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"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",
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"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>",
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"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>",
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"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>",
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"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>",
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"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>",
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"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.’",
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"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>",
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"content": "\u003cp>The San Francisco Board of Supervisors voted on Tuesday to overturn Mayor London Breed’s veto of legislation limiting housing heights.\u003c/p>\n\u003cp>Board of Supervisors President Aaron Peskin authored the legislation limiting how high buildings in the Jackson Square Historic District and nearby neighborhoods can be built.[pullquote size=\"medium\" align=\"right\" citation=\"San Francisco Board of Supervisors President Aaron Peskin\"]‘It is not the way government is supposed to work if we’re going to conduct ourselves maturely.’[/pullquote]Peskin told the board it was “particularly depressing, and in my mind, unprofessional” that Breed did not discuss amendments before vetoing the legislation. He said that kind of compromise is a normal political convention in San Francisco.\u003c/p>\n\u003cp>“It is not the way government is supposed to work if we’re going to conduct ourselves maturely,” said Peskin, who is considering a run for mayor.\u003c/p>\n\u003cp>Should he jump into the mayor’s race, Peskin will likely argue he is successfully defending neighborhood character from moderate Democrats who would offer sweetheart deals to housing developers.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cstrong>Catch up fast: \u003c/strong>A city law authored by Peskin last year allowed for more housing to be built downtown, but it inadvertently loosened height limits in the Jackson Square Historic District and the Northeast Waterfront Historic District. Peskin’s legislation to restore height restrictions in waterfront neighborhoods passed on March 5.[pullquote size=\"medium\" align=\"right\" citation=\"Rafael Mandelman, San Francisco Supervisor, District 8\"]‘… I have not even agreed with Peskin on several of the land use and housing items that came before the board. But on this one, on the merits, he is correct.’[/pullquote]Breed vetoed it on March 14. In her veto letter to the supervisors, she cited San Francisco’s need to build taller and more dense developments to reach the state’s mandated goal of 82,000 new housing units by 2031.\u003c/p>\n\u003cp>A supermajority — eight out of 11 supervisors — voted to override her veto.\u003c/p>\n\u003cp>Supervisor Rafael Mandelman was among the lawmakers upholding Peskin’s legislation.\u003c/p>\n\u003cp>“I have not agreed with President Peskin on everything that has come before this board. I have not even agreed with Peskin on several of the land use and housing items that came before the board,” he said. “But on this one, on the merits, he is correct. The opposition to this is pure politics.”\u003c/p>\n\u003cp>\u003cstrong>The opposing view: \u003c/strong>Supervisors Matt Dorsey, Joel Engardio and Myrna Melgar voted against rejecting Breed’s veto.\u003c/p>\n\u003cp>Dorsey said the legislation would allow more neighborhoods to claim historic exemptions, making it more difficult for the city to meet its production goals.\u003c/p>\n\u003cp>“Taller buildings won’t hurt our city, but exclusionary zoning will,” he said.\u003c/p>\n\u003cp>In a statement, Breed said the veto is a setback to making housing more affordable.\u003c/p>\n\u003cp>“There are those who say they want to see change, and yet when the proposals come, they will say, ‘Not here, not this way,’” she said. “But we will never address our housing shortage without bold and sustained action — and real solutions.”[aside label='More on Politics and Government' tag='politics']\u003cstrong>What we are watching: \u003c/strong>Breed and Peskin are in clear opposition on how San Francisco should solve its ongoing housing crisis. Breed is aligned with state Sen. Scott Wiener, who favors unrestricted housing development across the city. Peskin favors the housing policies of San Francisco’s progressive Democrats, who prioritize existing tenants and neighborhood character when deciding where to build.\u003c/p>\n\u003cp>In a statement, Wiener called the vote a “black eye” for San Francisco amid its “debilitating housing crisis.”\u003c/p>\n\u003cp>“Today’s vote by the Board of Supervisors sends exactly the wrong message on housing. It’s deeply disappointing,” he said. “I’m grateful to Mayor Breed for vetoing the bad legislation — her leadership on housing has been extraordinary.”\u003c/p>\n\u003cp>In her State of the City speech earlier this month, breed promised to veto any “anti-housing” legislation. She can now tell voters on the campaign trail that she is keeping that promise, even if she was overruled.\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The San Francisco Board of Supervisors voted on Tuesday to overturn Mayor London Breed’s veto of legislation limiting housing heights.\u003c/p>\n\u003cp>Board of Supervisors President Aaron Peskin authored the legislation limiting how high buildings in the Jackson Square Historic District and nearby neighborhoods can be built.\u003c/p>\u003c/div>",
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"content": "‘It is not the way government is supposed to work if we’re going to conduct ourselves maturely.’",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Peskin told the board it was “particularly depressing, and in my mind, unprofessional” that Breed did not discuss amendments before vetoing the legislation. He said that kind of compromise is a normal political convention in San Francisco.\u003c/p>\n\u003cp>“It is not the way government is supposed to work if we’re going to conduct ourselves maturely,” said Peskin, who is considering a run for mayor.\u003c/p>\n\u003cp>Should he jump into the mayor’s race, Peskin will likely argue he is successfully defending neighborhood character from moderate Democrats who would offer sweetheart deals to housing developers.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cstrong>Catch up fast: \u003c/strong>A city law authored by Peskin last year allowed for more housing to be built downtown, but it inadvertently loosened height limits in the Jackson Square Historic District and the Northeast Waterfront Historic District. Peskin’s legislation to restore height restrictions in waterfront neighborhoods passed on March 5.\u003c/p>\u003c/div>",
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"content": "‘… I have not even agreed with Peskin on several of the land use and housing items that came before the board. But on this one, on the merits, he is correct.’",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Breed vetoed it on March 14. In her veto letter to the supervisors, she cited San Francisco’s need to build taller and more dense developments to reach the state’s mandated goal of 82,000 new housing units by 2031.\u003c/p>\n\u003cp>A supermajority — eight out of 11 supervisors — voted to override her veto.\u003c/p>\n\u003cp>Supervisor Rafael Mandelman was among the lawmakers upholding Peskin’s legislation.\u003c/p>\n\u003cp>“I have not agreed with President Peskin on everything that has come before this board. I have not even agreed with Peskin on several of the land use and housing items that came before the board,” he said. “But on this one, on the merits, he is correct. The opposition to this is pure politics.”\u003c/p>\n\u003cp>\u003cstrong>The opposing view: \u003c/strong>Supervisors Matt Dorsey, Joel Engardio and Myrna Melgar voted against rejecting Breed’s veto.\u003c/p>\n\u003cp>Dorsey said the legislation would allow more neighborhoods to claim historic exemptions, making it more difficult for the city to meet its production goals.\u003c/p>\n\u003cp>“Taller buildings won’t hurt our city, but exclusionary zoning will,” he said.\u003c/p>\n\u003cp>In a statement, Breed said the veto is a setback to making housing more affordable.\u003c/p>\n\u003cp>“There are those who say they want to see change, and yet when the proposals come, they will say, ‘Not here, not this way,’” she said. “But we will never address our housing shortage without bold and sustained action — and real solutions.”\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cstrong>What we are watching: \u003c/strong>Breed and Peskin are in clear opposition on how San Francisco should solve its ongoing housing crisis. Breed is aligned with state Sen. Scott Wiener, who favors unrestricted housing development across the city. Peskin favors the housing policies of San Francisco’s progressive Democrats, who prioritize existing tenants and neighborhood character when deciding where to build.\u003c/p>\n\u003cp>In a statement, Wiener called the vote a “black eye” for San Francisco amid its “debilitating housing crisis.”\u003c/p>\n\u003cp>“Today’s vote by the Board of Supervisors sends exactly the wrong message on housing. It’s deeply disappointing,” he said. “I’m grateful to Mayor Breed for vetoing the bad legislation — her leadership on housing has been extraordinary.”\u003c/p>\n\u003cp>In her State of the City speech earlier this month, breed promised to veto any “anti-housing” legislation. She can now tell voters on the campaign trail that she is keeping that promise, even if she was overruled.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"title": "California Insurance Market 'In Chaos' Says Former State Commissioner, Amid Rising Premiums and Canceled Policies",
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"content": "\u003cp>With more California homeowners just discovering their insurance policies are getting canceled — and hundreds of thousands of others stuck with a pricey option of last resort — state Insurance Commissioner Ricardo Lara’s efforts to fix the home insurance market can’t come quickly enough.\u003c/p>\n\u003cp>Lara has introduced two main regulations, with more to come. The \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2024/release007-2024.cfm\">first\u003c/a>, unveiled last month, aims to streamline rate reviews. State law allows the Insurance Department to approve or deny insurers’ requests to raise premiums. Insurance companies complain the process has been holding up the increases they seek due to increased costs due to rising climate-change risks and inflation.\u003c/p>\n\u003cp>The \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2024/release011-2024.cfm\">second regulation\u003c/a> will let insurers use catastrophe modeling — which combines historical data with projected risk and losses — along with other factors when setting their premiums. California is the last state to allow for catastrophe modeling.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“We’re undertaking the state’s largest insurance reform,” Lara said during a press conference earlier this month. “We can no longer look solely to the past to guide us to the future.”\u003c/p>\n\u003cp>He said catastrophe modeling will lead to “more reliable rates,” “greater insurance availability” and “safer communities,” because he said it would further encourage and reward wildfire mitigation by homeowners and communities. Insurance Department spokesperson Michael Soller said success would mean fewer homeowners needing to turn to the FAIR Plan, the state-mandated insurer of last resort.