u003c/p>\n\u003cp>Ultimately, it will be up to the city of Palo Alto to decide whether to allow for the rezoning and conversion of the 4.5-acre property on El Camino Real. A hearing officer will consider the conversion after a residential impact report has been completed by the seller.\u003c/p>\n\u003cp>Palo Alto city planner Jason Nortz says the local ordinance does not specifically speak to schooling. “It speaks to other amenities like medical facilities, shopping centers,” says Nortz. “It doesn’t specifically speak to schools, but we are aware that schools are an important issue and we’re working with the school district to identify how that issue can be met.”\u003c/p>\n\u003cp>For now, the city is reviewing the seller’s report on how they propose to compensate residents for the closure.\u003c/p>\n\u003cp>But Erika Escalante, whose son, André, is entering second grade, doesn’t think she can be convinced to move.\u003c/p>\n\u003cp>“For the kids they’re losing their homes, they’re losing their teachers, their friends, their whole community,” Escalante says. “You can’t put a price to that.”\u003c/p>\n\u003cp>But the sellers have. They are currently offering Escalante and the mobile home owners a starting amount of $31,000 to move out.\u003c/p>\n\u003cfigure id=\"attachment_104938\" class=\"wp-caption aligncenter\" style=\"max-width: 500px\">\u003ca href=\"http://ww2.kqed.org/news/2013/07/29/palo-alto-mobile-homes/mobilehome3/\" rel=\"attachment wp-att-104938\">\u003cimg class=\"size-full wp-image-104938\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/07/mobilehome3.jpg\" alt=\"The Buena Vista Mobile Home Park is the last mobile home park in Palo Alto. Photo: Francesca Segre/KQED\" width=\"500\" height=\"375\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The Buena Vista Mobile Home Park is the last mobile home park in Palo Alto. 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"disqusTitle": "San Francisco Has Second Least Affordable Rental Market in US",
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"content": "\u003cp>How do you afford a studio apartment in San Francisco? Well, if you're earning the minimum wage, you work 72 hours a week by the calculations of the \u003ca href=\"http://nlihc.org/oor\">National Low Income Housing Coalition\u003c/a>.\u003c/p>\n\u003cfigure id=\"attachment_91092\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/11/san-francisco-has-second-least-affordable-rental-market-in-us/for-rent-think-stock/\" rel=\"attachment wp-att-91092\">\u003cimg class=\"size-medium wp-image-91092\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/for-rent-think-stock-300x300.jpg\" alt=\"Photo: iStock\" width=\"300\" height=\"300\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Photo: iStock\u003c/figcaption>\u003c/figure>\n\u003cp>And that's getting off easy. San Francisco has a higher minimum wage than the rest of the country, $10.55 an hour. If San Franciscans got paid the federal minimum wage, $7.25, they'd need to work 105 hours per week to rent that apartment, according to the coalition.\u003c/p>\n\u003cp>The coalition released its annual \u003ca href=\"http://nlihc.org/oor/2013\">report \u003c/a>on the nation's increasingly tight rental market on Monday.\u003c/p>\n\u003cp>It rated California the second most expensive state for renters, after Hawaii. Overall three out of the 10 most expensive metropolitan areas were in California, with San Francisco just behind Honolulu as second most expensive. Orange County was the fourth most expensive, San Jose-Sunnyvale-Santa Clara was the fifth, and Santa Cruz-Watsonville was the sixth.\u003c/p>\n\u003cp>Six out of the 10 most expensive counties were in California, the researchers found: San Mateo at No. 3, San Francisco at No. 4, Marin at No. 5, Orange County at No. 7, Santa Clara at No. 8, and Santa Cruz at No. 9.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"In terms of Metropolitan areas with the highest housing [costs], the list doesn't change much from year to year,\" said Research Director Megan Bolton.\u003c/p>\n\u003cp>What has changed is that rental housing has gotten more and more expensive nationwide, said Sheila Crowley, the coalition's president and CEO.\u003c!--more-->\u003c/p>\n\u003cp>The need for housing affordable for extremely low income people rose from 6.8 million units in 2010 to 7.1 million in 2011, according to the report.\u003c/p>\n\u003cp>\"There is a significant difference between what people need to earn in order to afford housing and what they do earn.\"\u003c/p>\n\u003cp>Government cutbacks are making the situation worse. Sequestration, a set of across-the-board cuts imposed the federal government this year, is already hurting efforts to help people afford homes, said Crowley.\u003c/p>\n\u003cp>\"HUD has sent out letters to governors saying what their budget cuts will be for the current fiscal year,\" said Crowley.