Controversial California Law Meant to Spur New Housing Could Get More Teeth
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Newsom's 'Care Court' Passes Senate but Still Faces Shortage of Treatment Beds, Housing
More People Became Unhoused Across the Bay Area Over Last 3 Years — Except in SF
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The law allows developers to bypass local building rules and receive automatic approval for dense housing developments in jurisdictions that are out of compliance with state housing law.\u003c/p>\n\u003cp>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240AB1893\">AB 1893\u003c/a> updates the original law to reduce the amount of affordable housing required for builder’s remedy projects — from 20% to 10% — and exempt developments with 10 or fewer units from providing any affordable housing at all. It also clarifies where the projects can be located and establishes standards for how large they can be, among other changes.[pullquote size=\"medium\" align=\"right\" citation=\"Adam Mayberry, architect\"]‘A bill like this would lessen the uncertainty and the risk that developers that have submitted projects are going through.’[/pullquote]\u003c/p>\n\u003cp>Bonta said the bill clarifies “how the builder’s remedy will work in different situations.\u003c/p>\n\u003cp>“It provides clear and objective standards, to provide greater guidance, more clarity, more certainty as to when the builder’s remedy applies and when projects must be approved,” he said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>By reducing the bill’s requirements and providing legal clarity on a law filled with ambiguities could empower more developers to use the law. And since the builder’s remedy only applies to cities or counties that don’t comply with state housing law, Wicks said the bill should further incentivize those jurisdictions to get in line.\u003c/p>\n\u003cp>“The message to local jurisdictions is very clear: The days of shirking your responsibility to your neighbors are over,” she said. “This bill is not about taking away local control. It’s about creating consequences for ignoring the law.”\u003c/p>\n\u003cp>[aside postID=\"news_11945744,news_11938267\" label=\"Related Stories\"]Though the builder’s remedy has been on the books since 1990, developers have only recently been willing to use it. That changed, in part, due to a bevy of new housing laws that have been approved over the past half-decade as the state seeks to spur the construction of some \u003ca href=\"https://statewide-housing-plan-cahcd.hub.arcgis.com/\">2.5 million new homes by 2031\u003c/a>.\u003c/p>\n\u003cp>In particular, jurisdictions are required to submit plans to the state every eight years detailing where developers can build new housing. But, because of those recent changes to state law, cities and counties not only have to plan for more housing than ever before, they also have to locate more of that housing in neighborhoods with access to highly-rated schools, grocery stores and transportation.\u003c/p>\n\u003cp>That’s meant that cities and counties have often had to resubmit plans multiple times.\u003c/p>\n\u003cp>As of Tuesday, 40% of cities and counties across the state were \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-open-data-tools/housing-element-review-and-compliance-report\">out of compliance\u003c/a> with state housing law, and in the Bay Area, 37% were out of compliance — making them potentially vulnerable to builder’s remedy projects.\u003c/p>\n\u003cp>In the past two years, \u003ca href=\"https://airtable.com/app9RDx8iUzQMybXB/shrOu16SXIFWr5Bsy/tblCmd5iq08cbtxR8/viwdVopcBuGou2AfK?backgroundColor=green\">at least 93 builder’s remedy projects\u003c/a>, representing 17,000 potential new homes or apartments, have been proposed across California, according to the pro-housing advocacy organization, YIMBY Law, which keeps a running tally — though Sonja Trauss, the organization’s executive director, admits the tally is an undercount.\u003c/p>\n\u003cp>“When a jurisdiction is in compliance with housing element law, that means they’ve made it possible to build the housing that we need,” Wicks said. “That means that they have zoned to ensure there’s enough land where it’s legal to build housing. They’ve removed constraints so that their approval process is more efficient and objective.”\u003c/p>\n\u003cp>Even without the update proposed under AB 1893, Trauss said the law has been successful “at motivating cities to get in compliance” with state housing laws.\u003c/p>\n\u003cp>“We’re looking forward to continuing to see positive results in the courts on projects using the existing program, and also looking forward to the improvements this bill promises in making the builder’s remedy even easier to use to build housing faster,” she wrote in an email.\u003c/p>\n\u003cp>The projects, however, have faced opposition from cities that have sought to block approvals under the builder’s remedy. In the wealthy Los Angeles-area city of La Cañada Flintridge, for instance, city officials denied an application for a project with 80 mixed-income apartment units, along with hotel and office space, arguing it had “self-certified” its own housing plan, making it immune to the law. Last month, a court \u003ca href=\"https://oag.ca.gov/news/press-releases/attorney-general-bonta-court-orders-la-ca%C3%B1ada-flintridge-follow-state-housing#:~:text=OAKLAND%20%E2%80%94%20California%20Attorney%20General%20Rob,did%20not%20have%20a%20compliant\">ruled against the city\u003c/a>, forcing it to proceed with processing the application.\u003c/p>\n\u003cp>AB 1893 clarifies where housing could be built, designating sites already used for housing, retail or office as appropriate and prohibiting projects on or adjacent to industrial sites. It also provides clearer objective standards for development, allowing projects to more than double or sometimes triple the density of housing the jurisdiction currently allows.\u003c/p>\n\u003cp>All of which should make it easier for developers to make sure their projects can’t be challenged in court, said Muhammad Alameldin, a policy associate with the Terner Center for Housing Innovation at UC Berkeley.\u003c/p>\n\u003cp>“It establishes a definitive objective standard,” he said. “This also diminishes the ability for local governments to disapprove projects by adding onerous standards or refusing to process applications.”\u003c/p>\n\u003cp>Alameldin said the projects are more likely to be financially feasible by lowering the requirements to provide affordable housing.\u003c/p>\n\u003cp>“So what the bill hopes to do is that by lowering the threshold, more projects will be proposed,” he said. “By making [the affordable housing requirement] 10%, then projects could start penciling across the state.”\u003c/p>\n\u003cp>One developer, Sasha Zbrozek, wasted no time submitting an application to build a five-unit townhouse on his property in the Bay Area’s Los Altos Hills. But just a month after he submitted it, city officials found it incomplete.\u003c/p>\n\u003cp>A year later, his project still hasn’t broken ground — a result, he said, of a combination of factors, including high-interest rates and regulatory hurdles. Even with the changes proposed to the builder’s remedy, Zbrozek said it’s unlikely to spur enough housing to make a dent in the state’s affordability crisis.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>“I’ve realized that if I want to build homes, that it will need to be in a different state that has fewer and more favorable laws,” he said.\u003c/p>\n\n","blocks":[],"excerpt":"California Attorney General Rob Bonta is partnering with Assemblymember Buffy Wicks on a bill that would update a controversial housing measure known as the 'builder's remedy' meant to get more homes built — and scare cities into following state housing law.","status":"publish","parent":0,"modified":1712089238,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":26,"wordCount":1119},"headData":{"title":"Controversial California Law Meant to Spur New Housing Could Get More Teeth | KQED","description":"California Attorney General Rob Bonta is partnering with Assemblymember Buffy Wicks on a bill that would update a controversial housing measure known as the 'builder's remedy' meant to get more homes built — and scare cities into following state housing law.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"Controversial California Law Meant to Spur New Housing Could Get More Teeth","datePublished":"2024-04-02T18:15:13.000Z","dateModified":"2024-04-02T20:20:38.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11981595/controversial-california-law-meant-to-spur-new-housing-could-get-more-teeth","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>A controversial California law meant to scare cities into allowing more housing could grow a few more teeth.\u003c/p>\n\u003cp>Attorney General Rob Bonta announced Tuesday that he is sponsoring AB 1893, a bill by Assemblymember Buffy Wicks (D-Oakland) that would update the builder’s remedy. The law allows developers to bypass local building rules and receive automatic approval for dense housing developments in jurisdictions that are out of compliance with state housing law.\u003c/p>\n\u003cp>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240AB1893\">AB 1893\u003c/a> updates the original law to reduce the amount of affordable housing required for builder’s remedy projects — from 20% to 10% — and exempt developments with 10 or fewer units from providing any affordable housing at all. It also clarifies where the projects can be located and establishes standards for how large they can be, among other changes.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘A bill like this would lessen the uncertainty and the risk that developers that have submitted projects are going through.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Adam Mayberry, architect","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Bonta said the bill clarifies “how the builder’s remedy will work in different situations.\u003c/p>\n\u003cp>“It provides clear and objective standards, to provide greater guidance, more clarity, more certainty as to when the builder’s remedy applies and when projects must be approved,” he said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>By reducing the bill’s requirements and providing legal clarity on a law filled with ambiguities could empower more developers to use the law. And since the builder’s remedy only applies to cities or counties that don’t comply with state housing law, Wicks said the bill should further incentivize those jurisdictions to get in line.\u003c/p>\n\u003cp>“The message to local jurisdictions is very clear: The days of shirking your responsibility to your neighbors are over,” she said. “This bill is not about taking away local control. It’s about creating consequences for ignoring the law.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11945744,news_11938267","label":"Related Stories "},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Though the builder’s remedy has been on the books since 1990, developers have only recently been willing to use it. That changed, in part, due to a bevy of new housing laws that have been approved over the past half-decade as the state seeks to spur the construction of some \u003ca href=\"https://statewide-housing-plan-cahcd.hub.arcgis.com/\">2.5 million new homes by 2031\u003c/a>.\u003c/p>\n\u003cp>In particular, jurisdictions are required to submit plans to the state every eight years detailing where developers can build new housing. But, because of those recent changes to state law, cities and counties not only have to plan for more housing than ever before, they also have to locate more of that housing in neighborhoods with access to highly-rated schools, grocery stores and transportation.\u003c/p>\n\u003cp>That’s meant that cities and counties have often had to resubmit plans multiple times.\u003c/p>\n\u003cp>As of Tuesday, 40% of cities and counties across the state were \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-open-data-tools/housing-element-review-and-compliance-report\">out of compliance\u003c/a> with state housing law, and in the Bay Area, 37% were out of compliance — making them potentially vulnerable to builder’s remedy projects.\u003c/p>\n\u003cp>In the past two years, \u003ca href=\"https://airtable.com/app9RDx8iUzQMybXB/shrOu16SXIFWr5Bsy/tblCmd5iq08cbtxR8/viwdVopcBuGou2AfK?backgroundColor=green\">at least 93 builder’s remedy projects\u003c/a>, representing 17,000 potential new homes or apartments, have been proposed across California, according to the pro-housing advocacy organization, YIMBY Law, which keeps a running tally — though Sonja Trauss, the organization’s executive director, admits the tally is an undercount.\u003c/p>\n\u003cp>“When a jurisdiction is in compliance with housing element law, that means they’ve made it possible to build the housing that we need,” Wicks said. “That means that they have zoned to ensure there’s enough land where it’s legal to build housing. They’ve removed constraints so that their approval process is more efficient and objective.”\u003c/p>\n\u003cp>Even without the update proposed under AB 1893, Trauss said the law has been successful “at motivating cities to get in compliance” with state housing laws.\u003c/p>\n\u003cp>“We’re looking forward to continuing to see positive results in the courts on projects using the existing program, and also looking forward to the improvements this bill promises in making the builder’s remedy even easier to use to build housing faster,” she wrote in an email.\u003c/p>\n\u003cp>The projects, however, have faced opposition from cities that have sought to block approvals under the builder’s remedy. In the wealthy Los Angeles-area city of La Cañada Flintridge, for instance, city officials denied an application for a project with 80 mixed-income apartment units, along with hotel and office space, arguing it had “self-certified” its own housing plan, making it immune to the law. Last month, a court \u003ca href=\"https://oag.ca.gov/news/press-releases/attorney-general-bonta-court-orders-la-ca%C3%B1ada-flintridge-follow-state-housing#:~:text=OAKLAND%20%E2%80%94%20California%20Attorney%20General%20Rob,did%20not%20have%20a%20compliant\">ruled against the city\u003c/a>, forcing it to proceed with processing the application.\u003c/p>\n\u003cp>AB 1893 clarifies where housing could be built, designating sites already used for housing, retail or office as appropriate and prohibiting projects on or adjacent to industrial sites. It also provides clearer objective standards for development, allowing projects to more than double or sometimes triple the density of housing the jurisdiction currently allows.\u003c/p>\n\u003cp>All of which should make it easier for developers to make sure their projects can’t be challenged in court, said Muhammad Alameldin, a policy associate with the Terner Center for Housing Innovation at UC Berkeley.\u003c/p>\n\u003cp>“It establishes a definitive objective standard,” he said. “This also diminishes the ability for local governments to disapprove projects by adding onerous standards or refusing to process applications.”\u003c/p>\n\u003cp>Alameldin said the projects are more likely to be financially feasible by lowering the requirements to provide affordable housing.\u003c/p>\n\u003cp>“So what the bill hopes to do is that by lowering the threshold, more projects will be proposed,” he said. “By making [the affordable housing requirement] 10%, then projects could start penciling across the state.”\u003c/p>\n\u003cp>One developer, Sasha Zbrozek, wasted no time submitting an application to build a five-unit townhouse on his property in the Bay Area’s Los Altos Hills. But just a month after he submitted it, city officials found it incomplete.\u003c/p>\n\u003cp>A year later, his project still hasn’t broken ground — a result, he said, of a combination of factors, including high-interest rates and regulatory hurdles. Even with the changes proposed to the builder’s remedy, Zbrozek said it’s unlikely to spur enough housing to make a dent in the state’s affordability crisis.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“I’ve realized that if I want to build homes, that it will need to be in a different state that has fewer and more favorable laws,” he said.\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11981595/controversial-california-law-meant-to-spur-new-housing-could-get-more-teeth","authors":["11652","11672"],"categories":["news_6266","news_8"],"tags":["news_3921","news_32754","news_1386","news_20179","news_33942","news_18538","news_27626","news_1775","news_27208","news_21358"],"featImg":"news_11767898","label":"news"},"news_11980785":{"type":"posts","id":"news_11980785","meta":{"index":"posts_1591205157","site":"news","id":"11980785","score":null,"sort":[1711537242000]},"guestAuthors":[],"slug":"these-california-companies-want-to-buy-your-backyard-and-build-a-house","title":"These California Companies Want to Buy Your Backyard — and Build a House","publishDate":1711537242,"format":"standard","headTitle":"These California Companies Want to Buy Your Backyard — and Build a House | KQED","labelTerm":{},"content":"\u003cp>Brian and Gail Tremaine moved to East San José 45 years ago for the quiet. On the outskirts of this Silicon Valley city, atop what was once an apricot orchard, the couple kept sheep, goats and horses.\u003c/p>\n\u003cp>They planted mulberry trees along the driveway and carved terraces and patios out of the sloping hillside, but a portion of the 1.7-acre property remained untamed.\u003c/p>\n\u003cp>“It’s just become an area where we need to do weed control and keep it clean because the county gets after us if the weeds get too high,” said Brian Tremaine, 75. “We’re getting to the age where we want less land.”\u003c/p>\n\u003cp>The couple first considered building an accessory dwelling unit (ADU) or backyard cottage. But the cost — with estimates ranging from $500,000 to $700,000 — was formidable, Brian Tremaine said, as was the idea of taking out a second mortgage.\u003c/p>\n\u003cfigure id=\"attachment_11979558\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979558\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Brian and Gail Tremaine stand in the parcel of land that will be carved from their original parcel in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>That’s when they learned about \u003ca href=\"https://www.buildcasa.com/\">BuildCasa \u003c/a>— a company that would purchase a portion of their backyard and assist them in splitting the lot under SB 9, a controversial law that went into effect in January 2022. It allows property owners to build up to two duplexes on most single-family properties.\u003c/p>\n\u003cp>At the time of its passage, supporters hailed it as the end of single-family zoning in California and an opportunity to spur more housing, while critics worried it would spark a dramatic shift in the makeup of California’s suburban neighborhoods. But in the first two years since the law was in effect, it has produced little in the way of either new lots or housing.\u003c/p>\n\u003cp>A KQED survey of 16 cities of varying sizes across the state found that between 2022 and 2023, the cities collectively approved 75 lot split applications and 112 applications for new units under the law. That’s compared to more than 8,800 ADUs the cities permitted during the same time frame.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"https://datawrapper.dwcdn.net/ih4uc/4/?v=3\" width=\"800\" height=\"620\" scrolling=\"yes\" class=\"iframe-class\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>However, a growing cadre of companies is hoping to jumpstart the construction of SB 9 projects by taking on the permitting and development work themselves, as well as making it easier for homeowners to take advantage of the law.\u003c/p>\n\u003cp>“These types of projects are really costly and complicated for a homeowner to take on,” said Ben Bear, co-founder and CEO of BuildCasa. “They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.”\u003c/p>\n\u003cp>In Southern California, \u003ca href=\"https://yardsworth.com/\">Yardsworth\u003c/a> has emerged with a model similar to BuildCasa. But unlike the latter company, which sells the lots to developers, Yardsworth plans to develop the lots themselves and either sell or rent out the new homes. Elsewhere in the state, other companies are specializing in particular aspects of SB 9.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Ben Bear, co-founder and CEO, BuildCasa.\"]‘These types of projects are really costly and complicated for a homeowner to take on. They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.’[/pullquote]Bear said his clients make, on average, just over $100,000 selling the new lot — though in high-priced areas of the state, the amounts have been as high as $400,000. Homeowners get to keep their existing home and mortgage.\u003c/p>\n\u003cp>The tradeoff, he said, is a reduction in the value of the existing property by 10% or less.\u003c/p>\n\u003cp>“So there’s a major positive benefit when you compare those two numbers,” Bear said.\u003c/p>\n\u003cp>Whether these offers are enticing enough to encourage more homeowners to take advantage of SB 9 remains to be seen.\u003c/p>\n\u003cp>Muhammad Alameldin, a policy associate at the Terner Center for Housing Innovation at UC Berkeley, is skeptical that these companies alone can kickstart the construction of new housing because few projects are financially viable under SB 9. He said that without changing the law itself, it would likely result in only a smattering of new homes each year.\u003c/p>\n\u003cp>“If we do not go back after implementation and reform and fix some of the requirements of [SB 9],” he said, “then what’s the point of even having this big fight in the first place?”\u003c/p>\n\u003ch2>Slow uptake\u003c/h2>\n\u003cp>After the law went into effect, many cities implemented their own restrictions on SB 9 projects. Alameldin co-authored a \u003ca href=\"https://ternercenter.berkeley.edu/research-and-policy/sb-9-turns-one-applications/\">2023 report\u003c/a> detailing many of them: limitations on the size of new units, open space requirements and burdensome fees, to name a few.\u003c/p>\n\u003cp>It was a story that had been told before — with ADUs, which were first \u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=In%202016%2C%20the%20state%20legislature,zoning%20ordinances%20and%20permitting%20processes.\">legalized statewide in 2016\u003c/a>. It took several years and nearly a dozen new laws to reduce regulations and spur construction. In 2016, just over\u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=As%20soon%20as%20the%20first,19%25%20of%20new%20housing%20permits.\"> 1,000 ADUs were approved\u003c/a> across the state. In 2022, there were nearly 25,000 — comprising \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-open-data-tools/housing-element-implementation-and-apr-dashboard\">nearly a fifth\u003c/a> of the state’s estimated housing supply.\u003c/p>\n\u003cfigure id=\"attachment_11979557\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979557\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The plot of land that will be carved off of Gail and Brian Tremaine’s original lot in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It wasn’t by accident,” Alameldin said. “It was years and years of legislation by multiple authors from the Assembly and Senate, who kept improving the law year after year.”\u003c/p>\n\u003cp>State Sen. Toni Atkins, SB 9’s original author, has introduced a bill, \u003ca href=\"https://sd39.senate.ca.gov/news/20230320-senate-leader-atkins-introduces-legislation-improve-access-oversight-california-home\">SB 450\u003c/a>, that begins to address some of the issues that developers, planning staff and homeowners have faced. It would set a time limit for jurisdictions to approve or reject applications for SB 9 projects and mandate that new housing not be held to stricter design standards than other homes.\u003c/p>\n\u003cp>The bill passed in the Senate and Assembly last year but was then put on hold. It’s eligible for a floor vote this year.\u003c/p>\n\u003cp>In a statement, Atkins acknowledged the slow rollout of SB 9 and said she was committed to “finding solutions to the housing crisis by building on past legislative efforts, like SB 9.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration,” Atkins wrote. “SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.”\u003c/p>\n\u003cp>But even with the proposed changes, some developers said SB 450 doesn’t go far enough. Several said they would like to see an anti-speculation measure removed that requires applicants to live on the property for three years after undergoing a lot split.\u003c/p>\n\u003cp>Doing so would make the projects more enticing to developers, said Peter Taormina, the managing owner of a development company called Cypress Pacific Investors, who is hoping the provision can be changed in subsequent legislation.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"State Sen. Toni Atkins (D-San Diego)\"]‘Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration. SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.’[/pullquote]“You’re going to have to let the people that do this for a living, roll up their sleeves and do it,” said Taormina, who is in the process of completing an SB 9 project in Marina, California, that consists of splitting three parcels into six with a home and an in-law unit on each. “The end result will be [that] housing will be created.”\u003c/p>\n\u003cp>But Matt Lucido, co-founder and CEO of Yardsworth, identified less tangible barriers, as well. Most people simply aren’t aware of the bill, he said, and even if they are, they may be reluctant to sell a portion of their backyard.\u003c/p>\n\u003cp>“It’s a really emotional thing. People are attached to their backyards, even if they don’t use them,” he said. “You’re asking them to carve off a piece of the American dream.”\u003c/p>\n\u003cp>To help potential clients overcome this hurdle, Yardsworth introduced a \u003ca href=\"https://zerodownca.com/\">new offer\u003c/a> earlier this month: The company will fund the down payment on a new home in exchange for a portion of the homebuyer’s yet-to-sentimentalized backyard. Lucido said that can help solve two problems simultaneously — adding housing amid a shortage and helping renters become owners.\u003c/p>\n\u003ch2>Homeowners leverage their lots\u003c/h2>\n\u003cp>For those willing to take on an SB 9 project, the leaders of BuildCasa and Yardsworth said their clients tended to fall into two categories: retirees looking to downsize in place — similar to the Tremaines in San José — or younger homeowners hoping to leverage the equity in their properties without taking on debt.\u003c/p>\n\u003cp>The latter was the case for one of Yardsworth’s clients, former Olympian Jamele Mason, who competed in the 2012 Summer Games in the men’s 400-meter hurdles. Mason bought his South Los Angeles home in February 2020, right before the pandemic lockdowns.\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"news_11968455,news_11806332,news_11770372\"]At first, he thought maintaining the large backyard, with its lemon tree and pergola, would be a fun pastime. But, he quickly realized it was more work than pleasure.\u003c/p>\n\u003cp>“So, I ripped up all the grass that was in the back. I put in artificial turf to try to make it as low maintenance as possible,” he said. “Turns out there is still maintenance that needs to be done.”\u003c/p>\n\u003cp>He learned about Yardsworth while researching ways to pull equity out of his house without having to sell and contacted the company last fall to begin the process. In January, he began working for Yardsworth as a sales manager.\u003c/p>\n\u003cp>Mason, 34, said he plans to use the $135,000 he got from Yardsworth to buy an investment property in Houston, where he grew up. He hopes the additional property will set him up for a more comfortable retirement, something he admitted was a constant worry.\u003c/p>\n\u003cp>“I put everything I had into purchasing this house,” Mason said. “So, when I found out that I could pull the money out, I was like, ‘Wow, that’s actually a really cool way to leverage what I have.’”\u003c/p>\n\u003cp>In other cases, homeowners opt to keep their split lots vacant as an investment — either to pass down to their children or sell later. Such was the case with roughly half of Peter Riechers’ 80 or so clients, who are spread out across the state, he said. The president of civil engineering firm Riechers Engineering said he was so motivated by SB 9’s potential that he came out of a 15-year retirement when the law went into effect.\u003c/p>\n\u003cp>“It was so exciting — still is very exciting,” he said. “You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.”\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Peter Riechers, president, Riechers Engineering\"]‘It was so exciting — still is very exciting. You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.’[/pullquote]Easton McAllister, the owner of DeBolt Civil Engineering, which is based out of Danville, said his company has taken on at least 50 lot splits. In roughly a dozen cases, he said he’s also offered to complete the work for free in exchange for an option to purchase the newly split lot.\u003c/p>\n\u003cp>It is unclear whether these companies’ models of shepherding property owners through the process — and then selling the newly split lots or developing them themselves — are in keeping with the spirit of SB 9’s anti-speculation protections. Atkins declined to be interviewed and didn’t respond to a request for comment via email.\u003c/p>\n\u003cp>But both Mason and the Tremaines said their projects wouldn’t have happened without some kind of professional assistance. Brian Tremaine said he wouldn’t even have known where to start.\u003c/p>\n\u003cp>“If you ever go to the county, it’s impossible. … Who do you talk to?” he said. “That would have taken months — probably years, literally — just to figure it out.”\u003c/p>\n\u003cp>In Los Angeles, Mason is bracing for a duplex to be built behind his single-story home, while the Tremaines said they don’t yet know what kind of home might be built in their backyard.\u003c/p>\n\u003cp>But that’s not what worries Gail Tremaine. The law requires at least 40% of the existing lot to be sectioned off, which, in the Tremaines’ case, made for an awkward gerrymandering of the property. It meant they not only had to carve off the unused portion of their backyard but a portion of their front yard, as well.\u003c/p>\n\u003cp>“That kind of tugs at my heart a little,” she said. “You know, change is always hard. And the older you get, the harder change is.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"SB 9, which went into effect in January 2022, allows property owners to split their lot into two parcels and build a duplex on each lot.","status":"publish","parent":0,"modified":1711498816,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":true,"iframeSrcs":["https://datawrapper.dwcdn.net/ih4uc/4/"],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":48,"wordCount":2254},"headData":{"title":"These California Companies Want to Buy Your Backyard — and Build a House | KQED","description":"SB 9, which went into effect in January 2022, allows property owners to split their lot into two parcels and build a duplex on each lot.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"These California Companies Want to Buy Your Backyard — and Build a House","datePublished":"2024-03-27T11:00:42.000Z","dateModified":"2024-03-27T00:20:16.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"source":"TCRAM","sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980785/these-california-companies-want-to-buy-your-backyard-and-build-a-house","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Brian and Gail Tremaine moved to East San José 45 years ago for the quiet. On the outskirts of this Silicon Valley city, atop what was once an apricot orchard, the couple kept sheep, goats and horses.\u003c/p>\n\u003cp>They planted mulberry trees along the driveway and carved terraces and patios out of the sloping hillside, but a portion of the 1.7-acre property remained untamed.\u003c/p>\n\u003cp>“It’s just become an area where we need to do weed control and keep it clean because the county gets after us if the weeds get too high,” said Brian Tremaine, 75. “We’re getting to the age where we want less land.”\u003c/p>\n\u003cp>The couple first considered building an accessory dwelling unit (ADU) or backyard cottage. But the cost — with estimates ranging from $500,000 to $700,000 — was formidable, Brian Tremaine said, as was the idea of taking out a second mortgage.\u003c/p>\n\u003cfigure id=\"attachment_11979558\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979558\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Brian and Gail Tremaine stand in the parcel of land that will be carved from their original parcel in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>That’s when they learned about \u003ca href=\"https://www.buildcasa.com/\">BuildCasa \u003c/a>— a company that would purchase a portion of their backyard and assist them in splitting the lot under SB 9, a controversial law that went into effect in January 2022. It allows property owners to build up to two duplexes on most single-family properties.\u003c/p>\n\u003cp>At the time of its passage, supporters hailed it as the end of single-family zoning in California and an opportunity to spur more housing, while critics worried it would spark a dramatic shift in the makeup of California’s suburban neighborhoods. But in the first two years since the law was in effect, it has produced little in the way of either new lots or housing.\u003c/p>\n\u003cp>A KQED survey of 16 cities of varying sizes across the state found that between 2022 and 2023, the cities collectively approved 75 lot split applications and 112 applications for new units under the law. That’s compared to more than 8,800 ADUs the cities permitted during the same time frame.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"https://datawrapper.dwcdn.net/ih4uc/4/?v=3\" width=\"800\" height=\"620\" scrolling=\"yes\" class=\"iframe-class\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>However, a growing cadre of companies is hoping to jumpstart the construction of SB 9 projects by taking on the permitting and development work themselves, as well as making it easier for homeowners to take advantage of the law.\u003c/p>\n\u003cp>“These types of projects are really costly and complicated for a homeowner to take on,” said Ben Bear, co-founder and CEO of BuildCasa. “They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.”\u003c/p>\n\u003cp>In Southern California, \u003ca href=\"https://yardsworth.com/\">Yardsworth\u003c/a> has emerged with a model similar to BuildCasa. But unlike the latter company, which sells the lots to developers, Yardsworth plans to develop the lots themselves and either sell or rent out the new homes. Elsewhere in the state, other companies are specializing in particular aspects of SB 9.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘These types of projects are really costly and complicated for a homeowner to take on. They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Ben Bear, co-founder and CEO, BuildCasa.","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Bear said his clients make, on average, just over $100,000 selling the new lot — though in high-priced areas of the state, the amounts have been as high as $400,000. Homeowners get to keep their existing home and mortgage.\u003c/p>\n\u003cp>The tradeoff, he said, is a reduction in the value of the existing property by 10% or less.\u003c/p>\n\u003cp>“So there’s a major positive benefit when you compare those two numbers,” Bear said.\u003c/p>\n\u003cp>Whether these offers are enticing enough to encourage more homeowners to take advantage of SB 9 remains to be seen.\u003c/p>\n\u003cp>Muhammad Alameldin, a policy associate at the Terner Center for Housing Innovation at UC Berkeley, is skeptical that these companies alone can kickstart the construction of new housing because few projects are financially viable under SB 9. He said that without changing the law itself, it would likely result in only a smattering of new homes each year.\u003c/p>\n\u003cp>“If we do not go back after implementation and reform and fix some of the requirements of [SB 9],” he said, “then what’s the point of even having this big fight in the first place?”\u003c/p>\n\u003ch2>Slow uptake\u003c/h2>\n\u003cp>After the law went into effect, many cities implemented their own restrictions on SB 9 projects. Alameldin co-authored a \u003ca href=\"https://ternercenter.berkeley.edu/research-and-policy/sb-9-turns-one-applications/\">2023 report\u003c/a> detailing many of them: limitations on the size of new units, open space requirements and burdensome fees, to name a few.\u003c/p>\n\u003cp>It was a story that had been told before — with ADUs, which were first \u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=In%202016%2C%20the%20state%20legislature,zoning%20ordinances%20and%20permitting%20processes.\">legalized statewide in 2016\u003c/a>. It took several years and nearly a dozen new laws to reduce regulations and spur construction. In 2016, just over\u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=As%20soon%20as%20the%20first,19%25%20of%20new%20housing%20permits.\"> 1,000 ADUs were approved\u003c/a> across the state. In 2022, there were nearly 25,000 — comprising \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-open-data-tools/housing-element-implementation-and-apr-dashboard\">nearly a fifth\u003c/a> of the state’s estimated housing supply.\u003c/p>\n\u003cfigure id=\"attachment_11979557\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979557\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The plot of land that will be carved off of Gail and Brian Tremaine’s original lot in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It wasn’t by accident,” Alameldin said. “It was years and years of legislation by multiple authors from the Assembly and Senate, who kept improving the law year after year.”\u003c/p>\n\u003cp>State Sen. Toni Atkins, SB 9’s original author, has introduced a bill, \u003ca href=\"https://sd39.senate.ca.gov/news/20230320-senate-leader-atkins-introduces-legislation-improve-access-oversight-california-home\">SB 450\u003c/a>, that begins to address some of the issues that developers, planning staff and homeowners have faced. It would set a time limit for jurisdictions to approve or reject applications for SB 9 projects and mandate that new housing not be held to stricter design standards than other homes.\u003c/p>\n\u003cp>The bill passed in the Senate and Assembly last year but was then put on hold. It’s eligible for a floor vote this year.\u003c/p>\n\u003cp>In a statement, Atkins acknowledged the slow rollout of SB 9 and said she was committed to “finding solutions to the housing crisis by building on past legislative efforts, like SB 9.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration,” Atkins wrote. “SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.”\u003c/p>\n\u003cp>But even with the proposed changes, some developers said SB 450 doesn’t go far enough. Several said they would like to see an anti-speculation measure removed that requires applicants to live on the property for three years after undergoing a lot split.\u003c/p>\n\u003cp>Doing so would make the projects more enticing to developers, said Peter Taormina, the managing owner of a development company called Cypress Pacific Investors, who is hoping the provision can be changed in subsequent legislation.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration. SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"State Sen. Toni Atkins (D-San Diego)","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“You’re going to have to let the people that do this for a living, roll up their sleeves and do it,” said Taormina, who is in the process of completing an SB 9 project in Marina, California, that consists of splitting three parcels into six with a home and an in-law unit on each. “The end result will be [that] housing will be created.”\u003c/p>\n\u003cp>But Matt Lucido, co-founder and CEO of Yardsworth, identified less tangible barriers, as well. Most people simply aren’t aware of the bill, he said, and even if they are, they may be reluctant to sell a portion of their backyard.\u003c/p>\n\u003cp>“It’s a really emotional thing. People are attached to their backyards, even if they don’t use them,” he said. “You’re asking them to carve off a piece of the American dream.”