\u003c/p>\n\u003cp>Insurance trade groups, which stand to benefit most from the new regulations, agree with Lara’s support for catastrophe modeling and support his so-called sustainable insurance strategy. So do fire chiefs, to an extent. But almost everyone else — homeowners, consumer groups and former insurance commissioners — has lingering concerns.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"U.S. Rep. John Garamendi (D-Calif.)\"]‘One of the critical things a commissioner does is to analyze the market and provide the public with information. (Lara) didn’t use his power to control the industry and second, to inform Californians.’[/pullquote]\u003ca href=\"https://www.congress.gov/member/john-garamendi/G000559\">U.S. Rep. John Garamendi\u003c/a>, a Democrat representing parts of Solano and Contra Costa counties, had two stints as state insurance commissioner in the mid-1990s and early 2000s. He said the insurance market is “in chaos” — and that Lara should be holding public hearings and demanding insurance company executives testify to explain to Californians why their premiums are rising.\u003c/p>\n\u003cp>“One of the critical things a commissioner does is to analyze the market and provide the public with information,” Garamendi said in an interview with CalMatters. “(Lara) didn’t use his power to control the industry and second, to inform Californians.”\u003c/p>\n\u003cp>The criticism drew a retort from Soller: “Commissioner Lara is fixing decadeslong neglected issues that have led to this crisis. He is focused on safeguarding the integrity of the state’s insurance market, not second-guessing from predecessors who had their chance and failed to act.”\u003c/p>\n\u003cp>Dave Winnacker, chief of the East Bay’s Moraga-Orinda Fire District, said the upsides of catastrophe modeling include being able to credit what homeowners, communities and governments do to lessen wildfire risk. That includes being able to account for the numbers and proximity of firefighters in certain areas, Winnacker said.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Michael Soller, deputy commissioner for communications, California Department of Insurance\"]‘Commissioner Lara is fixing decadeslong neglected issues that have led to this crisis. He is focused on safeguarding the integrity of the state’s insurance market, not second-guessing from predecessors who had their chance and failed to act.’[/pullquote]“Depending on where you are in a state, and that’s tied to population density, the number of firefighters available could affect the outcome (of a wildfire),” he said, adding that catastrophe models should reflect that.\u003c/p>\n\u003cp>He also said he and other fire chiefs are working to ensure the interests of consumers, fire professionals, insurers and the state are aligned. Insurers may not know what homeowners, communities and local fire departments are doing to reduce wildfire risk. One idea: a database to share that information.\u003c/p>\n\u003cp>“There is no future in which we can price our way out of this crisis with just premiums,” Winnacker said, adding that everyone needs to work together.\u003c/p>\n\u003cp>Dave Jones, the state insurance commissioner for eight years before Lara took over in 2019, said he is “trying to avoid looking over the shoulder of my successor.”\u003c/p>\n\u003cp>Jones is now director of the Climate Risk Initiative Center for Law, Energy & the Environment at UC Berkeley School of Law. He said it is good for consumers that the catastrophe-modeling regulation could take forest management into consideration. But he said he’s not sure Lara’s actions will be sufficient.\u003c/p>\n\u003cfigure id=\"attachment_11980763\" class=\"wp-caption alignnone\" style=\"max-width: 1568px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980763\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy.jpg\" alt=\"\" width=\"1568\" height=\"1045\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy.jpg 1568w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-1536x1024.jpg 1536w\" sizes=\"(max-width: 1568px) 100vw, 1568px\">\u003cfigcaption class=\"wp-caption-text\">State Insurance Commissioner Ricardo Lara speaks during a press conference with Los Angeles labor leaders and advocates in Commerce, Los Angeles County, on Sept. 26, 2022. \u003ccite>(Alisha Jucevic for CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Before the end of the year, Lara is also expected to issue a regulation allowing insurers to factor reinsurance costs into their rates. Reinsurance is insurance for insurance companies in the event of large payouts. That plus the other new regulations may “help in the short to mid term,” giving insurance companies the ability to raise premiums, Jones told CalMatters.\u003c/p>\n\u003cp>However, he said those actions may “ultimately be overwhelmed by our failure to stop the fossil-fuel industry, which is contributing to rising temperatures” and, therefore, insurance losses.\u003c/p>\n\u003cp>Jones also pointed out that Florida has long allowed insurers to use catastrophe modeling and has let them factor in reinsurance costs in their rates — yet its insurance market is in worse shape than California’s.\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"science_1985175,news_11968643,news_11962131\"]“Florida has done what insurers are asking for,” Jones said. Yet “Florida’s rates are three or four times the national average.”\u003c/p>\n\u003cp>Mark Friedlander, spokesperson for the Insurance Information Institute, an industry group, confirmed that the group estimates that Florida’s average home insurance premium was $6,000, or 3 1/2 times the national average, in 2023.\u003c/p>\n\u003cp>In addition, Jones said Florida’s version of California’s last-resort FAIR Plan — called the Citizens Property Insurance Corp. because it’s funded with a surcharge on policyholders — has \u003ca href=\"https://www.citizensfla.com/policies-in-force\">more than 1 million policies\u003c/a>. California’s \u003ca href=\"https://calmatters.org/economy/2024/01/california-fire-insurance-2/\">growing FAIR Plan\u003c/a>, run by a pool of insurers, \u003ca href=\"https://www.sacbee.com/article286650045.html\">has 373,000 policies\u003c/a>, its president told state lawmakers recently.\u003c/p>\n\u003cp>“That raises the question,” Jones said. “Giving insurers (higher rates) and shifting the burden to all Californians … whether that’s going to be enough in the face of growing background risk associated with climate change.”\u003c/p>\n\u003cp>Meanwhile, last week, State Farm said that it is not renewing policies for 30,000 California homeowners, as well as refusing to cover all commercial apartments by not renewing 42,000 of those policies.\u003c/p>\n\u003cp>This is happening despite California approving State Farm’s requests to levy double-digit premium increases last year.\u003c/p>\n\u003cp>“One of our roles as the insurance regulator is to hold insurance companies accountable for their words and deeds,” said Soller, the Insurance Department spokesperson. “State Farm General’s decision … raises serious questions about its financial situation — questions the company must answer to regulators.”\u003c/p>\n\u003cp>State Farm spokesperson Sevag Sarkissian would not comment beyond the statement the company put on its website last week, which read in part: “This decision was not made lightly and only after careful analysis of State Farm General’s financial health, which continues to be impacted by inflation, catastrophe exposure, reinsurance costs, and the limitations of working within decades-old insurance regulations.”\u003c/p>\n\u003cp>Sarkissian also referred CalMatters to the Personal Insurance Federation of California, which counts State Farm as a member. The industry group’s president, Rex Frazier, said in an email last week that allowing insurers to use catastrophe modeling would help with insurance availability. Yet in its statement, State Farm acknowledged the actions Lara is taking to try to fix the insurance availability and affordability crisis in California, even as it announced its decision not to renew tens of thousands of homeowners.\u003c/p>\n\u003cp>Joyce Kaufman, a retiree in June Lake in Mono County, recently received a notice of nonrenewal for her homeowners insurance with Farmers, which she said she and her husband were dreading but expecting.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Dave Jones, former state insurance commissioner\"]‘That raises the question … Giving insurers (higher rates) and shifting the burden to all Californians … whether that’s going to be enough in the face of growing background risk associated with climate change.’[/pullquote]“I’m not really sure what the state’s trying to do, both at the commissioner and legislative level,” Kaufman said. And losing the ability to renew her policy is affecting her other insurance needs, she said. As her broker helps look for an alternative, her \u003ca href=\"https://calmatters.org/economy/2023/12/california-car-insurance/\">auto premium is now going up \u003c/a>about $300 a year because it will no longer be bundled with home insurance.\u003c/p>\n\u003cp>As the new regulations give insurance companies what they had asked for, one part of Lara’s strategy — which he first \u003ca href=\"https://calmatters.org/politics/2023/09/california-insurance-crisis/\">laid out last year\u003c/a> after an executive order by the governor — is conspicuously missing. Lara had said insurance companies would be required “to commit to writing at least 85% of their statewide market share in wildfire-distressed underserved areas.”\u003c/p>\n\u003cp>That provision is nowhere in the text of Lara’s unveiled regulations so far — an omission not lost on consumer groups or former commissioner Jones.\u003c/p>\n\u003cp>“Where is that 85% ?” asked Carmen Balber, executive director of Consumer Watchdog. Soller, the Insurance Department’s spokesperson, said that part of the commissioner’s strategy is coming.\u003c/p>\n\u003cp>Balber also said she is concerned that the catastrophe-modeling regulation “appears to not comply with the transparency requirements of Prop. 103,” the voter-approved law that regulates the insurance industry.\u003c/p>\n\u003cp>According to the text of the regulation on catastrophe modeling, the public will be able to take part in reviewing catastrophe models before they’re deemed acceptable. However, anyone who helps review the models must sign a nondisclosure agreement.\u003c/p>\n\u003cp>“If a big chunk of your insurance rate is behind a ‘black box,’ then that’s not what the voters passed,” when they passed Proposition 103 in 1988, Balber said. “At the end of the day, if the commissioner passes something that hides something behind closed doors, we’ll have to consider challenging it.”\u003c/p>\n\u003cp>\u003cem>For the record: This story has been revised to identify Rex Frazier as president of the Personal Insurance Federation of California.\u003c/em>\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>With more California homeowners just discovering their insurance policies are getting canceled — and hundreds of thousands of others stuck with a pricey option of last resort — state Insurance Commissioner Ricardo Lara’s efforts to fix the home insurance market can’t come quickly enough.\u003c/p>\n\u003cp>Lara has introduced two main regulations, with more to come. The \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2024/release007-2024.cfm\">first\u003c/a>, unveiled last month, aims to streamline rate reviews. State law allows the Insurance Department to approve or deny insurers’ requests to raise premiums. Insurance companies complain the process has been holding up the increases they seek due to increased costs due to rising climate-change risks and inflation.\u003c/p>\n\u003cp>The \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2024/release011-2024.cfm\">second regulation\u003c/a> will let insurers use catastrophe modeling — which combines historical data with projected risk and losses — along with other factors when setting their premiums. California is the last state to allow for catastrophe modeling.