\u003c/p>\n\u003cp>The cuts are particularly affecting vouchers used to subsidize housing of very low income people. Not only have housing authorities stopped issuing new vouchers, they have rescinded some for people who have been looking for a place to live.\u003c/p>\n\u003cp>\"So you have been on the waiting list for years, finally your name comes up. You’re out there looking for a place to live and suddenly they rescind your voucher,\" she said.\u003c/p>\n\u003cp>Barbara Poppe, executive director of the U.S. Interagency Council on Homelessness, agreed that the cuts could worsen the national housing shortage. \"These sequester cuts threaten to stop our progress and threaten to send us backwards,\" she said. \"As many as 100,000 families could lose access to shelters.\"\u003c/p>\n\u003cp>The report gives detailed numbers for states, cities and counties.\u003c/p>\n\u003cp>Some of the most striking statistics:\u003c/p>\n\u003cul>\n\u003cli>To rent a one-bedroom apartment in the Silicon Valley, three people would have to work full time earning the state minimum wage ($8 per hour). (On Monday, the City of San Jose raised the minimum wage from $9 to $10 per hour.)\u003c/li>\n\u003cli>In the Oakland-Fremont area, you would need 2.1 people working full time at $8 an hour to afford a studio apartment.\u003c/li>\n\u003cli>Even in Merced, a California community with a much less expensive reputation than the Bay Area, you would still need 1.2 people working full time at $8 an hour to afford a studio apartment.\u003c/li>\n\u003c/ul>\n\u003cp>The agency made its calculations based on the fair market rate for rental units provided by the Housing and Urban Development department and an estimate that you can spend 30 percent of your income before sacrificing other necessities such as food and healthcare.\u003c/p>\n\u003cp>In order to keep roofs over their heads, very low income people are both sacrificing other necessities and cramming more people into the housing units they occupy, said Bolton.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The coalition didn't just identify the problem, it also proposed solutions. Most notably, it would \"modify\" the mortgage interest tax deduction in such a way that money could be saved to subsidize housing for people with very low incomes.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>How do you afford a studio apartment in San Francisco? Well, if you're earning the minimum wage, you work 72 hours a week by the calculations of the \u003ca href=\"http://nlihc.org/oor\">National Low Income Housing Coalition\u003c/a>.\u003c/p>\n\u003cfigure id=\"attachment_91092\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/03/11/san-francisco-has-second-least-affordable-rental-market-in-us/for-rent-think-stock/\" rel=\"attachment wp-att-91092\">\u003cimg class=\"size-medium wp-image-91092\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/03/for-rent-think-stock-300x300.jpg\" alt=\"Photo: iStock\" width=\"300\" height=\"300\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Photo: iStock\u003c/figcaption>\u003c/figure>\n\u003cp>And that's getting off easy. San Francisco has a higher minimum wage than the rest of the country, $10.55 an hour. If San Franciscans got paid the federal minimum wage, $7.25, they'd need to work 105 hours per week to rent that apartment, according to the coalition.\u003c/p>\n\u003cp>The coalition released its annual \u003ca href=\"http://nlihc.org/oor/2013\">report \u003c/a>on the nation's increasingly tight rental market on Monday.\u003c/p>\n\u003cp>It rated California the second most expensive state for renters, after Hawaii. Overall three out of the 10 most expensive metropolitan areas were in California, with San Francisco just behind Honolulu as second most expensive. Orange County was the fourth most expensive, San Jose-Sunnyvale-Santa Clara was the fifth, and Santa Cruz-Watsonville was the sixth.\u003c/p>\n\u003cp>Six out of the 10 most expensive counties were in California, the researchers found: San Mateo at No. 3, San Francisco at No. 4, Marin at No. 5, Orange County at No. 7, Santa Clara at No. 8, and Santa Cruz at No. 9.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"In terms of Metropolitan areas with the highest housing [costs], the list doesn't change much from year to year,\" said Research Director Megan Bolton.\u003c/p>\n\u003cp>What has changed is that rental housing has gotten more and more expensive nationwide, said Sheila Crowley, the coalition's president and CEO.\u003c!--more-->\u003c/p>\n\u003cp>The need for housing affordable for extremely low income people rose from 6.8 million units in 2010 to 7.1 million in 2011, according to the report.\u003c/p>\n\u003cp>\"There is a significant difference between what people need to earn in order to afford housing and what they do earn.\"\u003c/p>\n\u003cp>Government cutbacks are making the situation worse. Sequestration, a set of across-the-board cuts imposed the federal government this year, is already hurting efforts to help people afford homes, said Crowley.