\u003c/p>\n\u003cp>To help potential clients overcome this hurdle, Yardsworth introduced a \u003ca href=\"https://zerodownca.com/\">new offer\u003c/a> earlier this month: The company will fund the down payment on a new home in exchange for a portion of the homebuyer’s yet-to-sentimentalized backyard. Lucido said that can help solve two problems simultaneously — adding housing amid a shortage and helping renters become owners.\u003c/p>\n\u003ch2>Homeowners leverage their lots\u003c/h2>\n\u003cp>For those willing to take on an SB 9 project, the leaders of BuildCasa and Yardsworth said their clients tended to fall into two categories: retirees looking to downsize in place — similar to the Tremaines in San José — or younger homeowners hoping to leverage the equity in their properties without taking on debt.\u003c/p>\n\u003cp>The latter was the case for one of Yardsworth’s clients, former Olympian Jamele Mason, who competed in the 2012 Summer Games in the men’s 400-meter hurdles. Mason bought his South Los Angeles home in February 2020, right before the pandemic lockdowns.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"Related Stories ","postid":"news_11968455,news_11806332,news_11770372"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>At first, he thought maintaining the large backyard, with its lemon tree and pergola, would be a fun pastime. But, he quickly realized it was more work than pleasure.\u003c/p>\n\u003cp>“So, I ripped up all the grass that was in the back. I put in artificial turf to try to make it as low maintenance as possible,” he said. “Turns out there is still maintenance that needs to be done.”\u003c/p>\n\u003cp>He learned about Yardsworth while researching ways to pull equity out of his house without having to sell and contacted the company last fall to begin the process. In January, he began working for Yardsworth as a sales manager.\u003c/p>\n\u003cp>Mason, 34, said he plans to use the $135,000 he got from Yardsworth to buy an investment property in Houston, where he grew up. He hopes the additional property will set him up for a more comfortable retirement, something he admitted was a constant worry.\u003c/p>\n\u003cp>“I put everything I had into purchasing this house,” Mason said. “So, when I found out that I could pull the money out, I was like, ‘Wow, that’s actually a really cool way to leverage what I have.’”\u003c/p>\n\u003cp>In other cases, homeowners opt to keep their split lots vacant as an investment — either to pass down to their children or sell later. Such was the case with roughly half of Peter Riechers’ 80 or so clients, who are spread out across the state, he said. The president of civil engineering firm Riechers Engineering said he was so motivated by SB 9’s potential that he came out of a 15-year retirement when the law went into effect.\u003c/p>\n\u003cp>“It was so exciting — still is very exciting,” he said. “You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘It was so exciting — still is very exciting. You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Peter Riechers, president, Riechers Engineering","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Easton McAllister, the owner of DeBolt Civil Engineering, which is based out of Danville, said his company has taken on at least 50 lot splits. In roughly a dozen cases, he said he’s also offered to complete the work for free in exchange for an option to purchase the newly split lot.\u003c/p>\n\u003cp>It is unclear whether these companies’ models of shepherding property owners through the process — and then selling the newly split lots or developing them themselves — are in keeping with the spirit of SB 9’s anti-speculation protections. Atkins declined to be interviewed and didn’t respond to a request for comment via email.\u003c/p>\n\u003cp>But both Mason and the Tremaines said their projects wouldn’t have happened without some kind of professional assistance. Brian Tremaine said he wouldn’t even have known where to start.\u003c/p>\n\u003cp>“If you ever go to the county, it’s impossible. … Who do you talk to?” he said. “That would have taken months — probably years, literally — just to figure it out.”\u003c/p>\n\u003cp>In Los Angeles, Mason is bracing for a duplex to be built behind his single-story home, while the Tremaines said they don’t yet know what kind of home might be built in their backyard.\u003c/p>\n\u003cp>But that’s not what worries Gail Tremaine. The law requires at least 40% of the existing lot to be sectioned off, which, in the Tremaines’ case, made for an awkward gerrymandering of the property. It meant they not only had to carve off the unused portion of their backyard but a portion of their front yard, as well.\u003c/p>\n\u003cp>“That kind of tugs at my heart a little,” she said. “You know, change is always hard. And the older you get, the harder change is.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980785/these-california-companies-want-to-buy-your-backyard-and-build-a-house","authors":["11652"],"programs":["news_72"],"categories":["news_31795","news_6266","news_8"],"tags":["news_3921","news_18538","news_27626","news_31235","news_1775","news_27208","news_21358","news_33930","news_33929","news_29952","news_33928","news_5986"],"featImg":"news_11980876","label":"source_news_11980785"},"news_11980492":{"type":"posts","id":"news_11980492","meta":{"index":"posts_1591205157","site":"news","id":"11980492","score":null,"sort":[1711139574000]},"guestAuthors":[],"slug":"berkeley-voters-could-face-competing-tenant-protection-measures-in-november","title":"Berkeley Voters Could Face Competing Tenant Protection Measures in November","publishDate":1711139574,"format":"standard","headTitle":"Berkeley Voters Could Face Competing Tenant Protection Measures in November | KQED","labelTerm":{"site":"news"},"content":"\u003cp>Berkeley landlords aim to get a measure on the November ballot that would de-fang the city’s rent board and dedicate more money for rent relief — an initiative that could potentially set the stage for dueling ballot measures between landlord and tenant groups.\u003c/p>\n\u003cp>It’s the latest effort by Bay Area property owners to fight tenant protections at the ballot box. In Concord, a referendum drive is underway to undo the city’s recently adopted rent control plan. A \u003ca href=\"https://www.kqed.org/news/11977071/larkspur-voters-to-decide-future-of-rent-control-in-their-city\">similar referendum\u003c/a> in Larkspur narrowly failed earlier this month.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Krista Gulbransen, executive director, Berkeley Property Owners Association\"]‘I think the voters are ready for a citizens’ initiative like this one. I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.’[/pullquote]Property owners in Berkeley began gathering signatures on Thursday in hopes of putting their own initiative on the ballot that would make sweeping changes to the city’s rent board, modify grounds for evictions, and exempt more properties from the city’s rent stabilization and eviction ordinance. The plan also calls for a rent relief fund for certain tenants who can’t pay, among other changes.\u003c/p>\n\u003cp>“I think the voters are ready for a citizens’ initiative like this one,” said Krista Gulbransen, executive director of the Berkeley Property Owners Association, which is behind the effort. “I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.”\u003c/p>\n\u003cp>The effort follows one from renters’ advocates, who have been collecting signatures since early March for their own measure that would strengthen the city’s tenant protections. In a statement, rent board chair Leah Simon-Weisberg blasted the property owners’ proposal.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos,” Simon-Weisberg said. “Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.”\u003c/p>\n\u003cp>The property owners’ initiative would exempt more owner-occupied properties from the city’s rent stabilization and eviction ordinance, raise the rent cap slightly to 7.1%, and allow landlords to negotiate with tenants for even higher increases in exchange for more services or amenities.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Leah Simon-Weisberg, chair, Berkeley Rent Board\"]‘I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos. Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.’[/pullquote]But perhaps the most substantial of its proposed changes are to the city’s rent board. It would strip the rent board of certain powers, including eliminating its ability to reduce rents in the case of tenant relocation or repairs, determine whether property owners comply with health and safety laws, and intervene as an interested party in lawsuits. It would also eliminate commissioners’ salaries and require the board to be audited every three years.\u003c/p>\n\u003cp>Should the proposal be challenged in court, the city must defend the initiative and protect its proponents from damages.\u003c/p>\n\u003cp>For the rent relief fund proposed in the initiative, Gulbransen said property owners are still reeling from rents lost during the pandemic.\u003c/p>\n\u003cp>“This rent relief fund is critical,” she said. “I have property owners who are still struggling.”\u003c/p>\n\u003cp>The proposed program would rely on an existing tax on large landlords that voters approved in 2016, called Measure U1.\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"news_11977071,news_11970062,news_11975969\"]Gulbransen has \u003ca href=\"https://www.berkeleyside.org/2017/03/31/opinion-berkeley-done-bait-switch-using-housing-funds-buy-new-council-chambers\">criticized city leaders\u003c/a> for misusing money from the measure. The Berkeley Property Owners Association sponsored a competing initiative at the time, Measure DD, that would have implemented a more modest tax increase. Voters rejected that measure \u003ca href=\"https://www.berkeleyside.org/2016/10/12/real-estate-interests-spend-big-in-berkeley-to-defeat-spike-in-rental-tax\">despite landlords spending over $780,000\u003c/a>.\u003c/p>\n\u003cp>The association’s initiative would ensure that a portion of the 2016 tax is dedicated to rent relief, raising an estimated $1.2 million annually and creating a new committee to oversee the program.\u003c/p>\n\u003cp>Berkeley’s current rent relief fund, the \u003ca href=\"https://berkeleyca.gov/community-recreation/affordable-housing-berkeley/housing-retention-program\">Housing Retention Program\u003c/a>, is administered by the Eviction Defense Center. Anne Tamiko Omura, Executive Director of the center, called the program one of the best in the Bay Area.\u003c/p>\n\u003cp>“It has put millions of dollars into landlord pockets and kept hundreds of low-income tenants housed,” she wrote in an email to KQED. “My gut reaction is, ‘If it ain’t broken, don’t fix it.'”\u003c/p>\n\u003cp>Berkeley Rent Board Vice Chair Soli Alpert said he wants to see more money dedicated to the city’s existing rent relief fund, but he’s critical of the association’s proposal, dismissing it as “a distraction.”\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Anne Tamiko Omura, executive director, Eviction Defense Center\"]‘My gut reaction is, ‘If it ain’t broken, don’t fix it.”[/pullquote]“I don’t think the landlords should be in charge of what happens with the landlord tax,” he said. “Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.”\u003c/p>\n\u003cp>Simon-Weisberg and Alpert are the proponents behind another ballot measure, developed and approved by the rent board. It would strengthen existing renter protections by removing an exception for two-unit rentals that were grandfathered into the Berkeley Rent Stabilization Ordinance, subjecting them to both rent control and just-cause protections.\u003c/p>\n\u003cp>The proposed Berkeley Tenant Protection and Right to Organize Act would also establish the right to form tenant associations. With support from 50% plus one occupied units in a complex, tenants could form a union and demand their landlord negotiate over grievances.\u003c/p>\n\u003cp>San Francisco became the first city in the country to pass such \u003ca href=\"https://www.sf.gov/news/new-legislation-tenant-organizing-and-tenant-associations#:~:text=The%20Right%2DTo%2DOrganize%20legislation,surveys)%20to%20ascertain%20interest%20in\">right-to-organize legislation\u003c/a> in 2022.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Soli Alpert, vice chair, Berkeley Rent Board\"]‘I don’t think the landlords should be in charge of what happens with the landlord tax. Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.’[/pullquote]The initiative by the Berkeley Property Owners Association would establish a higher threshold for creating a tenants’ union, requiring two-thirds of occupied rental units to sign on. Owners would have to confer with associations in good faith, but unlike the tenant advocates’ proposal, the rent board wouldn’t have the authority to define the terms of a “good faith” negotiation.\u003c/p>\n\u003cp>The property owners’ proposal also seeks a less restrictive form of eviction protection than what the tenant advocates are seeking. Under the tenants’ plan, renters couldn’t be evicted if they owe less than the equivalent of one month’s fair market rent — an amount determined by the federal Department of Housing and Urban Development.\u003c/p>\n\u003cp>Under the property owners’ proposal, evictions would be prohibited if the tenant owes less than one month of the rent outlined in their lease agreement unless they haven’t paid for more than 90 days, among a few other modifications.\u003c/p>\n\u003cp>Gulbransen said the association added these changes in response to the tenants’ proposed ballot initiative in the hopes that it would entice more voters to support their competing proposal.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"Landlords and tenant advocates are gathering signatures to put competing rent control and tenant protection measures on the November ballot.","status":"publish","parent":0,"modified":1714154163,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":27,"wordCount":1302},"headData":{"title":"Berkeley Voters Could Face Competing Tenant Protection Measures in November | KQED","description":"Landlords and tenant advocates are gathering signatures to put competing rent control and tenant protection measures on the November ballot.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"Berkeley Voters Could Face Competing Tenant Protection Measures in November","datePublished":"2024-03-22T20:32:54.000Z","dateModified":"2024-04-26T17:56:03.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980492/berkeley-voters-could-face-competing-tenant-protection-measures-in-november","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Berkeley landlords aim to get a measure on the November ballot that would de-fang the city’s rent board and dedicate more money for rent relief — an initiative that could potentially set the stage for dueling ballot measures between landlord and tenant groups.\u003c/p>\n\u003cp>It’s the latest effort by Bay Area property owners to fight tenant protections at the ballot box. In Concord, a referendum drive is underway to undo the city’s recently adopted rent control plan. A \u003ca href=\"https://www.kqed.org/news/11977071/larkspur-voters-to-decide-future-of-rent-control-in-their-city\">similar referendum\u003c/a> in Larkspur narrowly failed earlier this month.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I think the voters are ready for a citizens’ initiative like this one. I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Krista Gulbransen, executive director, Berkeley Property Owners Association","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Property owners in Berkeley began gathering signatures on Thursday in hopes of putting their own initiative on the ballot that would make sweeping changes to the city’s rent board, modify grounds for evictions, and exempt more properties from the city’s rent stabilization and eviction ordinance. The plan also calls for a rent relief fund for certain tenants who can’t pay, among other changes.\u003c/p>\n\u003cp>“I think the voters are ready for a citizens’ initiative like this one,” said Krista Gulbransen, executive director of the Berkeley Property Owners Association, which is behind the effort. “I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.”\u003c/p>\n\u003cp>The effort follows one from renters’ advocates, who have been collecting signatures since early March for their own measure that would strengthen the city’s tenant protections. In a statement, rent board chair Leah Simon-Weisberg blasted the property owners’ proposal.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos,” Simon-Weisberg said. “Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.”\u003c/p>\n\u003cp>The property owners’ initiative would exempt more owner-occupied properties from the city’s rent stabilization and eviction ordinance, raise the rent cap slightly to 7.1%, and allow landlords to negotiate with tenants for even higher increases in exchange for more services or amenities.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos. Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Leah Simon-Weisberg, chair, Berkeley Rent Board","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>But perhaps the most substantial of its proposed changes are to the city’s rent board. It would strip the rent board of certain powers, including eliminating its ability to reduce rents in the case of tenant relocation or repairs, determine whether property owners comply with health and safety laws, and intervene as an interested party in lawsuits. It would also eliminate commissioners’ salaries and require the board to be audited every three years.\u003c/p>\n\u003cp>Should the proposal be challenged in court, the city must defend the initiative and protect its proponents from damages.\u003c/p>\n\u003cp>For the rent relief fund proposed in the initiative, Gulbransen said property owners are still reeling from rents lost during the pandemic.\u003c/p>\n\u003cp>“This rent relief fund is critical,” she said. “I have property owners who are still struggling.”\u003c/p>\n\u003cp>The proposed program would rely on an existing tax on large landlords that voters approved in 2016, called Measure U1.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"Related Stories ","postid":"news_11977071,news_11970062,news_11975969"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Gulbransen has \u003ca href=\"https://www.berkeleyside.org/2017/03/31/opinion-berkeley-done-bait-switch-using-housing-funds-buy-new-council-chambers\">criticized city leaders\u003c/a> for misusing money from the measure. The Berkeley Property Owners Association sponsored a competing initiative at the time, Measure DD, that would have implemented a more modest tax increase. Voters rejected that measure \u003ca href=\"https://www.berkeleyside.org/2016/10/12/real-estate-interests-spend-big-in-berkeley-to-defeat-spike-in-rental-tax\">despite landlords spending over $780,000\u003c/a>.\u003c/p>\n\u003cp>The association’s initiative would ensure that a portion of the 2016 tax is dedicated to rent relief, raising an estimated $1.2 million annually and creating a new committee to oversee the program.\u003c/p>\n\u003cp>Berkeley’s current rent relief fund, the \u003ca href=\"https://berkeleyca.gov/community-recreation/affordable-housing-berkeley/housing-retention-program\">Housing Retention Program\u003c/a>, is administered by the Eviction Defense Center. Anne Tamiko Omura, Executive Director of the center, called the program one of the best in the Bay Area.\u003c/p>\n\u003cp>“It has put millions of dollars into landlord pockets and kept hundreds of low-income tenants housed,” she wrote in an email to KQED. “My gut reaction is, ‘If it ain’t broken, don’t fix it.'”\u003c/p>\n\u003cp>Berkeley Rent Board Vice Chair Soli Alpert said he wants to see more money dedicated to the city’s existing rent relief fund, but he’s critical of the association’s proposal, dismissing it as “a distraction.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘My gut reaction is, ‘If it ain’t broken, don’t fix it.”","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Anne Tamiko Omura, executive director, Eviction Defense Center","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“I don’t think the landlords should be in charge of what happens with the landlord tax,” he said. “Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.”\u003c/p>\n\u003cp>Simon-Weisberg and Alpert are the proponents behind another ballot measure, developed and approved by the rent board. It would strengthen existing renter protections by removing an exception for two-unit rentals that were grandfathered into the Berkeley Rent Stabilization Ordinance, subjecting them to both rent control and just-cause protections.\u003c/p>\n\u003cp>The proposed Berkeley Tenant Protection and Right to Organize Act would also establish the right to form tenant associations. With support from 50% plus one occupied units in a complex, tenants could form a union and demand their landlord negotiate over grievances.\u003c/p>\n\u003cp>San Francisco became the first city in the country to pass such \u003ca href=\"https://www.sf.gov/news/new-legislation-tenant-organizing-and-tenant-associations#:~:text=The%20Right%2DTo%2DOrganize%20legislation,surveys)%20to%20ascertain%20interest%20in\">right-to-organize legislation\u003c/a> in 2022.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I don’t think the landlords should be in charge of what happens with the landlord tax. Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Soli Alpert, vice chair, Berkeley Rent Board","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>The initiative by the Berkeley Property Owners Association would establish a higher threshold for creating a tenants’ union, requiring two-thirds of occupied rental units to sign on. Owners would have to confer with associations in good faith, but unlike the tenant advocates’ proposal, the rent board wouldn’t have the authority to define the terms of a “good faith” negotiation.\u003c/p>\n\u003cp>The property owners’ proposal also seeks a less restrictive form of eviction protection than what the tenant advocates are seeking. Under the tenants’ plan, renters couldn’t be evicted if they owe less than the equivalent of one month’s fair market rent — an amount determined by the federal Department of Housing and Urban Development.\u003c/p>\n\u003cp>Under the property owners’ proposal, evictions would be prohibited if the tenant owes less than one month of the rent outlined in their lease agreement unless they haven’t paid for more than 90 days, among a few other modifications.\u003c/p>\n\u003cp>Gulbransen said the association added these changes in response to the tenants’ proposed ballot initiative in the hopes that it would entice more voters to support their competing proposal.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980492/berkeley-voters-could-face-competing-tenant-protection-measures-in-november","authors":["11276"],"categories":["news_6266","news_8"],"tags":["news_33470","news_3921","news_129","news_21883","news_27626","news_1775","news_27208","news_3924","news_29083","news_33663"],"featImg":"news_11980500","label":"news"},"news_11976959":{"type":"posts","id":"news_11976959","meta":{"index":"posts_1591205157","site":"news","id":"11976959","score":null,"sort":[1708948820000]},"guestAuthors":[],"slug":"proposition-a-why-sf-is-asking-voters-for-a-300-million-affordable-housing-bond","title":"Proposition A: Why SF Is Asking Voters For a $300 Million Affordable Housing Bond","publishDate":1708948820,"format":"standard","headTitle":"Proposition A: Why SF Is Asking Voters For a $300 Million Affordable Housing Bond | KQED","labelTerm":{"site":"news"},"content":"\u003cp>In next week’s election, San Francisco voters are being asked to approve a $300 million affordable housing bond that supporters say is desperately needed, but critics worry won’t be efficiently used.\u003c/p>\n\u003cp>Proposition A promises to create more than 1,600 new homes and apartments for low-income residents of San Francisco, including housing specifically for seniors and survivors of domestic violence. The measure requires a citizen’s oversight committee to audit how the bond money is spent annually. It needs a two-thirds supermajority to pass.\u003c/p>\n\u003cp>Supporters — including Mayor London Breed, the San Francisco Labor Council and the Council of Community Housing Organizations — say the funding is critical to meet the state’s mandate of building 46,000 affordable houses and apartments by 2031. Critics, however, point to the almost $1 billion in affordable housing bonds voters approved over the past decade that they say has done little to solve the city’s housing crisis.\u003c/p>\n\u003cp>[aside label='What to Know About the March 5 Election' link1='https://www.kqed.org/voterguide,KQED 2024 Voter Guide' link2='https://www.kqed.org/news/11973915/california-primary-election-2024-find-your-early-voting-site-or-ballot-drop-off-location,Find Your Early Voting Sites and Ballot Dropoff Locations' link3='https://www.kqed.org/news/11974134/no-party-preference-how-to-vote-california-presidential-primary,How Do I Vote As No Party Prefernce?' hero='https://cdn.kqed.org/wp-content/uploads/sites/80/2024/01/KQED-Presidential-Primary-2024-Election-1200x675@2x-1020x574.png']General obligation bonds are a type of municipal bond that allow the city to borrow money at a fixed interest rate. Though cities sometimes increase property taxes through these kinds of bonds, San Francisco’s policy requires the city to issue new bonds only as prior bonds are paid off, and if property taxes were to rise, they could only rise to 2006 levels.\u003c/p>\n\u003cp>San Francisco Board of Supervisors President Aaron Peskin, who recently rallied in support of the measure, told KQED he’s fairly confident Proposition A will get voter approval.\u003c/p>\n\u003cp>San Franciscans have voted on — and approved — a bevy of measures to fund affordable housing over the past decade. In 2015 and 2019, voters approved $310 million and $600 million bonds, respectively. Then, in 2016, voters also passed a $260 seismic safety bond, which was partly dedicated to funding the preservation and rehabilitation of existing affordable apartments. And, although it wasn’t a bond measure, voters in 2018 also approved Proposition C, which imposed a tax on individuals and businesses that earn more than $50 million in annual income to fund services and housing for people experiencing homelessness.\u003c/p>\n\u003cp>But in the years since those measures passed, the housing crisis has worsened, and residents are expressing frustration over how long it has taken to build more affordable housing in the city. Peskin said he and other elected officials are working hard to ensure Proposition A passes.\u003c/p>\n\u003cp>“These are complicated times,” Peskin told KQED. “People see a $300 million bond, and even though it doesn’t cost them any additional money, doesn’t raise their taxes, people are in a cranky mood these days.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Between 2018 and 2022, local revenue sources, such as general obligation bonds and special taxes, contributed \u003ca href=\"https://onesanfrancisco.org/sites/default/files/2023-08/Agenda%20Item%205%20-%202024%20Affordable%20Housing%20Bond%20Presentation.pdf\">about $200 million annually in funding for affordable housing (PDF)\u003c/a>. Of that, general obligation bonds made up 36% — making them the single largest source of local funding for housing.\u003c/p>\n\u003cp>Annie Fryman, director of special projects at the think tank and housing advocacy group, SPUR, said San Francisco, like many other big cities across the country, has a cyclical boom-and-bust style economy. Unlike many other revenue sources, which she said depend on that cycle’s whims, general obligation bonds offer a source of stability.\u003c/p>\n\u003cp>“If you fund affordable housing with a general obligation bond, that investment in affordable housing is not necessarily bound to that year’s budget deficit or budget surplus,” she said. “It allows nonprofit housing developers to have reliability about the amount of local money going into affordable housing.”\u003c/p>\n\u003cp>The rest of the city’s affordable housing funding comes from state and federal agencies, which provide a bevy of tax credits and competitive grant programs that can also vary in amount from year to year.\u003c/p>\n\u003cp>This year, as the state faced a nearly $40 billion budget shortfall, Gov. Gavin Newsom proposed \u003ca href=\"https://www.kqed.org/news/11937777/newsoms-proposed-budget-keeps-most-housing-homeless-funding-intact-advocates-want-more\">cuts to affordable housing programs\u003c/a>. Especially in times like these where state funding is uncertain, Fryman said it’s important to have access to steady, reliable funding.\u003c/p>\n\u003cp>But opponents like Larry Marso, a member of the San Francisco Republican County Central Committee, argue adding more dense housing for low-income people could fundamentally change the character of every San Francisco neighborhood. And, despite all the measures voters have approved over the past decade to fund affordable housing, he said the problem is as dire as ever.\u003c/p>\n\u003cp>“Our government has proven incompetent at managing the problems of homelessness, drug abuse and mental health on the streets, particularly in our highest-density neighborhoods,” Marso said. “Voting ‘No’ on Prop A is really the only opportunity San Francisco voters have to say, ‘We need to change the direction of housing policy.’”\u003c/p>\n\u003cp>Advocates for Proposition A say the housing built with funding from general obligations bonds takes years before tenants can move in. In 2015 — the first time in a decade that San Francisco residents voted on a general obligation bond for housing — officials promised it would create 1,568 homes and apartments. \u003ca href=\"https://www.sf.gov/sites/default/files/2023-10/CGOBOC%202015%20Housing%20Bond%20Report%20063023.pdf\">As of a 2023 city report (PDF)\u003c/a>, 1,015 of those homes have been built, while 553 remain under construction or are in the pre-development phase.\u003c/p>\n\u003cp>The 2019 general obligation bond proposed 2,770 new homes and apartments. According to \u003ca href=\"https://onesanfrancisco.org/sites/default/files/2023-08/Agenda%20Item%205%20-%202024%20Affordable%20Housing%20GO%20Bond%20Report.pdf\">an August report published by the city (PDF)\u003c/a>, most of those new units won’t be completed until 2028.\u003c/p>\n\u003cp>Fryman said to think of funding affordable housing like other kinds of infrastructure, which requires a constant stream of revenue to support it. In fact, over a decade ago, the city government started viewing deed-restricted affordable housing as a form of public infrastructure.\u003c/p>\n\u003cp>“Just think of the American freeway system or our public transit systems — there’s not one investment that’s made, and transportation is solved forever,” she said. “We need to constantly invest in affordable housing.”\u003c/p>\n\u003cp>\u003c/p>\n","blocks":[],"excerpt":"It’s the third time in a decade that San Francisco voters will be asked to approve a general obligation bond for affordable housing. ","status":"publish","parent":0,"modified":1709166566,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":21,"wordCount":1102},"headData":{"title":"Proposition A: Why SF Is Asking Voters For a $300 Million Affordable Housing Bond | KQED","description":"It’s the third time in a decade that San Francisco voters will be asked to approve a general obligation bond for affordable housing. ","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"Proposition A: Why SF Is Asking Voters For a $300 Million Affordable Housing Bond","datePublished":"2024-02-26T12:00:20.000Z","dateModified":"2024-02-29T00:29:26.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11976959/proposition-a-why-sf-is-asking-voters-for-a-300-million-affordable-housing-bond","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>In next week’s election, San Francisco voters are being asked to approve a $300 million affordable housing bond that supporters say is desperately needed, but critics worry won’t be efficiently used.\u003c/p>\n\u003cp>Proposition A promises to create more than 1,600 new homes and apartments for low-income residents of San Francisco, including housing specifically for seniors and survivors of domestic violence. The measure requires a citizen’s oversight committee to audit how the bond money is spent annually. It needs a two-thirds supermajority to pass.\u003c/p>\n\u003cp>Supporters — including Mayor London Breed, the San Francisco Labor Council and the Council of Community Housing Organizations — say the funding is critical to meet the state’s mandate of building 46,000 affordable houses and apartments by 2031. Critics, however, point to the almost $1 billion in affordable housing bonds voters approved over the past decade that they say has done little to solve the city’s housing crisis.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"What to Know About the March 5 Election ","link1":"https://www.kqed.org/voterguide,KQED 2024 Voter Guide","link2":"https://www.kqed.org/news/11973915/california-primary-election-2024-find-your-early-voting-site-or-ballot-drop-off-location,Find Your Early Voting Sites and Ballot Dropoff Locations","link3":"https://www.kqed.org/news/11974134/no-party-preference-how-to-vote-california-presidential-primary,How Do I Vote As No Party Prefernce?","hero":"https://cdn.kqed.org/wp-content/uploads/sites/80/2024/01/KQED-Presidential-Primary-2024-Election-1200x675@2x-1020x574.png"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>General obligation bonds are a type of municipal bond that allow the city to borrow money at a fixed interest rate. Though cities sometimes increase property taxes through these kinds of bonds, San Francisco’s policy requires the city to issue new bonds only as prior bonds are paid off, and if property taxes were to rise, they could only rise to 2006 levels.\u003c/p>\n\u003cp>San Francisco Board of Supervisors President Aaron Peskin, who recently rallied in support of the measure, told KQED he’s fairly confident Proposition A will get voter approval.\u003c/p>\n\u003cp>San Franciscans have voted on — and approved — a bevy of measures to fund affordable housing over the past decade. In 2015 and 2019, voters approved $310 million and $600 million bonds, respectively. Then, in 2016, voters also passed a $260 seismic safety bond, which was partly dedicated to funding the preservation and rehabilitation of existing affordable apartments. And, although it wasn’t a bond measure, voters in 2018 also approved Proposition C, which imposed a tax on individuals and businesses that earn more than $50 million in annual income to fund services and housing for people experiencing homelessness.\u003c/p>\n\u003cp>But in the years since those measures passed, the housing crisis has worsened, and residents are expressing frustration over how long it has taken to build more affordable housing in the city. Peskin said he and other elected officials are working hard to ensure Proposition A passes.\u003c/p>\n\u003cp>“These are complicated times,” Peskin told KQED. “People see a $300 million bond, and even though it doesn’t cost them any additional money, doesn’t raise their taxes, people are in a cranky mood these days.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Between 2018 and 2022, local revenue sources, such as general obligation bonds and special taxes, contributed \u003ca href=\"https://onesanfrancisco.org/sites/default/files/2023-08/Agenda%20Item%205%20-%202024%20Affordable%20Housing%20Bond%20Presentation.pdf\">about $200 million annually in funding for affordable housing (PDF)\u003c/a>. Of that, general obligation bonds made up 36% — making them the single largest source of local funding for housing.\u003c/p>\n\u003cp>Annie Fryman, director of special projects at the think tank and housing advocacy group, SPUR, said San Francisco, like many other big cities across the country, has a cyclical boom-and-bust style economy. Unlike many other revenue sources, which she said depend on that cycle’s whims, general obligation bonds offer a source of stability.\u003c/p>\n\u003cp>“If you fund affordable housing with a general obligation bond, that investment in affordable housing is not necessarily bound to that year’s budget deficit or budget surplus,” she said. “It allows nonprofit housing developers to have reliability about the amount of local money going into affordable housing.”\u003c/p>\n\u003cp>The rest of the city’s affordable housing funding comes from state and federal agencies, which provide a bevy of tax credits and competitive grant programs that can also vary in amount from year to year.\u003c/p>\n\u003cp>This year, as the state faced a nearly $40 billion budget shortfall, Gov. Gavin Newsom proposed \u003ca href=\"https://www.kqed.org/news/11937777/newsoms-proposed-budget-keeps-most-housing-homeless-funding-intact-advocates-want-more\">cuts to affordable housing programs\u003c/a>. Especially in times like these where state funding is uncertain, Fryman said it’s important to have access to steady, reliable funding.\u003c/p>\n\u003cp>But opponents like Larry Marso, a member of the San Francisco Republican County Central Committee, argue adding more dense housing for low-income people could fundamentally change the character of every San Francisco neighborhood. And, despite all the measures voters have approved over the past decade to fund affordable housing, he said the problem is as dire as ever.\u003c/p>\n\u003cp>“Our government has proven incompetent at managing the problems of homelessness, drug abuse and mental health on the streets, particularly in our highest-density neighborhoods,” Marso said. “Voting ‘No’ on Prop A is really the only opportunity San Francisco voters have to say, ‘We need to change the direction of housing policy.’”\u003c/p>\n\u003cp>Advocates for Proposition A say the housing built with funding from general obligations bonds takes years before tenants can move in. In 2015 — the first time in a decade that San Francisco residents voted on a general obligation bond for housing — officials promised it would create 1,568 homes and apartments. \u003ca href=\"https://www.sf.gov/sites/default/files/2023-10/CGOBOC%202015%20Housing%20Bond%20Report%20063023.pdf\">As of a 2023 city report (PDF)\u003c/a>, 1,015 of those homes have been built, while 553 remain under construction or are in the pre-development phase.\u003c/p>\n\u003cp>The 2019 general obligation bond proposed 2,770 new homes and apartments. According to \u003ca href=\"https://onesanfrancisco.org/sites/default/files/2023-08/Agenda%20Item%205%20-%202024%20Affordable%20Housing%20GO%20Bond%20Report.pdf\">an August report published by the city (PDF)\u003c/a>, most of those new units won’t be completed until 2028.\u003c/p>\n\u003cp>Fryman said to think of funding affordable housing like other kinds of infrastructure, which requires a constant stream of revenue to support it. In fact, over a decade ago, the city government started viewing deed-restricted affordable housing as a form of public infrastructure.\u003c/p>\n\u003cp>“Just think of the American freeway system or our public transit systems — there’s not one investment that’s made, and transportation is solved forever,” she said. “We need to constantly invest in affordable housing.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11976959/proposition-a-why-sf-is-asking-voters-for-a-300-million-affordable-housing-bond","authors":["11672"],"categories":["news_6266","news_8","news_13"],"tags":["news_3921","news_27626","news_1775","news_27208","news_26928","news_38"],"featImg":"news_11976962","label":"news"},"news_11949327":{"type":"posts","id":"news_11949327","meta":{"index":"posts_1591205157","site":"news","id":"11949327","score":null,"sort":[1684328427000]},"guestAuthors":[],"slug":"the-end-of-wood-street-inside-the-struggle-for-stability-housing-on-the-margins-of-the-bay-area","title":"The End of Wood Street: Inside the Struggle for Stability, Housing on the Margins of the Bay Area","publishDate":1684328427,"format":"standard","headTitle":"The End of Wood Street: Inside the Struggle for Stability, Housing on the Margins of the Bay Area | KQED","labelTerm":{},"content":"\u003cp>The area had long been a forgotten place. That’s what Jessica Huffman found most appealing.\u003c/p>\n\u003cp>It was around 2019, and she had just been evicted from an encampment near Oakland’s Fruitvale neighborhood. Huffman needed a place to go where she could be invisible. She found it, near \u003ca href=\"https://www.kqed.org/news/11945984/oakland-begins-evicting-unhoused-residents-at-wood-street-commons\">Wood and 34th streets\u003c/a>, under a tangle of freeway overpasses on the city’s western fringe. A locus of industry and transportation arteries, of waste-recycling centers and logistics, the area had also been, for decades, a release valve for the region’s marginally housed.