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“We’re undertaking the state’s largest insurance reform,” Lara said during a press conference earlier this month. “We can no longer look solely to the past to guide us to the future.”\u003c/p>\n\u003cp>He said catastrophe modeling will lead to “more reliable rates,” “greater insurance availability” and “safer communities,” because he said it would further encourage and reward wildfire mitigation by homeowners and communities. Insurance Department spokesperson Michael Soller said success would mean fewer homeowners needing to turn to the FAIR Plan, the state-mandated insurer of last resort.\u003c/p>\n\u003cp>Insurance trade groups, which stand to benefit most from the new regulations, agree with Lara’s support for catastrophe modeling and support his so-called sustainable insurance strategy. So do fire chiefs, to an extent. But almost everyone else — homeowners, consumer groups and former insurance commissioners — has lingering concerns.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003ca href=\"https://www.congress.gov/member/john-garamendi/G000559\">U.S. Rep. John Garamendi\u003c/a>, a Democrat representing parts of Solano and Contra Costa counties, had two stints as state insurance commissioner in the mid-1990s and early 2000s. He said the insurance market is “in chaos” — and that Lara should be holding public hearings and demanding insurance company executives testify to explain to Californians why their premiums are rising.\u003c/p>\n\u003cp>“One of the critical things a commissioner does is to analyze the market and provide the public with information,” Garamendi said in an interview with CalMatters. “(Lara) didn’t use his power to control the industry and second, to inform Californians.”\u003c/p>\n\u003cp>The criticism drew a retort from Soller: “Commissioner Lara is fixing decadeslong neglected issues that have led to this crisis. He is focused on safeguarding the integrity of the state’s insurance market, not second-guessing from predecessors who had their chance and failed to act.”\u003c/p>\n\u003cp>Dave Winnacker, chief of the East Bay’s Moraga-Orinda Fire District, said the upsides of catastrophe modeling include being able to credit what homeowners, communities and governments do to lessen wildfire risk. That includes being able to account for the numbers and proximity of firefighters in certain areas, Winnacker said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“Depending on where you are in a state, and that’s tied to population density, the number of firefighters available could affect the outcome (of a wildfire),” he said, adding that catastrophe models should reflect that.\u003c/p>\n\u003cp>He also said he and other fire chiefs are working to ensure the interests of consumers, fire professionals, insurers and the state are aligned. Insurers may not know what homeowners, communities and local fire departments are doing to reduce wildfire risk. One idea: a database to share that information.\u003c/p>\n\u003cp>“There is no future in which we can price our way out of this crisis with just premiums,” Winnacker said, adding that everyone needs to work together.\u003c/p>\n\u003cp>Dave Jones, the state insurance commissioner for eight years before Lara took over in 2019, said he is “trying to avoid looking over the shoulder of my successor.”\u003c/p>\n\u003cp>Jones is now director of the Climate Risk Initiative Center for Law, Energy & the Environment at UC Berkeley School of Law. He said it is good for consumers that the catastrophe-modeling regulation could take forest management into consideration. But he said he’s not sure Lara’s actions will be sufficient.\u003c/p>\n\u003cfigure id=\"attachment_11980763\" class=\"wp-caption alignnone\" style=\"max-width: 1568px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980763\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy.jpg\" alt=\"\" width=\"1568\" height=\"1045\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy.jpg 1568w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-1536x1024.jpg 1536w\" sizes=\"(max-width: 1568px) 100vw, 1568px\">\u003cfigcaption class=\"wp-caption-text\">State Insurance Commissioner Ricardo Lara speaks during a press conference with Los Angeles labor leaders and advocates in Commerce, Los Angeles County, on Sept. 26, 2022. \u003ccite>(Alisha Jucevic for CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Before the end of the year, Lara is also expected to issue a regulation allowing insurers to factor reinsurance costs into their rates. Reinsurance is insurance for insurance companies in the event of large payouts. That plus the other new regulations may “help in the short to mid term,” giving insurance companies the ability to raise premiums, Jones told CalMatters.\u003c/p>\n\u003cp>However, he said those actions may “ultimately be overwhelmed by our failure to stop the fossil-fuel industry, which is contributing to rising temperatures” and, therefore, insurance losses.\u003c/p>\n\u003cp>Jones also pointed out that Florida has long allowed insurers to use catastrophe modeling and has let them factor in reinsurance costs in their rates — yet its insurance market is in worse shape than California’s.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“Florida has done what insurers are asking for,” Jones said. Yet “Florida’s rates are three or four times the national average.”\u003c/p>\n\u003cp>Mark Friedlander, spokesperson for the Insurance Information Institute, an industry group, confirmed that the group estimates that Florida’s average home insurance premium was $6,000, or 3 1/2 times the national average, in 2023.\u003c/p>\n\u003cp>In addition, Jones said Florida’s version of California’s last-resort FAIR Plan — called the Citizens Property Insurance Corp. because it’s funded with a surcharge on policyholders — has \u003ca href=\"https://www.citizensfla.com/policies-in-force\">more than 1 million policies\u003c/a>. California’s \u003ca href=\"https://calmatters.org/economy/2024/01/california-fire-insurance-2/\">growing FAIR Plan\u003c/a>, run by a pool of insurers, \u003ca href=\"https://www.sacbee.com/article286650045.html\">has 373,000 policies\u003c/a>, its president told state lawmakers recently.\u003c/p>\n\u003cp>“That raises the question,” Jones said. “Giving insurers (higher rates) and shifting the burden to all Californians … whether that’s going to be enough in the face of growing background risk associated with climate change.”\u003c/p>\n\u003cp>Meanwhile, last week, State Farm said that it is not renewing policies for 30,000 California homeowners, as well as refusing to cover all commercial apartments by not renewing 42,000 of those policies.\u003c/p>\n\u003cp>This is happening despite California approving State Farm’s requests to levy double-digit premium increases last year.\u003c/p>\n\u003cp>“One of our roles as the insurance regulator is to hold insurance companies accountable for their words and deeds,” said Soller, the Insurance Department spokesperson. “State Farm General’s decision … raises serious questions about its financial situation — questions the company must answer to regulators.”\u003c/p>\n\u003cp>State Farm spokesperson Sevag Sarkissian would not comment beyond the statement the company put on its website last week, which read in part: “This decision was not made lightly and only after careful analysis of State Farm General’s financial health, which continues to be impacted by inflation, catastrophe exposure, reinsurance costs, and the limitations of working within decades-old insurance regulations.”\u003c/p>\n\u003cp>Sarkissian also referred CalMatters to the Personal Insurance Federation of California, which counts State Farm as a member. The industry group’s president, Rex Frazier, said in an email last week that allowing insurers to use catastrophe modeling would help with insurance availability. Yet in its statement, State Farm acknowledged the actions Lara is taking to try to fix the insurance availability and affordability crisis in California, even as it announced its decision not to renew tens of thousands of homeowners.\u003c/p>\n\u003cp>Joyce Kaufman, a retiree in June Lake in Mono County, recently received a notice of nonrenewal for her homeowners insurance with Farmers, which she said she and her husband were dreading but expecting.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "‘That raises the question … Giving insurers (higher rates) and shifting the burden to all Californians … whether that’s going to be enough in the face of growing background risk associated with climate change.’",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“I’m not really sure what the state’s trying to do, both at the commissioner and legislative level,” Kaufman said. And losing the ability to renew her policy is affecting her other insurance needs, she said. As her broker helps look for an alternative, her \u003ca href=\"https://calmatters.org/economy/2023/12/california-car-insurance/\">auto premium is now going up \u003c/a>about $300 a year because it will no longer be bundled with home insurance.\u003c/p>\n\u003cp>As the new regulations give insurance companies what they had asked for, one part of Lara’s strategy — which he first \u003ca href=\"https://calmatters.org/politics/2023/09/california-insurance-crisis/\">laid out last year\u003c/a> after an executive order by the governor — is conspicuously missing. Lara had said insurance companies would be required “to commit to writing at least 85% of their statewide market share in wildfire-distressed underserved areas.”\u003c/p>\n\u003cp>That provision is nowhere in the text of Lara’s unveiled regulations so far — an omission not lost on consumer groups or former commissioner Jones.\u003c/p>\n\u003cp>“Where is that 85% ?” asked Carmen Balber, executive director of Consumer Watchdog. Soller, the Insurance Department’s spokesperson, said that part of the commissioner’s strategy is coming.\u003c/p>\n\u003cp>Balber also said she is concerned that the catastrophe-modeling regulation “appears to not comply with the transparency requirements of Prop. 103,” the voter-approved law that regulates the insurance industry.\u003c/p>\n\u003cp>According to the text of the regulation on catastrophe modeling, the public will be able to take part in reviewing catastrophe models before they’re deemed acceptable. However, anyone who helps review the models must sign a nondisclosure agreement.\u003c/p>\n\u003cp>“If a big chunk of your insurance rate is behind a ‘black box,’ then that’s not what the voters passed,” when they passed Proposition 103 in 1988, Balber said. “At the end of the day, if the commissioner passes something that hides something behind closed doors, we’ll have to consider challenging it.”\u003c/p>\n\u003cp>\u003cem>For the record: This story has been revised to identify Rex Frazier as president of the Personal Insurance Federation of California.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>On Tuesday, the San Francisco Board of Supervisors will consider rejecting Mayor London Breed’s veto of legislation introduced by Aaron Peskin that restricts housing density on the city’s northeast waterfront. The legislation impacts the height of buildings in the Jackson Square Historic District and nearby neighborhoods.[pullquote size=\"medium\" align=\"right\" citation=\"San Francisco Board of Supervisors President Aaron Peskin\"]‘The override of the veto on Tuesday is really going to create precedent as to whether or not San Francisco is going to have sensible planning in the future.’[/pullquote]Breed and Peskin’s sparring on housing is an early salvo in a possible election matchup. Breed is running to retain her seat, and Peskin has said he’s considering joining the race. He would be the only politician from San Francisco’s progressive Democrat wing to run.\u003c/p>\n\u003cp>“The override of the veto on Tuesday is really going to create precedent as to whether or not San Francisco is going to have sensible planning in the future,” Peskin told KQED.