\u003c/p>\n\u003cp>\"HUD has sent out letters to governors saying what their budget cuts will be for the current fiscal year,\" said Crowley.\u003c/p>\n\u003cp>The cuts are particularly affecting vouchers used to subsidize housing of very low income people. Not only have housing authorities stopped issuing new vouchers, they have rescinded some for people who have been looking for a place to live.\u003c/p>\n\u003cp>\"So you have been on the waiting list for years, finally your name comes up. You’re out there looking for a place to live and suddenly they rescind your voucher,\" she said.\u003c/p>\n\u003cp>Barbara Poppe, executive director of the U.S. Interagency Council on Homelessness, agreed that the cuts could worsen the national housing shortage. \"These sequester cuts threaten to stop our progress and threaten to send us backwards,\" she said. \"As many as 100,000 families could lose access to shelters.\"\u003c/p>\n\u003cp>The report gives detailed numbers for states, cities and counties.\u003c/p>\n\u003cp>Some of the most striking statistics:\u003c/p>\n\u003cul>\n\u003cli>To rent a one-bedroom apartment in the Silicon Valley, three people would have to work full time earning the state minimum wage ($8 per hour). (On Monday, the City of San Jose raised the minimum wage from $9 to $10 per hour.)\u003c/li>\n\u003cli>In the Oakland-Fremont area, you would need 2.1 people working full time at $8 an hour to afford a studio apartment.\u003c/li>\n\u003cli>Even in Merced, a California community with a much less expensive reputation than the Bay Area, you would still need 1.2 people working full time at $8 an hour to afford a studio apartment.\u003c/li>\n\u003c/ul>\n\u003cp>The agency made its calculations based on the fair market rate for rental units provided by the Housing and Urban Development department and an estimate that you can spend 30 percent of your income before sacrificing other necessities such as food and healthcare.\u003c/p>\n\u003cp>In order to keep roofs over their heads, very low income people are both sacrificing other necessities and cramming more people into the housing units they occupy, said Bolton.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The coalition didn't just identify the problem, it also proposed solutions. Most notably, it would \"modify\" the mortgage interest tax deduction in such a way that money could be saved to subsidize housing for people with very low incomes.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"disqusTitle": "San Francisco Measure Could Help Some Homeowners--and Hurt Renters",
"title": "San Francisco Measure Could Help Some Homeowners--and Hurt Renters",
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"content": "\u003cfigure id=\"attachment_89984\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/denike-cropped/\" rel=\"attachment wp-att-89984\">\u003cimg class=\"size-medium wp-image-89984\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/denike-cropped-300x270.jpg\" alt=\"Tim Denike is one of the many tenancy-in-common owners in San Francisco who hope to convert their units to condominiums. (Sam Harnett/KQED)\" width=\"300\" height=\"270\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Tim Denike is one of the many tenancy-in-common owners in San Francisco who hope to convert their units to condominiums. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Sam Harnett\u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Update: \u003c/strong> The Board of Supervisors Land Use and Economic Development Committee, which had been expected to vote on a one-time fix for tenancy-in-common homeowners who want to convert their units to condos, will put off consideration of the measure until next month. Aides to Supervisor Mark Farrell, the lead sponsor of the measure, say he wants more time to talk to tenants' rights groups about the proposal, which they oppose.\u003c/p>\n\u003cp>\u003cstrong>Original post: \u003c/strong>\u003c/p>\n\u003cp>On Monday, a San Francisco Board of Supervisors committee is expected to talk again about an ordinance that would relax the rules under which people who own tenancy-in-common homes, or TICs, get to convert them to condominiums. Tenants’ rights activists are fighting the proposal, saying it will fuel real estate speculation and sweep affordable rent-controlled housing off the market.\u003c/p>\n\u003cp>Tim Denike is one of those the ordinance is designed to help. He has a beautiful tenancy-in-common home in the Castro. From his windows you can see Twin Peaks, the Bay Bridge, and the high-rise towers of the Financial District. Denike says he used all his savings to buy the flat in 2007.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"At the time it was a really expensive place,\" Denike says. \"It was way above my ability to really afford it. I was surprised in hindsight that I got the mortgage.