\u003c/p>\n\u003cp>[pullquote size=\"medium\" align=\"right\" citation=\"Jessica Huffman, former Wood Street resident\"]‘It was a place where they could just kind of brush us under the rug.’[/pullquote]\u003c/p>\n\u003cp>At the time, scattered stands of cattails and a small grove of eucalyptus trees punctuated the vast patch of dirt where Huffman parked her trailer. There were a few people there, tucked back from the street. More importantly, she said, it’s where police officers told her she could go.\u003c/p>\n\u003cp>“There was nobody around,” Huffman said. “It was a place where they could just kind of brush us under the rug.”\u003c/p>\n\u003cp>Over the next three years, some 300 people moved into a roughly mile-long swath of land under Huffman’s freeway overpass. And the settlement — known simply as Wood Street, for the road running parallel to it — exploded into Northern California’s largest community of unhoused people. Its growth became a symbol of a housing market gone awry, as a yawning affordability gap left many seeking refuge in neglected corners of the city.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Authorities knew about the Wood Street settlement for years, and arguably aided in fueling its expansion. But once it came time to close the site down, they were remarkably short on solutions.\u003c/p>\n\u003cp>As homelessness in California reaches new peaks — \u003ca href=\"https://files.hudexchange.info/reports/published/CoC_PopSub_State_CA_2022.pdf\">more than 171,000 people, according to the most recent count (PDF)\u003c/a> — what happened at Wood Street offers a compelling window into why the state’s approach to clearing homeless encampments so often fails to get people housed and what these communities can offer residents, however imperfectly.\u003c/p>\n\u003ch2>Jessica\u003c/h2>\n\u003cp>Huffman’s spot was near the settlement’s northern edge, which ended in a triangle above 34th Street, where the land narrows between train tracks and warehouses.\u003c/p>\n\u003cp>Heading south, a dirt access road served as the community’s main artery. On either side, clusters of RVs, trailers and makeshift dwellings lined the road. Inoperable cars and fields of debris, often dumped there illegally, checkered the spaces in between.\u003c/p>\n\u003cfigure id=\"attachment_11949351\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949351 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut.jpg\" alt=\"A woman sits on the stoop of her trailer. A pile of her belongings are stacked to the left of her. A blue jacket hangs on a hook on the door. She is looking off to the left.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jessica Huffman sits in her RV, which was damaged during a fire at the Wood Street encampment, in Oakland on July 28, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Exhaust from the overpass mixed with dust to form a haze that turned the air harsh and acrid. On hot days, trash ripened in the sun, the odor wafting through the camp. There was no running water, and no electricity, except what residents could siphon from electrical panels under the freeway or generate through solar.\u003c/p>\n\u003cp>“We didn’t come here because we wanted to be here,” Huffman said. “We came here because we were pushed here, and there’s nowhere else we can be. So, we made it the best we could.”\u003c/p>\n\u003cp>Huffman’s blond hair, streaked with pink, was often swept into a loose ponytail, accentuating her angular face and wiry frame. She, like many in the settlement, formed her trailer into a compound with a half dozen other people for both camaraderie and protection. Wood Street, Huffman said, could be a fractious place — the big group was actually made of smaller groups. Theft was common. Some people made their money illegally.\u003c/p>\n\u003cfigure id=\"attachment_11949350\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949350 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg\" alt=\"An aerial view of a homeless encampment with trailers, tents and people's belongings scattered about underneath a freeway overpass.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jessica Huffman’s compound seen from above after damage from a nearby fire, at the Wood Street encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Huffman didn’t care how people survived. “Just don’t steal my [stuff] or you’ll cause a consequence,” she said.\u003c/p>\n\u003cp>Her compound was ensconced in an 11-foot-high fence, held in place with metal wire. The half dozen trailers encircled an outdoor living room and kitchen, complete with an electric stove.[pullquote size=\"medium\" align=\"right\" citation=\"Jessica Huffman, former Wood Street resident\"]‘If you don’t have an address, you don’t have a job. You don’t have a job, you don’t have an address. And then, you can’t save up money because you got to live every day spending it.’[/pullquote]One day, someone dumped a truckload of bricks in the middle of a street near the settlement. Huffman loaded them onto the back of her truck, brought them to her camp and cemented them into a chunky, V-shaped patio. “It’s got a custom pattern, way original work,” she said, with a wink. “We did a damn good job.”\u003c/p>\n\u003cp>At Wood Street, Huffman was able to settle. It was a welcome respite after years of moving her trailer every three days from one residential street to another.\u003c/p>\n\u003cp>Homelessness, she said, can be a vicious cycle.\u003c/p>\n\u003cp>“If you don’t have an address, you don’t have a job. You don’t have a job, you don’t have an address,” she said. “And then, you can’t save up money because you got to live every day spending it.”\u003c/p>\n\u003cfigure id=\"attachment_11949600\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949600 size-full\" style=\"font-weight: bold;background-color: transparent;color: #767676\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257.jpg\" alt=\"Four people sit at a picnic bench talking to one another. A small cooler sits on top of the table along with a gray basket. Tiny homes are pictured in the background that sit under a freeway overpass.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jared DeFigh (center right) takes a break from dismantling community structure Cob on Wood on Oct. 13, 2022. Nonprofits helped residents build Cob on Wood in early 2021. The buildings housed a free store, a medical supply shed, a bathroom and a shower. There was also a community garden and shared kitchen at the site. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Knowing nobody was coming to kick her out meant Huffman could get other needs met — laundry, food, finding a place to shower — and even land a job. She worked graveyards packing produce boxes and meal kits at Good Eggs’ distribution warehouse near Wood Street.\u003c/p>\n\u003cfigure id=\"attachment_11949690\" class=\"wp-caption alignright\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-scaled.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949690\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-scaled.jpg\" alt=\"A colorful illustration of a map of the Wood Street encampment located in West Oakland.\" width=\"800\" height=\"1097\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-scaled.jpg 1867w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-800x1097.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-1020x1399.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-160x219.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-1120x1536.jpg 1120w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-1493x2048.jpg 1493w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-1920x2633.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A sketch of the Wood Street settlement, as of July 2022. Places and borders are approximate. \u003ccite>(Illustration by Anna Vignet/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“That was such a big, important thing. And there is no way I could have pulled it off otherwise,” Huffman said. “You can’t be moving around every three days like they want you to do and be dependable anywhere else.”\u003c/p>\n\u003cp>Stability also enabled residents to develop shared resources in the form of two community centers within the camp: Cob on Wood, and the Commons. The centers helped smooth divisions within the camp, allowing residents at Wood Street to cohere into something more like one community.\u003c/p>\n\u003cp>A group of nonprofits and volunteers in early 2021 \u003ca href=\"https://www.mercurynews.com/2021/04/30/homeless-oaklanders-bring-hot-showers-medical-care-and-a-pizza-oven-to-their-encampment/\">helped residents build Cob on Wood\u003c/a> near the middle of the settlement, turning it into a surprising and incongruous oasis. Structures made of mud and recycled materials — which residents jokingly referred to as “hobbit houses” — surrounded a community garden and an outdoor kitchen. Residents used the homespun buildings to house a free store, a medical supply shed, a bathroom and a shower.\u003c/p>\n\u003cp>Xochitl Bernadette Moreno, co-founder of Essential Food and Medicine, helped mastermind the project.\u003c/p>\n\u003cp>“[Cob on Wood] was birthed from the visions of the residents here around how to meet some of the basic needs that people who are unhoused have in this community,” Moreno said. “Places like Wood Street, and these types of communities that are built from the rubble of society, are really important for unhoused people to create systems of safety, systems of community, because state solutions aren’t providing that.”\u003c/p>\n\u003cfigure id=\"attachment_11949604\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949604 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1.jpg\" alt='A woman in a pink T-shirt with blonde hair pulls weeds from a planter box that holds a sprouting garden. Little orange flowers are blossoming. A nearby white board reads, \"Today Meeting.\" A trailer is seen to the left in the background.' width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Sasha Huckaby, 28, pulls weeds from a garden at the Wood Street encampment in West Oakland on Tuesday, July 19, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Huffman had been unhoused, on and off, for the better part of her 43 years. She said she left her small, Texas hometown as an adolescent, hitchhiking her way across the country. At 17, she stopped in San Francisco, captivated by the city’s Victorian houses and rolling hills.\u003c/p>\n\u003cp>“It’s not like that where I’m from, which is like flatland boring,” she said, recalling the awe of her first impressions. “It’s beautiful out here.”[pullquote size=\"medium\" align=\"right\" citation=\"Xochitl Bernadette Moreno, co-founder, Essential Food and Medicine\"]‘Places like Wood Street, and these types of communities that are built from the rubble of society, are really important for unhoused people to create systems of safety, systems of community, because state solutions aren’t providing that.’[/pullquote]In San Francisco, Huffman hung out on Haight Street with other people her age and began experimenting with psychedelics and, later, crack cocaine and speed. Over the next two decades, she had periods of relative stability — a job, housing, sobriety — that would be shattered by a more damaging addiction: abusive partners.\u003c/p>\n\u003cp>“I decided that the last time my ex was going to whoop my [butt] was the last time,” she said of her most recent bout with homelessness. “I would rather be safe than dealing with that [stuff].”\u003c/p>\n\u003cp>After more than three years at Wood Street, she finally had enough money to move — if only a landlord would accept her spotty rental history and lack of a credit score.\u003c/p>\n\u003cp>“I’m just not very well qualified,” she lamented. “I don’t have bad credit. I just have no credit.”\u003c/p>\n\u003cp>Huffman wasn’t looking for anything fancy: a house with a yard. Somewhere close to work. Working plumbing. Electricity. “Not much,” she said. “Probably normal to everybody else. For me, it’d be a dream come true.”\u003c/p>\n\u003cp>Then, on July 11, 2022, a fire changed everything.\u003c/p>\n\u003cp>It was around 10 a.m. Huffman saw several police cars in the area and went to ask them why they were there (officials said later they were looking for stolen and abandoned cars). Before she could get an answer, smoke began rising near the train trestle, swirling into a thick, black column. It was coming from her compound.\u003c/p>\n\u003cfigure id=\"attachment_11949349\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949349 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut.jpg\" alt=\"Charred cars, metal, belongings and debris are scattered throughout an open field.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Charred remnants of residents’ belongings fill areas of the Wood Street encampment in Oakland on July 28, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>She ran back. Officers swarmed around her, she said: “They were just ushering us out. Like, go, go, go, go, go!”\u003c/p>\n\u003cp>But Huffman saw that faces were missing from her crew. One — a woman named DeeDee — had a tent under the wooden train trestle, which was engulfed in flames. She pleaded with the officers to let her go there. They refused. Another friend began shouting in their faces, causing enough of a distraction for Huffman to slip past the officers.\u003c/p>\n\u003cp>She found DeeDee still asleep in her tent.\u003c/p>\n\u003cp>“Fire was touching her face,” Huffman shuddered. “She would have burned — not even smoke inhalation — she would have burned to death.”\u003c/p>\n\u003cfigure id=\"attachment_11949410\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949410 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut.jpg\" alt=\"A woman with a gray and black sweater and a blonde ponytail points to damage done to her trailer. It's covered in soot and grime from a previous fire.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jessica points to damage to her RV from a fire at the Wood Street encampment, in Oakland on July 28, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Her voice cracked remembering the moment. “That could have been any one of us,” she said.\u003c/p>\n\u003cp>Huffman’s truck burned, and the side of her trailer melted from the heat. Her bed momentarily caught on fire, but firefighters doused the flames before the fire could spread further. Others weren’t as lucky. Her partner, Matthew Schatzinger, lost the mini school bus he lived in. Another one of their compound members, Shaun Ryan, watched his trailer and all his belongings turn to ash.\u003c/p>\n\u003cp>Officials later said five RVs burned in the two-alarm blaze. The cause of the fire was undetermined, but a spokesperson for the fire department said it started in an RV.\u003c/p>\n\u003cfigure id=\"attachment_11949412\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949412 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut.jpg\" alt=\"A closeup shot of a man's hands covered in black soot from a previous fire.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Matthew Schatzinger shows soot on his hands from sorting through his belongings that burned during a fire at the Wood Street encampment, in Oakland on July 28, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Inside Huffman’s compound, soot blackened every surface. The only remnants of the outdoor living room and kitchen were charred wood and twisted metal.[pullquote size=\"medium\" align=\"right\" citation=\"Jessica Huffman, former Wood Street resident\"]‘I can’t crawl out of poverty if they make me have to constantly put my job and my income and my everything on emergency hold. It’s like they just want us to die or something.’[/pullquote]Then, less than a week later, Caltrans posted five-day eviction notices.\u003c/p>\n\u003cp>To Huffman, it felt like a cruel joke. Bits of soot and ash were still raining over the camp, sticking to Huffman’s skin and collecting in the crevices of her face, neck and hands. The sickly smell of burned plastics hung heavy in the air. She hadn’t had time yet to take stock of her losses. Now, she’d lose everything.\u003c/p>\n\u003cp>Questions raced through her mind: Where would she move now? How would she get there? What could she take with her? And, perhaps most importantly, how could she do all that and still make it to work?\u003c/p>\n\u003cp>“I can’t crawl out of poverty if they make me have to constantly put my job and my income and my everything on emergency hold,” she said, bitterly. “It’s like they just want us to die or something.”\u003c/p>\n\u003ch2>John\u003c/h2>\n\u003cp>When Caltrans issued the eviction notices, John Janosko sprang into action. Tall, with short dreadlocks and an effusive smile, Janosko could be mistaken for the mayor of Wood Street — or, at least, president of its improvement association, if such a thing existed.\u003c/p>\n\u003cp>His trailer sat at the entrance to the Commons. He had built out the space into a maze of rooms made from plywood and other materials. Beyond it, he arranged couches and outdoor furniture into an open-air living room that doubled as a community meeting space with a communal kitchen tucked into one corner.\u003c/p>\n\u003cfigure id=\"attachment_11949603\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949603 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1.jpg\" alt=\"A man in a white, hooded sweatshirt and long, brown braids sits on a sofa outdoors listening to someone speak off camera.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">John Janosko speaks with other members of the Wood Street Commons before a meeting with the city of Oakland and its nonprofit contractor, Building Opportunities for Self-Sufficiency (BOSS), on Nov. 30, 2022. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“You know how you have that family member where you always go to Thanksgiving or you always spend Christmas?” Janosko said. “So, that would be me.”\u003c/p>\n\u003cp>For the previous three years, the Commons had served as the main gateway into the larger Wood Street settlement, which was mostly tucked back from the street. Across from Raimondi Park, where kids played football and soccer, the Commons was the most visible part of the settlement, and the most accessible.\u003c/p>\n\u003cp>Established nonprofits like LifeLong Medical Care and Operation Dignity routinely came by to provide health care and shower services for Wood Street residents, and volunteer advocates offered rides to medical appointments or help with paperwork to get into housing. Church groups and other organizations stopped by almost daily with boxes of food.\u003c/p>\n\u003cfigure id=\"attachment_11949341\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949341 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut.jpg\" alt='A man and a woman hold a conversation at a holiday party. Behind them, a wall with many posters tacked to it. One poster reads, \"Encampment evictions = state violence.\"' width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">John Janosko makes cocktails at the Wood Street Commons for attendees at a holiday celebration at the encampment in Oakland on Dec. 17, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Janosko had worked hard to make the Commons homey. Succulent-filled planters dotted the space. Pop-up canopies shaded a few of the outdoor seating areas. A changing rotation of art decorated the walkways.[pullquote size=\"medium\" align=\"right\" citation=\"John Janosko, former Wood Street resident\"]‘All this stuff, these resources, these connections, these people, this caring, this love — that took time. It takes time to be able to get to a point where you’re able to take care of yourself and also help take care of your community.’[/pullquote]“All this stuff, these resources, these connections, these people, this caring, this love — that took time,” Janosko said. “It takes time to be able to get to a point where you’re able to take care of yourself and also help take care of your community.”\u003c/p>\n\u003cp>He was frustrated that certain issues — like trash — persisted, despite offers to the city to pay for dumpsters.\u003c/p>\n\u003cp>“The designated dumping spot is on the street, where everybody can see it,” Janosko said. “So, that looks bad, when the city should have just put out dumpsters, and that would make it look a lot better, and there wouldn’t be all this trash flying around.”\u003c/p>\n\u003cp>In posting the eviction notices, Caltrans — which owns the bulk of the land the Wood Street settlement occupied — said Wood Street had become too dangerous, with more than 200 fires reported in the span of 2 1/2 years.\u003c/p>\n\u003cfigure id=\"attachment_11949348\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949348 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut.jpg\" alt=\"A white page with burned edges shows a charcoal drawing of Victorian facades, and sits among brown, shaded debris.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A burned drawing of Victorian houses lies amid the remnants of a fire at the Wood Street encampment, in Oakland on Sept. 2, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Michael Hunt, spokesperson for the Oakland Fire Department, said investigators typically did not look into the causes of these fires, which some residents suspected were arson, because highly flammable siding on RVs and trailers, combined with propane tanks, lighters and other combustible objects, often obscured where fires started or how they spread.\u003c/p>\n\u003cp>Neighboring residents cited ongoing complaints of crime and blight. Stephen Denlis, CEO of Mean Machine, a nearby fabrication business, said employees’ cars were routinely vandalized, making it hard for him to hire and retain staff.\u003c/p>\n\u003cp>“It is impossible to hire when you are in the middle of a homeless encampment,” he said, adding that over the past 15 years, his workforce had dwindled from 15 employees to four. “I pay $100 a month for rat abatement, close my doors due to tire fires, and added fencing and screening out front. … The way it is now is scary.”\u003c/p>\n\u003cp>Denlis watched the community of unhoused people at Wood Street ebb and flow over the years. But around 2019, city workers painted a long white line on the street and set up concrete dividers, separating people’s four-wheeled homes from traffic — an action that, to Larry Coke and other unhoused people living there, seemed to sanction the site.\u003c/p>\n\u003cp>Coke had been living at Raimondi Park, near 18th and Wood streets, in a tent, and later a trailer, since 2010.\u003c/p>\n\u003cfigure id=\"attachment_11949491\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949491 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022.jpg\" alt='A small, tan shack under the freeway with a garden in front of it and a rainbow sign above a wooden archway is hand painted and reads, \"Cob on Wood.\"' width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cob on Wood in Oakland on Sept. 8, 2022. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“The city moved us over here right in front of the soccer field,” he recalled. Across from the park was a vacant lot. “We came across the street. And that’s how it started. That’s how people started coming over here.”\u003c/p>\n\u003cp>\u003ca href=\"https://www.youtube.com/watch?v=Kp_yDu2nqSA\">In an interview at the time\u003c/a> with KPIX, then-Oakland Mayor Libby Schaaf defended the city’s actions, saying, “We don’t have a permanent place for that encampment yet, so you will see us use interim measures because we don’t have enough [shelter] beds.”\u003c/p>\n\u003cp>But Schaaf also made it clear the encampment wasn’t, officially speaking, “sanctioned.”\u003c/p>\n\u003cp>“From my experience, we have tried it, and it has failed,” Schaaf said of other sanctioned encampments in the city. “All of them have ended in fires, in really dangerous and unhealthy conditions that I believe are not healthy for the unhoused residents, let alone the surrounding community.”[aside label='More Stories on Wood Street' tag='wood-street']Given all that, for Janosko and other residents, it was clear the city and Caltrans both had known about the settlement for years. What was the rush to evict everyone now? And besides, where was everyone supposed to go?\u003c/p>\n\u003cp>He worked with another camp resident, Jaz Colibri, and a nonprofit law group to file for a temporary restraining order in federal court to stop the evictions. The suit argued the five-day notices would cause immediate and irreparable harm.\u003c/p>\n\u003cp>Janosko hoped to buy his unhoused neighbors some time, and force the city to offer more in the way of solutions than to simply scatter. The strategy worked.\u003c/p>\n\u003cp>At the first hearing, District Judge William Orrick asked the attorneys for the government agencies involved — Caltrans, the city of Oakland and Alameda County — what kind of shelter was being offered to residents. They all pointed fingers at each other, admitting there was no plan.\u003c/p>\n\u003cp>“I understand that everybody wants to wash their hands of this particular problem, and that’s not going to happen,” Orrick said, ordering the agencies to come back in a month with answers to where people could go.\u003c/p>\n\u003cfigure id=\"attachment_11949500\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949500 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg\" alt=\"Men in orange and yellow work clothes and white hardhats clear a homeless encampment using large machinery. A white pickup truck is seen being hoisted into the air and hauled off.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Caltrans workers remove vehicles and clear people’s belongings from the Wood Street encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But this reprieve was only temporary. Caltrans had been on a tear in the year leading up to the eviction notices at Wood Street, clearing 1,237 encampments in fiscal year 2022, according to William Arnold, spokesperson for the agency. In the months since, Caltrans has ramped up its efforts, clearing 1,534 encampments between July 1, 2022, and April 14, 2023.\u003c/p>\n\u003cp>But ensuring displaced residents have viable housing options is not part of Caltrans’ mandate.\u003c/p>\n\u003cp>“Under state law, providing shelter and housing assistance to homeless individuals — including those residing on a state right-of-way within a city’s or county’s boundaries — is the responsibility of local government,” Arnold said.\u003c/p>\n\u003cp>Caltrans will notify local social services providers and request outreach be done at least two weeks prior to an eviction, he said. And, it posts notices at the site “at least 48 hours in advance.”[pullquote size=\"medium\" align=\"right\" citation=\"William Arnold, spokesperson, Caltrans\"]‘Under state law, providing shelter and housing assistance to homeless individuals — including those residing on a state right-of-way within a city’s or county’s boundaries — is the responsibility of local government.’[/pullquote]But finding enough shelter for people displaced through these evictions can be challenging. In 2022, \u003ca href=\"https://files.hudexchange.info/reports/published/CoC_HIC_State_CA_2022.pdf\">California had around 68,600 emergency or transitional shelter beds across the state and nearly 115,500 people living in tents, RVs and cars (PDF)\u003c/a>, according to the federal Department of Housing and Urban Development.\u003c/p>\n\u003cp>For Wood Street residents, this shortage meant that despite a federal court order mandating a plan for housing, the best that Oakland and Alameda County could offer was beds for about half of the soon-to-be-displaced residents. At the \u003ca href=\"https://www.kqed.org/news/11923663/caltrans-ok-to-clear-oaklands-largest-homeless-encampment-federal-judge-rules\">next hearing\u003c/a>, Orrick said that was adequate. The law was on Caltrans’ side. “There is no constitutional right to housing,” Orrick said.\u003c/p>\n\u003cp>Janosko was crushed. He knew outsiders saw only the maze of rundown trailers, the makeshift hovels scrapped together with plywood and tarp, the trash. He wished someone with power could also see what he saw: a community.\u003c/p>\n\u003cp>“People, they look at the wrong things,” he said, turning his face skyward. “Even though it’s a situation that’s maybe not ideal to most people, there’s a lot of things that bring up good emotions inside of you that make you feel good still. It’s not all about being sad and stuff.”\u003c/p>\n\u003cfigure id=\"attachment_11949605\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949605 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1.jpg\" alt=\"A woman in a black beanie and jacket hugs a man who is crying wearing a gray, hooded sweatshirt.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Xochitl Bernadette Moreno hugs John Janosko at the Wood Street Commons on Friday, Feb. 2, 2023, after a federal district judge said he would allow the city of Oakland to begin evicting residents at the Commons. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>On Sept. 8, 2022, \u003ca href=\"https://www.kqed.org/news/11925169/residents-activists-decry-evictions-at-oaklands-largest-homeless-encampment\">the evictions began\u003c/a>. Caltrans crews showed up in force. Dozens of California Highway Patrol officers spread out in a line to separate residents from workers, clearing roughly three-quarters of the settlement. Arnold said the agency ultimately spent $2.1 million removing 800 vehicles and enough debris to fill 200 dumpsters. It spent another $5.5 million installing a concrete barrier and a fence to deter people from reentering.\u003c/p>\n\u003cp>To Janosko, all that money added up to just one thing: “A whole bunch of people just got all their worldly belongings thrown into a dumpster and grinded away. They got pushed out to another location. They’re scared and alone and by themselves.”\u003c/p>\n\u003cp>By mid-October, when Caltrans had finished its work at Wood Street, city officials said roughly half the settlement, or 95 people, had accepted offers of shelter.\u003c/p>\n\u003cp>Of the remaining 110 people, some moved to the Commons. That part of the settlement was spared because it sat on city-owned land — and the city had its own plans for that lot. Others simply spread into the surrounding neighborhood.[pullquote size=\"medium\" align=\"right\" citation=\"John Janosko, former Wood Street resident\"]‘A whole bunch of people just got all their worldly belongings thrown into a dumpster and grinded away. They got pushed out to another location. They’re scared and alone and by themselves.’[/pullquote]“Everyone is just sort of scattered,” Janosko said. “If you go up and down some of these side streets, you’ll notice that there’s a few more RVs parked on just regular residential streets.”\u003c/p>\n\u003cp>For her part, Huffman moved about a dozen blocks south, to another vacant lot in West Oakland. Many from her compound followed, along with other displaced Wood Street residents. But just as the owner of that lot was gearing up to kick them out, Huffman caught a break. A long-time friend with a house in East Oakland allowed her to move in. It wasn’t close to her job, but it had a yard.\u003c/p>\n\u003cfigure id=\"attachment_11949607\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949607 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022.jpg\" alt=\"A woman with shoulder-length blonde hair is wearing a gray, hooded sweatshirt and is standing inside in front of a kitchen sink filled with dishes. She's smiling. A kitchen window is behind her letting in sunlight.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jessica Huffman poses for a photo inside her home in East Oakland, where she recently began renting a room, on Nov. 16, 2022. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“I got lucky,” she said.\u003c/p>\n\u003cp>Even though she had left Wood Street, she still returned to the area to visit her friends who remained in trailers nearby. Without them, she said, she never would have made it.\u003c/p>\n\u003cfigure id=\"attachment_11949346\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949346 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut.jpg\" alt=\"A closeup shot of a dirt field with red bricks from a former patio pictured. Everything is burned.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The remains of Jessica Huffman’s brick patio at the site of the Wood Street encampment where Huffman and other residents once lived, in Oakland on Dec. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“‘Cause, if I didn’t have something to eat, my neighbor was going to share a sandwich with me. And that was the case every day,” Huffman said. “Nobody can survive without everybody else there. We can’t live without each other, you know?”\u003c/p>\n\u003cp>Caltrans returned the land where the Wood Street settlement had stood back to bare earth, as empty and open as when Huffman had moved there. Only her brick patio remained.\u003c/p>\n\u003ch2>Ramona\u003c/h2>\n\u003cp>After getting evicted from her spot under the freeway at Wood Street in September 2022, Ramona Choyce moved three times in three months, ultimately ending up about six blocks south, next door to the Commons.\u003c/p>\n\u003cp>Guarded by nature, Choyce, 46, has an assertive demeanor that belies her 4-foot-11-inch frame. She works as a scrapper — making money by turning in used metal to be recycled — a trade her father and grandmother practiced before her.\u003c/p>\n\u003cfigure id=\"attachment_11949388\" class=\"wp-caption alignnone\" style=\"max-width: 2003px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949388 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971.jpg\" alt=\"A woman holds a broom and looks at the camera as she tries to push away pools of water from her trailer. The sun is going down.\" width=\"2003\" height=\"1431\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971.jpg 2003w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971-800x572.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971-1020x729.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971-160x114.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971-1536x1097.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971-1920x1372.jpg 1920w\" sizes=\"(max-width: 2003px) 100vw, 2003px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Ramona Choyce rakes debris from water that flooded the area around her trailer, on Jan. 9, 2023. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It’s in the family,” she joked on a recycling run one day, driving her beat-up, sky-blue Isuzu pickup truck from the 1980s. “I guess I need to open up my own business.”\u003c/p>\n\u003cp>But the move from Caltrans’ land had made it hard for Choyce to keep working. She had taken what she could fit in her trailer or carry in her pickup, but had to leave behind a lot of gear.\u003c/p>\n\u003cp>“I done lost a lot. A lot,” she said. “I can’t even work on stuff that I need to work on because I really don’t have the tools.”\u003c/p>\n\u003cp>\u003ca href=\"https://www.sciencedirect.com/science/article/pii/S2667321522000269\">Studies\u003c/a> show that encampment sweeps, like the one Caltrans performed at Wood Street, \u003ca href=\"https://link.springer.com/content/pdf/10.1007/s11606-022-07471-y.pdf\">lead to worse mental and physical health for residents (PDF)\u003c/a>, undermine trust in service providers, and push residents into more dangerous environments, among \u003ca href=\"https://nhchc.org/wp-content/uploads/2022/12/NHCHC-encampment-sweeps-issue-brief-12-22.pdf\">other outcomes (PDF)\u003c/a>.\u003c/p>\n\u003cfigure id=\"attachment_11949338\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949338 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut.jpg\" alt=\"An outdoor shot of an unhoused person's encampment site. A white trailer is covered in brown tarps as pools of water start to form in front of the place. Piles of abandoned tires are in the background amid a gray sky.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">An RV sits in water on Wood Street in Oakland on Jan. 5, 2023, after storms contributed to flooding in the area. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In her new spot, Choyce was right on the street, exposed to passersby in a way she hadn’t been when she had been tucked under the overpass, “Now, I’m in front, open,” she said.\u003c/p>\n\u003cp>On several occasions, people broke into Choyce’s trailer. Then, when the rains came in November, water pooled in a sometimes knee-deep moat that was often filled with trash and other debris, despite her constantly raking it clean.\u003c/p>\n\u003cp>“From the time that I moved over here, it’s been water,” Choyce said. “Caltrans done threw away all my weather gear. … So, I’m getting wet, and it feel like I’m getting sick.”\u003c/p>\n\u003cfigure id=\"attachment_11949610\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949610 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1.jpg\" alt='A brown tarp hangs over a trailer with spraypainted letters in yellow reading, \"Leave us alone in the name of Jesus.\"' width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The outside of Ramona Choyce’s trailer on Jan. 9, 2023. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Her trailer now butted against the fence surrounding \u003ca href=\"https://www.kqed.org/news/11910890/how-oaklands-16th-street-train-station-helped-build-west-oakland-and-the-modern-civil-rights-movement\">Southern Pacific’s abandoned 16th Street train station\u003c/a>, not far from where she had grown up as a kid. When she was younger, Choyce sometimes wandered down 16th Street to stare up at the tiled, beaux-arts-style building, with its vaulted ceiling and ornate interior, before the station stopped serving passengers in 1994.\u003c/p>\n\u003cp>“We used to walk all the way up here,” she said. “But never got on the train.”\u003c/p>\n\u003cp>Across the street, a gleaming white-and-gray apartment complex was under construction — the last of some 1,500 new homes, mostly market rate, built as part of \u003ca href=\"https://oakland.legistar.com/LegislationDetail.aspx?ID=742328&GUID=6BB49C5D-30C9-4253-85B8-6E66E8499C3A&Options=&Search=\">a redevelopment plan Oakland officials approved in 2005\u003c/a>.\u003c/p>\n\u003cp>At the time, Silicon Valley’s tech industry was rebounding from the dot-com bust and \u003ca href=\"https://www.sfgate.com/bayarea/article/Housing-market-still-hot-2004-Bay-Area-median-2737351.php\">rent prices in the region were rising\u003c/a>. West Oakland, which had long experienced disinvestment, suddenly seemed like a promising bet for real estate developers.\u003c/p>\n\u003cp>Slowly, the march of development moved its way northward, right to the Commons’ doorstep. And evidence of the \u003ca href=\"https://ccrl.stanford.edu/blog/oakland-series-4\">change in demographics\u003c/a> and \u003ca href=\"https://www.mercurynews.com/2020/06/18/oakland-s-f-neighborhoods-fastest-gentrifying-in-u-s/\">income\u003c/a> was all around West Oakland in the form of new cafes, restaurants — even a doggie hotel.\u003c/p>\n\u003cfigure id=\"attachment_11949497\" class=\"wp-caption alignnone\" style=\"max-width: 2048px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949497 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960.jpg\" alt=\"A woman in a gray, hooded sweater is using a yellow push-broom to sweep away water on the side of the road.\" width=\"2048\" height=\"1536\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960.jpg 2048w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960-1020x765.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960-160x120.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960-1536x1152.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960-1920x1440.jpg 1920w\" sizes=\"(max-width: 2048px) 100vw, 2048px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Ramona Choyce sweeps large puddles away from her trailer on Jan. 9, 2023. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Sorting aluminum from plastics into blue trash barrels, Choyce eyed a ginger-bearded man as he jogged past her trailer. She shook her head.\u003c/p>\n\u003cp>“These new people,” she said, emphasizing and repeating “\u003cem>these new people\u003c/em> that’s moving in, in our town, want to boot us out.”\u003c/p>\n\u003cp>She thought about how her mom worked under the table to feed her and her six siblings. Choyce now had six kids of her own, the two youngest of whom were living with their aunt. But despite all the “progress” in West Oakland, it had only become harder for Choyce to survive.