\u003c/p>\n\u003cp>\u003cstrong>Catch up fast: \u003c/strong>The current law allows unrestricted construction in the Jackson Square Historic District and Northeast Waterfront Historic District. Peskin’s legislation passed on March 5. A supermajority — 8 out of 11 supervisors — is the threshold to override the veto. If every member of the Board of Supervisors who voted to approve the height limit also votes to overturn Breed’s veto, the legislation will survive.\u003c/p>\n\u003cp>Some Telegraph Hill residents fear recently proposed housing projects will change the character of their neighborhoods. Frances Schreiberg, a neighbor who lives on Vallejo Street, wrote in a February letter to the Board of Supervisors that the community would resemble Miami Beach with a wall of expensive high rises built along the Embarcadero if Peskin’s legislation did not pass.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cstrong>The opposing view: \u003c/strong>Breed vetoed Peskin’s legislation on March 14. In a letter to the Board of Supervisors, she said taller and denser housing construction is needed for San Francisco to reach the state’s mandated goal of building 82,000 housing units by 2031.[pullquote size=\"medium\" align=\"right\" citation=\"San Francisco Mayor London Breed\"]‘Many areas of San Francisco, including eastern neighborhoods like the South of Market, Potrero Hill, and the Mission, have also already removed density limits to encourage new housing.’[/pullquote]“Many areas of San Francisco, including eastern neighborhoods like the South of Market, Potrero Hill, and the Mission, have also already removed density limits to encourage new housing,” Breed wrote in the letter.\u003cu> \u003c/u>\u003c/p>\n\u003cp>\u003cstrong>The context: \u003c/strong>The legislation and Breed’s veto clearly stake out \u003ca href=\"https://www.kqed.org/news/11979849/peskins-rumored-mayor-run-has-same-strength-and-weakness-housing\">the two lawmakers’ positions on the future of housing development in San Francisco\u003c/a>. Breed is for building housing in an unrestricted fashion across the city, and Peskin favors building in selective neighborhoods depending on the needs of existing tenants and homeowners.[aside postID=news_11979849 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/007_KQED_LondonBreedQA_05232023_qut-1020x680.jpg']Breed said she would veto any “anti-housing” legislation that crossed her desk in her State of the City speech earlier this month. Peskin argued Breed’s housing policies threaten San Francisco’s iconic nature.\u003c/p>\n\u003cp>“San Francisco is the envy of great cities around the world because it is a beautiful place, surrounded by water on three sides and has had a history of smart, careful planning,” he said. “All of that is now in jeopardy, as the mayor has pushed a series of laws to allow high-rise development along San Francisco’s waterfront, which is really a very special zone that needs to be treated with the utmost care.”\u003c/p>\n\u003cp>\u003cstrong>What we are watching: \u003c/strong>Win or lose, Breed and Peskin will be able to use this housing battle on mailers to San Francisco voters to argue their philosophy on new development.\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>On Tuesday, the San Francisco Board of Supervisors will consider rejecting Mayor London Breed’s veto of legislation introduced by Aaron Peskin that restricts housing density on the city’s northeast waterfront. The legislation impacts the height of buildings in the Jackson Square Historic District and nearby neighborhoods.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Breed and Peskin’s sparring on housing is an early salvo in a possible election matchup. Breed is running to retain her seat, and Peskin has said he’s considering joining the race. He would be the only politician from San Francisco’s progressive Democrat wing to run.\u003c/p>\n\u003cp>“The override of the veto on Tuesday is really going to create precedent as to whether or not San Francisco is going to have sensible planning in the future,” Peskin told KQED.\u003c/p>\n\u003cp>\u003cstrong>Catch up fast: \u003c/strong>The current law allows unrestricted construction in the Jackson Square Historic District and Northeast Waterfront Historic District. Peskin’s legislation passed on March 5. A supermajority — 8 out of 11 supervisors — is the threshold to override the veto. If every member of the Board of Supervisors who voted to approve the height limit also votes to overturn Breed’s veto, the legislation will survive.\u003c/p>\n\u003cp>Some Telegraph Hill residents fear recently proposed housing projects will change the character of their neighborhoods. Frances Schreiberg, a neighbor who lives on Vallejo Street, wrote in a February letter to the Board of Supervisors that the community would resemble Miami Beach with a wall of expensive high rises built along the Embarcadero if Peskin’s legislation did not pass.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cstrong>The opposing view: \u003c/strong>Breed vetoed Peskin’s legislation on March 14. In a letter to the Board of Supervisors, she said taller and denser housing construction is needed for San Francisco to reach the state’s mandated goal of building 82,000 housing units by 2031.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“Many areas of San Francisco, including eastern neighborhoods like the South of Market, Potrero Hill, and the Mission, have also already removed density limits to encourage new housing,” Breed wrote in the letter.\u003cu> \u003c/u>\u003c/p>\n\u003cp>\u003cstrong>The context: \u003c/strong>The legislation and Breed’s veto clearly stake out \u003ca href=\"https://www.kqed.org/news/11979849/peskins-rumored-mayor-run-has-same-strength-and-weakness-housing\">the two lawmakers’ positions on the future of housing development in San Francisco\u003c/a>. Breed is for building housing in an unrestricted fashion across the city, and Peskin favors building in selective neighborhoods depending on the needs of existing tenants and homeowners.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Breed said she would veto any “anti-housing” legislation that crossed her desk in her State of the City speech earlier this month. Peskin argued Breed’s housing policies threaten San Francisco’s iconic nature.\u003c/p>\n\u003cp>“San Francisco is the envy of great cities around the world because it is a beautiful place, surrounded by water on three sides and has had a history of smart, careful planning,” he said. “All of that is now in jeopardy, as the mayor has pushed a series of laws to allow high-rise development along San Francisco’s waterfront, which is really a very special zone that needs to be treated with the utmost care.”\u003c/p>\n\u003cp>\u003cstrong>What we are watching: \u003c/strong>Win or lose, Breed and Peskin will be able to use this housing battle on mailers to San Francisco voters to argue their philosophy on new development.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"title": "National Realtors Settlement: What it Means for Buying and Selling a Home",
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"content": "\u003cp>Big changes are coming to the way people buy and sell houses in the United States. The National Association of Realtors settled a lawsuit last week that could up-end the way real estate agents are paid, doing away with the traditional agent’s commission of 5–6%. That’s prompting a reckoning for buyers, sellers and real estate agents. Here are six things to know.\u003c/p>\n\u003ch2>What if you already sold a house?\u003c/h2>\n\u003cp>As part of the settlement, the National Association of Realtors agreed to pay $418 million over the next four years. That’s in addition to $210 million that various brokerage firms had already agreed to pay. Lawyers will get a chunk of that money, but the rest will go to people who sold their homes in recent years and paid what critics argue were inflated real estate commissions. Eligibility depends on where you live, but in some parts of the country, the settlement covers people who sold homes as much as a decade ago.\u003c/p>\n\u003cp>“We don’t know the exact number, but we estimate it to be in the neighborhood of 40 or 50 million” people, says Benjamin Brown, co-chair of the anti-trust practice at Cohen Milstein, one of the law firms involved in the class-action case.\u003c/p>\n\u003cp>To find out if they’re entitled to compensation, sellers can check the lawyers’ website: \u003ca href=\"https://www.realestatecommissionlitigation.com/\">www.realestatecommissionlitigation.com\u003c/a>.\u003c/p>\n\u003ch2>How will this change real estate commissions?\u003c/h2>\n\u003cp>For decades, the norm in this country has been for the person selling a home to pay both her own agent and the buyer’s agent. What’s more, the buyer’s share of that commission had to be spelled out in order to advertise the home on the big regional listing sites. Realtors insist they never fixed those commissions, but as a practical matter, the public notice worked to set a standard — often in the neighborhood of 5 or 6%, split between the seller’s agent and the buyer’s agent.\u003c/p>\n\u003cp>[aside postID=news_11980019 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1468009097-1020x680.jpg']For a home priced at $400,000 — which is close to the national average — that works out to $20,000 to $24,000 in commissions — much higher than people in other countries typically pay. In Germany, commissions average 4.5%. In the U.K., they’re under 2%.\u003c/p>\n\u003cp>Starting in July, sellers will no longer have to spell out a commission for the buyer’s agent. Advocates say that should lead to more negotiation, more competition and ultimately lower costs.\u003c/p>\n\u003ch2>What increased negotiations mean for buyers and sellers?\u003c/h2>\n\u003cp>There’s going to be more opportunity to shop around, and likely a wider array of services, from deluxe agents who charge a premium price to discount agents with more limited services — similar to what exists in other markets like stock brokers and travel agents.\u003c/p>\n\u003cp>Sellers may be able to negotiate a flat fee to market their house, not connected to the selling price. Buyers may be able to purchase a la carte services — paying less if they do their own house-hunting on the Internet and more if they want to be chauffeured around to open houses.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Many sellers may decide not to pay the buyer’s agent, leaving buyers to shoulder that cost on their own, or go without an agent altogether.\u003c/p>\n\u003cp>Overall expenses are expected to be significantly lower, however. Economists at the \u003ca href=\"https://www.richmondfed.org/publications/research/economic_brief/2024/eb_24-08\">Federal Reserve Bank of Richmond\u003c/a> estimate the changes could save homebuyers $30 billion a year, with most of those savings coming out of the pockets of real estate agents.\u003c/p>\n\u003ch2>What does this mean for agents?\u003c/h2>\n\u003cp>Agents are still sorting out what this might mean for their business. When fees are more negotiable, agents will have to make the case for what they’re worth. But the best agents feel like they do that already.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Kevin Wilson, president, Greater Nashville Realtors\"]‘Do I think that Realtors have to learn to do business in a different way? Absolutely. But I also think this is a wrinkle in the landscape. Not a landmine.’[/pullquote]“Do I think that Realtors have to learn to do business in a different way? Absolutely,” says Kevin Wilson, president of the Greater Nashville Realtors. “But I also think this is a wrinkle in the landscape. Not a landmine.”