\"\u003c/p>\n\u003cp>\u003cem>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/with-lede.mp3\" target=\"_blank\">Listen to the radio report\u003c/a>\u003c/em>\u003cbr>\n[audio:http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/with-lede.mp3]\u003c/p>\n\u003cp>In a TIC, people buy into the building together and typically share the mortgage, but each owns a particular unit. Not all banks will finance a TIC, and those who do insist on adjustable rate mortgages (ARMs).\u003c!--more-->\u003c/p>\n\u003caside class=\"pullquote alignleft\">'I was a little naïve in hindsight,' a TIC buyer says.\u003c/aside>\n\u003cp>There were a lot of people like Denike who bought TICs during the housing boom. About 2,500 San Francisco units were sold as part of TICs between 2002 and 2007. Some early buyers flipped their TICs to condos and made hundreds of thousands of dollars.\u003c/p>\n\u003cp>Denike says his agent told him he'd be able to quickly convert his unit to a condo. \"I was a little naïve in hindsight,\" he says. \"They said move in, in three years you will condo-convert, and everything will be great.\"\u003c/p>\n\u003cp>Everything is not great. San Francisco only allows 200 TICs to convert to condos a year, chosen through a lottery. Now there’s a backlog of about 2,000 units whose owners would like to convert.\u003c/p>\n\u003cp>Meanwhile, Denike has lost 40 percent of his equity. And because TICs have adjustable-rate mortgages, his payments have ballooned. The only good way out for him is to condo-convert and get a fixed-rate mortgage. \"How much longer do I have to live in my unit before I can refinance into a stable mortgage?\" he asks.\u003c/p>\n\u003cp>The proposed legislation would be a one-time fix to bail out these backlogged TIC owners.\u003c/p>\n\u003cp>But tenants' rights advocates say the measure will bring on another wave of real estate speculation. And that would mean pressure on tenants like Jack Rikas and his wife Juliette.\u003c/p>\n\u003cp>They've rented a three-bedroom Victorian in the Upper Haight for 27 years. Thanks to rent control, the couple pays far, far below market rate.\u003c/p>\n\u003cp>\"We stayed in one place, and per San Francisco law rents can only be raised accordingly,\" Jack Rikas says. \"For some reason now, that's kind of a crime.\"\u003c/p>\n\u003cfigure id=\"attachment_89985\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/rikas-cropped/\" rel=\"attachment wp-att-89985\">\u003cimg class=\"size-medium wp-image-89985\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/rikas-cropped-300x249.jpg\" alt=\"Jack and Juliette Rikas have lived in their rent-controlled apartment for 27 years, but say their landlord now wants to convert it to a tenants-in-common unit. (Sam Harnett/KQED)\" width=\"300\" height=\"249\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jack and Juliette Rikas have lived in their rent-controlled apartment for 27 years, but say their landlord now wants to convert it to a tenants-in-common unit. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>Rikas says their landlord wants them to move out so he can sell the building as a TIC. If he evicts them, tenant protections prevent the building from ever becoming condo-converted, a big drawback for a potential TIC.\u003c/p>\n\u003cp>So instead of eviction, Rikas says the owner is neglecting maintenance, threatening evictions, and performing repairs in slow, disruptive ways. \"Tick, tick, tick. It's just this little constant drip,\" he says. \"It's supposed to bother you and eventually you leave.\"\u003c/p>\n\u003cp>Rikas says he recently got a letter from his landlord giving him a choice between a buy-out and an eviction. Tenants’ rights advocates say the letters are becoming common practice. It reads, \"Dear Tenants, the owner of your building intends to perform extensive renovations to create brand new apartments for sale. This requires you to permanently move out.\"\u003c/p>\n\u003cp>It's natural that landlords are going to be more motivated to sell when the market heats up.\u003c/p>\n\u003cp>Real-estate agent and TIC specialist Eileen Bermingham says right now high condo prices are making people look at tenancy in common again. \"Everybody is interested in them,\" Bermingham says. \"People are looking at disclosure packages. That I haven't seen in a while.\"\u003c/p>\n\u003cp>She says if the city's ordinance goes through and resets the clock on the TIC-condo conversion lottery, it could make TICs even more desirable. \"If I were able to point out that you would be able to condo-convert in even 10 years with some semblance of certainty? That would absolutely be a selling point,\" she says.\u003c/p>\n\u003cp>San Francisco supervisors are being pressured by both sides. Mark Farrell, the bill's lead author, is clear about his position. \"I'd like to see (condo conversion) grow, to be quite frank with you,\" he says.\u003c/p>\n\u003cp>And Farrell wants to do more than simply clear the lottery backlog. He also wants to raise the 200 per year conversion cap.