\u003c/p>\n\u003cp>“I’m just imagining it’s going to be even worse for my kids,” she said. “A lot of stuff’s changing.”\u003c/p>\n\u003cp>Despite her move from under the overpass to the street, she was buoyed by remaining close to the Commons, where she could still access food donations and Operation Dignity’s mobile shower van, and where she was surrounded by people she knew.\u003c/p>\n\u003cp>When her pickup truck stalled at an intersection one day, her neighbor Smiley helped her fix it. Another day, Patrick Barnes, a volunteer advocate, pulled up with trash cans full of metal that Choyce had collected from her time under the overpass. He had stored it for her during the evictions.\u003c/p>\n\u003cp>“I feel bad, because I’ve been sitting on it for so long,” he said.\u003c/p>\n\u003cp>“This is perfect,” she said, “because, right now, I could use it.”\u003c/p>\n\u003cfigure id=\"attachment_11949339\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949339 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut.jpg\" alt=\"A woman with a black jacket and a N95 mask over her head is seen moving a pile of scrap metal.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Ramona Choyce, 44, sorts metal at the Wood Street encampment in West Oakland on Tuesday, July 19, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But this stability was only temporary. The Commons — this last vestige of the Wood Street settlement on city-owned land — was facing its own eviction. Officials had long planned to build affordable housing on the lot.\u003c/p>\n\u003cp>It was one of the last remaining projects of the original 2005 redevelopment agreement, and officials said the developer couldn’t begin work on the planned 170 affordable condos and apartments until the property was cleared.\u003c/p>\n\u003cp>To do that, Oakland officials applied for and received a little more than $8 million in state grants to relocate residents from the Commons into a new temporary shelter site consisting of 77 “community cabins” — essentially, Tuff Sheds — capable of housing 100 people.\u003c/p>\n\u003cp>The money was part of a $700 million initiative that Newsom established in 2021, called the \u003ca href=\"https://www.bcsh.ca.gov/calich/erf_program.html\">Encampment Resolution Funding Program\u003c/a>, which has a stated goal of placing people exiting encampments into housing or shelter.[pullquote size=\"medium\" align=\"right\" citation=\"Ramona Choyce, former Wood Street resident\"]‘If they kick me out, I’ve got my trailer. I’m sheltered. I don’t know if they understand that clearly, but it’s important.’[/pullquote]But the program has so far seen mixed results. Only 30% of the roughly 1,500 people removed from encampments through this program transitioned to temporary or permanent housing, said Russ Heimerich, spokesperson for the state’s Business, Consumer Services and Housing Agency.\u003c/p>\n\u003cp>Like many people at the Commons, Choyce was skeptical of the city’s plan. To start, officials hadn’t asked residents before they applied for the grant whether anyone wanted to move into cabins. Perhaps unsurprisingly, most did not.\u003c/p>\n\u003cp>“I don’t want to go there, either,” Choyce said.\u003c/p>\n\u003cp>Moving to the cabins meant giving up the one home she had been able to count on in her six years at Wood Street — her trailer — to go into a program where the outcome was uncertain. \u003ca href=\"https://www.oaklandauditor.com/wp-content/uploads/2022/09/20220919_Performance-Audit_The-City-of-Oaklands-Homelessness-Services_Final.pdf\">A 2022 audit of the city’s homelessness services (PDF)\u003c/a> found that fewer than one-third of the people who went into the community cabins moved into permanent housing.\u003c/p>\n\u003cp>Choyce had known people who cycled through the six-month program, only to end up back on the streets.\u003c/p>\n\u003cp>“If they kick me out, I’ve got my trailer. I’m sheltered,” Choyce said. “I don’t know if they understand that clearly, but it’s important.”\u003c/p>\n\u003cp>Janosko wanted the city to think long-term.\u003c/p>\n\u003cfigure id=\"attachment_11949825\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-scaled.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"size-full wp-image-11949825\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1707\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-scaled.jpg 2560w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-1536x1024.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-2048x1365.jpg 2048w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-1920x1280.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">John Janosko speaks during a community meeting with city officials about the kinds of services that will be provided to residents of the Commons, if they choose to relocate to a community cabin site the city plans to build, on Nov. 21, 2022. \u003ccite>(Photo by Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Think permanent,” he pleaded with city officials at a community meeting last fall. “So people don’t have to worry [that] if they don’t get housing because they’ve been in mental illness, in drug usage or whatever for the last 10 years and you expect that everything’s gonna be OK? It’s not. There’s too much trauma out here.”\u003c/p>\n\u003cp>And, he wanted the city to offer something more than what residents were already getting at the Commons.\u003c/p>\n\u003cp>“We have a clothing closet, we feed people, we house people, we counsel people, we do harm reduction. We already do all this stuff [at the Commons],” he said.\u003c/p>\n\u003cp>City officials declined multiple requests for an interview and did not respond to questions about why they chose the community cabin model in applying for the state grants, or how they planned to improve outcomes for residents. In a statement, officials said the city “was able to accommodate many of [the residents’] needs and requests, including plumbed bathrooms, a community space, the ability to cook food, workforce opportunities, and a desire to remain together as a community.”\u003c/p>\n\u003cp>But before the cabins had even been installed, city officials posted eviction notices at the Commons. Choyce and Janosko felt betrayed. Despite the $8 million plan and the community meetings, they were being told to leave before there was a place for them to go.\u003c/p>\n\u003cp>“What about the people?” Choyce asked. “They don’t care.”\u003c/p>\n\u003cp>“I just don’t get it,” Janosko said. “We put our hope in other people, the city.”\u003c/p>\n\u003cfigure id=\"attachment_11940097\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"size-full wp-image-11940097\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut.jpg\" alt=\"A female-presenting white woman with long brown hair and a beanie holds her fist to her mouth with a concerned expression while listening\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jessica ‘Freeway’ Blalock (right), along with other residents and supporters, listens to a court hearing, via Zoom, at the Wood Street Commons on Friday, Feb. 2, 2023. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Again, he and other residents fought back, filing for a temporary restraining order in federal court. And again, the judge sided with residents, ordering the city to delay the evictions until the community cabin site was open.\u003c/p>\n\u003cp>The delay would prove instrumental, but it would come with costs. It bought residents a few more months of stability, time Janosko used to try to lobby people at the Commons into accepting the city’s offer to move to the new shelter site.\u003c/p>\n\u003cp>It was a hard sell. Gathered under the pop-up canopy in the outdoor living room Janosko had built, many at the Commons wanted nothing to do with the rules that come with accepting shelter from the city: Residents weren’t allowed keys to their own cabins, could have no visitors. Minor infractions could lead to expulsion.\u003c/p>\n\u003cfigure id=\"attachment_11949423\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949423 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut.jpg\" alt=\"A woman walks with her hands behind her back toward a community cabins site for unhouse folks. She's accompanied by a man who walks on her left side.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Wood Street resident Ramona Choyce tours the Tuff Sheds near the Wood Street encampment in Oakland on April 10, 2023. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Janosko painted a different vision, of using the time at the cabins to realize a larger dream: buying a plot of land together, people building their own houses, a garden.\u003c/p>\n\u003cp>He could almost see it, he said: “That day we walk on our land, that day we break ground. People are coming off the street, and they have a community they can live in for the rest of their lives.”\u003c/p>\n\u003cp>But, uncertainty was taking its toll. The looming evictions heightened tensions inside the camp. Sober for nine months, Janosko began using crystal methamphetamine again. Arguments between residents became more common.\u003c/p>\n\u003cp>“There’s just anger,” Janosko said. “Anger and frustration with everything.”\u003c/p>\n\u003cp>On April 10, \u003ca href=\"https://www.kqed.org/news/11945422/end-of-an-era-last-remaining-unhoused-residents-at-oaklands-wood-street-commons-getting-evicted\">the city began evicting residents at the Commons\u003c/a>. For nearly two weeks, residents resisted, fencing off the site and locking the gates, dragging bulky items into the street to block public works crews from entering, and sitting on or lying in front of equipment. But, on April 20, police officers showed up in force, arresting two people on conspiracy and theft charges and threatening to arrest anyone else who obstructed city workers.\u003c/p>\n\u003cfigure id=\"attachment_11946235\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"size-full wp-image-11946235\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023.jpg\" alt=\"A man looks through a chain link fence at police officers on the other side of it. The man has a crowd of people behind him as his fingers rest in between the fence coils.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Wood Street resident LaMonte Ford speaks to the police as the City of Oakland begins to evict the Wood Street encampment in Oakland on April 10, 2023. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Faced with bulldozers and handcuffs, most of the residents reluctantly agreed to move to the community cabins or go to a city-run RV parking lot in East Oakland. About a dozen chose to take their chances on the streets.[pullquote size=\"medium\" align=\"right\" citation=\"John Janosko, former Wood Street resident\"]‘Once you get stability, then you get everything else that comes along with it.’[/pullquote]But Janosko didn’t see the evictions as a complete defeat. Dozens of volunteer advocates had come out to support residents. At the cabins, they’d be together.\u003c/p>\n\u003cp>He was already thinking of ways to make the new site less sterile, with planter boxes and a grill outside the fences for barbecues. “We’re going to turn it into something more than what it is,” he said.\u003c/p>\n\u003cp>Over the past four years, the Commons had provided residents enough stability to build a community. If all went according to plan, Janosko hoped the cabins would enable them to keep it.\u003c/p>\n\u003cp>“Once you get stability,” he said, “then you get everything else that comes along with it.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"Earlier this month, the city of Oakland completed clearing the remaining portion of the Wood Street settlement, which, at its height, was Northern California’s largest community of unhoused people. Its closure comes as the state seeks to crack down on homeless encampments across California.","status":"publish","parent":0,"modified":1684534066,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":134,"wordCount":6826},"headData":{"title":"The End of Wood Street: Inside the Struggle for Stability, Housing on the Margins of the Bay Area | KQED","description":"Earlier this month, the city of Oakland completed clearing the remaining portion of the Wood Street settlement, which, at its height, was Northern California’s largest community of unhoused people. Its closure comes as the state seeks to crack down on homeless encampments across California.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"The End of Wood Street: Inside the Struggle for Stability, Housing on the Margins of the Bay Area","datePublished":"2023-05-17T13:00:27.000Z","dateModified":"2023-05-19T22:07:46.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"source":"THE CALIFORNIA REPORT MAGAZINE","audioUrl":"https://www.podtrac.com/pts/redirect.mp3/traffic.megaphone.fm/KQINC4608432538.mp3?updated=1684346356","excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11949327/the-end-of-wood-street-inside-the-struggle-for-stability-housing-on-the-margins-of-the-bay-area","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>The area had long been a forgotten place. That’s what Jessica Huffman found most appealing.\u003c/p>\n\u003cp>It was around 2019, and she had just been evicted from an encampment near Oakland’s Fruitvale neighborhood. Huffman needed a place to go where she could be invisible. She found it, near \u003ca href=\"https://www.kqed.org/news/11945984/oakland-begins-evicting-unhoused-residents-at-wood-street-commons\">Wood and 34th streets\u003c/a>, under a tangle of freeway overpasses on the city’s western fringe. A locus of industry and transportation arteries, of waste-recycling centers and logistics, the area had also been, for decades, a release valve for the region’s marginally housed.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘It was a place where they could just kind of brush us under the rug.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Jessica Huffman, former Wood Street resident","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>At the time, scattered stands of cattails and a small grove of eucalyptus trees punctuated the vast patch of dirt where Huffman parked her trailer. There were a few people there, tucked back from the street. More importantly, she said, it’s where police officers told her she could go.\u003c/p>\n\u003cp>“There was nobody around,” Huffman said. “It was a place where they could just kind of brush us under the rug.”\u003c/p>\n\u003cp>Over the next three years, some 300 people moved into a roughly mile-long swath of land under Huffman’s freeway overpass. And the settlement — known simply as Wood Street, for the road running parallel to it — exploded into Northern California’s largest community of unhoused people. Its growth became a symbol of a housing market gone awry, as a yawning affordability gap left many seeking refuge in neglected corners of the city.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Authorities knew about the Wood Street settlement for years, and arguably aided in fueling its expansion. But once it came time to close the site down, they were remarkably short on solutions.\u003c/p>\n\u003cp>As homelessness in California reaches new peaks — \u003ca href=\"https://files.hudexchange.info/reports/published/CoC_PopSub_State_CA_2022.pdf\">more than 171,000 people, according to the most recent count (PDF)\u003c/a> — what happened at Wood Street offers a compelling window into why the state’s approach to clearing homeless encampments so often fails to get people housed and what these communities can offer residents, however imperfectly.\u003c/p>\n\u003ch2>Jessica\u003c/h2>\n\u003cp>Huffman’s spot was near the settlement’s northern edge, which ended in a triangle above 34th Street, where the land narrows between train tracks and warehouses.\u003c/p>\n\u003cp>Heading south, a dirt access road served as the community’s main artery. On either side, clusters of RVs, trailers and makeshift dwellings lined the road. Inoperable cars and fields of debris, often dumped there illegally, checkered the spaces in between.\u003c/p>\n\u003cfigure id=\"attachment_11949351\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949351 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut.jpg\" alt=\"A woman sits on the stoop of her trailer. A pile of her belongings are stacked to the left of her. A blue jacket hangs on a hook on the door. She is looking off to the left.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57509_006_KQED_WoodStreetEncampment_07282022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jessica Huffman sits in her RV, which was damaged during a fire at the Wood Street encampment, in Oakland on July 28, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Exhaust from the overpass mixed with dust to form a haze that turned the air harsh and acrid. On hot days, trash ripened in the sun, the odor wafting through the camp. There was no running water, and no electricity, except what residents could siphon from electrical panels under the freeway or generate through solar.\u003c/p>\n\u003cp>“We didn’t come here because we wanted to be here,” Huffman said. “We came here because we were pushed here, and there’s nowhere else we can be. So, we made it the best we could.”\u003c/p>\n\u003cp>Huffman’s blond hair, streaked with pink, was often swept into a loose ponytail, accentuating her angular face and wiry frame. She, like many in the settlement, formed her trailer into a compound with a half dozen other people for both camaraderie and protection. Wood Street, Huffman said, could be a fractious place — the big group was actually made of smaller groups. Theft was common. Some people made their money illegally.\u003c/p>\n\u003cfigure id=\"attachment_11949350\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949350 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg\" alt=\"An aerial view of a homeless encampment with trailers, tents and people's belongings scattered about underneath a freeway overpass.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58500_037_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jessica Huffman’s compound seen from above after damage from a nearby fire, at the Wood Street encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Huffman didn’t care how people survived. “Just don’t steal my [stuff] or you’ll cause a consequence,” she said.\u003c/p>\n\u003cp>Her compound was ensconced in an 11-foot-high fence, held in place with metal wire. The half dozen trailers encircled an outdoor living room and kitchen, complete with an electric stove.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘If you don’t have an address, you don’t have a job. You don’t have a job, you don’t have an address. And then, you can’t save up money because you got to live every day spending it.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Jessica Huffman, former Wood Street resident","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>One day, someone dumped a truckload of bricks in the middle of a street near the settlement. Huffman loaded them onto the back of her truck, brought them to her camp and cemented them into a chunky, V-shaped patio. “It’s got a custom pattern, way original work,” she said, with a wink. “We did a damn good job.”\u003c/p>\n\u003cp>At Wood Street, Huffman was able to settle. It was a welcome respite after years of moving her trailer every three days from one residential street to another.\u003c/p>\n\u003cp>Homelessness, she said, can be a vicious cycle.\u003c/p>\n\u003cp>“If you don’t have an address, you don’t have a job. You don’t have a job, you don’t have an address,” she said. “And then, you can’t save up money because you got to live every day spending it.”\u003c/p>\n\u003cfigure id=\"attachment_11949600\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949600 size-full\" style=\"font-weight: bold;background-color: transparent;color: #767676\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257.jpg\" alt=\"Four people sit at a picnic bench talking to one another. A small cooler sits on top of the table along with a gray basket. Tiny homes are pictured in the background that sit under a freeway overpass.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6257-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jared DeFigh (center right) takes a break from dismantling community structure Cob on Wood on Oct. 13, 2022. Nonprofits helped residents build Cob on Wood in early 2021. The buildings housed a free store, a medical supply shed, a bathroom and a shower. There was also a community garden and shared kitchen at the site. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Knowing nobody was coming to kick her out meant Huffman could get other needs met — laundry, food, finding a place to shower — and even land a job. She worked graveyards packing produce boxes and meal kits at Good Eggs’ distribution warehouse near Wood Street.\u003c/p>\n\u003cfigure id=\"attachment_11949690\" class=\"wp-caption alignright\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-scaled.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949690\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-scaled.jpg\" alt=\"A colorful illustration of a map of the Wood Street encampment located in West Oakland.\" width=\"800\" height=\"1097\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-scaled.jpg 1867w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-800x1097.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-1020x1399.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-160x219.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-1120x1536.jpg 1120w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-1493x2048.jpg 1493w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_0212-1920x2633.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A sketch of the Wood Street settlement, as of July 2022. Places and borders are approximate. \u003ccite>(Illustration by Anna Vignet/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“That was such a big, important thing. And there is no way I could have pulled it off otherwise,” Huffman said. “You can’t be moving around every three days like they want you to do and be dependable anywhere else.”\u003c/p>\n\u003cp>Stability also enabled residents to develop shared resources in the form of two community centers within the camp: Cob on Wood, and the Commons. The centers helped smooth divisions within the camp, allowing residents at Wood Street to cohere into something more like one community.\u003c/p>\n\u003cp>A group of nonprofits and volunteers in early 2021 \u003ca href=\"https://www.mercurynews.com/2021/04/30/homeless-oaklanders-bring-hot-showers-medical-care-and-a-pizza-oven-to-their-encampment/\">helped residents build Cob on Wood\u003c/a> near the middle of the settlement, turning it into a surprising and incongruous oasis. Structures made of mud and recycled materials — which residents jokingly referred to as “hobbit houses” — surrounded a community garden and an outdoor kitchen. Residents used the homespun buildings to house a free store, a medical supply shed, a bathroom and a shower.\u003c/p>\n\u003cp>Xochitl Bernadette Moreno, co-founder of Essential Food and Medicine, helped mastermind the project.\u003c/p>\n\u003cp>“[Cob on Wood] was birthed from the visions of the residents here around how to meet some of the basic needs that people who are unhoused have in this community,” Moreno said. “Places like Wood Street, and these types of communities that are built from the rubble of society, are really important for unhoused people to create systems of safety, systems of community, because state solutions aren’t providing that.”\u003c/p>\n\u003cfigure id=\"attachment_11949604\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949604 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1.jpg\" alt='A woman in a pink T-shirt with blonde hair pulls weeds from a planter box that holds a sprouting garden. Little orange flowers are blossoming. A nearby white board reads, \"Today Meeting.\" A trailer is seen to the left in the background.' width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/016_KQED_WoodStreetEncampmentOakland_07192022-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Sasha Huckaby, 28, pulls weeds from a garden at the Wood Street encampment in West Oakland on Tuesday, July 19, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Huffman had been unhoused, on and off, for the better part of her 43 years. She said she left her small, Texas hometown as an adolescent, hitchhiking her way across the country. At 17, she stopped in San Francisco, captivated by the city’s Victorian houses and rolling hills.\u003c/p>\n\u003cp>“It’s not like that where I’m from, which is like flatland boring,” she said, recalling the awe of her first impressions. “It’s beautiful out here.”\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Places like Wood Street, and these types of communities that are built from the rubble of society, are really important for unhoused people to create systems of safety, systems of community, because state solutions aren’t providing that.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Xochitl Bernadette Moreno, co-founder, Essential Food and Medicine","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>In San Francisco, Huffman hung out on Haight Street with other people her age and began experimenting with psychedelics and, later, crack cocaine and speed. Over the next two decades, she had periods of relative stability — a job, housing, sobriety — that would be shattered by a more damaging addiction: abusive partners.\u003c/p>\n\u003cp>“I decided that the last time my ex was going to whoop my [butt] was the last time,” she said of her most recent bout with homelessness. “I would rather be safe than dealing with that [stuff].”\u003c/p>\n\u003cp>After more than three years at Wood Street, she finally had enough money to move — if only a landlord would accept her spotty rental history and lack of a credit score.\u003c/p>\n\u003cp>“I’m just not very well qualified,” she lamented. “I don’t have bad credit. I just have no credit.”\u003c/p>\n\u003cp>Huffman wasn’t looking for anything fancy: a house with a yard. Somewhere close to work. Working plumbing. Electricity. “Not much,” she said. “Probably normal to everybody else. For me, it’d be a dream come true.”\u003c/p>\n\u003cp>Then, on July 11, 2022, a fire changed everything.\u003c/p>\n\u003cp>It was around 10 a.m. Huffman saw several police cars in the area and went to ask them why they were there (officials said later they were looking for stolen and abandoned cars). Before she could get an answer, smoke began rising near the train trestle, swirling into a thick, black column. It was coming from her compound.\u003c/p>\n\u003cfigure id=\"attachment_11949349\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949349 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut.jpg\" alt=\"Charred cars, metal, belongings and debris are scattered throughout an open field.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57510_004_KQED_WoodStreetEncampment_07282022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Charred remnants of residents’ belongings fill areas of the Wood Street encampment in Oakland on July 28, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>She ran back. Officers swarmed around her, she said: “They were just ushering us out. Like, go, go, go, go, go!”\u003c/p>\n\u003cp>But Huffman saw that faces were missing from her crew. One — a woman named DeeDee — had a tent under the wooden train trestle, which was engulfed in flames. She pleaded with the officers to let her go there. They refused. Another friend began shouting in their faces, causing enough of a distraction for Huffman to slip past the officers.\u003c/p>\n\u003cp>She found DeeDee still asleep in her tent.\u003c/p>\n\u003cp>“Fire was touching her face,” Huffman shuddered. “She would have burned — not even smoke inhalation — she would have burned to death.”\u003c/p>\n\u003cfigure id=\"attachment_11949410\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949410 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut.jpg\" alt=\"A woman with a gray and black sweater and a blonde ponytail points to damage done to her trailer. It's covered in soot and grime from a previous fire.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57515_008_KQED_WoodStreetEncampment_07282022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jessica points to damage to her RV from a fire at the Wood Street encampment, in Oakland on July 28, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Her voice cracked remembering the moment. “That could have been any one of us,” she said.\u003c/p>\n\u003cp>Huffman’s truck burned, and the side of her trailer melted from the heat. Her bed momentarily caught on fire, but firefighters doused the flames before the fire could spread further. Others weren’t as lucky. Her partner, Matthew Schatzinger, lost the mini school bus he lived in. Another one of their compound members, Shaun Ryan, watched his trailer and all his belongings turn to ash.\u003c/p>\n\u003cp>Officials later said five RVs burned in the two-alarm blaze. The cause of the fire was undetermined, but a spokesperson for the fire department said it started in an RV.\u003c/p>\n\u003cfigure id=\"attachment_11949412\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949412 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut.jpg\" alt=\"A closeup shot of a man's hands covered in black soot from a previous fire.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57514_010_KQED_WoodStreetEncampment_07282022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Matthew Schatzinger shows soot on his hands from sorting through his belongings that burned during a fire at the Wood Street encampment, in Oakland on July 28, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Inside Huffman’s compound, soot blackened every surface. The only remnants of the outdoor living room and kitchen were charred wood and twisted metal.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I can’t crawl out of poverty if they make me have to constantly put my job and my income and my everything on emergency hold. It’s like they just want us to die or something.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Jessica Huffman, former Wood Street resident","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Then, less than a week later, Caltrans posted five-day eviction notices.\u003c/p>\n\u003cp>To Huffman, it felt like a cruel joke. Bits of soot and ash were still raining over the camp, sticking to Huffman’s skin and collecting in the crevices of her face, neck and hands. The sickly smell of burned plastics hung heavy in the air. She hadn’t had time yet to take stock of her losses. Now, she’d lose everything.\u003c/p>\n\u003cp>Questions raced through her mind: Where would she move now? How would she get there? What could she take with her? And, perhaps most importantly, how could she do all that and still make it to work?\u003c/p>\n\u003cp>“I can’t crawl out of poverty if they make me have to constantly put my job and my income and my everything on emergency hold,” she said, bitterly. “It’s like they just want us to die or something.”\u003c/p>\n\u003ch2>John\u003c/h2>\n\u003cp>When Caltrans issued the eviction notices, John Janosko sprang into action. Tall, with short dreadlocks and an effusive smile, Janosko could be mistaken for the mayor of Wood Street — or, at least, president of its improvement association, if such a thing existed.\u003c/p>\n\u003cp>His trailer sat at the entrance to the Commons. He had built out the space into a maze of rooms made from plywood and other materials. Beyond it, he arranged couches and outdoor furniture into an open-air living room that doubled as a community meeting space with a communal kitchen tucked into one corner.\u003c/p>\n\u003cfigure id=\"attachment_11949603\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949603 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1.jpg\" alt=\"A man in a white, hooded sweatshirt and long, brown braids sits on a sofa outdoors listening to someone speak off camera.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/007_KQED_WoodStreet_ErinBaldassari_IMG_3463-1020x765-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">John Janosko speaks with other members of the Wood Street Commons before a meeting with the city of Oakland and its nonprofit contractor, Building Opportunities for Self-Sufficiency (BOSS), on Nov. 30, 2022. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“You know how you have that family member where you always go to Thanksgiving or you always spend Christmas?” Janosko said. “So, that would be me.”\u003c/p>\n\u003cp>For the previous three years, the Commons had served as the main gateway into the larger Wood Street settlement, which was mostly tucked back from the street. Across from Raimondi Park, where kids played football and soccer, the Commons was the most visible part of the settlement, and the most accessible.\u003c/p>\n\u003cp>Established nonprofits like LifeLong Medical Care and Operation Dignity routinely came by to provide health care and shower services for Wood Street residents, and volunteer advocates offered rides to medical appointments or help with paperwork to get into housing. Church groups and other organizations stopped by almost daily with boxes of food.\u003c/p>\n\u003cfigure id=\"attachment_11949341\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949341 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut.jpg\" alt='A man and a woman hold a conversation at a holiday party. Behind them, a wall with many posters tacked to it. One poster reads, \"Encampment evictions = state violence.\"' width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62090_006_KQED_WoodStreetHolidayParty_12172022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">John Janosko makes cocktails at the Wood Street Commons for attendees at a holiday celebration at the encampment in Oakland on Dec. 17, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Janosko had worked hard to make the Commons homey. Succulent-filled planters dotted the space. Pop-up canopies shaded a few of the outdoor seating areas. A changing rotation of art decorated the walkways.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘All this stuff, these resources, these connections, these people, this caring, this love — that took time. It takes time to be able to get to a point where you’re able to take care of yourself and also help take care of your community.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"John Janosko, former Wood Street resident","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“All this stuff, these resources, these connections, these people, this caring, this love — that took time,” Janosko said. “It takes time to be able to get to a point where you’re able to take care of yourself and also help take care of your community.”\u003c/p>\n\u003cp>He was frustrated that certain issues — like trash — persisted, despite offers to the city to pay for dumpsters.\u003c/p>\n\u003cp>“The designated dumping spot is on the street, where everybody can see it,” Janosko said. “So, that looks bad, when the city should have just put out dumpsters, and that would make it look a lot better, and there wouldn’t be all this trash flying around.”\u003c/p>\n\u003cp>In posting the eviction notices, Caltrans — which owns the bulk of the land the Wood Street settlement occupied — said Wood Street had become too dangerous, with more than 200 fires reported in the span of 2 1/2 years.\u003c/p>\n\u003cfigure id=\"attachment_11949348\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949348 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut.jpg\" alt=\"A white page with burned edges shows a charcoal drawing of Victorian facades, and sits among brown, shaded debris.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58415_018_KQED_WoodStreet_09022022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A burned drawing of Victorian houses lies amid the remnants of a fire at the Wood Street encampment, in Oakland on Sept. 2, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Michael Hunt, spokesperson for the Oakland Fire Department, said investigators typically did not look into the causes of these fires, which some residents suspected were arson, because highly flammable siding on RVs and trailers, combined with propane tanks, lighters and other combustible objects, often obscured where fires started or how they spread.\u003c/p>\n\u003cp>Neighboring residents cited ongoing complaints of crime and blight. Stephen Denlis, CEO of Mean Machine, a nearby fabrication business, said employees’ cars were routinely vandalized, making it hard for him to hire and retain staff.\u003c/p>\n\u003cp>“It is impossible to hire when you are in the middle of a homeless encampment,” he said, adding that over the past 15 years, his workforce had dwindled from 15 employees to four. “I pay $100 a month for rat abatement, close my doors due to tire fires, and added fencing and screening out front. … The way it is now is scary.”\u003c/p>\n\u003cp>Denlis watched the community of unhoused people at Wood Street ebb and flow over the years. But around 2019, city workers painted a long white line on the street and set up concrete dividers, separating people’s four-wheeled homes from traffic — an action that, to Larry Coke and other unhoused people living there, seemed to sanction the site.\u003c/p>\n\u003cp>Coke had been living at Raimondi Park, near 18th and Wood streets, in a tent, and later a trailer, since 2010.\u003c/p>\n\u003cfigure id=\"attachment_11949491\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949491 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022.jpg\" alt='A small, tan shack under the freeway with a garden in front of it and a rainbow sign above a wooden archway is hand painted and reads, \"Cob on Wood.\"' width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/088_KQED_WoodStreetOaklandCalTrans_09082022-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cob on Wood in Oakland on Sept. 8, 2022. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“The city moved us over here right in front of the soccer field,” he recalled. Across from the park was a vacant lot. “We came across the street. And that’s how it started. That’s how people started coming over here.”\u003c/p>\n\u003cp>\u003ca href=\"https://www.youtube.com/watch?v=Kp_yDu2nqSA\">In an interview at the time\u003c/a> with KPIX, then-Oakland Mayor Libby Schaaf defended the city’s actions, saying, “We don’t have a permanent place for that encampment yet, so you will see us use interim measures because we don’t have enough [shelter] beds.”\u003c/p>\n\u003cp>But Schaaf also made it clear the encampment wasn’t, officially speaking, “sanctioned.”\u003c/p>\n\u003cp>“From my experience, we have tried it, and it has failed,” Schaaf said of other sanctioned encampments in the city. “All of them have ended in fires, in really dangerous and unhealthy conditions that I believe are not healthy for the unhoused residents, let alone the surrounding community.”\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"More Stories on Wood Street ","tag":"wood-street"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Given all that, for Janosko and other residents, it was clear the city and Caltrans both had known about the settlement for years. What was the rush to evict everyone now? And besides, where was everyone supposed to go?\u003c/p>\n\u003cp>He worked with another camp resident, Jaz Colibri, and a nonprofit law group to file for a temporary restraining order in federal court to stop the evictions. The suit argued the five-day notices would cause immediate and irreparable harm.\u003c/p>\n\u003cp>Janosko hoped to buy his unhoused neighbors some time, and force the city to offer more in the way of solutions than to simply scatter. The strategy worked.\u003c/p>\n\u003cp>At the first hearing, District Judge William Orrick asked the attorneys for the government agencies involved — Caltrans, the city of Oakland and Alameda County — what kind of shelter was being offered to residents. They all pointed fingers at each other, admitting there was no plan.\u003c/p>\n\u003cp>“I understand that everybody wants to wash their hands of this particular problem, and that’s not going to happen,” Orrick said, ordering the agencies to come back in a month with answers to where people could go.\u003c/p>\n\u003cfigure id=\"attachment_11949500\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949500 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg\" alt=\"Men in orange and yellow work clothes and white hardhats clear a homeless encampment using large machinery. A white pickup truck is seen being hoisted into the air and hauled off.