\u003c/p>\n\u003cp>A drop in commissions might drive some agents into other lines of work, but that’s not necessarily a bad thing. The U.S. has 2.5 to 3 million real estate agents — which is far more than any other country, relative to the size of its housing market. For example, the U.S. has about six times more home sales each year than the U.K. does, but 26 times more agents.\u003c/p>\n\u003cp>“Do we see agents that work with buyers start to phase out of the business because they’re just not getting as many clients?” asks Jovani Ortiz, an agent on Long Island. “These are sort of the unknowns that most agents are looking at right now.”\u003c/p>\n\u003cp>While the commission pie is likely to shrink, it may be cut into fewer slices, so the remaining agents might end up making the same amount of money.\u003c/p>\n\u003ch2>With home prices and mortgage rates already high, how will homebuyers pay for their own agents?\u003c/h2>\n\u003cp>While sellers have traditionally paid buyers’ agents in the U.S. (and built that expense into the sales price of their home), many sellers may opt not to pay buyers’ agents in the future. In that case, buyers will have to pay their own agent out of pocket, on top of a down payment and other closing costs. Finding thousands of dollars to pay an agent could be a challenge, especially for first-time buyers, who typically have limited funds and also the greatest need for an agent’s guidance. First-time buyers accounted for just 26% of existing home sales in February — tying a record low.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Vanessa Perry, professor, George Washington University School of Business\"]‘Many first time buyers are already at the absolute max of what they’re able to borrow. They’re not going to be able to come up with any additional cash to pay their own agent’[/pullquote]“Many first time buyers are already at the absolute max of what they’re able to borrow,” says Vanessa Perry, a professor at George Washington University School of Business and a fellow at the Urban Institute’s Housing Policy Finance Center. “They’re not going to be able to come up with any additional cash to pay their own agent.”\u003c/p>\n\u003cdiv>\n\u003cp>Home sellers could still agree through negotiation to pay the buyer’s agent. But in a hot housing market, sellers may have little incentive to do so. Eventually, buyers may be able to fold the cost of their agent’s commission into their mortgage, stretching the payments out over the life of the loan. But that will require a change in mortgage underwriting rules. Over time, lower real estate commissions should lead to somewhat lower housing prices.\u003c/p>\n\u003ch2>What should people who are thinking of buying or selling in the next six months do?\u003c/h2>\n\u003cp>The settlement’s changes in commission rules take effect in July, just as many people will be shopping for homes ahead of a new school year. But it’s not clear how quickly the landscape will change. Buyers and sellers may want to talk with their agent about the costs and benefits of moving before the deadline or waiting until the new rules are in place. Remember, commissions account for $20,000 to $24,000 on a typical home. Still, that’s just one factor to consider when deciding when to buy or sell — along with interest rates, the supply of homes on the market and life circumstances like a new job or family member.\u003c/p>\n\u003c/div>\n\u003cp>[ad floatright]\u003c/p>\n",
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"title": "National Realtors Settlement: What it Means for Buying and Selling a Home | KQED",
"description": "Big changes are coming to the way people buy and sell houses in the United States. The National Association of Realtors settled a lawsuit last week that could up-end the way real estate agents are paid, doing away with the traditional agent’s commission of 5–6%. That’s prompting a reckoning for buyers, sellers and real estate",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Big changes are coming to the way people buy and sell houses in the United States. The National Association of Realtors settled a lawsuit last week that could up-end the way real estate agents are paid, doing away with the traditional agent’s commission of 5–6%. That’s prompting a reckoning for buyers, sellers and real estate agents. Here are six things to know.\u003c/p>\n\u003ch2>What if you already sold a house?\u003c/h2>\n\u003cp>As part of the settlement, the National Association of Realtors agreed to pay $418 million over the next four years. That’s in addition to $210 million that various brokerage firms had already agreed to pay. Lawyers will get a chunk of that money, but the rest will go to people who sold their homes in recent years and paid what critics argue were inflated real estate commissions. Eligibility depends on where you live, but in some parts of the country, the settlement covers people who sold homes as much as a decade ago.\u003c/p>\n\u003cp>“We don’t know the exact number, but we estimate it to be in the neighborhood of 40 or 50 million” people, says Benjamin Brown, co-chair of the anti-trust practice at Cohen Milstein, one of the law firms involved in the class-action case.\u003c/p>\n\u003cp>To find out if they’re entitled to compensation, sellers can check the lawyers’ website: \u003ca href=\"https://www.realestatecommissionlitigation.com/\">www.realestatecommissionlitigation.com\u003c/a>.\u003c/p>\n\u003ch2>How will this change real estate commissions?\u003c/h2>\n\u003cp>For decades, the norm in this country has been for the person selling a home to pay both her own agent and the buyer’s agent. What’s more, the buyer’s share of that commission had to be spelled out in order to advertise the home on the big regional listing sites. Realtors insist they never fixed those commissions, but as a practical matter, the public notice worked to set a standard — often in the neighborhood of 5 or 6%, split between the seller’s agent and the buyer’s agent.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>For a home priced at $400,000 — which is close to the national average — that works out to $20,000 to $24,000 in commissions — much higher than people in other countries typically pay. In Germany, commissions average 4.5%. In the U.K., they’re under 2%.\u003c/p>\n\u003cp>Starting in July, sellers will no longer have to spell out a commission for the buyer’s agent. Advocates say that should lead to more negotiation, more competition and ultimately lower costs.\u003c/p>\n\u003ch2>What increased negotiations mean for buyers and sellers?\u003c/h2>\n\u003cp>There’s going to be more opportunity to shop around, and likely a wider array of services, from deluxe agents who charge a premium price to discount agents with more limited services — similar to what exists in other markets like stock brokers and travel agents.\u003c/p>\n\u003cp>Sellers may be able to negotiate a flat fee to market their house, not connected to the selling price. Buyers may be able to purchase a la carte services — paying less if they do their own house-hunting on the Internet and more if they want to be chauffeured around to open houses.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Many sellers may decide not to pay the buyer’s agent, leaving buyers to shoulder that cost on their own, or go without an agent altogether.\u003c/p>\n\u003cp>Overall expenses are expected to be significantly lower, however. Economists at the \u003ca href=\"https://www.richmondfed.org/publications/research/economic_brief/2024/eb_24-08\">Federal Reserve Bank of Richmond\u003c/a> estimate the changes could save homebuyers $30 billion a year, with most of those savings coming out of the pockets of real estate agents.\u003c/p>\n\u003ch2>What does this mean for agents?\u003c/h2>\n\u003cp>Agents are still sorting out what this might mean for their business. When fees are more negotiable, agents will have to make the case for what they’re worth. But the best agents feel like they do that already.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“Do I think that Realtors have to learn to do business in a different way? Absolutely,” says Kevin Wilson, president of the Greater Nashville Realtors. “But I also think this is a wrinkle in the landscape. Not a landmine.”\u003c/p>\n\u003cp>A drop in commissions might drive some agents into other lines of work, but that’s not necessarily a bad thing. The U.S. has 2.5 to 3 million real estate agents — which is far more than any other country, relative to the size of its housing market. For example, the U.S. has about six times more home sales each year than the U.K. does, but 26 times more agents.\u003c/p>\n\u003cp>“Do we see agents that work with buyers start to phase out of the business because they’re just not getting as many clients?” asks Jovani Ortiz, an agent on Long Island. “These are sort of the unknowns that most agents are looking at right now.”\u003c/p>\n\u003cp>While the commission pie is likely to shrink, it may be cut into fewer slices, so the remaining agents might end up making the same amount of money.\u003c/p>\n\u003ch2>With home prices and mortgage rates already high, how will homebuyers pay for their own agents?\u003c/h2>\n\u003cp>While sellers have traditionally paid buyers’ agents in the U.S. (and built that expense into the sales price of their home), many sellers may opt not to pay buyers’ agents in the future. In that case, buyers will have to pay their own agent out of pocket, on top of a down payment and other closing costs. Finding thousands of dollars to pay an agent could be a challenge, especially for first-time buyers, who typically have limited funds and also the greatest need for an agent’s guidance. First-time buyers accounted for just 26% of existing home sales in February — tying a record low.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“Many first time buyers are already at the absolute max of what they’re able to borrow,” says Vanessa Perry, a professor at George Washington University School of Business and a fellow at the Urban Institute’s Housing Policy Finance Center. “They’re not going to be able to come up with any additional cash to pay their own agent.”\u003c/p>\n\u003cdiv>\n\u003cp>Home sellers could still agree through negotiation to pay the buyer’s agent. But in a hot housing market, sellers may have little incentive to do so. Eventually, buyers may be able to fold the cost of their agent’s commission into their mortgage, stretching the payments out over the life of the loan. But that will require a change in mortgage underwriting rules. Over time, lower real estate commissions should lead to somewhat lower housing prices.\u003c/p>\n\u003ch2>What should people who are thinking of buying or selling in the next six months do?\u003c/h2>\n\u003cp>The settlement’s changes in commission rules take effect in July, just as many people will be shopping for homes ahead of a new school year. But it’s not clear how quickly the landscape will change. Buyers and sellers may want to talk with their agent about the costs and benefits of moving before the deadline or waiting until the new rules are in place. Remember, commissions account for $20,000 to $24,000 on a typical home. Still, that’s just one factor to consider when deciding when to buy or sell — along with interest rates, the supply of homes on the market and life circumstances like a new job or family member.\u003c/p>\n\u003c/div>\n\u003cp>\u003c/p>\u003c/div>",
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"title": "Berkeley Voters Could Face Competing Tenant Protection Measures in November",
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"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",
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"headline": "Berkeley Voters Could Face Competing Tenant Protection Measures in November",
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"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>",
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"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.’",
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"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>",