\u003c/p>\n\u003cp>Supervisor Jane Kim says she's concerned about the city's existing stock of rent-controlled units being \"cannibalized\" if Farrell's ordinance is passed. She's suggested freezing the number of lottery conversions for a decade or so--about how long it will take the current backlog of TICs to convert through the system that's now in place.\u003c/p>\n\u003cp>\"By allowing a bypass now, we don't want to encourage banks and Realtors to go out and say, 'San Francisco is letting this bypass happen now,'\" Kim says. \"'It's going to happen again in five years, so buy up today.'\"\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>The Board of Supervisors' Land Use and Economic Development Committee will take up the proposal again on Monday--though a vote on the issue may be delayed until next month.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_89984\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/denike-cropped/\" rel=\"attachment wp-att-89984\">\u003cimg class=\"size-medium wp-image-89984\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/denike-cropped-300x270.jpg\" alt=\"Tim Denike is one of the many tenancy-in-common owners in San Francisco who hope to convert their units to condominiums. (Sam Harnett/KQED)\" width=\"300\" height=\"270\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Tim Denike is one of the many tenancy-in-common owners in San Francisco who hope to convert their units to condominiums. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>By Sam Harnett\u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Update: \u003c/strong> The Board of Supervisors Land Use and Economic Development Committee, which had been expected to vote on a one-time fix for tenancy-in-common homeowners who want to convert their units to condos, will put off consideration of the measure until next month. Aides to Supervisor Mark Farrell, the lead sponsor of the measure, say he wants more time to talk to tenants' rights groups about the proposal, which they oppose.\u003c/p>\n\u003cp>\u003cstrong>Original post: \u003c/strong>\u003c/p>\n\u003cp>On Monday, a San Francisco Board of Supervisors committee is expected to talk again about an ordinance that would relax the rules under which people who own tenancy-in-common homes, or TICs, get to convert them to condominiums. Tenants’ rights activists are fighting the proposal, saying it will fuel real estate speculation and sweep affordable rent-controlled housing off the market.\u003c/p>\n\u003cp>Tim Denike is one of those the ordinance is designed to help. He has a beautiful tenancy-in-common home in the Castro. From his windows you can see Twin Peaks, the Bay Bridge, and the high-rise towers of the Financial District. Denike says he used all his savings to buy the flat in 2007.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\"At the time it was a really expensive place,\" Denike says. \"It was way above my ability to really afford it. I was surprised in hindsight that I got the mortgage.\"\u003c/p>\n\u003cp>\u003cem>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/with-lede.mp3\" target=\"_blank\">Listen to the radio report\u003c/a>\u003c/em>\u003cbr>\n\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>In a TIC, people buy into the building together and typically share the mortgage, but each owns a particular unit. Not all banks will finance a TIC, and those who do insist on adjustable rate mortgages (ARMs).\u003c!--more-->\u003c/p>\n\u003caside class=\"pullquote alignleft\">'I was a little naïve in hindsight,' a TIC buyer says.\u003c/aside>\n\u003cp>There were a lot of people like Denike who bought TICs during the housing boom. About 2,500 San Francisco units were sold as part of TICs between 2002 and 2007. Some early buyers flipped their TICs to condos and made hundreds of thousands of dollars.\u003c/p>\n\u003cp>Denike says his agent told him he'd be able to quickly convert his unit to a condo. \"I was a little naïve in hindsight,\" he says. \"They said move in, in three years you will condo-convert, and everything will be great.\"\u003c/p>\n\u003cp>Everything is not great. San Francisco only allows 200 TICs to convert to condos a year, chosen through a lottery. Now there’s a backlog of about 2,000 units whose owners would like to convert.\u003c/p>\n\u003cp>Meanwhile, Denike has lost 40 percent of his equity. And because TICs have adjustable-rate mortgages, his payments have ballooned. The only good way out for him is to condo-convert and get a fixed-rate mortgage. \"How much longer do I have to live in my unit before I can refinance into a stable mortgage?\" he asks.\u003c/p>\n\u003cp>The proposed legislation would be a one-time fix to bail out these backlogged TIC owners.\u003c/p>\n\u003cp>But tenants' rights advocates say the measure will bring on another wave of real estate speculation. And that would mean pressure on tenants like Jack Rikas and his wife Juliette.\u003c/p>\n\u003cp>They've rented a three-bedroom Victorian in the Upper Haight for 27 years. Thanks to rent control, the couple pays far, far below market rate.