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS58520_063_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Caltrans workers remove vehicles and clear people’s belongings from the Wood Street encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But this reprieve was only temporary. Caltrans had been on a tear in the year leading up to the eviction notices at Wood Street, clearing 1,237 encampments in fiscal year 2022, according to William Arnold, spokesperson for the agency. In the months since, Caltrans has ramped up its efforts, clearing 1,534 encampments between July 1, 2022, and April 14, 2023.\u003c/p>\n\u003cp>But ensuring displaced residents have viable housing options is not part of Caltrans’ mandate.\u003c/p>\n\u003cp>“Under state law, providing shelter and housing assistance to homeless individuals — including those residing on a state right-of-way within a city’s or county’s boundaries — is the responsibility of local government,” Arnold said.\u003c/p>\n\u003cp>Caltrans will notify local social services providers and request outreach be done at least two weeks prior to an eviction, he said. And, it posts notices at the site “at least 48 hours in advance.”\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Under state law, providing shelter and housing assistance to homeless individuals — including those residing on a state right-of-way within a city’s or county’s boundaries — is the responsibility of local government.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"William Arnold, spokesperson, Caltrans","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>But finding enough shelter for people displaced through these evictions can be challenging. In 2022, \u003ca href=\"https://files.hudexchange.info/reports/published/CoC_HIC_State_CA_2022.pdf\">California had around 68,600 emergency or transitional shelter beds across the state and nearly 115,500 people living in tents, RVs and cars (PDF)\u003c/a>, according to the federal Department of Housing and Urban Development.\u003c/p>\n\u003cp>For Wood Street residents, this shortage meant that despite a federal court order mandating a plan for housing, the best that Oakland and Alameda County could offer was beds for about half of the soon-to-be-displaced residents. At the \u003ca href=\"https://www.kqed.org/news/11923663/caltrans-ok-to-clear-oaklands-largest-homeless-encampment-federal-judge-rules\">next hearing\u003c/a>, Orrick said that was adequate. The law was on Caltrans’ side. “There is no constitutional right to housing,” Orrick said.\u003c/p>\n\u003cp>Janosko was crushed. He knew outsiders saw only the maze of rundown trailers, the makeshift hovels scrapped together with plywood and tarp, the trash. He wished someone with power could also see what he saw: a community.\u003c/p>\n\u003cp>“People, they look at the wrong things,” he said, turning his face skyward. “Even though it’s a situation that’s maybe not ideal to most people, there’s a lot of things that bring up good emotions inside of you that make you feel good still. It’s not all about being sad and stuff.”\u003c/p>\n\u003cfigure id=\"attachment_11949605\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949605 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1.jpg\" alt=\"A woman in a black beanie and jacket hugs a man who is crying wearing a gray, hooded sweatshirt.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/006_KQED_WoodStreet_ErinBaldassari_RS62562_IMG_4157-qut-1020x765-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Xochitl Bernadette Moreno hugs John Janosko at the Wood Street Commons on Friday, Feb. 2, 2023, after a federal district judge said he would allow the city of Oakland to begin evicting residents at the Commons. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>On Sept. 8, 2022, \u003ca href=\"https://www.kqed.org/news/11925169/residents-activists-decry-evictions-at-oaklands-largest-homeless-encampment\">the evictions began\u003c/a>. Caltrans crews showed up in force. Dozens of California Highway Patrol officers spread out in a line to separate residents from workers, clearing roughly three-quarters of the settlement. Arnold said the agency ultimately spent $2.1 million removing 800 vehicles and enough debris to fill 200 dumpsters. It spent another $5.5 million installing a concrete barrier and a fence to deter people from reentering.\u003c/p>\n\u003cp>To Janosko, all that money added up to just one thing: “A whole bunch of people just got all their worldly belongings thrown into a dumpster and grinded away. They got pushed out to another location. They’re scared and alone and by themselves.”\u003c/p>\n\u003cp>By mid-October, when Caltrans had finished its work at Wood Street, city officials said roughly half the settlement, or 95 people, had accepted offers of shelter.\u003c/p>\n\u003cp>Of the remaining 110 people, some moved to the Commons. That part of the settlement was spared because it sat on city-owned land — and the city had its own plans for that lot. Others simply spread into the surrounding neighborhood.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘A whole bunch of people just got all their worldly belongings thrown into a dumpster and grinded away. They got pushed out to another location. They’re scared and alone and by themselves.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"John Janosko, former Wood Street resident","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“Everyone is just sort of scattered,” Janosko said. “If you go up and down some of these side streets, you’ll notice that there’s a few more RVs parked on just regular residential streets.”\u003c/p>\n\u003cp>For her part, Huffman moved about a dozen blocks south, to another vacant lot in West Oakland. Many from her compound followed, along with other displaced Wood Street residents. But just as the owner of that lot was gearing up to kick them out, Huffman caught a break. A long-time friend with a house in East Oakland allowed her to move in. It wasn’t close to her job, but it had a yard.\u003c/p>\n\u003cfigure id=\"attachment_11949607\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949607 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022.jpg\" alt=\"A woman with shoulder-length blonde hair is wearing a gray, hooded sweatshirt and is standing inside in front of a kitchen sink filled with dishes. She's smiling. A kitchen window is behind her letting in sunlight.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/003_KQED_ErinBaldassari_JessicaHuffman_112022-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jessica Huffman poses for a photo inside her home in East Oakland, where she recently began renting a room, on Nov. 16, 2022. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“I got lucky,” she said.\u003c/p>\n\u003cp>Even though she had left Wood Street, she still returned to the area to visit her friends who remained in trailers nearby. Without them, she said, she never would have made it.\u003c/p>\n\u003cfigure id=\"attachment_11949346\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949346 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut.jpg\" alt=\"A closeup shot of a dirt field with red bricks from a former patio pictured. Everything is burned.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS62128_019_KQED_WoodStreet_12162022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The remains of Jessica Huffman’s brick patio at the site of the Wood Street encampment where Huffman and other residents once lived, in Oakland on Dec. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“‘Cause, if I didn’t have something to eat, my neighbor was going to share a sandwich with me. And that was the case every day,” Huffman said. “Nobody can survive without everybody else there. We can’t live without each other, you know?”\u003c/p>\n\u003cp>Caltrans returned the land where the Wood Street settlement had stood back to bare earth, as empty and open as when Huffman had moved there. Only her brick patio remained.\u003c/p>\n\u003ch2>Ramona\u003c/h2>\n\u003cp>After getting evicted from her spot under the freeway at Wood Street in September 2022, Ramona Choyce moved three times in three months, ultimately ending up about six blocks south, next door to the Commons.\u003c/p>\n\u003cp>Guarded by nature, Choyce, 46, has an assertive demeanor that belies her 4-foot-11-inch frame. She works as a scrapper — making money by turning in used metal to be recycled — a trade her father and grandmother practiced before her.\u003c/p>\n\u003cfigure id=\"attachment_11949388\" class=\"wp-caption alignnone\" style=\"max-width: 2003px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949388 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971.jpg\" alt=\"A woman holds a broom and looks at the camera as she tries to push away pools of water from her trailer. The sun is going down.\" width=\"2003\" height=\"1431\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971.jpg 2003w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971-800x572.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971-1020x729.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971-160x114.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971-1536x1097.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreetErinBaldassari_IMG_3971-1920x1372.jpg 1920w\" sizes=\"(max-width: 2003px) 100vw, 2003px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Ramona Choyce rakes debris from water that flooded the area around her trailer, on Jan. 9, 2023. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It’s in the family,” she joked on a recycling run one day, driving her beat-up, sky-blue Isuzu pickup truck from the 1980s. “I guess I need to open up my own business.”\u003c/p>\n\u003cp>But the move from Caltrans’ land had made it hard for Choyce to keep working. She had taken what she could fit in her trailer or carry in her pickup, but had to leave behind a lot of gear.\u003c/p>\n\u003cp>“I done lost a lot. A lot,” she said. “I can’t even work on stuff that I need to work on because I really don’t have the tools.”\u003c/p>\n\u003cp>\u003ca href=\"https://www.sciencedirect.com/science/article/pii/S2667321522000269\">Studies\u003c/a> show that encampment sweeps, like the one Caltrans performed at Wood Street, \u003ca href=\"https://link.springer.com/content/pdf/10.1007/s11606-022-07471-y.pdf\">lead to worse mental and physical health for residents (PDF)\u003c/a>, undermine trust in service providers, and push residents into more dangerous environments, among \u003ca href=\"https://nhchc.org/wp-content/uploads/2022/12/NHCHC-encampment-sweeps-issue-brief-12-22.pdf\">other outcomes (PDF)\u003c/a>.\u003c/p>\n\u003cfigure id=\"attachment_11949338\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949338 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut.jpg\" alt=\"An outdoor shot of an unhoused person's encampment site. A white trailer is covered in brown tarps as pools of water start to form in front of the place. Piles of abandoned tires are in the background amid a gray sky.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS61892_008_KQED_WoodStreetFlooding_01052023-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">An RV sits in water on Wood Street in Oakland on Jan. 5, 2023, after storms contributed to flooding in the area. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In her new spot, Choyce was right on the street, exposed to passersby in a way she hadn’t been when she had been tucked under the overpass, “Now, I’m in front, open,” she said.\u003c/p>\n\u003cp>On several occasions, people broke into Choyce’s trailer. Then, when the rains came in November, water pooled in a sometimes knee-deep moat that was often filled with trash and other debris, despite her constantly raking it clean.\u003c/p>\n\u003cp>“From the time that I moved over here, it’s been water,” Choyce said. “Caltrans done threw away all my weather gear. … So, I’m getting wet, and it feel like I’m getting sick.”\u003c/p>\n\u003cfigure id=\"attachment_11949610\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949610 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1.jpg\" alt='A brown tarp hangs over a trailer with spraypainted letters in yellow reading, \"Leave us alone in the name of Jesus.\"' width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/002_KQED_WoodStreet_ErinBaldassari_IMG_4345-1020x765-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The outside of Ramona Choyce’s trailer on Jan. 9, 2023. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Her trailer now butted against the fence surrounding \u003ca href=\"https://www.kqed.org/news/11910890/how-oaklands-16th-street-train-station-helped-build-west-oakland-and-the-modern-civil-rights-movement\">Southern Pacific’s abandoned 16th Street train station\u003c/a>, not far from where she had grown up as a kid. When she was younger, Choyce sometimes wandered down 16th Street to stare up at the tiled, beaux-arts-style building, with its vaulted ceiling and ornate interior, before the station stopped serving passengers in 1994.\u003c/p>\n\u003cp>“We used to walk all the way up here,” she said. “But never got on the train.”\u003c/p>\n\u003cp>Across the street, a gleaming white-and-gray apartment complex was under construction — the last of some 1,500 new homes, mostly market rate, built as part of \u003ca href=\"https://oakland.legistar.com/LegislationDetail.aspx?ID=742328&GUID=6BB49C5D-30C9-4253-85B8-6E66E8499C3A&Options=&Search=\">a redevelopment plan Oakland officials approved in 2005\u003c/a>.\u003c/p>\n\u003cp>At the time, Silicon Valley’s tech industry was rebounding from the dot-com bust and \u003ca href=\"https://www.sfgate.com/bayarea/article/Housing-market-still-hot-2004-Bay-Area-median-2737351.php\">rent prices in the region were rising\u003c/a>. West Oakland, which had long experienced disinvestment, suddenly seemed like a promising bet for real estate developers.\u003c/p>\n\u003cp>Slowly, the march of development moved its way northward, right to the Commons’ doorstep. And evidence of the \u003ca href=\"https://ccrl.stanford.edu/blog/oakland-series-4\">change in demographics\u003c/a> and \u003ca href=\"https://www.mercurynews.com/2020/06/18/oakland-s-f-neighborhoods-fastest-gentrifying-in-u-s/\">income\u003c/a> was all around West Oakland in the form of new cafes, restaurants — even a doggie hotel.\u003c/p>\n\u003cfigure id=\"attachment_11949497\" class=\"wp-caption alignnone\" style=\"max-width: 2048px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949497 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960.jpg\" alt=\"A woman in a gray, hooded sweater is using a yellow push-broom to sweep away water on the side of the road.\" width=\"2048\" height=\"1536\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960.jpg 2048w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960-1020x765.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960-160x120.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960-1536x1152.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_3960-1920x1440.jpg 1920w\" sizes=\"(max-width: 2048px) 100vw, 2048px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Ramona Choyce sweeps large puddles away from her trailer on Jan. 9, 2023. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Sorting aluminum from plastics into blue trash barrels, Choyce eyed a ginger-bearded man as he jogged past her trailer. She shook her head.\u003c/p>\n\u003cp>“These new people,” she said, emphasizing and repeating “\u003cem>these new people\u003c/em> that’s moving in, in our town, want to boot us out.”\u003c/p>\n\u003cp>She thought about how her mom worked under the table to feed her and her six siblings. Choyce now had six kids of her own, the two youngest of whom were living with their aunt. But despite all the “progress” in West Oakland, it had only become harder for Choyce to survive.\u003c/p>\n\u003cp>“I’m just imagining it’s going to be even worse for my kids,” she said. “A lot of stuff’s changing.”\u003c/p>\n\u003cp>Despite her move from under the overpass to the street, she was buoyed by remaining close to the Commons, where she could still access food donations and Operation Dignity’s mobile shower van, and where she was surrounded by people she knew.\u003c/p>\n\u003cp>When her pickup truck stalled at an intersection one day, her neighbor Smiley helped her fix it. Another day, Patrick Barnes, a volunteer advocate, pulled up with trash cans full of metal that Choyce had collected from her time under the overpass. He had stored it for her during the evictions.\u003c/p>\n\u003cp>“I feel bad, because I’ve been sitting on it for so long,” he said.\u003c/p>\n\u003cp>“This is perfect,” she said, “because, right now, I could use it.”\u003c/p>\n\u003cfigure id=\"attachment_11949339\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949339 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut.jpg\" alt=\"A woman with a black jacket and a N95 mask over her head is seen moving a pile of scrap metal.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS57336_022_KQED_WoodStreetEncampment_07192022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Ramona Choyce, 44, sorts metal at the Wood Street encampment in West Oakland on Tuesday, July 19, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But this stability was only temporary. The Commons — this last vestige of the Wood Street settlement on city-owned land — was facing its own eviction. Officials had long planned to build affordable housing on the lot.\u003c/p>\n\u003cp>It was one of the last remaining projects of the original 2005 redevelopment agreement, and officials said the developer couldn’t begin work on the planned 170 affordable condos and apartments until the property was cleared.\u003c/p>\n\u003cp>To do that, Oakland officials applied for and received a little more than $8 million in state grants to relocate residents from the Commons into a new temporary shelter site consisting of 77 “community cabins” — essentially, Tuff Sheds — capable of housing 100 people.\u003c/p>\n\u003cp>The money was part of a $700 million initiative that Newsom established in 2021, called the \u003ca href=\"https://www.bcsh.ca.gov/calich/erf_program.html\">Encampment Resolution Funding Program\u003c/a>, which has a stated goal of placing people exiting encampments into housing or shelter.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘If they kick me out, I’ve got my trailer. I’m sheltered. I don’t know if they understand that clearly, but it’s important.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Ramona Choyce, former Wood Street resident","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>But the program has so far seen mixed results. Only 30% of the roughly 1,500 people removed from encampments through this program transitioned to temporary or permanent housing, said Russ Heimerich, spokesperson for the state’s Business, Consumer Services and Housing Agency.\u003c/p>\n\u003cp>Like many people at the Commons, Choyce was skeptical of the city’s plan. To start, officials hadn’t asked residents before they applied for the grant whether anyone wanted to move into cabins. Perhaps unsurprisingly, most did not.\u003c/p>\n\u003cp>“I don’t want to go there, either,” Choyce said.\u003c/p>\n\u003cp>Moving to the cabins meant giving up the one home she had been able to count on in her six years at Wood Street — her trailer — to go into a program where the outcome was uncertain. \u003ca href=\"https://www.oaklandauditor.com/wp-content/uploads/2022/09/20220919_Performance-Audit_The-City-of-Oaklands-Homelessness-Services_Final.pdf\">A 2022 audit of the city’s homelessness services (PDF)\u003c/a> found that fewer than one-third of the people who went into the community cabins moved into permanent housing.\u003c/p>\n\u003cp>Choyce had known people who cycled through the six-month program, only to end up back on the streets.\u003c/p>\n\u003cp>“If they kick me out, I’ve got my trailer. I’m sheltered,” Choyce said. “I don’t know if they understand that clearly, but it’s important.”\u003c/p>\n\u003cp>Janosko wanted the city to think long-term.\u003c/p>\n\u003cfigure id=\"attachment_11949825\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-scaled.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"size-full wp-image-11949825\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1707\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-scaled.jpg 2560w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-1536x1024.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-2048x1365.jpg 2048w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/IMG_6893A-1920x1280.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">John Janosko speaks during a community meeting with city officials about the kinds of services that will be provided to residents of the Commons, if they choose to relocate to a community cabin site the city plans to build, on Nov. 21, 2022. \u003ccite>(Photo by Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Think permanent,” he pleaded with city officials at a community meeting last fall. “So people don’t have to worry [that] if they don’t get housing because they’ve been in mental illness, in drug usage or whatever for the last 10 years and you expect that everything’s gonna be OK? It’s not. There’s too much trauma out here.”\u003c/p>\n\u003cp>And, he wanted the city to offer something more than what residents were already getting at the Commons.\u003c/p>\n\u003cp>“We have a clothing closet, we feed people, we house people, we counsel people, we do harm reduction. We already do all this stuff [at the Commons],” he said.\u003c/p>\n\u003cp>City officials declined multiple requests for an interview and did not respond to questions about why they chose the community cabin model in applying for the state grants, or how they planned to improve outcomes for residents. In a statement, officials said the city “was able to accommodate many of [the residents’] needs and requests, including plumbed bathrooms, a community space, the ability to cook food, workforce opportunities, and a desire to remain together as a community.”\u003c/p>\n\u003cp>But before the cabins had even been installed, city officials posted eviction notices at the Commons. Choyce and Janosko felt betrayed. Despite the $8 million plan and the community meetings, they were being told to leave before there was a place for them to go.\u003c/p>\n\u003cp>“What about the people?” Choyce asked. “They don’t care.”\u003c/p>\n\u003cp>“I just don’t get it,” Janosko said. “We put our hope in other people, the city.”\u003c/p>\n\u003cfigure id=\"attachment_11940097\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"size-full wp-image-11940097\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut.jpg\" alt=\"A female-presenting white woman with long brown hair and a beanie holds her fist to her mouth with a concerned expression while listening\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/02/RS62559_IMG_7029A-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jessica ‘Freeway’ Blalock (right), along with other residents and supporters, listens to a court hearing, via Zoom, at the Wood Street Commons on Friday, Feb. 2, 2023. \u003ccite>(Erin Baldassari/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Again, he and other residents fought back, filing for a temporary restraining order in federal court. And again, the judge sided with residents, ordering the city to delay the evictions until the community cabin site was open.\u003c/p>\n\u003cp>The delay would prove instrumental, but it would come with costs. It bought residents a few more months of stability, time Janosko used to try to lobby people at the Commons into accepting the city’s offer to move to the new shelter site.\u003c/p>\n\u003cp>It was a hard sell. Gathered under the pop-up canopy in the outdoor living room Janosko had built, many at the Commons wanted nothing to do with the rules that come with accepting shelter from the city: Residents weren’t allowed keys to their own cabins, could have no visitors. Minor infractions could lead to expulsion.\u003c/p>\n\u003cfigure id=\"attachment_11949423\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"wp-image-11949423 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut.jpg\" alt=\"A woman walks with her hands behind her back toward a community cabins site for unhouse folks. She's accompanied by a man who walks on her left side.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/05/RS64447_012_KQED_WoodStreetCommonsEviction_04102023-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Wood Street resident Ramona Choyce tours the Tuff Sheds near the Wood Street encampment in Oakland on April 10, 2023. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Janosko painted a different vision, of using the time at the cabins to realize a larger dream: buying a plot of land together, people building their own houses, a garden.\u003c/p>\n\u003cp>He could almost see it, he said: “That day we walk on our land, that day we break ground. People are coming off the street, and they have a community they can live in for the rest of their lives.”\u003c/p>\n\u003cp>But, uncertainty was taking its toll. The looming evictions heightened tensions inside the camp. Sober for nine months, Janosko began using crystal methamphetamine again. Arguments between residents became more common.\u003c/p>\n\u003cp>“There’s just anger,” Janosko said. “Anger and frustration with everything.”\u003c/p>\n\u003cp>On April 10, \u003ca href=\"https://www.kqed.org/news/11945422/end-of-an-era-last-remaining-unhoused-residents-at-oaklands-wood-street-commons-getting-evicted\">the city began evicting residents at the Commons\u003c/a>. For nearly two weeks, residents resisted, fencing off the site and locking the gates, dragging bulky items into the street to block public works crews from entering, and sitting on or lying in front of equipment. But, on April 20, police officers showed up in force, arresting two people on conspiracy and theft charges and threatening to arrest anyone else who obstructed city workers.\u003c/p>\n\u003cfigure id=\"attachment_11946235\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023.jpg\">\u003cimg decoding=\"async\" loading=\"lazy\" class=\"size-full wp-image-11946235\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023.jpg\" alt=\"A man looks through a chain link fence at police officers on the other side of it. The man has a crowd of people behind him as his fingers rest in between the fence coils.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2023/04/026_KQED_WoodStreetCommonsEviction_04102023-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Wood Street resident LaMonte Ford speaks to the police as the City of Oakland begins to evict the Wood Street encampment in Oakland on April 10, 2023. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Faced with bulldozers and handcuffs, most of the residents reluctantly agreed to move to the community cabins or go to a city-run RV parking lot in East Oakland. About a dozen chose to take their chances on the streets.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Once you get stability, then you get everything else that comes along with it.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"John Janosko, former Wood Street resident","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>But Janosko didn’t see the evictions as a complete defeat. Dozens of volunteer advocates had come out to support residents. At the cabins, they’d be together.\u003c/p>\n\u003cp>He was already thinking of ways to make the new site less sterile, with planter boxes and a grill outside the fences for barbecues. “We’re going to turn it into something more than what it is,” he said.\u003c/p>\n\u003cp>Over the past four years, the Commons had provided residents enough stability to build a community. If all went according to plan, Janosko hoped the cabins would enable them to keep it.\u003c/p>\n\u003cp>“Once you get stability,” he said, “then you get everything else that comes along with it.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11949327/the-end-of-wood-street-inside-the-struggle-for-stability-housing-on-the-margins-of-the-bay-area","authors":["11652"],"programs":["news_26731","news_72"],"categories":["news_6266","news_8"],"tags":["news_3921","news_24805","news_25676","news_22960","news_27626","news_16","news_20305","news_21214","news_32024","news_30728","news_5259","news_32023","news_1775","news_27208","news_20037","news_32356","news_29607","news_30602","news_31342","news_32355"],"featImg":"news_11949617","label":"source_news_11949327"},"news_11946353":{"type":"posts","id":"news_11946353","meta":{"index":"posts_1591205157","site":"news","id":"11946353","score":null,"sort":[1681257575000]},"guestAuthors":[],"slug":"californias-dream-for-all-home-loan-program-ran-through-300-million-in-11-days-who-got-the-money","title":"California's 'Dream for All' Home Loan Program Ran Through $300 Million in 11 Days. Who Got the Money?","publishDate":1681257575,"format":"standard","headTitle":"California’s ‘Dream for All’ Home Loan Program Ran Through $300 Million in 11 Days. Who Got the Money? | KQED","labelTerm":{"term":18481,"site":"news"},"content":"\u003cp>California lawmakers marketed their new loan program for first-time home buyers as a “\u003ca href=\"https://www.calhfa.ca.gov/dream/index.htm\">Dream for All\u003c/a>.”\u003c/p>\n\u003cp>But just 11 days after applications opened, the initial \u003ca href=\"https://www.latimes.com/california/story/2023-04-08/california-has-already-run-out-of-cash-to-help-first-time-home-buyers-heres-what-happened\">pot of money is tapped out\u003c/a>, sucked dry by eager house hunters. It turns out the dream was only for a lucky couple thousand borrowers — a disproportionate number of them white, non-Latino and living in the Sacramento area.\u003c/p>\n\u003cp>The \u003ca href=\"https://calmatters.org/california-divide/2023/03/home-equity-california/\">Dream for All program\u003c/a> was paused on April 6, less than two weeks after the California Housing Finance Agency said it would make the program available to lenders. About $288 million in initial funding will be provided to 2,564 homebuyers, according to an internal document obtained by CalMatters.\u003c/p>\n\u003cp>The complicated program involves the state paying some or all of the upfront costs for buying a home — namely, the down payment — in \u003ca href=\"https://calmatters.org/california-divide/2022/06/california-down-payment-help/\">exchange for a share in the home’s value\u003c/a> when it is sold, refinanced or transferred. If the home appreciates in value, those gains to the state would then be used to fund the next borrowers.\u003c/p>\n\u003cp>The program was meant, in part, to help address California’s ethnic and racial wealth gap, with Black and Latino families having fewer net assets than the national average. Participation in the program was limited to households earning less than 150% of median earnings in their county. According to the initial characteristics shown in the agency document obtained by CalMatters, roughly two-thirds of the beneficiaries went to those making less than $125,000. The average loan was a little more than $112,000.\u003c/p>\n\u003cp>But those figures also show that the program was disproportionately used by white home-buyers. Senate President Pro Tempore Toni G. Atkins, of San Diego, said in a statement Monday that the program was intended to reach those historically shut out of the housing market.[pullquote align=\"right\" size=\"medium\" citation=\"Matt Gougé, loan officer, Sacramento\"]‘I would guess that 30% to 50% of the people who are using it could qualify or buy without it.’[/pullquote]“While this program has been immensely successful in getting new homebuyers into the market quickly and in places with low homeownership rates like the Central Valley, clearly more work needs to be done to make sure that there is statewide awareness, particularly in communities of color,” Atkins said.\u003c/p>\n\u003cp>The fact that the program ran out of cash in a two-week spree speaks to just how voracious demand is for housing in California. It also suggests that some of the people who made use of the program were already well into the house-hunting process.\u003c/p>\n\u003cp>That raises an important question: How many of the people who benefited from the loan program actually needed the help and how many would have purchased a home anyway?\u003c/p>\n\u003cp>“I would guess that 30% to 50% of the people who are using it could qualify or buy without it because I had plenty like that,” said Matt Gougé, a Sacramento loan officer, referring to his own clients.\u003c/p>\n\u003cp>California prohibits affirmative action, limiting the housing agency’s ability to direct the money to communities of color.\u003c/p>\n\u003cp>“We’d like to do something we’re not allowed to do in California, and this is not the fault of CalHFA or anybody else,” said Micah Weinberg, chief executive of California Forward, a nonprofit hired by the state treasurer to create an initial framework for the program. “When those of us outside of government talked about what the intention of the program is — it is to really, very specifically, target those demographic communities, African Americans and others — who have been locked out of the home-buyer marketplace for a variety of different reasons.”\u003c/p>\n\u003cp>“You actually can’t do that directly in California,” he said.\u003c/p>\n\u003ch2>Who got California first-time home-buyer loans?\u003c/h2>\n\u003cp>Demographic data in the document obtained by CalMatters showed that 65% of initial buyers identified as white, 18% as Asian, 4% as Black, 1% as Native Hawaiian or Other Pacific Islander and 1% American Indian or Alaska Native. Ethnically, 62% of homebuyers identified as not Hispanic or Latino while about 34% did. The document indicated that some of the data was preliminary and might change once all the transactions closed.\u003c/p>\n\u003cp>Eric Johnson, an agency spokesperson, confirmed on Monday that the program would be paused until more funding could be allocated. He pointed to the fact that 25% of homeowners in California are of Hispanic or Latino origin, and said the fact that 34% of the loans were made to these groups meant the program was “outperforming in that category.” Asian families make up about 16% and Black families about 4%.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>That means the program initially outperformed with white and Latino homebuyers and did a bit better than average with Asian families but only matched the average with Black buyers.\u003c/p>\n\u003cp>“The program is doing a pretty decent job of representing California,” Johnson said, though he agreed that there is “definitely a gigantic wealth and homeownership gap” and that the program is aimed at addressing that issue.\u003c/p>\n\u003ch2>Sacramento leads the pack\u003c/h2>\n\u003cp>Geographically, the funds weren’t spread out evenly across the state, either.\u003c/p>\n\u003cp>Sacramento County, home to the state capital, received 11% of the program’s funds, despite making up just 4% of the state population. Los Angeles County, in contrast, received 9% of the money, despite being home to a quarter of all Californians. Johnson, of CalHFA, said Sacramento County consistently sees higher participation rates than other counties, and that the overrepresentation of loans from the county “tracks with our other loan programs.”\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"https://flo.uri.sh/visualisation/13367631/embed\" title=\"Interactive or visual content\" class=\"flourish-embed-iframe\" frameborder=\"0\" scrolling=\"no\" style=\"width:100%;height:600px;\" sandbox=\"allow-same-origin allow-forms allow-scripts allow-downloads allow-popups allow-popups-to-escape-sandbox allow-top-navigation-by-user-activation\" width=\"100%\" height=\"500\">\u003c/iframe>\u003c/p>\n\u003cp>That geographic disparity is hard to explain. \u003ca href=\"https://sacramentoappraisalblog.com/\">Ryan Lundquist, a Sacramento appraiser\u003c/a> and real estate analyst, said the demographics and current price trends across the region make Sacramento County “a prime target for first-time buyers” and therefore a natural beneficiary of the program.\u003c/p>\n\u003cp>Gougé, the local loan officer, said news of the program spread by word of mouth throughout the capital community in the days before the state officially launched the program on March 27. The regional rumor mill may have been churning especially quickly given how much more plugged-in locals are to matters of state bureaucracy.\u003c/p>\n\u003cp>“Sacramento and the surrounding area’s loan officers and realtors probably got a jump start,” he said.\u003c/p>\n\u003cp>While the initial funding for the program might be tapped out, the size and scope of the Dream for All program will likely be a subject of negotiations between Gov. Gavin Newsom and the overwhelmingly Democratic Legislature. In January, \u003ca href=\"https://calmatters.org/california-budget/2023/01/california-budget-newsom-deficit/\">Newsom proposed a significantly smaller version of the 10-year\u003c/a>, $10 billion program originally envisioned by Atkins. The governor proposed spending an initial $300 million on the program, a cut from the $500 million compromise signed last year.\u003c/p>\n\u003cp>Atkins, in her statement, told CalMatters that she was seeking to get more funding for the program in upcoming budget negotiations. The governor is expected to offer a revised state spending plan and a new financial forecast in May. Lawmakers must pass a balanced budget by June 15 to get paid.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"California Democrats carved out the 'Dream For All' money to help first-time home buyers. The funds ran out after just 11 days with the average loan hitting $112,000, and with 65% of initial buyers identifying as white.","status":"publish","parent":0,"modified":1681314759,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":true,"iframeSrcs":["https://flo.uri.sh/visualisation/13367631/embed"],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":26,"wordCount":1218},"headData":{"title":"California's 'Dream for All' Home Loan Program Ran Through $300 Million in 11 Days. Who Got the Money? | KQED","description":"California Democrats carved out the 'Dream For All' money to help first-time home buyers. The funds ran out after just 11 days with the average loan hitting $112,000, and with 65% of initial buyers identifying as white.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"California's 'Dream for All' Home Loan Program Ran Through $300 Million in 11 Days. Who Got the Money?","datePublished":"2023-04-11T23:59:35.000Z","dateModified":"2023-04-12T15:52:39.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"nprByline":"\u003ca href=\"https://calmatters.org/author/alejandro-lazo/\">Alejandro Lazo\u003c/a> and \u003ca href=\"https://calmatters.org/author/ben-christopher/\">Ben Christopher\u003c/a>","excludeFromSiteSearch":"Include","showOnAuthorArchivePages":"No","articleAge":"0","path":"/news/11946353/californias-dream-for-all-home-loan-program-ran-through-300-million-in-11-days-who-got-the-money","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>California lawmakers marketed their new loan program for first-time home buyers as a “\u003ca href=\"https://www.calhfa.ca.gov/dream/index.htm\">Dream for All\u003c/a>.”\u003c/p>\n\u003cp>But just 11 days after applications opened, the initial \u003ca href=\"https://www.latimes.com/california/story/2023-04-08/california-has-already-run-out-of-cash-to-help-first-time-home-buyers-heres-what-happened\">pot of money is tapped out\u003c/a>, sucked dry by eager house hunters. It turns out the dream was only for a lucky couple thousand borrowers — a disproportionate number of them white, non-Latino and living in the Sacramento area.\u003c/p>\n\u003cp>The \u003ca href=\"https://calmatters.org/california-divide/2023/03/home-equity-california/\">Dream for All program\u003c/a> was paused on April 6, less than two weeks after the California Housing Finance Agency said it would make the program available to lenders. About $288 million in initial funding will be provided to 2,564 homebuyers, according to an internal document obtained by CalMatters.\u003c/p>\n\u003cp>The complicated program involves the state paying some or all of the upfront costs for buying a home — namely, the down payment — in \u003ca href=\"https://calmatters.org/california-divide/2022/06/california-down-payment-help/\">exchange for a share in the home’s value\u003c/a> when it is sold, refinanced or transferred. If the home appreciates in value, those gains to the state would then be used to fund the next borrowers.