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"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>",
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"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.’",
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"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>",
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"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>",
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"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>",
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"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.’",
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"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>",
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"content": "\u003cp>Gov. Gavin Newsom celebrated the passage of Proposition 1 on Thursday after his ambitious proposal to reshape care for Californians grappling with behavioral health issues and homelessness won narrow approval from voters following more than two weeks of vote counting.\u003c/p>\n\u003cp>“Change has its enemies, change is tough, change is hard,” Newsom said at a press conference in Los Angeles. “These have been a few long weeks, sleepless weeks.”\u003c/p>\n\u003cp>The measure authorizes the state to borrow nearly $6.4 billion to build residential treatment facilities and affordable apartments while also earmarking a greater share of future mental health dollars for housing.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"California Gov. Gavin Newsom\"]‘Change has its enemies, change is tough, change is hard. These have been a few long weeks, sleepless weeks.’[/pullquote]After breathing a sigh of relief that Proposition 1 was able to survive an unfriendly primary electorate, Newsom aimed much of his remarks at the county governments who will be tasked with implementing many of the measure’s provisions. The governor acknowledged his legacy would hinge in part on the rollout of the measure and related programs at the intersection of behavioral health and homelessness.\u003c/p>\n\u003cp>“I’ve got three more years here, roughly, to prove that we can make a dent in this,” Newsom said.\u003c/p>\n\u003cp>The \u003cem>Associated Press\u003c/em> called Proposition 1’s victory late Wednesday. The measure currently leads by just under 30,000 votes — out of more than 7 million ballots cast.\u003c/p>\n\u003cp>A broad bipartisan coalition backed Proposition 1, and supporters vastly outspent a mostly volunteer group of opponents. However, the low turnout in the primary resulted in an electorate that skewed conservative. These voters may have looked askance at the billions in borrowing that the measure proposed, political strategist Marva Diaz said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“They had an uphill climb here with — there’s a budget deficit, prices are pretty high right now for families and we’re asking them to then say yes on a bond,” said Diaz, the owner and publisher of the California Target Book. “That perfect storm just made it very, very difficult but they ended up pulling it off and it passed.”\u003c/p>\n\u003cp>Diaz also pointed to the measure’s complexity: In addition to the bond, Proposition 1 will rework the Mental Health Services Act, in part by expanding services to Californians with substance use challenges and setting aside 30% of the act’s revenue for housing.\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"news_11980236,news_11979822,news_11977998\"]“It’s always easier to run a ballot measure that is extremely simple and clear to voters,” she said. “The more they have to research, the more they have to unpack, the more they have to figure out themselves, the harder it is to get them to vote yes.”\u003c/p>\n\u003cp>On Thursday, Newsom said voters may have been skeptical that the housing promised by Proposition 1 would be built quickly, citing the slow rollout of previous state bonds. But the governor pointed to language in the measure that will allow projects to skip environmental review.\u003c/p>\n\u003cp>“We’re going to start putting out notices for funding availability in just a matter of months, the first ones come out in October,” Newsom said. “That’s unprecedented in California history.”\u003c/p>\n\u003cp>With funding secured, Newsom turned his attention to California’s county governments, who will largely be tasked with implementing the new behavioral health law.\u003c/p>\n\u003cp>“We’ve done our job, now the cities and counties need to step up,” Newsom said.\u003c/p>\n\u003cp>Many of those same counties opposed Proposition 1, fearing that the new focus on housing would reduce funding for the counseling, screening and preventative programs that counties currently bankroll.\u003c/p>\n\u003cp>Michelle Doty Cabrera, executive director of the County Behavioral Health Directors Association, applauded the new investments in housing but said, “Such a massive shift in our behavioral health care system will take time.”\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Paul Simmons, 'no' campaign leader and former executive director, Depression and Bipolar Support Alliance California\"]‘We’re going to try to hold [the Newsom administration’s] feet to the fire to make sure that things aren’t cut or that they have to own up to the cuts that are made.’[/pullquote]“Adding new focus and requirements to fund housing placements and substance use disorder services from a source of funding previously dedicated to mental health services will require counties to work in partnership with the state and local communities to identify solutions for the legacy mental health programs currently funded through the MHSA,” Cabrera said in a statement.\u003c/p>\n\u003cp>Leaders of the campaign against Proposition 1 said they were now bracing for cuts to existing mental health programs, particularly support networks led by Californians with lived experience with behavioral health challenges.\u003c/p>\n\u003cp>“Anything that says ‘peer’ next to it is endangered,” said Paul Simmons, a leader of the no campaign and former executive director of Depression and Bipolar Support Alliance California.\u003c/p>\n\u003cp>“We’re going to try to hold [the Newsom administration’s] feet to the fire to make sure that things aren’t cut or that they have to own up to the cuts that are made,” Simmons said.\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“It’s always easier to run a ballot measure that is extremely simple and clear to voters,” she said. “The more they have to research, the more they have to unpack, the more they have to figure out themselves, the harder it is to get them to vote yes.”\u003c/p>\n\u003cp>On Thursday, Newsom said voters may have been skeptical that the housing promised by Proposition 1 would be built quickly, citing the slow rollout of previous state bonds. But the governor pointed to language in the measure that will allow projects to skip environmental review.\u003c/p>\n\u003cp>“We’re going to start putting out notices for funding availability in just a matter of months, the first ones come out in October,” Newsom said. “That’s unprecedented in California history.”\u003c/p>\n\u003cp>With funding secured, Newsom turned his attention to California’s county governments, who will largely be tasked with implementing the new behavioral health law.\u003c/p>\n\u003cp>“We’ve done our job, now the cities and counties need to step up,” Newsom said.\u003c/p>\n\u003cp>Many of those same counties opposed Proposition 1, fearing that the new focus on housing would reduce funding for the counseling, screening and preventative programs that counties currently bankroll.\u003c/p>\n\u003cp>Michelle Doty Cabrera, executive director of the County Behavioral Health Directors Association, applauded the new investments in housing but said, “Such a massive shift in our behavioral health care system will take time.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>The National Association of Realtors, one of the most powerful real estate groups in the country, announced on Friday it would settle a major class-action lawsuit that had accused the group of artificially inflating the commissions its agents make in home sales.\u003c/p>\n\u003cp>In 2021, Americans collectively paid real estate agents around \u003ca href=\"https://www.bloomberg.com/news/articles/2021-07-09/real-estate-agents-eye-record-100-billion-as-home-sales-boom?embedded-checkout=true\">$100 billion in commissions\u003c/a>. But that’s expected to go down by an estimated 20%–50% if a court approves the settlement agreement, Steve Berman, a managing partner at Hagens Berman, which represented the plaintiffs, said in \u003ca href=\"https://www.hbsslaw.com/cases/real-estate-broker-commissions-antitrust\">a statement\u003c/a>.\u003c/p>\n\u003cp>“This is a seismic shift in the real estate market,” he said.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Nykia Wright, interim CEO, NAR\"]‘It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible. This settlement achieves both of those goals.’[/pullquote]Without admitting wrongdoing, the association said it would pay $418 million over approximately four years. It also gave up its right to appeal and agreed to change its practices around setting commissions.\u003c/p>\n\u003cp>“It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible,” Nykia Wright, interim CEO of the NAR, said in \u003ca href=\"https://www.nar.realtor/newsroom/nar-reaches-agreement-to-resolve-nationwide-claims-brought-by-home-sellers\">a statement\u003c/a>. “This settlement achieves both of those goals.”\u003c/p>\n\u003cp>For people looking to buy or sell a home, here’s what this settlement means:\u003c/p>\n\u003ch2>\u003cstrong>How do real estate agents get their commissions today? \u003c/strong>\u003c/h2>\n\u003cp>Imagine you’re on Zillow or Redfin, looking to buy a home. You see the list price for a home, but what you might not realize is that the commission for both the buyer’s and seller’s agents is baked into that price.\u003c/p>\n\u003cp>In the 1990s, the National Association of Realtors made it mandatory to publish in the home listing how much agents stand to make from a sale. While there isn’t a set rule for how much the commission should be, it became industry practice to set it around 5%–6%.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The lawsuit, filed in April 2019 by a group of home sellers in Missouri, argued the rule encouraged realtors to steer their clients away from homes with a lower commission and toward more expensive ones — where they could make a larger profit. It also meant home buyers and sellers were sometimes unaware of how the commission rates were set, discouraging them from negotiating that rate.\u003c/p>\n\u003ch2>\u003cstrong>How does the proposed settlement change things? \u003c/strong>\u003c/h2>\n\u003cp>The settlement agreement, slated to go into effect in mid-July, would no longer allow agents to publish the commission in the listing. That rate would be set during negotiations.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Ted Tozer, fellow, Urban Institute\"]‘What the lawsuit was all about was that the sellers felt like they should have more control. I should have the ability to have a say in what I’m paying.’[/pullquote]Previously, the buyer’s and seller’s agents would split the commission, but now, the buyer and seller will both be responsible for paying their respective agents.\u003c/p>\n\u003cp>“What the settlement does is [it] enables both the buyer and the seller to negotiate with the broker upfront of what level of service they want and what their fees are going to be,” said Ted Tozer, a fellow at the Urban Institute, who specializes in housing finance. “I think, in the long run, this is very positive.”\u003c/p>\n\u003ch2>\u003cstrong>How will the world of real estate change? \u003c/strong>\u003c/h2>\n\u003cp>Likely, quite a bit.