\u003c/p>\n\u003cp>\"We stayed in one place, and per San Francisco law rents can only be raised accordingly,\" Jack Rikas says. \"For some reason now, that's kind of a crime.\"\u003c/p>\n\u003cfigure id=\"attachment_89985\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2013/02/22/san-francisco-struggles-with-decision-that-could-help-some-homeowners-and-hurt-renters/rikas-cropped/\" rel=\"attachment wp-att-89985\">\u003cimg class=\"size-medium wp-image-89985\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/02/rikas-cropped-300x249.jpg\" alt=\"Jack and Juliette Rikas have lived in their rent-controlled apartment for 27 years, but say their landlord now wants to convert it to a tenants-in-common unit. (Sam Harnett/KQED)\" width=\"300\" height=\"249\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jack and Juliette Rikas have lived in their rent-controlled apartment for 27 years, but say their landlord now wants to convert it to a tenants-in-common unit. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>Rikas says their landlord wants them to move out so he can sell the building as a TIC. If he evicts them, tenant protections prevent the building from ever becoming condo-converted, a big drawback for a potential TIC.\u003c/p>\n\u003cp>So instead of eviction, Rikas says the owner is neglecting maintenance, threatening evictions, and performing repairs in slow, disruptive ways. \"Tick, tick, tick. It's just this little constant drip,\" he says. \"It's supposed to bother you and eventually you leave.\"\u003c/p>\n\u003cp>Rikas says he recently got a letter from his landlord giving him a choice between a buy-out and an eviction. Tenants’ rights advocates say the letters are becoming common practice. It reads, \"Dear Tenants, the owner of your building intends to perform extensive renovations to create brand new apartments for sale. This requires you to permanently move out.\"\u003c/p>\n\u003cp>It's natural that landlords are going to be more motivated to sell when the market heats up.\u003c/p>\n\u003cp>Real-estate agent and TIC specialist Eileen Bermingham says right now high condo prices are making people look at tenancy in common again. \"Everybody is interested in them,\" Bermingham says. \"People are looking at disclosure packages. That I haven't seen in a while.\"\u003c/p>\n\u003cp>She says if the city's ordinance goes through and resets the clock on the TIC-condo conversion lottery, it could make TICs even more desirable. \"If I were able to point out that you would be able to condo-convert in even 10 years with some semblance of certainty? That would absolutely be a selling point,\" she says.\u003c/p>\n\u003cp>San Francisco supervisors are being pressured by both sides. Mark Farrell, the bill's lead author, is clear about his position. \"I'd like to see (condo conversion) grow, to be quite frank with you,\" he says.\u003c/p>\n\u003cp>And Farrell wants to do more than simply clear the lottery backlog. He also wants to raise the 200 per year conversion cap.\u003c/p>\n\u003cp>Supervisor Jane Kim says she's concerned about the city's existing stock of rent-controlled units being \"cannibalized\" if Farrell's ordinance is passed. She's suggested freezing the number of lottery conversions for a decade or so--about how long it will take the current backlog of TICs to convert through the system that's now in place.\u003c/p>\n\u003cp>\"By allowing a bypass now, we don't want to encourage banks and Realtors to go out and say, 'San Francisco is letting this bypass happen now,'\" Kim says. \"'It's going to happen again in five years, so buy up today.'\"\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The Board of Supervisors' Land Use and Economic Development Committee will take up the proposal again on Monday--though a vote on the issue may be delayed until next month.\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": "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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"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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"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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"politicalbreakdown": {
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"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.",
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"possible": {
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"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.",
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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.",
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"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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"officialWebsiteLink": "https://www.revealnews.org/episodes/",
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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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