\u003c/p>\n\u003cp>The program was meant, in part, to help address California’s ethnic and racial wealth gap, with Black and Latino families having fewer net assets than the national average. Participation in the program was limited to households earning less than 150% of median earnings in their county. According to the initial characteristics shown in the agency document obtained by CalMatters, roughly two-thirds of the beneficiaries went to those making less than $125,000. The average loan was a little more than $112,000.\u003c/p>\n\u003cp>But those figures also show that the program was disproportionately used by white home-buyers. Senate President Pro Tempore Toni G. Atkins, of San Diego, said in a statement Monday that the program was intended to reach those historically shut out of the housing market.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I would guess that 30% to 50% of the people who are using it could qualify or buy without it.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Matt Gougé, loan officer, Sacramento","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“While this program has been immensely successful in getting new homebuyers into the market quickly and in places with low homeownership rates like the Central Valley, clearly more work needs to be done to make sure that there is statewide awareness, particularly in communities of color,” Atkins said.\u003c/p>\n\u003cp>The fact that the program ran out of cash in a two-week spree speaks to just how voracious demand is for housing in California. It also suggests that some of the people who made use of the program were already well into the house-hunting process.\u003c/p>\n\u003cp>That raises an important question: How many of the people who benefited from the loan program actually needed the help and how many would have purchased a home anyway?\u003c/p>\n\u003cp>“I would guess that 30% to 50% of the people who are using it could qualify or buy without it because I had plenty like that,” said Matt Gougé, a Sacramento loan officer, referring to his own clients.\u003c/p>\n\u003cp>California prohibits affirmative action, limiting the housing agency’s ability to direct the money to communities of color.\u003c/p>\n\u003cp>“We’d like to do something we’re not allowed to do in California, and this is not the fault of CalHFA or anybody else,” said Micah Weinberg, chief executive of California Forward, a nonprofit hired by the state treasurer to create an initial framework for the program. “When those of us outside of government talked about what the intention of the program is — it is to really, very specifically, target those demographic communities, African Americans and others — who have been locked out of the home-buyer marketplace for a variety of different reasons.”\u003c/p>\n\u003cp>“You actually can’t do that directly in California,” he said.\u003c/p>\n\u003ch2>Who got California first-time home-buyer loans?\u003c/h2>\n\u003cp>Demographic data in the document obtained by CalMatters showed that 65% of initial buyers identified as white, 18% as Asian, 4% as Black, 1% as Native Hawaiian or Other Pacific Islander and 1% American Indian or Alaska Native. Ethnically, 62% of homebuyers identified as not Hispanic or Latino while about 34% did. The document indicated that some of the data was preliminary and might change once all the transactions closed.\u003c/p>\n\u003cp>Eric Johnson, an agency spokesperson, confirmed on Monday that the program would be paused until more funding could be allocated. He pointed to the fact that 25% of homeowners in California are of Hispanic or Latino origin, and said the fact that 34% of the loans were made to these groups meant the program was “outperforming in that category.” Asian families make up about 16% and Black families about 4%.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>That means the program initially outperformed with white and Latino homebuyers and did a bit better than average with Asian families but only matched the average with Black buyers.\u003c/p>\n\u003cp>“The program is doing a pretty decent job of representing California,” Johnson said, though he agreed that there is “definitely a gigantic wealth and homeownership gap” and that the program is aimed at addressing that issue.\u003c/p>\n\u003ch2>Sacramento leads the pack\u003c/h2>\n\u003cp>Geographically, the funds weren’t spread out evenly across the state, either.\u003c/p>\n\u003cp>Sacramento County, home to the state capital, received 11% of the program’s funds, despite making up just 4% of the state population. Los Angeles County, in contrast, received 9% of the money, despite being home to a quarter of all Californians. Johnson, of CalHFA, said Sacramento County consistently sees higher participation rates than other counties, and that the overrepresentation of loans from the county “tracks with our other loan programs.”\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"https://flo.uri.sh/visualisation/13367631/embed\" title=\"Interactive or visual content\" class=\"flourish-embed-iframe\" frameborder=\"0\" scrolling=\"no\" style=\"width:100%;height:600px;\" sandbox=\"allow-same-origin allow-forms allow-scripts allow-downloads allow-popups allow-popups-to-escape-sandbox allow-top-navigation-by-user-activation\" width=\"100%\" height=\"500\">\u003c/iframe>\u003c/p>\n\u003cp>That geographic disparity is hard to explain. \u003ca href=\"https://sacramentoappraisalblog.com/\">Ryan Lundquist, a Sacramento appraiser\u003c/a> and real estate analyst, said the demographics and current price trends across the region make Sacramento County “a prime target for first-time buyers” and therefore a natural beneficiary of the program.\u003c/p>\n\u003cp>Gougé, the local loan officer, said news of the program spread by word of mouth throughout the capital community in the days before the state officially launched the program on March 27. The regional rumor mill may have been churning especially quickly given how much more plugged-in locals are to matters of state bureaucracy.\u003c/p>\n\u003cp>“Sacramento and the surrounding area’s loan officers and realtors probably got a jump start,” he said.\u003c/p>\n\u003cp>While the initial funding for the program might be tapped out, the size and scope of the Dream for All program will likely be a subject of negotiations between Gov. Gavin Newsom and the overwhelmingly Democratic Legislature. In January, \u003ca href=\"https://calmatters.org/california-budget/2023/01/california-budget-newsom-deficit/\">Newsom proposed a significantly smaller version of the 10-year\u003c/a>, $10 billion program originally envisioned by Atkins. The governor proposed spending an initial $300 million on the program, a cut from the $500 million compromise signed last year.\u003c/p>\n\u003cp>Atkins, in her statement, told CalMatters that she was seeking to get more funding for the program in upcoming budget negotiations. The governor is expected to offer a revised state spending plan and a new financial forecast in May. Lawmakers must pass a balanced budget by June 15 to get paid.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11946353/californias-dream-for-all-home-loan-program-ran-through-300-million-in-11-days-who-got-the-money","authors":["byline_news_11946353"],"categories":["news_8"],"tags":["news_32629","news_20472","news_32630","news_27626","news_32631","news_27208"],"affiliates":["news_18481"],"featImg":"news_11946358","label":"news_18481"},"news_11914873":{"type":"posts","id":"news_11914873","meta":{"index":"posts_1591205157","site":"news","id":"11914873","score":null,"sort":[1653404451000]},"guestAuthors":[],"slug":"newsoms-care-court-faces-foe-shortage-of-treatment-beds-housing","title":"Newsom's 'Care Court' Passes Senate but Still Faces Shortage of Treatment Beds, Housing","publishDate":1653404451,"format":"standard","headTitle":"KQED News","labelTerm":{"site":"news"},"content":"\u003cp>On a cold day in March, Shahada Hull admitted herself to the hospital.\u003c/p>\n\u003cp>She had been sleeping outside in San Francisco’s Tenderloin neighborhood for months, ever since she was evicted in December from the affordable studio apartment she'd rented near the Presidio. Her feet felt numb, her back sore from the concrete sidewalk.[pullquote size=\"medium\" align=\"right\" citation=\"Shahada Hull, San Francisco resident\"]'Wanting to force people that are homeless and on drugs into treatment and to housing, that's just forcing. That's still not giving them a chance to talk.'[/pullquote]\u003c/p>\n\u003cp>“After a while, I was like, look, I’m going to 5150 myself,” Hull said, referring to the civic code to place someone on an emergency, 72-hour psychiatric hold. Hull has been diagnosed with obsessive-compulsive disorder, anxiety, PTSD and depression.\u003c/p>\n\u003cp>But on that particular day, it wasn’t the intrusive thoughts that sometimes cloud her mind that brought her to Sutter Health’s Street Care Center. She was just looking to get off the street.\u003c/p>\n\u003cp>“I was praying, like, please just let them help me today,” Hull said. “Please let there be resources open today, just anything.”\u003c/p>\n\u003cp>After she spent a week in the psychiatric ward, the on-site social worker produced a sheet of paper. On it was a list of shelters.\u003c/p>\n\u003cp>“They were going to take me back out into the streets because they felt that I didn't need any further help,” Hull said. She was upset. “Like, really? You can clearly see that I’m not really in the right state of mind right now.”\u003c/p>\n\u003cfigure id=\"attachment_11914876\" class=\"wp-caption alignright\" style=\"max-width: 160px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/05/Shahada-Hull_selfie-1.jpg\">\u003cimg class=\"wp-image-11914876 size-thumbnail\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/05/Shahada-Hull_selfie-1-160x213.jpg\" alt=\"A young Black woman with long Black hair, tossed over her right shoulder, smiles at the camera. She has sculpted eyebrows and wears a red or pink sleeveless top. The image has a filter on it so that her skin and the wall behind her appear yellow.\" width=\"160\" height=\"213\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/05/Shahada-Hull_selfie-1-160x213.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/05/Shahada-Hull_selfie-1.jpg 480w\" sizes=\"(max-width: 160px) 100vw, 160px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Shahada Hull, 30, poses for a portrait in this undated photo. She has a dual diagnosis of substance use disorder and mental illness and might qualify for court-ordered treatment under Gov. Gavin Newsom's CARE Court proposal, which is currently making its way through the Legislature. \u003ccite>(Courtesy Shahada Hull)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Throughout her life, Hull, 30, has had around 160 mental health episodes, documented in a thick case file. At 13 months old, the San Francisco resident was placed in foster care. And she’s been in “the system” ever since — cycling in and out of affordable housing placements, the courts and county behavioral health services.\u003c/p>\n\u003cp>In many ways, she’s the archetypal candidate for CARE Court, part of a sweeping new proposal to address mental health care in California. The state Senate voted Wednesday to approve the legislation, \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB1338\" target=\"_blank\" rel=\"noopener noreferrer\">SB 1338\u003c/a>. It now heads to the Assembly for a vote.\u003c/p>\n\u003cp>When Gov. Gavin Newsom unveiled CARE Court in March, he said it’s designed to help people like Hull, who move between emergency psychiatric treatment and homelessness.\u003c/p>\n\u003cp>“This approach with the courts allows … a pathway to actually develop a strategy and a plan with oversight and accountability, with housing supports, that are a component of this, to achieve some more permanency and success as opposed to episodic experiences through the 5150,” Newsom said.\u003c/p>\n\u003cp>Under the governor’s Community Assistance, Recovery, and Empowerment Court, Hull would be able to enter into a civil process with a judge to oversee her mental health treatment.\u003c/p>\n\u003cp>She’d have a public defender and a supporter to help her make decisions about what sorts of treatment programs she would like, with a care plan lasting up to two years. In turn, the county behavioral health department would be compelled to provide her with treatment or face fines if they do not.\u003c/p>\n\u003cp>Ideally, the program would enable Hull to reach her goals, all the things she had wanted to achieve by the time she turned 30: her GED, a job, stable housing, a car.\u003c/p>\n\u003cp>But Hull is skeptical the program really would help. She sat at a café in San Francisco’s Civic Center on a recent afternoon and looked toward City Hall.\u003c/p>\n\u003cp>“Wanting to force people that are homeless and on drugs into treatment and to housing, that’s just forcing,” she said. “That’s still not giving them a chance to talk.”\u003c/p>\n\u003cp>Newsom and officials in his administration say the treatment is voluntary. But the legislation also comes with a threat: Continued refusal to participate in CARE Court could be used as justification for conservatorship, where people could be forced into care against their will.\u003c/p>\n\u003cp>That has provoked harsh criticism from civil rights advocates who say compelling people into care is not only less effective, it undermines the kind of trust-building needed to actually bring people into treatment successfully.[pullquote size=\"medium\" align=\"right\" citation=\"Dr. Le Ondra Clark Harvey, CEO, California Council of Community Behavioral Health Agencies\"]'We need to be able to have dependable, well-trained workers within this CARE Court system to make it successful.'[/pullquote]\u003c/p>\n\u003cp>“It seems to just undercut a lot of the principles of disability rights, the right to self-determination, the need for services to accommodate people with disabilities,” said Lili Graham, a lawyer with Disability Rights California. “And there is this coercive component to it because it's under the court's mandate.”\u003c/p>\n\u003cp>But Hull is also optimistic. If there’s a chance that CARE Court could help, she’d welcome the change.\u003c/p>\n\u003cp>“Sometimes there's a lot of things that you don't like and you have to do it,” Hull said. “So, yeah, if it’s a chance for somebody to be housed and get their word out, I'm all for it.”\u003c/p>\n\u003cp>Newsom’s administration poured $12 billion into homelessness and mental health programs last year — with another $2 billion proposed this year. But the state still faces serious shortages in behavioral health care workers, treatment programs and housing. And Hull’s most recent experience seeking help illustrates the hurdles CARE Court will have to clear to ensure that Hull, and others with a similar experience, can break the cycle of homelessness and succeed in treatment.\u003c/p>\n\u003ch2>A slow process\u003c/h2>\n\u003cp>When Hull realized the hospital staff were going to discharge her to the streets, she called her godfather in a panic. He called the Coalition on Homelessness in San Francisco.\u003c/p>\n\u003cp>That’s how Hull first met Christin Evans, who owns the Booksmith, an independent bookstore in San Francisco, and also volunteers with the coalition. Evans stepped in as an advocate to help Hull find someplace to stay.\u003c/p>\n\u003cp>Hull has a paid social worker, appointed by the city. But with a heavy caseload, Evans said, the city social worker isn’t always able to give Hull as much time as she needs.\u003c/p>\n\u003cp>Across California, the behavioral health care industry faces a worker shortage, and it's expected to grow. A 2018 University of California San Francisco study found that \u003ca href=\"https://healthforce.ucsf.edu/sites/healthforce.ucsf.edu/files/publication-pdf/California%E2%80%99s%20Current%20and%20Future%20Behavioral%20Health%20Workforce.pdf\">by 2028, California will have 50% fewer psychiatrists and 28% fewer psychologists, licensed therapists and social workers than needed\u003c/a>, due to retirement and attrition.\u003c/p>\n\u003cp>The pandemic only exacerbated that shortage, said Dr. Le Ondra Clark Harvey, CEO of the California Council of Community Behavioral Health Agencies. And Newsom’s administration estimates that 7,000 to 12,000 people will qualify for CARE Court each year, adding to that caseload. All of these people will be, by definition, high-needs cases.\u003c/p>\n\u003cp>“As the system currently stands, we're already struggling,” Harvey said. “We need to be able to have dependable, well-trained workers within this CARE Court system to make it successful.”\u003c/p>\n\u003cp>Without Evans volunteering support, Hull said she would have been lost.\u003c/p>\n\u003cp>“I would be downtown, going to see case manager after case manager, praying that there's an opening somewhere, praying that I'll be safe, sleeping in doorways,” Hull said.\u003c/p>\n\u003cp>Evans was able to spring into action. She started by convincing the hospital to keep Hull for a few more days — days that Evans spent trying to find housing.\u003c/p>\n\u003cp>She couldn’t place Hull at an emergency shelter in the Tenderloin, where Hull knew the heroin dealers. Sober for a week, Hull didn’t want to be tempted to use again.\u003c/p>\n\u003cp>“The options for her for emergency shelter were really limited,” Evans said.\u003c/p>\n\u003cp>She found a substance use treatment program that agreed to do an intake assessment, but not right away.\u003c/p>\n\u003cp>In the meantime, the hospital did discharge Hull, who was able to stay with her godparents over the weekend. That wasn’t a long-term option, though, because they only let Hull stay with them when she’s sober and getting into treatment.\u003c/p>\n\u003cp>When it came time for the program to do the intake assessment, however, the staff determined Hull needed more care than they could provide. She wouldn’t be getting a bed there. So, Evans started over, searching for a place that could provide both substance use and mental health treatment for Hull’s dual diagnoses.\u003c/p>\n\u003cp>“We started cold-calling, basically,” Evans said. “We were informed that there really weren't dual-diagnosis beds readily available that she could go into that night.”\u003c/p>\n\u003cp>To get into dual-diagnosis programs, Hull needed to fill out a five-page application, get a TB test and get a referral from a primary care physician, all of which took several days. Hull spent those nights with her godparents and at an overnight urgent care facility.\u003c/p>\n\u003cp>Finally, she got into The Avenues Transitional Care Center. But it was only temporary.\u003c/p>\n\u003cp>She had to wait another couple weeks until a bed opened at Baker Places Inc., which operates a 90-day treatment program in San Francisco. The whole process took about a month.\u003c/p>\n\u003cp>“I really do believe that in her case, she's not service-resistant,” Evans said. “The system is resistant to serving her.”\u003c/p>\n\u003cfigure id=\"attachment_11914879\" class=\"wp-caption aligncenter\" style=\"max-width: 1440px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS13773_20141218_homeless_jt_001.JPG-qut.jpg\">\u003cimg class=\"wp-image-11914879 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS13773_20141218_homeless_jt_001.JPG-qut.jpg\" alt=\"A line of six people, all presenting as white or Asian, hold a long, white, lit candle in one hand and what seems to be a paper program in the other. Some look down at the program, and others look up at a focal point beyond and to the left of the camera. Behind them is the south half of the facade of San Francisco City Hall (facing what would be the plaza), the rotunda lit up in red, and the wall beneath it lighted in alternating columns of red and green. The sky, which takes up most of the top half of the photo, is a deep blue, as after sunset.\" width=\"1440\" height=\"961\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS13773_20141218_homeless_jt_001.JPG-qut.jpg 1440w, https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS13773_20141218_homeless_jt_001.JPG-qut-800x534.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS13773_20141218_homeless_jt_001.JPG-qut-1020x681.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS13773_20141218_homeless_jt_001.JPG-qut-160x107.jpg 160w\" sizes=\"(max-width: 1440px) 100vw, 1440px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Mourners gather in Civic Center Plaza to commemorate unhoused people who died in San Francisco, on Dec. 18, 2014. Supporters of CARE Court say it's about preventing deaths for people who are living on the street with untreated mental illness. \u003ccite>(James Tensuan/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>California faces \u003ca href=\"https://www.rand.org/pubs/research_reports/RRA1824-1-v2.html\">a shortfall of nearly 5,000 psychiatric beds\u003c/a> for short- and medium-term care, according to the RAND Institute, as well as nearly 3,000 long-term care beds.\u003c/p>\n\u003cp>Last year, the \u003ca href=\"https://www.chhs.ca.gov/wp-content/uploads/2022/04/Public-Community-Behavioral-Health-Funding-4.20.22.pdf\">state budget included $2.2 billion to create or acquire residential treatment facilities\u003c/a>, including board and care homes for people with mental health issues. This year’s proposed budget includes another $1.5 billion for short-term housing for people exiting homelessness and entering behavioral health treatment programs.\u003c/p>\n\u003cp>But Michelle Doty Cabrera, executive director of the County Behavioral Health Directors Association of California, said all those facilities will need ongoing funding.\u003c/p>\n\u003cp>“Those are buildings. They're not the people to work in the buildings,” Cabrera said. “We still have not expanded funding at the state level to support the expanded services that would be needed to go along with those buildings.”\u003c/p>\n\u003cp>\u003ca href=\"https://www.ebudget.ca.gov/budget/2022-23MR/#/Home\">The governor’s proposed budget includes $65 million to implement CARE Court\u003c/a>, including $39 million to facilitate proceedings in county courts, $10 million to finance a supporter program through the state’s Department of Aging and $15 million to provide county governments with training and technical assistance.\u003c/p>\n\u003cp>It doesn’t specify any additional funds to increase services for new CARE Court enrollees. But it does include \u003ca href=\"https://www.chhs.ca.gov/wp-content/uploads/2022/04/Public-Community-Behavioral-Health-Funding-4.20.22.pdf\">a projected $11.6 billion for county behavioral health departments\u003c/a>, which are charged with providing services to people on Medi-Cal. That would be a nearly 50% increase from the prior year’s budget, if actual revenues match the projections.\u003c/p>\n\u003cp>Health and Human Services Secretary Dr. Mark Ghaly said in an interview it’s about prioritization.\u003c/p>\n\u003cp>“Our focus [is] on prioritizing this population,” Ghaly said, “not just making sure that they are no longer out of the line, but that they are towards the front of the line and getting these services in a prioritized way.”\u003c/p>\n\u003ch2>Housing shortage\u003c/h2>\n\u003cp>Hull isn’t sure where she will go when her treatment program ends in early July. Evans is worried that all the work done to get Hull sober and stabilized will be undone if she goes back to homelessness.\u003c/p>\n\u003cp>The shortage of affordable housing remains a huge problem in California, particularly for people who often need on-site services to help them remain stably housed. Nearly 14,000 people experiencing homelessness voluntarily sought mental health services last year, but only half were placed into housing, according to a survey conducted earlier this year by the County Behavioral Health Directors Association of California.\u003c/p>\n\u003cp>For the other half, there simply weren’t enough affordable options that could accommodate people with complex behavioral health needs.\u003c/p>\n\u003cp>“We've sort of been casualties of the hot housing market in California,” Cabrera said, noting the state has lost many residential treatment facilities in recent years. “We have very limited resources ourselves to support our clients’ housing needs.”\u003c/p>\n\u003cp>An early draft of the CARE Court legislation didn't guarantee housing as part of the plan. But recent amendments to the bill now require county staff to identify an available housing placement for CARE Court enrollees. And courts could order other government agencies to provide that housing.\u003c/p>\n\u003cp>Hull tries not to think about what will happen to her in July, “because I don't want to get into a depression,” she said.\u003c/p>\n\u003cp>She’ll be 31 in September, and she’s still a long way from her goals. Sitting at the café in San Francisco's Civic Center, she said she knows that, ultimately, getting there is up to her.\u003c/p>\n\u003cp>“At the end of the day, the government has this and they have that,” she said. “It’s really up to you to fight for that.”\u003c/p>\n\u003cp>She turned her face toward the gilded dome on top of City Hall.\u003c/p>\n\u003cp>\"But the fight shouldn’t be this hard,” she said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"As Gov. Gavin Newsom's CARE Court proposal nears a crucial Senate vote, questions remain about whether the state's mental health care industry has the workforce, treatment beds and housing needed to sustain the effort.","status":"publish","parent":0,"modified":1653589534,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":61,"wordCount":2370},"headData":{"title":"Newsom's 'Care Court' Passes Senate but Still Faces Shortage of Treatment Beds, Housing | KQED","description":"As Gov. Gavin Newsom's CARE Court proposal nears a crucial Senate vote, questions remain about whether the state's mental health care industry has the workforce, treatment beds and housing needed to sustain the effort.","ogTitle":"Newsom's 'Care Court' Passes Senate but Still Faces Shortage of Treatment Beds, Housing","ogDescription":"","ogImgId":"","twTitle":"Newsom's 'Care Court' Passes Senate but Still Faces Shortage of Treatment Beds, Housing","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"Newsom's 'Care Court' Passes Senate but Still Faces Shortage of Treatment Beds, Housing","datePublished":"2022-05-24T15:00:51.000Z","dateModified":"2022-05-26T18:25:34.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"disqusIdentifier":"11914873 https://ww2.kqed.org/news/?p=11914873","disqusUrl":"https://ww2.kqed.org/news/2022/05/24/newsoms-care-court-faces-foe-shortage-of-treatment-beds-housing/","disqusTitle":"Newsom's 'Care Court' Passes Senate but Still Faces Shortage of Treatment Beds, Housing","excludeFromSiteSearch":"Include","path":"/news/11914873/newsoms-care-court-faces-foe-shortage-of-treatment-beds-housing","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>On a cold day in March, Shahada Hull admitted herself to the hospital.\u003c/p>\n\u003cp>She had been sleeping outside in San Francisco’s Tenderloin neighborhood for months, ever since she was evicted in December from the affordable studio apartment she'd rented near the Presidio. Her feet felt numb, her back sore from the concrete sidewalk.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"'Wanting to force people that are homeless and on drugs into treatment and to housing, that's just forcing. That's still not giving them a chance to talk.'","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Shahada Hull, San Francisco resident","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“After a while, I was like, look, I’m going to 5150 myself,” Hull said, referring to the civic code to place someone on an emergency, 72-hour psychiatric hold. Hull has been diagnosed with obsessive-compulsive disorder, anxiety, PTSD and depression.\u003c/p>\n\u003cp>But on that particular day, it wasn’t the intrusive thoughts that sometimes cloud her mind that brought her to Sutter Health’s Street Care Center. She was just looking to get off the street.\u003c/p>\n\u003cp>“I was praying, like, please just let them help me today,” Hull said. “Please let there be resources open today, just anything.”\u003c/p>\n\u003cp>After she spent a week in the psychiatric ward, the on-site social worker produced a sheet of paper. On it was a list of shelters.\u003c/p>\n\u003cp>“They were going to take me back out into the streets because they felt that I didn't need any further help,” Hull said. She was upset. “Like, really? You can clearly see that I’m not really in the right state of mind right now.”\u003c/p>\n\u003cfigure id=\"attachment_11914876\" class=\"wp-caption alignright\" style=\"max-width: 160px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/05/Shahada-Hull_selfie-1.jpg\">\u003cimg class=\"wp-image-11914876 size-thumbnail\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/05/Shahada-Hull_selfie-1-160x213.jpg\" alt=\"A young Black woman with long Black hair, tossed over her right shoulder, smiles at the camera. She has sculpted eyebrows and wears a red or pink sleeveless top. The image has a filter on it so that her skin and the wall behind her appear yellow.\" width=\"160\" height=\"213\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/05/Shahada-Hull_selfie-1-160x213.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/05/Shahada-Hull_selfie-1.jpg 480w\" sizes=\"(max-width: 160px) 100vw, 160px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Shahada Hull, 30, poses for a portrait in this undated photo. She has a dual diagnosis of substance use disorder and mental illness and might qualify for court-ordered treatment under Gov. Gavin Newsom's CARE Court proposal, which is currently making its way through the Legislature. \u003ccite>(Courtesy Shahada Hull)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Throughout her life, Hull, 30, has had around 160 mental health episodes, documented in a thick case file. At 13 months old, the San Francisco resident was placed in foster care. And she’s been in “the system” ever since — cycling in and out of affordable housing placements, the courts and county behavioral health services.\u003c/p>\n\u003cp>In many ways, she’s the archetypal candidate for CARE Court, part of a sweeping new proposal to address mental health care in California. The state Senate voted Wednesday to approve the legislation, \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB1338\" target=\"_blank\" rel=\"noopener noreferrer\">SB 1338\u003c/a>. It now heads to the Assembly for a vote.\u003c/p>\n\u003cp>When Gov. Gavin Newsom unveiled CARE Court in March, he said it’s designed to help people like Hull, who move between emergency psychiatric treatment and homelessness.\u003c/p>\n\u003cp>“This approach with the courts allows … a pathway to actually develop a strategy and a plan with oversight and accountability, with housing supports, that are a component of this, to achieve some more permanency and success as opposed to episodic experiences through the 5150,” Newsom said.\u003c/p>\n\u003cp>Under the governor’s Community Assistance, Recovery, and Empowerment Court, Hull would be able to enter into a civil process with a judge to oversee her mental health treatment.\u003c/p>\n\u003cp>She’d have a public defender and a supporter to help her make decisions about what sorts of treatment programs she would like, with a care plan lasting up to two years. In turn, the county behavioral health department would be compelled to provide her with treatment or face fines if they do not.\u003c/p>\n\u003cp>Ideally, the program would enable Hull to reach her goals, all the things she had wanted to achieve by the time she turned 30: her GED, a job, stable housing, a car.\u003c/p>\n\u003cp>But Hull is skeptical the program really would help. She sat at a café in San Francisco’s Civic Center on a recent afternoon and looked toward City Hall.\u003c/p>\n\u003cp>“Wanting to force people that are homeless and on drugs into treatment and to housing, that’s just forcing,” she said. “That’s still not giving them a chance to talk.”\u003c/p>\n\u003cp>Newsom and officials in his administration say the treatment is voluntary. But the legislation also comes with a threat: Continued refusal to participate in CARE Court could be used as justification for conservatorship, where people could be forced into care against their will.\u003c/p>\n\u003cp>That has provoked harsh criticism from civil rights advocates who say compelling people into care is not only less effective, it undermines the kind of trust-building needed to actually bring people into treatment successfully.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"'We need to be able to have dependable, well-trained workers within this CARE Court system to make it successful.'","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Dr. Le Ondra Clark Harvey, CEO, California Council of Community Behavioral Health Agencies","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“It seems to just undercut a lot of the principles of disability rights, the right to self-determination, the need for services to accommodate people with disabilities,” said Lili Graham, a lawyer with Disability Rights California. “And there is this coercive component to it because it's under the court's mandate.”\u003c/p>\n\u003cp>But Hull is also optimistic. If there’s a chance that CARE Court could help, she’d welcome the change.\u003c/p>\n\u003cp>“Sometimes there's a lot of things that you don't like and you have to do it,” Hull said. “So, yeah, if it’s a chance for somebody to be housed and get their word out, I'm all for it.”\u003c/p>\n\u003cp>Newsom’s administration poured $12 billion into homelessness and mental health programs last year — with another $2 billion proposed this year. But the state still faces serious shortages in behavioral health care workers, treatment programs and housing. And Hull’s most recent experience seeking help illustrates the hurdles CARE Court will have to clear to ensure that Hull, and others with a similar experience, can break the cycle of homelessness and succeed in treatment.\u003c/p>\n\u003ch2>A slow process\u003c/h2>\n\u003cp>When Hull realized the hospital staff were going to discharge her to the streets, she called her godfather in a panic. He called the Coalition on Homelessness in San Francisco.\u003c/p>\n\u003cp>That’s how Hull first met Christin Evans, who owns the Booksmith, an independent bookstore in San Francisco, and also volunteers with the coalition. Evans stepped in as an advocate to help Hull find someplace to stay.\u003c/p>\n\u003cp>Hull has a paid social worker, appointed by the city. But with a heavy caseload, Evans said, the city social worker isn’t always able to give Hull as much time as she needs.\u003c/p>\n\u003cp>Across California, the behavioral health care industry faces a worker shortage, and it's expected to grow. A 2018 University of California San Francisco study found that \u003ca href=\"https://healthforce.ucsf.edu/sites/healthforce.ucsf.edu/files/publication-pdf/California%E2%80%99s%20Current%20and%20Future%20Behavioral%20Health%20Workforce.pdf\">by 2028, California will have 50% fewer psychiatrists and 28% fewer psychologists, licensed therapists and social workers than needed\u003c/a>, due to retirement and attrition.\u003c/p>\n\u003cp>The pandemic only exacerbated that shortage, said Dr. Le Ondra Clark Harvey, CEO of the California Council of Community Behavioral Health Agencies. And Newsom’s administration estimates that 7,000 to 12,000 people will qualify for CARE Court each year, adding to that caseload. All of these people will be, by definition, high-needs cases.\u003c/p>\n\u003cp>“As the system currently stands, we're already struggling,” Harvey said. “We need to be able to have dependable, well-trained workers within this CARE Court system to make it successful.”\u003c/p>\n\u003cp>Without Evans volunteering support, Hull said she would have been lost.\u003c/p>\n\u003cp>“I would be downtown, going to see case manager after case manager, praying that there's an opening somewhere, praying that I'll be safe, sleeping in doorways,” Hull said.\u003c/p>\n\u003cp>Evans was able to spring into action. She started by convincing the hospital to keep Hull for a few more days — days that Evans spent trying to find housing.\u003c/p>\n\u003cp>She couldn’t place Hull at an emergency shelter in the Tenderloin, where Hull knew the heroin dealers. Sober for a week, Hull didn’t want to be tempted to use again.\u003c/p>\n\u003cp>“The options for her for emergency shelter were really limited,” Evans said.\u003c/p>\n\u003cp>She found a substance use treatment program that agreed to do an intake assessment, but not right away.\u003c/p>\n\u003cp>In the meantime, the hospital did discharge Hull, who was able to stay with her godparents over the weekend. That wasn’t a long-term option, though, because they only let Hull stay with them when she’s sober and getting into treatment.\u003c/p>\n\u003cp>When it came time for the program to do the intake assessment, however, the staff determined Hull needed more care than they could provide. She wouldn’t be getting a bed there. So, Evans started over, searching for a place that could provide both substance use and mental health treatment for Hull’s dual diagnoses.\u003c/p>\n\u003cp>“We started cold-calling, basically,” Evans said. “We were informed that there really weren't dual-diagnosis beds readily available that she could go into that night.”\u003c/p>\n\u003cp>To get into dual-diagnosis programs, Hull needed to fill out a five-page application, get a TB test and get a referral from a primary care physician, all of which took several days. Hull spent those nights with her godparents and at an overnight urgent care facility.\u003c/p>\n\u003cp>Finally, she got into The Avenues Transitional Care Center. But it was only temporary.\u003c/p>\n\u003cp>She had to wait another couple weeks until a bed opened at Baker Places Inc., which operates a 90-day treatment program in San Francisco. The whole process took about a month.\u003c/p>\n\u003cp>“I really do believe that in her case, she's not service-resistant,” Evans said. “The system is resistant to serving her.”\u003c/p>\n\u003cfigure id=\"attachment_11914879\" class=\"wp-caption aligncenter\" style=\"max-width: 1440px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS13773_20141218_homeless_jt_001.JPG-qut.jpg\">\u003cimg class=\"wp-image-11914879 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS13773_20141218_homeless_jt_001.JPG-qut.jpg\" alt=\"A line of six people, all presenting as white or Asian, hold a long, white, lit candle in one hand and what seems to be a paper program in the other. Some look down at the program, and others look up at a focal point beyond and to the left of the camera. Behind them is the south half of the facade of San Francisco City Hall (facing what would be the plaza), the rotunda lit up in red, and the wall beneath it lighted in alternating columns of red and green. The sky, which takes up most of the top half of the photo, is a deep blue, as after sunset.\" width=\"1440\" height=\"961\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS13773_20141218_homeless_jt_001.JPG-qut.jpg 1440w, https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS13773_20141218_homeless_jt_001.JPG-qut-800x534.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS13773_20141218_homeless_jt_001.JPG-qut-1020x681.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS13773_20141218_homeless_jt_001.JPG-qut-160x107.jpg 160w\" sizes=\"(max-width: 1440px) 100vw, 1440px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Mourners gather in Civic Center Plaza to commemorate unhoused people who died in San Francisco, on Dec. 18, 2014. Supporters of CARE Court say it's about preventing deaths for people who are living on the street with untreated mental illness. \u003ccite>(James Tensuan/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>California faces \u003ca href=\"https://www.rand.org/pubs/research_reports/RRA1824-1-v2.html\">a shortfall of nearly 5,000 psychiatric beds\u003c/a> for short- and medium-term care, according to the RAND Institute, as well as nearly 3,000 long-term care beds.\u003c/p>\n\u003cp>Last year, the \u003ca href=\"https://www.chhs.ca.gov/wp-content/uploads/2022/04/Public-Community-Behavioral-Health-Funding-4.20.22.pdf\">state budget included $2.2 billion to create or acquire residential treatment facilities\u003c/a>, including board and care homes for people with mental health issues. This year’s proposed budget includes another $1.5 billion for short-term housing for people exiting homelessness and entering behavioral health treatment programs.\u003c/p>\n\u003cp>But Michelle Doty Cabrera, executive director of the County Behavioral Health Directors Association of California, said all those facilities will need ongoing funding.