\u003c/p>\n\u003cp>Because commission rates can’t be set up front, realtors will have to compete for business and may offer lower rates to their clients. But it could also mean bad news for part-time realtors, who have otherwise relied on that 5%–6% commission as an occasional income.\u003c/p>\n\u003cp>“If you’re a realtor and you only sell a couple houses a month, you’re going to have a tough time making it,” Tozer said. “You will probably have less realtors in numbers, but the ones that are doing business are probably going to be more effective at what they’re doing because they’ll have to make it a full-time job.”\u003c/p>\n\u003ch2>\u003cstrong>What does all this mean for me, a home buyer or seller? \u003c/strong>\u003c/h2>\n\u003cp>Firstly, because this is a class-action lawsuit, some home sellers might be entitled to compensation. But it doesn’t include California. It only pertains to metro areas in Arizona, Colorado, Florida, Nevada, North Carolina, Ohio, Texas, Utah, Minnesota, Pennsylvania, Virginia and Washington, D.C.\u003c/p>\n\u003cp>That said, the proposed settlement will likely empower home buyers and sellers to negotiate the commission rate with their agents.\u003c/p>\n\u003cp>“What the lawsuit was all about was that the sellers felt like they should have more control,” Tozer said. “I should have the ability to have a say in what I’m paying.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The National Association of Realtors, one of the most powerful real estate groups in the country, announced on Friday it would settle a major class-action lawsuit that had accused the group of artificially inflating the commissions its agents make in home sales.\u003c/p>\n\u003cp>In 2021, Americans collectively paid real estate agents around \u003ca href=\"https://www.bloomberg.com/news/articles/2021-07-09/real-estate-agents-eye-record-100-billion-as-home-sales-boom?embedded-checkout=true\">$100 billion in commissions\u003c/a>. But that’s expected to go down by an estimated 20%–50% if a court approves the settlement agreement, Steve Berman, a managing partner at Hagens Berman, which represented the plaintiffs, said in \u003ca href=\"https://www.hbsslaw.com/cases/real-estate-broker-commissions-antitrust\">a statement\u003c/a>.\u003c/p>\n\u003cp>“This is a seismic shift in the real estate market,” he said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Without admitting wrongdoing, the association said it would pay $418 million over approximately four years. It also gave up its right to appeal and agreed to change its practices around setting commissions.\u003c/p>\n\u003cp>“It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible,” Nykia Wright, interim CEO of the NAR, said in \u003ca href=\"https://www.nar.realtor/newsroom/nar-reaches-agreement-to-resolve-nationwide-claims-brought-by-home-sellers\">a statement\u003c/a>. “This settlement achieves both of those goals.”\u003c/p>\n\u003cp>For people looking to buy or sell a home, here’s what this settlement means:\u003c/p>\n\u003ch2>\u003cstrong>How do real estate agents get their commissions today? \u003c/strong>\u003c/h2>\n\u003cp>Imagine you’re on Zillow or Redfin, looking to buy a home. You see the list price for a home, but what you might not realize is that the commission for both the buyer’s and seller’s agents is baked into that price.\u003c/p>\n\u003cp>In the 1990s, the National Association of Realtors made it mandatory to publish in the home listing how much agents stand to make from a sale. While there isn’t a set rule for how much the commission should be, it became industry practice to set it around 5%–6%.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The lawsuit, filed in April 2019 by a group of home sellers in Missouri, argued the rule encouraged realtors to steer their clients away from homes with a lower commission and toward more expensive ones — where they could make a larger profit. It also meant home buyers and sellers were sometimes unaware of how the commission rates were set, discouraging them from negotiating that rate.\u003c/p>\n\u003ch2>\u003cstrong>How does the proposed settlement change things? \u003c/strong>\u003c/h2>\n\u003cp>The settlement agreement, slated to go into effect in mid-July, would no longer allow agents to publish the commission in the listing. That rate would be set during negotiations.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Previously, the buyer’s and seller’s agents would split the commission, but now, the buyer and seller will both be responsible for paying their respective agents.\u003c/p>\n\u003cp>“What the settlement does is [it] enables both the buyer and the seller to negotiate with the broker upfront of what level of service they want and what their fees are going to be,” said Ted Tozer, a fellow at the Urban Institute, who specializes in housing finance. “I think, in the long run, this is very positive.”\u003c/p>\n\u003ch2>\u003cstrong>How will the world of real estate change? \u003c/strong>\u003c/h2>\n\u003cp>Likely, quite a bit.\u003c/p>\n\u003cp>Because commission rates can’t be set up front, realtors will have to compete for business and may offer lower rates to their clients. But it could also mean bad news for part-time realtors, who have otherwise relied on that 5%–6% commission as an occasional income.\u003c/p>\n\u003cp>“If you’re a realtor and you only sell a couple houses a month, you’re going to have a tough time making it,” Tozer said. “You will probably have less realtors in numbers, but the ones that are doing business are probably going to be more effective at what they’re doing because they’ll have to make it a full-time job.”\u003c/p>\n\u003ch2>\u003cstrong>What does all this mean for me, a home buyer or seller? \u003c/strong>\u003c/h2>\n\u003cp>Firstly, because this is a class-action lawsuit, some home sellers might be entitled to compensation. But it doesn’t include California. It only pertains to metro areas in Arizona, Colorado, Florida, Nevada, North Carolina, Ohio, Texas, Utah, Minnesota, Pennsylvania, Virginia and Washington, D.C.\u003c/p>\n\u003cp>That said, the proposed settlement will likely empower home buyers and sellers to negotiate the commission rate with their agents.\u003c/p>\n\u003cp>“What the lawsuit was all about was that the sellers felt like they should have more control,” Tozer said. “I should have the ability to have a say in what I’m paying.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"slug": "after-the-fires-a-maui-community-creates-a-land-trust-to-keep-homes-in-local-hands",
"title": "After the Fires, a Maui Community Creates a Land Trust to Keep Homes in Local Hands",
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"content": "\u003cp>Several months after Mikey Burke’s house burned down in Lahaina, her husband got a text message out of the blue. It was an offer to buy their property with no inspections.\u003c/p>\n\u003cp>“He’s gotten a couple of those,” Burke says. “Fighting against speculators and large developers coming in is nothing new for us, but we’ve never had it where it’s been this important to our very being as this community.”\u003c/p>\n\u003cp>Burke and her family are among hundreds in Lahaina who are navigating the long and arduous process of rebuilding. More than seven months after the wildfire that took 101 lives, hundreds of properties are still covered in piles of debris.\u003c/p>\n\u003cp>Some fire survivors have \u003ca href=\"https://www.npr.org/2024/02/19/1231191740/maui-fire-survivors-struggle-to-find-long-term-housing-half-a-year-after-the-bla\">moved into rental properties outside Lahaina\u003c/a>. Others are finding new jobs or schools elsewhere on Maui or in the continental U.S. \u003ca href=\"https://www.npr.org/2023/08/23/1195387894/lahaina-residents-worry-developers-will-scoop-up-land-after-the-recent-wildfires#:~:text=Transcript-,NPR's%20Leila%20Fadel%20talks%20to%20Tiare%20Lawrence%2C%20who%20belongs%20to,land%20after%20the%20recent%20wildfires.\">Many Lahaina residents worry\u003c/a> that developers will buy up properties as they become available, changing the makeup of a community that was once the historic capital of the Hawaiian Kingdom.\u003c/p>\n\u003cp>“If we have enough of that happening, the village we grew up in is not going to be the village that we want to raise our kids in,” Burke says. “This community is so important to who we are.”\u003c/p>\n\u003cfigure id=\"attachment_11979614\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979614\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1704\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-1536x1023.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-2048x1363.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-1920x1278.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">West Maui is a center of the tourism industry, raising concerns in the community that developers will buy properties destroyed in the fire as they come up for sale. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Now, some community members are \u003ca href=\"https://lahainacommunitylandtrust.org/\">working on a way to buy properties\u003c/a> so they can remain affordable and available to local residents. It’s a nonprofit community land trust modeled after ones \u003ca href=\"https://www.npr.org/2023/04/09/1168839399/community-land-trusts-are-providing-a-solution-to-gentrification\">used around the country for affordable housing.\u003c/a> Land trusts purchase properties and then sell or rent the houses. When the homes are for purchase, the trust keeps ownership of the land they’re built on, so the overall sale price is less than comparable homes.\u003c/p>\n\u003cp>Community land trusts have emerged in a handful of other places recovering from disasters, like \u003ca href=\"https://nextcity.org/urbanist-news/community-land-trusts-are-building-disaster-resilient-neighborhoods\">Houston\u003c/a> and the \u003ca href=\"https://www.wlrn.org/news/2018-08-16/in-post-irma-keys-one-tiny-new-home-is-cause-for-major-celebration\">Florida Keys\u003c/a> after both places were hit by hurricanes. The challenge is mobilizing financial resources in time to purchase properties in the crucial years post-disaster when properties go up for sale.\u003c/p>\n\u003cp>“The number of units destroyed that are housing people affordably always outnumbers the amount that you rebuild,” says Steve Kirk, president of Rural Communities, an affordable housing nonprofit affiliated with the \u003ca href=\"https://www.affordablekeys.org/\">Florida Keys Community Land Trust\u003c/a>. “There are individuals and corporations with strike capital that can step into that void and acquire that land.”\u003c/p>\n\u003cfigure id=\"attachment_11979616\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979616\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"845\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-800x264.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-1020x337.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-1536x507.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-2048x676.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-1920x634.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Maui’s striking volcano and scenic beaches are a major draw for tourists. Half of all condo sales on the island are to out-of-state buyers. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>Challenges to rebuilding\u003c/h2>\n\u003cp>Life is still in upheaval for Burke and her family. For months after the fire, her family of four kids and four dogs lived in two hotel rooms. Recently, they moved into a longer-term rental north of Lahaina. Her kids go to a Hawaiian language immersion school right next to the burn zone, so all four are doing distance learning by computer from home.\u003c/p>\n\u003cp>They’re still grappling with memories from the day of the fire. As the smoke approached their house, Burke loaded the kids into the car. But the traffic was at a standstill in the rush to evacuate Lahaina. They watched as the flames kept getting closer.