\u003c/p>\n\u003cp>“Those are buildings. They're not the people to work in the buildings,” Cabrera said. “We still have not expanded funding at the state level to support the expanded services that would be needed to go along with those buildings.”\u003c/p>\n\u003cp>\u003ca href=\"https://www.ebudget.ca.gov/budget/2022-23MR/#/Home\">The governor’s proposed budget includes $65 million to implement CARE Court\u003c/a>, including $39 million to facilitate proceedings in county courts, $10 million to finance a supporter program through the state’s Department of Aging and $15 million to provide county governments with training and technical assistance.\u003c/p>\n\u003cp>It doesn’t specify any additional funds to increase services for new CARE Court enrollees. But it does include \u003ca href=\"https://www.chhs.ca.gov/wp-content/uploads/2022/04/Public-Community-Behavioral-Health-Funding-4.20.22.pdf\">a projected $11.6 billion for county behavioral health departments\u003c/a>, which are charged with providing services to people on Medi-Cal. That would be a nearly 50% increase from the prior year’s budget, if actual revenues match the projections.\u003c/p>\n\u003cp>Health and Human Services Secretary Dr. Mark Ghaly said in an interview it’s about prioritization.\u003c/p>\n\u003cp>“Our focus [is] on prioritizing this population,” Ghaly said, “not just making sure that they are no longer out of the line, but that they are towards the front of the line and getting these services in a prioritized way.”\u003c/p>\n\u003ch2>Housing shortage\u003c/h2>\n\u003cp>Hull isn’t sure where she will go when her treatment program ends in early July. Evans is worried that all the work done to get Hull sober and stabilized will be undone if she goes back to homelessness.\u003c/p>\n\u003cp>The shortage of affordable housing remains a huge problem in California, particularly for people who often need on-site services to help them remain stably housed. Nearly 14,000 people experiencing homelessness voluntarily sought mental health services last year, but only half were placed into housing, according to a survey conducted earlier this year by the County Behavioral Health Directors Association of California.\u003c/p>\n\u003cp>For the other half, there simply weren’t enough affordable options that could accommodate people with complex behavioral health needs.\u003c/p>\n\u003cp>“We've sort of been casualties of the hot housing market in California,” Cabrera said, noting the state has lost many residential treatment facilities in recent years. “We have very limited resources ourselves to support our clients’ housing needs.”\u003c/p>\n\u003cp>An early draft of the CARE Court legislation didn't guarantee housing as part of the plan. But recent amendments to the bill now require county staff to identify an available housing placement for CARE Court enrollees. And courts could order other government agencies to provide that housing.\u003c/p>\n\u003cp>Hull tries not to think about what will happen to her in July, “because I don't want to get into a depression,” she said.\u003c/p>\n\u003cp>She’ll be 31 in September, and she’s still a long way from her goals. Sitting at the café in San Francisco's Civic Center, she said she knows that, ultimately, getting there is up to her.\u003c/p>\n\u003cp>“At the end of the day, the government has this and they have that,” she said. “It’s really up to you to fight for that.”\u003c/p>\n\u003cp>She turned her face toward the gilded dome on top of City Hall.\u003c/p>\n\u003cp>\"But the fight shouldn’t be this hard,” she said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11914873/newsoms-care-court-faces-foe-shortage-of-treatment-beds-housing","authors":["11652"],"categories":["news_457","news_6266","news_8"],"tags":["news_3921","news_25676","news_27626","news_28872","news_20277","news_20305","news_4020","news_1775","news_27208","news_2109"],"featImg":"news_11914875","label":"news"},"news_11914346":{"type":"posts","id":"news_11914346","meta":{"index":"posts_1591205157","site":"news","id":"11914346","score":null,"sort":[1652832542000]},"guestAuthors":[],"slug":"more-people-became-unhoused-across-the-bay-area-over-last-3-years-except-in-sf","title":"More People Became Unhoused Across the Bay Area Over Last 3 Years — Except in SF","publishDate":1652832542,"format":"standard","headTitle":"KQED News","labelTerm":{"site":"news"},"content":"\u003cp>\u003cem>Updated 12:30 p.m. Friday\u003c/em>\u003c/p>\n\u003cp>Despite a flood of federal and state dollars spent to keep people off the streets during the coronavirus pandemic, homelessness in the Bay Area continued to increase in the last three years — although not by as much as many had feared.\u003c/p>\n\u003cp>The population of housed and unhoused people increased by a total of almost 9% — to more than 35,000 people — across the seven Bay Area counties that reported preliminary data on Monday.\u003c/p>\n\u003cp>Among them, only San Francisco reported a slight decrease, of about 3.5%, even as the city still counted more than 7,700 unhoused people. The city's unsheltered population — people sleeping outside and in vehicles — dropped by 15%, while those living in shelters and transitional housing grew by 18%.\u003c/p>\n\u003cp>\"We have a lot of work to do, but this shows that we are moving in the right direction,” Mayor London Breed said in a statement. “The investments we have made and will continue to make, as well as our improvements in strategy around outreach and connecting people to resources are all working together to help get more people off the street.”\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe title=\"Percent Change in Unhoused Population from 2019 to 2022\" aria-label=\"Grouped Bars\" id=\"datawrapper-chart-q3arM\" src=\"https://datawrapper.dwcdn.net/q3arM/1/\" scrolling=\"no\" frameborder=\"0\" style=\"border: none;\" width=\"800\" height=\"400\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>Contra Costa County saw the region's steepest spike since the 2019 count, with the number of unhoused people up nearly 35% (to almost 3,100). In neighboring Alameda County, homelessness jumped nearly 22% (to more than 9,700), including a 24% increase in Oakland.\u003c/p>\n\u003cp>Meanwhile, Santa Clara County, the largest county in the region, reported a more than 3% uptick, with an 11% jump in the city of San José.\u003c/p>\n\u003cp>In the North Bay, Marin reported an 8.4% increase over 2019 rates, while Sonoma and Napa counties saw 5% and 6.5% increases, respectively, over their last counts in early 2020.\u003c/p>\n\u003cp>In San Mateo County, where officials have said they are seeking to “functionally” end homelessness by 2023, the number of unhoused people increased by nearly 20% since the 2019 county, topping 1,800, the county reported on Friday.\u003c/p>\n\u003cp>Solano County is expected to report its preliminary numbers later this summer.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe title=\"Total Point-in-Time Counts of Unhoused People in Each County \" aria-label=\"Grouped Bars\" id=\"datawrapper-chart-AywKB\" src=\"https://datawrapper.dwcdn.net/AywKB/5/\" scrolling=\"no\" frameborder=\"0\" style=\"border: none;\" width=\"800\" height=\"900\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>The numbers — which are generally considered a pretty significant undercount of the actual unhoused population — come from tallies of people sleeping on streets, in vehicles and in shelters on a single night in February. Counties must complete the count every two years to determine funding for homelessness programs (the 2021 count was postponed due to the pandemic).\u003c/p>\n\u003cp>More detailed information about each county's unhoused populations, including age and racial demographics, is expected to come out this summer.\u003c/p>\n\u003cp>[aside label=\"related coverage\" tag=\"homelessness\"]“I'm saddened that more people are homeless and a lot of that can be attributed to the pandemic,” said Contra Costa County Supervisor Karen Mitchoff, emphasizing the need for substantially more affordable housing. “I'm not surprised because I see them ... I see people camping out there. I see people in the underpasses. I hear from constituents. So we know it's a big problem. But, you know, it's not just Contra Costa County. It's everywhere.”\u003c/p>\n\u003cp>Yet, many local officials and advocates for the unhoused said the numbers could have been much worse if not for the emergency programs implemented during the pandemic. And while the number of unhoused people in the region did grow, the rate of increase was considerably lower than the nearly 26% jump between 2017 and 2019.\u003c/p>\n\u003cp>The Bay Area “staved off a catastrophic increase in homelessness” over the last three years, said Tomiquia Moss, CEO of All Home, a regional housing and anti-poverty group that helped coordinate the counts. “Bay Area governments and nonprofits played deep defense on homelessness during the pandemic and we have more or less held the line — but now we need to go on offense and end the suffering on our streets.”\u003c/p>\n\u003cp>Moss credited an array of local and state efforts, including eviction moratoriums, emergency rental assistance and Gov. Gavin Newsom's \u003ca href=\"https://www.cdss.ca.gov/inforesources/cdss-programs/housing-programs/project-roomkey\">Roomkey and Homekey programs\u003c/a>, which have allowed thousands of unhoused people to temporarily live in hotel and motel rooms, with some units being converted into permanent housing.\u003c/p>\n\u003cp>“Those types of solutions are happening all across our region and we believe help to minimize how many more folks were experiencing this challenge during this period of time,” she said.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe title=\"Sheltered/Unsheltered Unhoused Populations, 2019/20 & 2022\" aria-label=\"Stacked Bars\" id=\"datawrapper-chart-Z0UKH\" src=\"https://datawrapper.dwcdn.net/Z0UKH/1/\" scrolling=\"no\" frameborder=\"0\" style=\"border: none;\" width=\"800\" height=\"890\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>But advocates and local officials fear that funding for many pandemic aid programs that have helped get people off the streets will soon dry up, and are imploring state leaders to continue supporting them.\u003c/p>\n\u003cp>Moss also stressed the need to focus on the deep roots of the region's homelessness crisis, and address the structural racism and severe lack of affordable housing that have fueled it.\u003c/p>\n\u003cp>“Although the numbers in the point-in-time count are better than we anticipated, homelessness still continues to be our region's and our state's biggest challenge,” she said. “We have much work to do.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003c/p>\n","blocks":[],"excerpt":"The population of unhoused people in most of the Bay Area increased by a total of almost 9% in the last three years — to more than 35,000 people. San Francisco was the only county in the region to report a slight decline.","status":"publish","parent":0,"modified":1653589929,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":true,"iframeSrcs":["https://datawrapper.dwcdn.net/q3arM/1/","https://datawrapper.dwcdn.net/AywKB/5/","https://datawrapper.dwcdn.net/Z0UKH/1/"],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":25,"wordCount":846},"headData":{"title":"More People Became Unhoused Across the Bay Area Over Last 3 Years — Except in SF | KQED","description":"The population of unhoused people in most of the Bay Area increased by a total of almost 9% in the last three years — to more than 35,000 people. San Francisco was the only county in the region to report a slight decline.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"More People Became Unhoused Across the Bay Area Over Last 3 Years — Except in SF","datePublished":"2022-05-18T00:09:02.000Z","dateModified":"2022-05-26T18:32:09.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"disqusIdentifier":"11914346 https://ww2.kqed.org/news/?p=11914346","disqusUrl":"https://ww2.kqed.org/news/2022/05/17/more-people-became-unhoused-across-the-bay-area-over-last-3-years-except-in-sf/","disqusTitle":"More People Became Unhoused Across the Bay Area Over Last 3 Years — Except in SF","excludeFromSiteSearch":"Include","path":"/news/11914346/more-people-became-unhoused-across-the-bay-area-over-last-3-years-except-in-sf","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>Updated 12:30 p.m. Friday\u003c/em>\u003c/p>\n\u003cp>Despite a flood of federal and state dollars spent to keep people off the streets during the coronavirus pandemic, homelessness in the Bay Area continued to increase in the last three years — although not by as much as many had feared.\u003c/p>\n\u003cp>The population of housed and unhoused people increased by a total of almost 9% — to more than 35,000 people — across the seven Bay Area counties that reported preliminary data on Monday.\u003c/p>\n\u003cp>Among them, only San Francisco reported a slight decrease, of about 3.5%, even as the city still counted more than 7,700 unhoused people. The city's unsheltered population — people sleeping outside and in vehicles — dropped by 15%, while those living in shelters and transitional housing grew by 18%.\u003c/p>\n\u003cp>\"We have a lot of work to do, but this shows that we are moving in the right direction,” Mayor London Breed said in a statement. “The investments we have made and will continue to make, as well as our improvements in strategy around outreach and connecting people to resources are all working together to help get more people off the street.”\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe title=\"Percent Change in Unhoused Population from 2019 to 2022\" aria-label=\"Grouped Bars\" id=\"datawrapper-chart-q3arM\" src=\"https://datawrapper.dwcdn.net/q3arM/1/\" scrolling=\"no\" frameborder=\"0\" style=\"border: none;\" width=\"800\" height=\"400\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>Contra Costa County saw the region's steepest spike since the 2019 count, with the number of unhoused people up nearly 35% (to almost 3,100). In neighboring Alameda County, homelessness jumped nearly 22% (to more than 9,700), including a 24% increase in Oakland.\u003c/p>\n\u003cp>Meanwhile, Santa Clara County, the largest county in the region, reported a more than 3% uptick, with an 11% jump in the city of San José.\u003c/p>\n\u003cp>In the North Bay, Marin reported an 8.4% increase over 2019 rates, while Sonoma and Napa counties saw 5% and 6.5% increases, respectively, over their last counts in early 2020.\u003c/p>\n\u003cp>In San Mateo County, where officials have said they are seeking to “functionally” end homelessness by 2023, the number of unhoused people increased by nearly 20% since the 2019 county, topping 1,800, the county reported on Friday.\u003c/p>\n\u003cp>Solano County is expected to report its preliminary numbers later this summer.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe title=\"Total Point-in-Time Counts of Unhoused People in Each County \" aria-label=\"Grouped Bars\" id=\"datawrapper-chart-AywKB\" src=\"https://datawrapper.dwcdn.net/AywKB/5/\" scrolling=\"no\" frameborder=\"0\" style=\"border: none;\" width=\"800\" height=\"900\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>The numbers — which are generally considered a pretty significant undercount of the actual unhoused population — come from tallies of people sleeping on streets, in vehicles and in shelters on a single night in February. Counties must complete the count every two years to determine funding for homelessness programs (the 2021 count was postponed due to the pandemic).\u003c/p>\n\u003cp>More detailed information about each county's unhoused populations, including age and racial demographics, is expected to come out this summer.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"related coverage ","tag":"homelessness"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“I'm saddened that more people are homeless and a lot of that can be attributed to the pandemic,” said Contra Costa County Supervisor Karen Mitchoff, emphasizing the need for substantially more affordable housing. “I'm not surprised because I see them ... I see people camping out there. I see people in the underpasses. I hear from constituents. So we know it's a big problem. But, you know, it's not just Contra Costa County. It's everywhere.”\u003c/p>\n\u003cp>Yet, many local officials and advocates for the unhoused said the numbers could have been much worse if not for the emergency programs implemented during the pandemic. And while the number of unhoused people in the region did grow, the rate of increase was considerably lower than the nearly 26% jump between 2017 and 2019.\u003c/p>\n\u003cp>The Bay Area “staved off a catastrophic increase in homelessness” over the last three years, said Tomiquia Moss, CEO of All Home, a regional housing and anti-poverty group that helped coordinate the counts. “Bay Area governments and nonprofits played deep defense on homelessness during the pandemic and we have more or less held the line — but now we need to go on offense and end the suffering on our streets.”\u003c/p>\n\u003cp>Moss credited an array of local and state efforts, including eviction moratoriums, emergency rental assistance and Gov. Gavin Newsom's \u003ca href=\"https://www.cdss.ca.gov/inforesources/cdss-programs/housing-programs/project-roomkey\">Roomkey and Homekey programs\u003c/a>, which have allowed thousands of unhoused people to temporarily live in hotel and motel rooms, with some units being converted into permanent housing.\u003c/p>\n\u003cp>“Those types of solutions are happening all across our region and we believe help to minimize how many more folks were experiencing this challenge during this period of time,” she said.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe title=\"Sheltered/Unsheltered Unhoused Populations, 2019/20 & 2022\" aria-label=\"Stacked Bars\" id=\"datawrapper-chart-Z0UKH\" src=\"https://datawrapper.dwcdn.net/Z0UKH/1/\" scrolling=\"no\" frameborder=\"0\" style=\"border: none;\" width=\"800\" height=\"890\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>But advocates and local officials fear that funding for many pandemic aid programs that have helped get people off the streets will soon dry up, and are imploring state leaders to continue supporting them.\u003c/p>\n\u003cp>Moss also stressed the need to focus on the deep roots of the region's homelessness crisis, and address the structural racism and severe lack of affordable housing that have fueled it.\u003c/p>\n\u003cp>“Although the numbers in the point-in-time count are better than we anticipated, homelessness still continues to be our region's and our state's biggest challenge,” she said. “We have much work to do.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11914346/more-people-became-unhoused-across-the-bay-area-over-last-3-years-except-in-sf","authors":["1263","3211"],"categories":["news_6266","news_8"],"tags":["news_3921","news_27626","news_25740","news_4020","news_1775","news_27208","news_31113","news_30602"],"featImg":"news_11904436","label":"news"},"news_11889738":{"type":"posts","id":"news_11889738","meta":{"index":"posts_1591205157","site":"news","id":"11889738","score":null,"sort":[1647964510000]},"guestAuthors":[],"slug":"covid-rent-relief-what-renters-and-landlords-need-to-know-as-californias-eviction-moratorium-ends","title":"COVID Rent Relief: What Renters and Owners Need to Know Ahead of March 31 Deadline","publishDate":1647964510,"format":"standard","headTitle":"KQED News","labelTerm":{"site":"news"},"content":"\u003cp>\u003ca href=\"https://www.kqed.org/news/11892641/ayuda-para-la-renta-durante-covid-19-lo-que-los-inquilinos-y-los-propietarios-deben-saber\">\u003cem>Leer en español.\u003c/em>\u003c/a>\u003c/p>\n\u003cp>\u003cstrong>Update, 1 p.m. April 1:\u003c/strong> At the very last minute, \u003ca href=\"https://www.kqed.org/news/11909880/california-lawmakers-extend-eviction-protections-for-tenants-awaiting-rent-relief\">California extended eviction protections\u003c/a> for people who applied for the state's COVID-19 Rent Relief program by the deadline of March 31.\u003c/p>\n\u003cp>This means that if you're a tenant who applied for the program to receive help with your back rent — either in partnership with your landlord, or by yourself — the fact that you've applied will technically continue to protect you against eviction through June 30. But for most tenants in California, starting April 1, landlords will still be able to start eviction proceedings for any rent not paid after March 31.\u003c/p>\n\u003cp>Applications to the state's rent relief program are now officially closed, and we won't be updating this post further. If you applied before the deadline and you're still waiting on your application,\u003ca href=\"https://www.kqed.org/news/11908640/covid-rent-relief-taking-a-long-time-to-process-what-you-can-do-if-youre-waiting\"> read our guide for what you can now do before June 30\u003c/a>.\u003c/p>\n\u003cp>\u003cb>Original post, 9 a.m. March 22.\u003c/b>\u003c/p>\n\u003cp>\u003cstrong>Skip straight to:\u003c/strong>\u003c/p>\n\u003cul>\n\u003cli>\u003cstrong>\u003ca href=\"#renters\">Guide to rent relief for renters\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"#owners\">Guide to rent relief for property owners\u003c/a>\u003c/strong>\u003c/li>\n\u003c/ul>\n\u003cp>California's eviction moratorium — the state's protections for renters who have been unable to pay their rent — expired at the end of September.\u003c/p>\n\u003cp>This means that, as of October 1, 2021, property owners in many places in California could once again evict tenants for not paying their rent. And to avoid being evicted, renters who have been financially affected by COVID-19 must pay a portion of their back rent, and can apply for rent relief through state or local programs. But the deadline to apply — March 31, 2022 — is fast approaching.\u003cspan style=\"font-weight: 400\">[aside postID=news_11908640 hero='https://ww2.kqed.org/app/uploads/sites/10/2022/03/pexels-thuongdaihua-4203996-1020x680.png']\u003c/span>\u003c/p>\n\u003cp>“If you think you might qualify for rent relief, then apply for it — and you're always better off doing it sooner rather than later,” Russ Heimerich, spokesperson for the Business, Consumer Services and Housing Agency, said back in September 2021.\u003c/p>\n\u003cp>Heimerich said then that the agency understood that between 800,000 and 1.5 million households in the state were financially burdened by the coronavirus pandemic, and had lost income because their hours were reduced or they got sick, were laid off or had extra care responsibilities. \u003ca href=\"https://www.kqed.org/news/11907165/only-16-of-californias-rent-relief-applicants-have-received-checks-new-study-finds\">The state, however, has been slow to distribute rent relief.\u003c/a>\u003c/p>\n\u003cp>Advocates advise people not only to apply for rent relief, but also to seek legal aid if they’re facing eviction. However, they've warned that you might have to be patient, as both the rent relief programs and legal aid groups are handling a lot of demand.\u003c/p>\n\u003cp>Keep reading for what renters need to know about applying for rent relief, or skip to \u003ca href=\"#owners\">rent relief advice for property owners\u003c/a>. And remember: After March 31, you won't be able to apply for rent relief.\u003c/p>\n\u003ch3>\u003ca id=\"renters\">\u003c/a>Rent relief: What renters should know\u003c/h3>\n\u003cp>\u003cstrong>How do I know whether I qualify for rent relief?\u003c/strong>\u003c/p>\n\u003cp>You qualify for rent relief if you have been financially affected by the pandemic and you earn less than 80% of your area’s median income. \u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">Check to see whether you qualify, and apply for help.\u003c/a>\u003c/p>\n\u003cfigure id=\"attachment_11889138\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg class=\"size-full wp-image-11889138\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1739\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-scaled.jpg 2560w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-800x544.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-1020x693.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-160x109.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-1536x1044.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-2048x1392.jpg 2048w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-1920x1305.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">A 'For Rent' sign posted on the exterior of an apartment building on June 2, 2021, in San Francisco. \u003ccite>(Justin Sullivan/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>Do I need to be a U.S. citizen to qualify for rent relief?\u003c/strong>\u003c/p>\n\u003cp>No, you do \u003cem>not\u003c/em> need to be a citizen to qualify. Your legal status will not be disclosed to any other government agency.\u003c/p>\n\u003cp>\u003cstrong>Is it possible to apply for rent relief in languages other than English?\u003c/strong>\u003c/p>\n\u003cp>Yes, there are applications available in \u003ca href=\"https://housing.ca.gov/covid_rr/index_esp.html\">Spanish\u003c/a>,\u003ca href=\"https://housing.ca.gov/covid_rr/index_ch.html\">Chinese\u003c/a>,\u003ca href=\"https://housing.ca.gov/covid_rr/index_kor.html\">Korean\u003c/a>, \u003ca href=\"https://housing.ca.gov/covid_rr/index_vt.html\">Vietnamese\u003c/a> and \u003ca href=\"https://housing.ca.gov/covid_rr/index_tag.html\">Tagalog\u003c/a>.\u003c/p>\n\u003cp>\u003cstrong>Where will my rent relief come from?\u003c/strong>\u003c/p>\n\u003cp>If you apply for rent relief, the funds will come either from the state or your own county, depending on where you live. You also can be eligible for both.\u003c/p>\n\u003cp>When you \u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">apply through the state's COVID rent relief portal\u003c/a>, you'll be directed to the right place to apply depending on your location, whether it's state assistance or local assistance. You also can use the following state map to see whether you're eligible for state or local rent assistance, or both:\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://www.arcgis.com/apps/instant/lookup/index.html?appid=f32435102af34d24a7420ffc432a33a6\" height=\"800\" width=\"100%\" scrolling=\"yes\" class=\"iframe-class\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>\u003cstrong>Is the rent relief a loan? Do I need to pay back the money I get?\u003c/strong>\u003c/p>\n\u003cp>No, you do not need to pay the state or your county back for the relief money they give you.\u003c/p>\n\u003cp>\u003cstrong>Is there still a statewide eviction moratorium?\u003c/strong>\u003c/p>\n\u003cp>California's statewide moratorium on evictions expired last fall, on Sept. 30, 2021.\u003c/p>\n\u003cp>But the state's COVID Rent Relief program has afforded its own kind of eviction protections starting Oct. 1, 2021. That's because since that date, \u003ca href=\"https://housing.ca.gov/tenant/protection_guidelines.html\">any landlord wanting to evict a tenant for failing to pay rent as a result of COVID hardship needs to first apply\u003c/a> for rental relief before continuing with an eviction lawsuit. (\u003ca href=\"#owners\">Read more about rent relief for property owners.\u003c/a>) And renters affected by COVID hardship could prevent an eviction from moving forward, if they showed they've applied for the rent relief program as a defense in court.\u003c/p>\n\u003cp>Because the deadline to apply for California's rent relief program is on March 31, 2022, this means that on April 1, these eviction protections put in place by the program are no longer in effect. This is why it's really important to apply for rent relief before the deadline at the end of the month.\u003c/p>\n\u003cp>\u003cstrong>My city or county has its own eviction moratorium. Is that expiring, too?\u003c/strong>\u003c/p>\n\u003cp>Several cities and counties across the state had their own rent-related eviction moratoriums that stayed in place after the state moratorium expired. In the Bay Area, those places are:\u003c/p>\n\u003cul>\n\u003cli>\u003ca href=\"https://www.acgov.org/cda/hcd/\">Alameda County\u003c/a>: The eviction moratorium ordinance will remain in effect until 60 days after the local health emergency is lifted. \u003ca href=\"https://www.acgov.org/cda/hcd/\">Read more about Alameda County's eviction moratorium.\u003c/a>\u003c/li>\n\u003cli>\u003ca href=\"https://www.cityofberkeley.info/Rent_Stabilization_Board/Home/Can_t_Pay_Rent_Due_to_COVID-19_.aspx\">City of Berkeley\u003c/a>: Berkeley’s eviction moratorium will end once the local COVID-19 emergency order is lifted. \u003ca href=\"https://www.cityofberkeley.info/Rent_Stabilization_Board/Home/Can_t_Pay_Rent_Due_to_COVID-19_.aspx\">Read more about the city of Berkeley's eviction moratorium.\u003c/a>\u003c/li>\n\u003cli>\u003ca href=\"https://www.oaklandca.gov/news/2021/state-extends-eviction-moratorium-what-this-means-for-oakland-tenants-and-property-managers\">City of Oakland\u003c/a>: Oakland’s moratorium on evictions and rent increases will last until the local emergency is terminated by the Oakland City Council. \u003ca href=\"https://www.oaklandca.gov/news/2021/state-extends-eviction-moratorium-what-this-means-for-oakland-tenants-and-property-managers\">Read more about the city of Oakland's eviction moratorium.\u003c/a>\u003c/li>\n\u003cli>\u003ca href=\"https://www.solanocounty.com/depts/ph/coronavirus_links/faq___eviction_moratorium.asp\">Solano County\u003c/a>: Solano County’s ban on COVID-19-related evictions will extend for an additional 90 days once the county’s state of emergency has been lifted. \u003ca href=\"https://www.solanocounty.com/depts/ph/coronavirus_links/faq___eviction_moratorium.asp\">Read more about Solano County's eviction moratorium.\u003c/a>\u003c/li>\n\u003c/ul>\n\u003cp>San Francisco's local rules continue to ban evictions for a number of reasons, including owner move-in, condo conversion, breach of contract, capital improvements and demolition. But \u003ca href=\"https://sfrb.org/temporary-eviction-moratorium\">evictions in San Francisco \u003cem>can\u003c/em> move forward for nonpayment of rent\u003c/a>, for health or safety issues, or if the owner decides to remove the property from the rental market. San Francisco will be\u003ca href=\"https://sf.gov/information/covid-19-emergency-tenant-protections\"> introducing new eviction protections for renters starting April 1\u003c/a>.\u003c/p>\n\u003cp>\u003cstrong>I have applied for rent relief. Can I still get evicted while I’m waiting?\u003c/strong>\u003c/p>\n\u003cp>Since the official eviction moratorium expired on Sept. 30, 2021, renters affected by COVID hardship could prevent an eviction from moving forward if they presented their pending relief application as a defense in court.\u003c/p>\n\u003cp>That remains true for renters whose applications have been approved. However, on April 1, if you are one of the people whose applications are still pending or under review, you can no longer legally use that defense in court.\u003c/p>\n\u003cp>\u003cstrong>I haven't applied for rent relief. Can I still apply?\u003c/strong>\u003c/p>\n\u003cp>Yes, but the last day to apply is March 31. So \u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">get your application in as soon as you can\u003c/a>.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cstrong>My rent relief application has been approved, but I haven't gotten notice that it's been paid. What should I do?\u003c/strong>\u003c/p>\n\u003cp>You’re not alone. \u003ca href=\"https://www.kqed.org/news/11907165/only-16-of-californias-rent-relief-applicants-have-received-checks-new-study-finds\">Rent relief is taking a \u003cem>long\u003c/em> time to be distributed\u003c/a>, because California is far behind in its efforts to help people with COVID-19-related hardships pay their back rent.\u003c/p>\n\u003cp>That’s backed up by a \u003ca href=\"https://nationalequityatlas.org/CARentalAssistance\">report out earlier this month from the National Equity Atlas\u003c/a>, which found that a year into the state’s rent relief program, only 16% of applicants have received any money, largely due to bureaucratic delays.\u003c/p>\n\u003cp>Advocates recommend being patient and contacting the HCD (Housing and Community Development Department) through the CA COVID-19 Rent Relief Call Center at (833) 430-2122.\u003c/p>\n\u003cp>Madeline Howard, senior attorney at the Western Center on Law and Poverty, says that if you've gotten a \"pay or quit\" notice or an eviction notice from your landlord, she recommends telling HCD you need them to expedite your application. The department operates off a prioritization list, and your application could be considered sooner if you’re in an emergency situation.\u003c/p>\n\u003cp>The state's housing website also has a \u003ca href=\"https://housing.ca.gov/covid_rr/get_help.html#lpn\">tool to look up local organizations and aid groups in your county offering assistance for renters\u003c/a>.\u003c/p>\n\u003cp>\u003ca href=\"https://www.kqed.org/news/11908640/covid-rent-relief-taking-a-long-time-to-process-what-you-can-do-if-youre-waiting\">Read more about what you can do if you're waiting for COVID rent relief.\u003c/a>\u003c/p>\n\u003cp>\u003cstrong>Why is it taking so long to distribute rent relief?\u003c/strong>\u003c/p>\n\u003cp>The system was slow to get up and running. In September 2021, Heimerich of the Business, Consumer Services and Housing Agency said the agency had hired more staff to go through the applications and process payments more quickly. Heimerich also said that applications are much less complicated than they once were, and should take applicants from between 30 minutes to an hour.\u003c/p>\n\u003cp>The Department of Housing and Community Development maintains that their goal is to turn applications around in 30 days, but \u003ca href=\"https://nationalequityatlas.org/CARentalAssistance\">the average wait time is much longer — four months, on average\u003c/a>, according to a recent report by the National Equity Atlas.\u003c/p>\n\u003cp>\u003ca href=\"https://www.kqed.org/news/11907165/only-16-of-californias-rent-relief-applicants-have-received-checks-new-study-finds\">Read more about the delays faced by rent relief applicants.\u003c/a>\u003c/p>\n\u003cfigure id=\"attachment_11883639\" class=\"wp-caption alignnone\" style=\"max-width: 1024px\">\u003cimg class=\"wp-image-11883639 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2021/08/GettyImages-1228140778.jpg\" alt='A woman holds up a big sign that says \"Cancel Rents of People Die.\"' width=\"1024\" height=\"683\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2021/08/GettyImages-1228140778.jpg 1024w, https://ww2.kqed.org/app/uploads/sites/10/2021/08/GettyImages-1228140778-800x534.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2021/08/GettyImages-1228140778-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2021/08/GettyImages-1228140778-160x107.jpg 160w\" sizes=\"(max-width: 1024px) 100vw, 1024px\">\u003cfigcaption class=\"wp-caption-text\">Los Angeles renters and housing advocates demonstrate on Aug. 21, 2020, against evictions in the region. \u003ccite>(Valerie Macon/AFP via Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>What should I do if the property owner is harassing me to leave because I haven't paid rent?\u003c/strong>\u003c/p>\n\u003cp>“Your landlord is not allowed to harass you. That is against the law. And you should contact legal aid and stay in your home,” says the Western Center on Law and Poverty's Madeline Howard.\u003c/p>\n\u003cp>Howard recommends finding a local legal aid group that can help you advocate for yourself. The state's housing website has a \u003ca href=\"https://housing.ca.gov/covid_rr/get_help.html#lpn\">tool to look up local organizations and aid groups in your county offering assistance for renters\u003c/a>.\u003c/p>\n\u003cp>\u003cstrong>What should I do if I get a notice to \"pay or quit\" (i.e., an eviction notice)?\u003c/strong>\u003c/p>\n\u003cp>As far as concrete steps to take, Lorraine López, senior attorney with the Western Center on Law and Poverty, says that your first, immediate action should be to \u003ca class=\"c-link\" href=\"https://housing.ca.gov/covid_rr/index.html\" target=\"_blank\" rel=\"noopener noreferrer\" data-stringify-link=\"https://housing.ca.gov/covid_rr/index.html\" data-sk=\"tooltip_parent\" data-remove-tab-index=\"true\">apply for rental assistance\u003c/a>. \"Even right now, having an application that is pending provides tenants with a layer of protection and can halt any eviction proceedings,\" she says.\u003c/p>\n\u003cp>Second, López recommends that you look up \u003ca class=\"c-link\" href=\"https://housing.ca.gov/covid_rr/get_help.html#lpn\" target=\"_blank\" rel=\"noopener noreferrer\" data-stringify-link=\"https://housing.ca.gov/covid_rr/get_help.html#lpn\" data-sk=\"tooltip_parent\" data-remove-tab-index=\"true\">community organizations and nonprofit legal services agencies that assist tenants\u003c/a> and access their information sheets, workshops and clinics to educate you about your rights.\u003c/p>\n\u003cp>Third, \u003cem>don’t move out\u003c/em>, says López. \"We call this 'self-eviction,'\" she explains, and says while \"many tenants think that a notice is enough to evict them, in California a landlord needs to get a court order to remove you from your home.\" So until a court has issued an order telling you to move? Don’t leave.\u003c/p>\n\u003cp>\"In some cities and counties, a landlord can face not only criminal penalties if they forcibly remove you from your home without a court order, but also monetary penalties if the tenant files a lawsuit. The moment you leave, you lose many valuable protections and you may even end up with a judgment against you,\" says López.\u003c/p>\n\u003cp>\u003cstrong>What if I got denied for rent relief?\u003c/strong>\u003c/p>\n\u003cp>Heimerich of the Business, Consumer Services and Housing Agency says it’s very rare for people to get denied for rent relief, happening in less than 1% of cases.\u003c/p>\n\u003cp>However, the Western Center on Law and Poverty's Madeline Howard says if you were denied and you believe you should qualify, you should \u003ca href=\"https://housing.ca.gov/covid_rr/get_help.html#lpn\">call your local legal aid group\u003c/a> with the denial from the state, and they can help you file an appeal.\u003c/p>\n\u003cp>\u003cstrong>Can I get help with my utilities?\u003c/strong>\u003c/p>\n\u003cp>If you’ve had a COVID-19 hardship and you earn less than 80% of your county’s area median income, \u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">you can also apply to have your utilities paid for\u003c/a>.\u003c/p>\n\u003cp>\u003cstrong>What if I don't have a traditional lease agreement? Can I still apply for rent relief?\u003c/strong>\u003c/p>\n\u003cp>Yes, you can still \u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">apply for rent relief\u003c/a> even if you have only an informal or oral agreement, according to Howard. You just need to indicate on the application the monthly rent you have agreed to pay, and the total amount of back rent you owe.\u003c/p>\n\u003cp>Howard emphasized that “the state agency does accept rental assistance applications from units that are sort of nontraditional housing, whether it's a converted garage, or some kind of housing in the back, an RV or whatever it is.”\u003c/p>\n\u003cp>\u003cstrong>I can't pay this month's rent. Can I get help with that?\u003c/strong>\u003c/p>\n\u003cp>Yes. If you are struggling to pay the rent due to a COVID-related hardship, \u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">you can get rent relief\u003c/a> that will help you pay your future rent for up to three months. But remember: The deadline to apply is March 31.\u003c/p>\n\u003cfigure id=\"attachment_11888869\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003cimg class=\"size-full wp-image-11888869\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2021/09/EDD-UNEMPLOYMENT.jpg\" alt=\"A woman in a green sweater sits on a couch using a laptop.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2021/09/EDD-UNEMPLOYMENT.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/EDD-UNEMPLOYMENT-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/EDD-UNEMPLOYMENT-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/EDD-UNEMPLOYMENT-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/EDD-UNEMPLOYMENT-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003cfigcaption class=\"wp-caption-text\">For renters and property owners applying for rent relief, time is of the essence. \u003ccite>(Liza Summer/Pexels)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch3>\u003ca id=\"owners\">\u003c/a>Rent relief: What property owners should know\u003c/h3>\n\u003cp>\u003cstrong>Where can I apply for rent relief?\u003c/strong>\u003c/p>\n\u003cp>\u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">You and your tenant can apply in the same place, at HousingIsKey.org.\u003c/a>\u003c/p>\n\u003cp>If your property is in \u003ca href=\"http://www.preventhomelessness.org/\">Santa Clara County\u003c/a>, \u003ca href=\"https://www.ac-housingsecure.org/?locale=en\">Alameda County\u003c/a> or \u003ca href=\"https://socoemergency.org/emergency/novel-coronavirus/finance-housing/housing-and-renter-support/\">Sonoma County\u003c/a>, you and your tenant also may be able to get assistance through a local rent relief program.\u003c/p>\n\u003cp>\u003cstrong>What do I need to do to file an eviction starting on Oct. 1, 2021?\u003c/strong>\u003c/p>\n\u003cp>“Beginning October 1, rental property owners who have not received rent from their tenants will be allowed to proceed with an eviction. However, it's not the same way in which evictions proceeded prior to the pandemic,” says Debra Carlton, executive vice president of state government affairs and compliance for the California Apartment Association.\u003c/p>\n\u003cp>\u003ca href=\"https://housing.ca.gov/landlord/forms.html\">Property owners can issue a three-day notice to “pay or quit,”\u003c/a> but must notify the tenant that they have a right to apply for rental assistance. The law gives tenants 15 days to apply for rent relief and submit a COVID-hardship form.\u003c/p>\n\u003cp>If the tenant doesn’t apply for rent relief, the property owner must apply for it themselves. The court will not issue a summons if the owner of the property hasn’t applied for relief. However, the tenant still needs to fill out an application. If the owner has applied for relief and the tenant doesn't fill out their application within 20 days, or if they don't end up qualifying, then the owner can proceed with an eviction.\u003c/p>\n\u003cp>\u003cstrong>What if my tenant and I have applied for rent relief but the application hasn't been approved yet?\u003c/strong>\u003c/p>\n\u003cp>Experts advise that you hang tight and wait for your application to be processed.\u003c/p>\n\u003cp>If the tenant can prove that they are waiting on determination for their rent relief application, or waiting for funds to be distributed, they can use that as a defense in eviction court proceedings through March 31.\u003c/p>\n\u003cp>\u003cstrong>What if my tenant hasn't been paying but has refused to participate in applying for rent relief?\u003c/strong>\u003c/p>\n\u003cp>In this case, the rental property owner can proceed with an eviction.\u003c/p>\n\u003cfigure id=\"attachment_11809882\" class=\"wp-caption alignnone\" style=\"max-width: 3000px\">\u003cimg class=\"wp-image-11809882 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2020/04/RS612_foreclosure20120511.jpg\" alt=\"Two houses, side by side, one with boarded-up windows.\" width=\"3000\" height=\"1960\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2020/04/RS612_foreclosure20120511.jpg 3000w, https://ww2.kqed.org/app/uploads/sites/10/2020/04/RS612_foreclosure20120511-160x105.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2020/04/RS612_foreclosure20120511-800x523.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2020/04/RS612_foreclosure20120511-1020x666.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2020/04/RS612_foreclosure20120511-1920x1254.jpg 1920w\" sizes=\"(max-width: 3000px) 100vw, 3000px\">\u003cfigcaption class=\"wp-caption-text\">Gov. Gavin Newsom's moratorium on evictions came after advocacy organizations and some state lawmakers made repeated calls to the governor to provide protection to renters when residents were told to shelter in place. \u003ccite>(Justin Sullivan/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220AB832\">The recent law, AB 832\u003c/a>, said property owners would receive 100% of the back rent. Does this mean I'm guaranteed to get 100% of my back rent?\u003c/strong>\u003c/p>\n\u003cp>If your tenant qualifies, in that they have been affected by COVID-19 \u003cem>and\u003c/em> they make below 80% of the area median income, you will receive 100% of your back rent.\u003c/p>\n\u003cp>\u003cem>This story originally published on September 23, 2021, and includes reporting by KQED's Carly Severn and the Associated Press.\u003c/em>\u003c/p>\n\u003cp>\u003ci data-stringify-type=\"italic\">A previous version of this story said that an eviction could proceed if the state did not make a determination on a landlord's rent relief application after 20 days. This has been corrected to say that an eviction \u003c/i>\u003cem>can\u003c/em> \u003ci data-stringify-type=\"italic\">proceed if, after a landlord applies for rent relief, the tenant doesn't also apply within 20 days.\u003c/i>\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"What to know about applying for rent relief before the March 31 deadline, whether you're a renter or a property owner.","status":"publish","parent":0,"modified":1648853267,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":true,"iframeSrcs":["https://www.arcgis.com/apps/instant/lookup/index.html"],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":83,"wordCount":2824},"headData":{"title":"COVID Rent Relief: What Renters and Owners Need to Know Ahead of March 31 Deadline | KQED","description":"What to know about applying for rent relief before the March 31 deadline, whether you're a renter or a property owner.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"COVID Rent Relief: What Renters and Owners Need to Know Ahead of March 31 Deadline","datePublished":"2022-03-22T15:55:10.000Z","dateModified":"2022-04-01T22:47:47.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"disqusIdentifier":"11889738 https://ww2.kqed.org/news/?p=11889738","disqusUrl":"https://ww2.kqed.org/news/2022/03/22/covid-rent-relief-what-renters-and-landlords-need-to-know-as-californias-eviction-moratorium-ends/","disqusTitle":"COVID Rent Relief: What Renters and Owners Need to Know Ahead of March 31 Deadline","excludeFromSiteSearch":"Include","path":"/news/11889738/covid-rent-relief-what-renters-and-landlords-need-to-know-as-californias-eviction-moratorium-ends","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003ca href=\"https://www.kqed.org/news/11892641/ayuda-para-la-renta-durante-covid-19-lo-que-los-inquilinos-y-los-propietarios-deben-saber\">\u003cem>Leer en español.\u003c/em>\u003c/a>\u003c/p>\n\u003cp>\u003cstrong>Update, 1 p.m. April 1:\u003c/strong> At the very last minute, \u003ca href=\"https://www.kqed.org/news/11909880/california-lawmakers-extend-eviction-protections-for-tenants-awaiting-rent-relief\">California extended eviction protections\u003c/a> for people who applied for the state's COVID-19 Rent Relief program by the deadline of March 31.\u003c/p>\n\u003cp>This means that if you're a tenant who applied for the program to receive help with your back rent — either in partnership with your landlord, or by yourself — the fact that you've applied will technically continue to protect you against eviction through June 30. But for most tenants in California, starting April 1, landlords will still be able to start eviction proceedings for any rent not paid after March 31.\u003c/p>\n\u003cp>Applications to the state's rent relief program are now officially closed, and we won't be updating this post further. If you applied before the deadline and you're still waiting on your application,\u003ca href=\"https://www.kqed.org/news/11908640/covid-rent-relief-taking-a-long-time-to-process-what-you-can-do-if-youre-waiting\"> read our guide for what you can now do before June 30\u003c/a>.\u003c/p>\n\u003cp>\u003cb>Original post, 9 a.m. March 22.\u003c/b>\u003c/p>\n\u003cp>\u003cstrong>Skip straight to:\u003c/strong>\u003c/p>\n\u003cul>\n\u003cli>\u003cstrong>\u003ca href=\"#renters\">Guide to rent relief for renters\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"#owners\">Guide to rent relief for property owners\u003c/a>\u003c/strong>\u003c/li>\n\u003c/ul>\n\u003cp>California's eviction moratorium — the state's protections for renters who have been unable to pay their rent — expired at the end of September.\u003c/p>\n\u003cp>This means that, as of October 1, 2021, property owners in many places in California could once again evict tenants for not paying their rent. And to avoid being evicted, renters who have been financially affected by COVID-19 must pay a portion of their back rent, and can apply for rent relief through state or local programs. But the deadline to apply — March 31, 2022 — is fast approaching.\u003cspan style=\"font-weight: 400\">\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11908640","hero":"https://ww2.kqed.org/app/uploads/sites/10/2022/03/pexels-thuongdaihua-4203996-1020x680.png","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/span>\u003c/p>\n\u003cp>“If you think you might qualify for rent relief, then apply for it — and you're always better off doing it sooner rather than later,” Russ Heimerich, spokesperson for the Business, Consumer Services and Housing Agency, said back in September 2021.\u003c/p>\n\u003cp>Heimerich said then that the agency understood that between 800,000 and 1.5 million households in the state were financially burdened by the coronavirus pandemic, and had lost income because their hours were reduced or they got sick, were laid off or had extra care responsibilities. \u003ca href=\"https://www.kqed.org/news/11907165/only-16-of-californias-rent-relief-applicants-have-received-checks-new-study-finds\">The state, however, has been slow to distribute rent relief.\u003c/a>\u003c/p>\n\u003cp>Advocates advise people not only to apply for rent relief, but also to seek legal aid if they’re facing eviction. However, they've warned that you might have to be patient, as both the rent relief programs and legal aid groups are handling a lot of demand.\u003c/p>\n\u003cp>Keep reading for what renters need to know about applying for rent relief, or skip to \u003ca href=\"#owners\">rent relief advice for property owners\u003c/a>. And remember: After March 31, you won't be able to apply for rent relief.\u003c/p>\n\u003ch3>\u003ca id=\"renters\">\u003c/a>Rent relief: What renters should know\u003c/h3>\n\u003cp>\u003cstrong>How do I know whether I qualify for rent relief?\u003c/strong>\u003c/p>\n\u003cp>You qualify for rent relief if you have been financially affected by the pandemic and you earn less than 80% of your area’s median income. \u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">Check to see whether you qualify, and apply for help.\u003c/a>\u003c/p>\n\u003cfigure id=\"attachment_11889138\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg class=\"size-full wp-image-11889138\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1739\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-scaled.jpg 2560w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-800x544.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-1020x693.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-160x109.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-1536x1044.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-2048x1392.jpg 2048w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/GettyImages-1321379102-1920x1305.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">A 'For Rent' sign posted on the exterior of an apartment building on June 2, 2021, in San Francisco. \u003ccite>(Justin Sullivan/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>Do I need to be a U.S. citizen to qualify for rent relief?\u003c/strong>\u003c/p>\n\u003cp>No, you do \u003cem>not\u003c/em> need to be a citizen to qualify. Your legal status will not be disclosed to any other government agency.\u003c/p>\n\u003cp>\u003cstrong>Is it possible to apply for rent relief in languages other than English?\u003c/strong>\u003c/p>\n\u003cp>Yes, there are applications available in \u003ca href=\"https://housing.ca.gov/covid_rr/index_esp.html\">Spanish\u003c/a>,\u003ca href=\"https://housing.ca.gov/covid_rr/index_ch.html\">Chinese\u003c/a>,\u003ca href=\"https://housing.ca.gov/covid_rr/index_kor.html\">Korean\u003c/a>, \u003ca href=\"https://housing.ca.gov/covid_rr/index_vt.html\">Vietnamese\u003c/a> and \u003ca href=\"https://housing.ca.gov/covid_rr/index_tag.html\">Tagalog\u003c/a>.\u003c/p>\n\u003cp>\u003cstrong>Where will my rent relief come from?\u003c/strong>\u003c/p>\n\u003cp>If you apply for rent relief, the funds will come either from the state or your own county, depending on where you live. You also can be eligible for both.\u003c/p>\n\u003cp>When you \u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">apply through the state's COVID rent relief portal\u003c/a>, you'll be directed to the right place to apply depending on your location, whether it's state assistance or local assistance. You also can use the following state map to see whether you're eligible for state or local rent assistance, or both:\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://www.arcgis.com/apps/instant/lookup/index.html?appid=f32435102af34d24a7420ffc432a33a6\" height=\"800\" width=\"100%\" scrolling=\"yes\" class=\"iframe-class\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>\u003cstrong>Is the rent relief a loan? Do I need to pay back the money I get?\u003c/strong>\u003c/p>\n\u003cp>No, you do not need to pay the state or your county back for the relief money they give you.\u003c/p>\n\u003cp>\u003cstrong>Is there still a statewide eviction moratorium?\u003c/strong>\u003c/p>\n\u003cp>California's statewide moratorium on evictions expired last fall, on Sept. 30, 2021.\u003c/p>\n\u003cp>But the state's COVID Rent Relief program has afforded its own kind of eviction protections starting Oct. 1, 2021. That's because since that date, \u003ca href=\"https://housing.ca.gov/tenant/protection_guidelines.html\">any landlord wanting to evict a tenant for failing to pay rent as a result of COVID hardship needs to first apply\u003c/a> for rental relief before continuing with an eviction lawsuit. (\u003ca href=\"#owners\">Read more about rent relief for property owners.\u003c/a>) And renters affected by COVID hardship could prevent an eviction from moving forward, if they showed they've applied for the rent relief program as a defense in court.\u003c/p>\n\u003cp>Because the deadline to apply for California's rent relief program is on March 31, 2022, this means that on April 1, these eviction protections put in place by the program are no longer in effect. This is why it's really important to apply for rent relief before the deadline at the end of the month.\u003c/p>\n\u003cp>\u003cstrong>My city or county has its own eviction moratorium. Is that expiring, too?\u003c/strong>\u003c/p>\n\u003cp>Several cities and counties across the state had their own rent-related eviction moratoriums that stayed in place after the state moratorium expired. In the Bay Area, those places are:\u003c/p>\n\u003cul>\n\u003cli>\u003ca href=\"https://www.acgov.org/cda/hcd/\">Alameda County\u003c/a>: The eviction moratorium ordinance will remain in effect until 60 days after the local health emergency is lifted. \u003ca href=\"https://www.acgov.org/cda/hcd/\">Read more about Alameda County's eviction moratorium.\u003c/a>\u003c/li>\n\u003cli>\u003ca href=\"https://www.cityofberkeley.info/Rent_Stabilization_Board/Home/Can_t_Pay_Rent_Due_to_COVID-19_.aspx\">City of Berkeley\u003c/a>: Berkeley’s eviction moratorium will end once the local COVID-19 emergency order is lifted. \u003ca href=\"https://www.cityofberkeley.info/Rent_Stabilization_Board/Home/Can_t_Pay_Rent_Due_to_COVID-19_.aspx\">Read more about the city of Berkeley's eviction moratorium.\u003c/a>\u003c/li>\n\u003cli>\u003ca href=\"https://www.oaklandca.gov/news/2021/state-extends-eviction-moratorium-what-this-means-for-oakland-tenants-and-property-managers\">City of Oakland\u003c/a>: Oakland’s moratorium on evictions and rent increases will last until the local emergency is terminated by the Oakland City Council. \u003ca href=\"https://www.oaklandca.gov/news/2021/state-extends-eviction-moratorium-what-this-means-for-oakland-tenants-and-property-managers\">Read more about the city of Oakland's eviction moratorium.\u003c/a>\u003c/li>\n\u003cli>\u003ca href=\"https://www.solanocounty.com/depts/ph/coronavirus_links/faq___eviction_moratorium.asp\">Solano County\u003c/a>: Solano County’s ban on COVID-19-related evictions will extend for an additional 90 days once the county’s state of emergency has been lifted. \u003ca href=\"https://www.solanocounty.com/depts/ph/coronavirus_links/faq___eviction_moratorium.asp\">Read more about Solano County's eviction moratorium.\u003c/a>\u003c/li>\n\u003c/ul>\n\u003cp>San Francisco's local rules continue to ban evictions for a number of reasons, including owner move-in, condo conversion, breach of contract, capital improvements and demolition. But \u003ca href=\"https://sfrb.org/temporary-eviction-moratorium\">evictions in San Francisco \u003cem>can\u003c/em> move forward for nonpayment of rent\u003c/a>, for health or safety issues, or if the owner decides to remove the property from the rental market. San Francisco will be\u003ca href=\"https://sf.gov/information/covid-19-emergency-tenant-protections\"> introducing new eviction protections for renters starting April 1\u003c/a>.\u003c/p>\n\u003cp>\u003cstrong>I have applied for rent relief. Can I still get evicted while I’m waiting?\u003c/strong>\u003c/p>\n\u003cp>Since the official eviction moratorium expired on Sept. 30, 2021, renters affected by COVID hardship could prevent an eviction from moving forward if they presented their pending relief application as a defense in court.\u003c/p>\n\u003cp>That remains true for renters whose applications have been approved. However, on April 1, if you are one of the people whose applications are still pending or under review, you can no longer legally use that defense in court.\u003c/p>\n\u003cp>\u003cstrong>I haven't applied for rent relief. Can I still apply?\u003c/strong>\u003c/p>\n\u003cp>Yes, but the last day to apply is March 31. So \u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">get your application in as soon as you can\u003c/a>.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cstrong>My rent relief application has been approved, but I haven't gotten notice that it's been paid. What should I do?\u003c/strong>\u003c/p>\n\u003cp>You’re not alone. \u003ca href=\"https://www.kqed.org/news/11907165/only-16-of-californias-rent-relief-applicants-have-received-checks-new-study-finds\">Rent relief is taking a \u003cem>long\u003c/em> time to be distributed\u003c/a>, because California is far behind in its efforts to help people with COVID-19-related hardships pay their back rent.\u003c/p>\n\u003cp>That’s backed up by a \u003ca href=\"https://nationalequityatlas.org/CARentalAssistance\">report out earlier this month from the National Equity Atlas\u003c/a>, which found that a year into the state’s rent relief program, only 16% of applicants have received any money, largely due to bureaucratic delays.\u003c/p>\n\u003cp>Advocates recommend being patient and contacting the HCD (Housing and Community Development Department) through the CA COVID-19 Rent Relief Call Center at (833) 430-2122.\u003c/p>\n\u003cp>Madeline Howard, senior attorney at the Western Center on Law and Poverty, says that if you've gotten a \"pay or quit\" notice or an eviction notice from your landlord, she recommends telling HCD you need them to expedite your application. The department operates off a prioritization list, and your application could be considered sooner if you’re in an emergency situation.\u003c/p>\n\u003cp>The state's housing website also has a \u003ca href=\"https://housing.ca.gov/covid_rr/get_help.html#lpn\">tool to look up local organizations and aid groups in your county offering assistance for renters\u003c/a>.\u003c/p>\n\u003cp>\u003ca href=\"https://www.kqed.org/news/11908640/covid-rent-relief-taking-a-long-time-to-process-what-you-can-do-if-youre-waiting\">Read more about what you can do if you're waiting for COVID rent relief.\u003c/a>\u003c/p>\n\u003cp>\u003cstrong>Why is it taking so long to distribute rent relief?\u003c/strong>\u003c/p>\n\u003cp>The system was slow to get up and running. In September 2021, Heimerich of the Business, Consumer Services and Housing Agency said the agency had hired more staff to go through the applications and process payments more quickly. Heimerich also said that applications are much less complicated than they once were, and should take applicants from between 30 minutes to an hour.\u003c/p>\n\u003cp>The Department of Housing and Community Development maintains that their goal is to turn applications around in 30 days, but \u003ca href=\"https://nationalequityatlas.org/CARentalAssistance\">the average wait time is much longer — four months, on average\u003c/a>, according to a recent report by the National Equity Atlas.\u003c/p>\n\u003cp>\u003ca href=\"https://www.kqed.org/news/11907165/only-16-of-californias-rent-relief-applicants-have-received-checks-new-study-finds\">Read more about the delays faced by rent relief applicants.\u003c/a>\u003c/p>\n\u003cfigure id=\"attachment_11883639\" class=\"wp-caption alignnone\" style=\"max-width: 1024px\">\u003cimg class=\"wp-image-11883639 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2021/08/GettyImages-1228140778.jpg\" alt='A woman holds up a big sign that says \"Cancel Rents of People Die.\"' width=\"1024\" height=\"683\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2021/08/GettyImages-1228140778.jpg 1024w, https://ww2.kqed.org/app/uploads/sites/10/2021/08/GettyImages-1228140778-800x534.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2021/08/GettyImages-1228140778-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2021/08/GettyImages-1228140778-160x107.jpg 160w\" sizes=\"(max-width: 1024px) 100vw, 1024px\">\u003cfigcaption class=\"wp-caption-text\">Los Angeles renters and housing advocates demonstrate on Aug. 21, 2020, against evictions in the region. \u003ccite>(Valerie Macon/AFP via Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>What should I do if the property owner is harassing me to leave because I haven't paid rent?\u003c/strong>\u003c/p>\n\u003cp>“Your landlord is not allowed to harass you. That is against the law. And you should contact legal aid and stay in your home,” says the Western Center on Law and Poverty's Madeline Howard.\u003c/p>\n\u003cp>Howard recommends finding a local legal aid group that can help you advocate for yourself. The state's housing website has a \u003ca href=\"https://housing.ca.gov/covid_rr/get_help.html#lpn\">tool to look up local organizations and aid groups in your county offering assistance for renters\u003c/a>.\u003c/p>\n\u003cp>\u003cstrong>What should I do if I get a notice to \"pay or quit\" (i.e., an eviction notice)?\u003c/strong>\u003c/p>\n\u003cp>As far as concrete steps to take, Lorraine López, senior attorney with the Western Center on Law and Poverty, says that your first, immediate action should be to \u003ca class=\"c-link\" href=\"https://housing.ca.gov/covid_rr/index.html\" target=\"_blank\" rel=\"noopener noreferrer\" data-stringify-link=\"https://housing.ca.gov/covid_rr/index.html\" data-sk=\"tooltip_parent\" data-remove-tab-index=\"true\">apply for rental assistance\u003c/a>. \"Even right now, having an application that is pending provides tenants with a layer of protection and can halt any eviction proceedings,\" she says.\u003c/p>\n\u003cp>Second, López recommends that you look up \u003ca class=\"c-link\" href=\"https://housing.ca.gov/covid_rr/get_help.html#lpn\" target=\"_blank\" rel=\"noopener noreferrer\" data-stringify-link=\"https://housing.ca.gov/covid_rr/get_help.html#lpn\" data-sk=\"tooltip_parent\" data-remove-tab-index=\"true\">community organizations and nonprofit legal services agencies that assist tenants\u003c/a> and access their information sheets, workshops and clinics to educate you about your rights.\u003c/p>\n\u003cp>Third, \u003cem>don’t move out\u003c/em>, says López. \"We call this 'self-eviction,'\" she explains, and says while \"many tenants think that a notice is enough to evict them, in California a landlord needs to get a court order to remove you from your home.\" So until a court has issued an order telling you to move? Don’t leave.\u003c/p>\n\u003cp>\"In some cities and counties, a landlord can face not only criminal penalties if they forcibly remove you from your home without a court order, but also monetary penalties if the tenant files a lawsuit. The moment you leave, you lose many valuable protections and you may even end up with a judgment against you,\" says López.\u003c/p>\n\u003cp>\u003cstrong>What if I got denied for rent relief?\u003c/strong>\u003c/p>\n\u003cp>Heimerich of the Business, Consumer Services and Housing Agency says it’s very rare for people to get denied for rent relief, happening in less than 1% of cases.\u003c/p>\n\u003cp>However, the Western Center on Law and Poverty's Madeline Howard says if you were denied and you believe you should qualify, you should \u003ca href=\"https://housing.ca.gov/covid_rr/get_help.html#lpn\">call your local legal aid group\u003c/a> with the denial from the state, and they can help you file an appeal.\u003c/p>\n\u003cp>\u003cstrong>Can I get help with my utilities?\u003c/strong>\u003c/p>\n\u003cp>If you’ve had a COVID-19 hardship and you earn less than 80% of your county’s area median income, \u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">you can also apply to have your utilities paid for\u003c/a>.\u003c/p>\n\u003cp>\u003cstrong>What if I don't have a traditional lease agreement? Can I still apply for rent relief?\u003c/strong>\u003c/p>\n\u003cp>Yes, you can still \u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">apply for rent relief\u003c/a> even if you have only an informal or oral agreement, according to Howard. You just need to indicate on the application the monthly rent you have agreed to pay, and the total amount of back rent you owe.\u003c/p>\n\u003cp>Howard emphasized that “the state agency does accept rental assistance applications from units that are sort of nontraditional housing, whether it's a converted garage, or some kind of housing in the back, an RV or whatever it is.”\u003c/p>\n\u003cp>\u003cstrong>I can't pay this month's rent. Can I get help with that?\u003c/strong>\u003c/p>\n\u003cp>Yes. If you are struggling to pay the rent due to a COVID-related hardship, \u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">you can get rent relief\u003c/a> that will help you pay your future rent for up to three months. But remember: The deadline to apply is March 31.\u003c/p>\n\u003cfigure id=\"attachment_11888869\" class=\"wp-caption alignnone\" style=\"max-width: 1920px\">\u003cimg class=\"size-full wp-image-11888869\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2021/09/EDD-UNEMPLOYMENT.jpg\" alt=\"A woman in a green sweater sits on a couch using a laptop.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2021/09/EDD-UNEMPLOYMENT.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/EDD-UNEMPLOYMENT-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/EDD-UNEMPLOYMENT-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/EDD-UNEMPLOYMENT-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2021/09/EDD-UNEMPLOYMENT-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003cfigcaption class=\"wp-caption-text\">For renters and property owners applying for rent relief, time is of the essence. \u003ccite>(Liza Summer/Pexels)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch3>\u003ca id=\"owners\">\u003c/a>Rent relief: What property owners should know\u003c/h3>\n\u003cp>\u003cstrong>Where can I apply for rent relief?\u003c/strong>\u003c/p>\n\u003cp>\u003ca href=\"https://housing.ca.gov/covid_rr/index.html\">You and your tenant can apply in the same place, at HousingIsKey.org.\u003c/a>\u003c/p>\n\u003cp>If your property is in \u003ca href=\"http://www.preventhomelessness.org/\">Santa Clara County\u003c/a>, \u003ca href=\"https://www.ac-housingsecure.org/?locale=en\">Alameda County\u003c/a> or \u003ca href=\"https://socoemergency.org/emergency/novel-coronavirus/finance-housing/housing-and-renter-support/\">Sonoma County\u003c/a>, you and your tenant also may be able to get assistance through a local rent relief program.\u003c/p>\n\u003cp>\u003cstrong>What do I need to do to file an eviction starting on Oct. 1, 2021?\u003c/strong>\u003c/p>\n\u003cp>“Beginning October 1, rental property owners who have not received rent from their tenants will be allowed to proceed with an eviction. However, it's not the same way in which evictions proceeded prior to the pandemic,” says Debra Carlton, executive vice president of state government affairs and compliance for the California Apartment Association.\u003c/p>\n\u003cp>\u003ca href=\"https://housing.ca.gov/landlord/forms.html\">Property owners can issue a three-day notice to “pay or quit,”\u003c/a> but must notify the tenant that they have a right to apply for rental assistance. The law gives tenants 15 days to apply for rent relief and submit a COVID-hardship form.\u003c/p>\n\u003cp>If the tenant doesn’t apply for rent relief, the property owner must apply for it themselves. The court will not issue a summons if the owner of the property hasn’t applied for relief. However, the tenant still needs to fill out an application. If the owner has applied for relief and the tenant doesn't fill out their application within 20 days, or if they don't end up qualifying, then the owner can proceed with an eviction.\u003c/p>\n\u003cp>\u003cstrong>What if my tenant and I have applied for rent relief but the application hasn't been approved yet?\u003c/strong>\u003c/p>\n\u003cp>Experts advise that you hang tight and wait for your application to be processed.\u003c/p>\n\u003cp>If the tenant can prove that they are waiting on determination for their rent relief application, or waiting for funds to be distributed, they can use that as a defense in eviction court proceedings through March 31.\u003c/p>\n\u003cp>\u003cstrong>What if my tenant hasn't been paying but has refused to participate in applying for rent relief?\u003c/strong>\u003c/p>\n\u003cp>In this case, the rental property owner can proceed with an eviction.\u003c/p>\n\u003cfigure id=\"attachment_11809882\" class=\"wp-caption alignnone\" style=\"max-width: 3000px\">\u003cimg class=\"wp-image-11809882 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2020/04/RS612_foreclosure20120511.jpg\" alt=\"Two houses, side by side, one with boarded-up windows.\" width=\"3000\" height=\"1960\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2020/04/RS612_foreclosure20120511.jpg 3000w, https://ww2.kqed.org/app/uploads/sites/10/2020/04/RS612_foreclosure20120511-160x105.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2020/04/RS612_foreclosure20120511-800x523.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2020/04/RS612_foreclosure20120511-1020x666.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2020/04/RS612_foreclosure20120511-1920x1254.jpg 1920w\" sizes=\"(max-width: 3000px) 100vw, 3000px\">\u003cfigcaption class=\"wp-caption-text\">Gov. Gavin Newsom's moratorium on evictions came after advocacy organizations and some state lawmakers made repeated calls to the governor to provide protection to renters when residents were told to shelter in place. \u003ccite>(Justin Sullivan/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220AB832\">The recent law, AB 832\u003c/a>, said property owners would receive 100% of the back rent. Does this mean I'm guaranteed to get 100% of my back rent?\u003c/strong>\u003c/p>\n\u003cp>If your tenant qualifies, in that they have been affected by COVID-19 \u003cem>and\u003c/em> they make below 80% of the area median income, you will receive 100% of your back rent.\u003c/p>\n\u003cp>\u003cem>This story originally published on September 23, 2021, and includes reporting by KQED's Carly Severn and the Associated Press.\u003c/em>\u003c/p>\n\u003cp>\u003ci data-stringify-type=\"italic\">A previous version of this story said that an eviction could proceed if the state did not make a determination on a landlord's rent relief application after 20 days. This has been corrected to say that an eviction \u003c/i>\u003cem>can\u003c/em> \u003ci data-stringify-type=\"italic\">proceed if, after a landlord applies for rent relief, the tenant doesn't also apply within 20 days.\u003c/i>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11889738/covid-rent-relief-what-renters-and-landlords-need-to-know-as-californias-eviction-moratorium-ends","authors":["11523"],"categories":["news_6266"],"tags":["news_3921","news_27989","news_27701","news_18372","news_1775","news_27208","news_20967","news_29413"],"featImg":"news_11889787","label":"news"}},"programsReducer":{"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","officialWebsiteLink":"https://www.possible.fm/","meta":{"site":"news","source":"Possible"},"link":"/radio/program/possible","subscribe":{"apple":"https://podcasts.apple.com/us/podcast/possible/id1677184070","spotify":"https://open.spotify.com/show/730YpdUSNlMyPQwNnyjp4k"}},"1a":{"id":"1a","title":"1A","info":"1A is home to the national conversation. 1A brings on great guests and frames the best debate in ways that make you think, share and engage.","airtime":"MON-THU 11pm-12am","imageSrc":"https://ww2.kqed.org/radio/wp-content/uploads/sites/50/2018/04/1a.jpg","officialWebsiteLink":"https://the1a.org/","meta":{"site":"news","source":"npr"},"link":"/radio/program/1a","subscribe":{"npr":"https://rpb3r.app.goo.gl/RBrW","apple":"https://itunes.apple.com/WebObjects/MZStore.woa/wa/viewPodcast?s=143441&mt=2&id=1188724250&at=11l79Y&ct=nprdirectory","tuneIn":"https://tunein.com/radio/1A-p947376/","rss":"https://feeds.npr.org/510316/podcast.xml"}},"all-things-considered":{"id":"all-things-considered","title":"All Things Considered","info":"Every weekday, \u003cem>All Things Considered\u003c/em> hosts Robert Siegel, Audie Cornish, Ari Shapiro, and Kelly McEvers present the program's trademark mix of news, interviews, commentaries, reviews, and offbeat features. Michel Martin hosts on the weekends.","airtime":"MON-FRI 1pm-2pm, 4:30pm-6:30pm\u003cbr />SAT-SUN 5pm-6pm","imageSrc":"https://cdn.kqed.org/wp-content/uploads/2024/04/All-Things-Considered-Podcast-Tile-360x360-1.jpg","officialWebsiteLink":"https://www.npr.org/programs/all-things-considered/","meta":{"site":"news","source":"npr"},"link":"/radio/program/all-things-considered"},"american-suburb-podcast":{"id":"american-suburb-podcast","title":"American Suburb: The Podcast","tagline":"The flip side of gentrification, told through one town","info":"Gentrification is changing cities across America, forcing people from neighborhoods they have long called home. Call them the displaced. Now those priced out of the Bay Area are looking for a better life in an unlikely place. American Suburb follows this migration to one California town along the Delta, 45 miles from San Francisco. But is this once sleepy suburb ready for them?","imageSrc":"https://cdn.kqed.org/wp-content/uploads/2024/04/American-Suburb-Podcast-Tile-703x703-1.jpg","officialWebsiteLink":"/news/series/american-suburb-podcast","meta":{"site":"news","source":"kqed","order":"13"},"link":"/news/series/american-suburb-podcast/","subscribe":{"npr":"https://rpb3r.app.goo.gl/RBrW","apple":"https://itunes.apple.com/WebObjects/MZStore.woa/wa/viewPodcast?mt=2&id=1287748328","tuneIn":"https://tunein.com/radio/American-Suburb-p1086805/","rss":"https://ww2.kqed.org/news/series/american-suburb-podcast/feed/podcast","google":"https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5tZWdhcGhvbmUuZm0vS1FJTkMzMDExODgxNjA5"}},"baycurious":{"id":"baycurious","title":"Bay Curious","tagline":"Exploring the Bay Area, one question at a time","info":"KQED’s new podcast, Bay Curious, gets to the bottom of the mysteries — both profound and peculiar — that give the Bay Area its unique identity. And we’ll do it with your help! You ask the questions. You decide what Bay Curious investigates. And you join us on the journey to find the answers.","imageSrc":"https://cdn.kqed.org/wp-content/uploads/2024/04/Bay-Curious-Podcast-Tile-703x703-1.jpg","imageAlt":"\"KQED Bay Curious","officialWebsiteLink":"/news/series/baycurious","meta":{"site":"news","source":"kqed","order":"4"},"link":"/podcasts/baycurious","subscribe":{"apple":"https://podcasts.apple.com/us/podcast/bay-curious/id1172473406","npr":"https://www.npr.org/podcasts/500557090/bay-curious","rss":"https://ww2.kqed.org/news/category/bay-curious-podcast/feed/podcast","google":"https://podcasts.google.com/feed/aHR0cHM6Ly93dzIua3FlZC5vcmcvbmV3cy9jYXRlZ29yeS9iYXktY3VyaW91cy1wb2RjYXN0L2ZlZWQvcG9kY2FzdA","stitcher":"https://www.stitcher.com/podcast/kqed/bay-curious","spotify":"https://open.spotify.com/show/6O76IdmhixfijmhTZLIJ8k"}},"bbc-world-service":{"id":"bbc-world-service","title":"BBC World Service","info":"The day's top stories from BBC News compiled twice daily in the week, once at weekends.","airtime":"MON-FRI 9pm-10pm, TUE-FRI 1am-2am","imageSrc":"https://cdn.kqed.org/wp-content/uploads/2024/04/BBC-World-Service-Podcast-Tile-360x360-1.jpg","officialWebsiteLink":"https://www.bbc.co.uk/sounds/play/live:bbc_world_service","meta":{"site":"news","source":"BBC World Service"},"link":"/radio/program/bbc-world-service","subscribe":{"apple":"https://itunes.apple.com/us/podcast/global-news-podcast/id135067274?mt=2","tuneIn":"https://tunein.com/radio/BBC-World-Service-p455581/","rss":"https://podcasts.files.bbci.co.uk/p02nq0gn.rss"}},"code-switch-life-kit":{"id":"code-switch-life-kit","title":"Code Switch / Life Kit","info":"\u003cem>Code Switch\u003c/em>, which listeners will hear in the first part of the hour, has fearless and much-needed conversations about race. Hosted by journalists of color, the show tackles the subject of race head-on, exploring how it impacts every part of society — from politics and pop culture to history, sports and more.\u003cbr />\u003cbr />\u003cem>Life Kit\u003c/em>, which will be in the second part of the hour, guides you through spaces and feelings no one prepares you for — from finances to mental health, from workplace microaggressions to imposter syndrome, from relationships to parenting. The show features experts with real world experience and shares their knowledge. Because everyone needs a little help being human.\u003cbr />\u003cbr />\u003ca href=\"https://www.npr.org/podcasts/510312/codeswitch\">\u003cem>Code Switch\u003c/em> offical site and podcast\u003c/a>\u003cbr />\u003ca href=\"https://www.npr.org/lifekit\">\u003cem>Life Kit\u003c/em> offical site and podcast\u003c/a>\u003cbr />","airtime":"SUN 9pm-10pm","imageSrc":"https://cdn.kqed.org/wp-content/uploads/2024/04/Code-Switch-Life-Kit-Podcast-Tile-360x360-1.jpg","meta":{"site":"radio","source":"npr"},"link":"/radio/program/code-switch-life-kit","subscribe":{"apple":"https://podcasts.apple.com/podcast/1112190608?mt=2&at=11l79Y&ct=nprdirectory","google":"https://podcasts.google.com/feed/aHR0cHM6Ly93d3cubnByLm9yZy9yc3MvcG9kY2FzdC5waHA_aWQ9NTEwMzEy","spotify":"https://open.spotify.com/show/3bExJ9JQpkwNhoHvaIIuyV","rss":"https://feeds.npr.org/510312/podcast.xml"}},"commonwealth-club":{"id":"commonwealth-club","title":"Commonwealth Club of California Podcast","info":"The Commonwealth Club of California is the nation's oldest and largest public affairs forum. As a non-partisan forum, The Club brings to the public airwaves diverse viewpoints on important topics. The Club's weekly radio broadcast - the oldest in the U.S., dating back to 1924 - is carried across the nation on public radio stations and is now podcasting. Our website archive features audio of our recent programs, as well as selected speeches from our long and distinguished history. This podcast feed is usually updated twice a week and is always un-edited.","airtime":"THU 10pm, FRI 1am","imageSrc":"https://cdn.kqed.org/wp-content/uploads/2024/04/Commonwealth-Club-Podcast-Tile-360x360-1.jpg","officialWebsiteLink":"https://www.commonwealthclub.org/podcasts","meta":{"site":"news","source":"Commonwealth Club of California"},"link":"/radio/program/commonwealth-club","subscribe":{"apple":"https://itunes.apple.com/us/podcast/commonwealth-club-of-california-podcast/id976334034?mt=2","google":"https://podcasts.google.com/feed/aHR0cDovL3d3dy5jb21tb253ZWFsdGhjbHViLm9yZy9hdWRpby9wb2RjYXN0L3dlZWtseS54bWw","tuneIn":"https://tunein.com/radio/Commonwealth-Club-of-California-p1060/"}},"considerthis":{"id":"considerthis","title":"Consider This","tagline":"Make sense of the day","info":"Make sense of the day. Every weekday afternoon, Consider This helps you consider the major stories of the day in less than 15 minutes, featuring the reporting and storytelling resources of NPR. 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