\u003c/p>\n\u003cp>“I was telling the kids: if mommy opens the door, you run straight and you run to the ocean,” she says. “I will never forget that feeling because I didn’t know if it was OK.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Their house was destroyed. The burned debris is still awaiting removal, like hundreds of other properties in Lahaina. But Burke’s family is already navigating the rebuilding process. Burke says they received a dollar estimate for what their insurance company will pay them, but they’re not sure if it will be enough to cover the cost of rebuilding with contractors in such high demand.\u003c/p>\n\u003cp>“Of course in August, everyone was like: yeah, we’re going to rebuild,” Burke says. “But now, we’re looking at the actual money we have to rebuild and have to make a decision. Do we rebuild? What can we even rebuild? Or do we sell?”\u003c/p>\n\u003cp>She’s heard from others from Lahaina going through the same struggle. Some who are older may not be up for the long rebuilding process. Some are underinsured and won’t have enough to rebuild what they had. Burke says she’s determined to stay, but concern is high that the community she grew up in will be forever altered.\u003c/p>\n\u003cfigure id=\"attachment_11979617\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979617\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1704\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-1536x1023.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-2048x1363.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-1920x1278.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Over 7 months after the fire, most properties that were burned in Lahaina are still covered with debris. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>‘Selling in, instead of selling out’\u003c/h2>\n\u003cp>Keeping the community together was on Burke’s mind when she ran into two people working on a potential way to help: Carolyn Auweloa and Autumn Ness. Having worked on housing policy, Ness and Auweloa were aware of the community land trust model and decided to start one for Lahaina. The goal of land trusts is to keep housing affordable in the long term since the buyer agrees to sell the home at a restricted price whenever they choose to sell.\u003c/p>\n\u003cfigure id=\"attachment_11979618\" class=\"wp-caption alignright\" style=\"max-width: 1000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979618\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy.jpg\" alt=\"\" width=\"1000\" height=\"1501\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy.jpg 1000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy-800x1201.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy-160x240.jpg 160w\" sizes=\"(max-width: 1000px) 100vw, 1000px\">\u003cfigcaption class=\"wp-caption-text\">Autumn Ness, who has worked on housing and local food policy on Maui, says the land trust would be led by the Lahaina community as it re-envisions its future. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca href=\"https://cltweb.org/clt-directory/\">Dozens of community land trusts\u003c/a> have been established around the country to boost the affordable housing supply. As climate-driven disasters have taken a bigger and bigger toll, land trusts are getting new attention.\u003c/p>\n\u003cp>Ness says the wildfires only increased the already-existing pressure on Maui’s housing market. With its stunning ocean views and rich history, Lahaina was a tourism hotspot. Short-term rentals, driven by Airbnb and VRBO, \u003ca href=\"https://uhero.hawaii.edu/wp-content/uploads/2023/06/TheHawaiiHousingFactbook.pdf\">made up 40% of the total housing supply (PDF)\u003c/a> in Lahaina’s zip code. And in Maui County more broadly, half of all condominium sales \u003ca href=\"https://uhero.hawaii.edu/wp-content/uploads/2023/06/TheHawaiiHousingFactbook.pdf\">are to out-of-state buyers (PDF)\u003c/a>.\u003c/p>\n\u003cp>“We’ve seen Lahaina be sold to investors parcel by parcel over the last couple of generations, so it was just like: oh my god, we’re super vulnerable,” Ness says.\u003c/p>\n\u003cp>The \u003ca href=\"https://lahainacommunitylandtrust.org/\">Lahaina Community Land Trust\u003c/a>, as they’ve named it, is still in the early stages and is starting to raise money through donations. Ness says it could do more than just build housing. They could buy some properties that are of cultural value to Native Hawaiians and preserve them for the community. They could buy other properties at risk of being flooded by sea level rise and not build on them at all.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Autumn Ness\"]‘We’ve seen Lahaina be sold to investors parcel by parcel over the last couple of generations, so it was just like: oh my god, we’re super vulnerable.’[/pullquote]“People talk about the land trust as a way to sell in, instead of selling out,” Ness says. “If you have to sell — not your fault, no judgment. How can we make sure you have what you need and the land stays in the highest and best interest of the community?”\u003c/p>\n\u003cp>Burke decided to join the effort to develop the land trust, which she says will hopefully lessen the pain for neighbors who choose to leave Lahaina.\u003c/p>\n\u003cp>“We know we can’t save every parcel that’s gonna come up to be sold,” Burke says. “But if we’re an option on somebody’s table so if they have to walk away, they can do it in good conscience, that’s all we’re there for.”\u003c/p>\n\u003ch2>Land trusts are growing after disasters\u003c/h2>\n\u003cp>When hurricanes, floods and wildfires destroy housing, the ensuing upheaval can permanently shift the makeup of a community. In the wake of Hurricane Katrina, which hit New Orleans in 2005, \u003ca href=\"https://www.riskproject.org/wp-content/uploads/2019/02/Graif_Popul_Environ_2016.pdf\">a third of displaced residents (PDF)\u003c/a> still had not returned after three years, and lower-income residents were the most vulnerable to being displaced. Neighborhoods damaged by flooding \u003ca href=\"https://journals.sagepub.com/doi/abs/10.1177/0042098018800445?journalCode=usja\">were also more likely to experience gentrification\u003c/a>.\u003c/p>\n\u003cp>After Hurricane Irma hit the Florida Keys in 2017, the Florida Keys Community Land Trust was established. Like in Lahaina, land values are high there, driven by tourism and restrictions on development.\u003c/p>\n\u003cp>“Vacation rentals command so much money that even in the absence of any storm, we are losing service worker housing on a month-to-month basis,” says Kirk, who works on the land trust as well as affordable housing around Florida.\u003c/p>\n\u003cfigure id=\"attachment_11979619\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979619\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"845\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-800x264.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-1020x337.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-1536x507.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-2048x676.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-1920x634.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Community land trusts are used widely around the US, but have only recently started in communities hit by disasters like wildfires and hurricanes. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The trust built 31 affordable units on property that went up for sale after the hurricane. It began with a private donation, but the trust eventually secured a \u003ca href=\"https://www.hud.gov/program_offices/comm_planning/cdbg-dr\">federal grant earmarked for disaster recovery\u003c/a>. Kirk says securing funding quickly is key since many properties are put up for sale within just a few years of a disaster.\u003c/p>\n\u003cp>“Public funding is really a necessity in order to preserve land in the aftermath of a disaster, particularly in an affluent location,” Kirk says. “Because in the absence of that, market conditions will cause speculators and others to step into that land and end up serving a completely different income level.”\u003c/p>\n\u003cp>In Lahaina, Burke says organizers aren’t sure how many properties the land trust might be able to buy, but they hope to start within the next six months.\u003c/p>\n\u003cp>“I don’t think we’re at a place where we can’t come back and still make this a beautiful, vibrant community,” Burke says. “We’re gonna need help and we’re going to continue to need help for years.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "To ward off speculators and developers, the people of Lahaina have created a nonprofit land trust to keep their community together and rebuild after the devastating fires last year.",
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"title": "After the Fires, a Maui Community Creates a Land Trust to Keep Homes in Local Hands | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Several months after Mikey Burke’s house burned down in Lahaina, her husband got a text message out of the blue. It was an offer to buy their property with no inspections.\u003c/p>\n\u003cp>“He’s gotten a couple of those,” Burke says. “Fighting against speculators and large developers coming in is nothing new for us, but we’ve never had it where it’s been this important to our very being as this community.”\u003c/p>\n\u003cp>Burke and her family are among hundreds in Lahaina who are navigating the long and arduous process of rebuilding. More than seven months after the wildfire that took 101 lives, hundreds of properties are still covered in piles of debris.\u003c/p>\n\u003cp>Some fire survivors have \u003ca href=\"https://www.npr.org/2024/02/19/1231191740/maui-fire-survivors-struggle-to-find-long-term-housing-half-a-year-after-the-bla\">moved into rental properties outside Lahaina\u003c/a>. Others are finding new jobs or schools elsewhere on Maui or in the continental U.S. \u003ca href=\"https://www.npr.org/2023/08/23/1195387894/lahaina-residents-worry-developers-will-scoop-up-land-after-the-recent-wildfires#:~:text=Transcript-,NPR's%20Leila%20Fadel%20talks%20to%20Tiare%20Lawrence%2C%20who%20belongs%20to,land%20after%20the%20recent%20wildfires.\">Many Lahaina residents worry\u003c/a> that developers will buy up properties as they become available, changing the makeup of a community that was once the historic capital of the Hawaiian Kingdom.\u003c/p>\n\u003cp>“If we have enough of that happening, the village we grew up in is not going to be the village that we want to raise our kids in,” Burke says. “This community is so important to who we are.”\u003c/p>\n\u003cfigure id=\"attachment_11979614\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979614\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1704\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-1536x1023.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-2048x1363.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-1920x1278.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">West Maui is a center of the tourism industry, raising concerns in the community that developers will buy properties destroyed in the fire as they come up for sale. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Now, some community members are \u003ca href=\"https://lahainacommunitylandtrust.org/\">working on a way to buy properties\u003c/a> so they can remain affordable and available to local residents. It’s a nonprofit community land trust modeled after ones \u003ca href=\"https://www.npr.org/2023/04/09/1168839399/community-land-trusts-are-providing-a-solution-to-gentrification\">used around the country for affordable housing.\u003c/a> Land trusts purchase properties and then sell or rent the houses. When the homes are for purchase, the trust keeps ownership of the land they’re built on, so the overall sale price is less than comparable homes.\u003c/p>\n\u003cp>Community land trusts have emerged in a handful of other places recovering from disasters, like \u003ca href=\"https://nextcity.org/urbanist-news/community-land-trusts-are-building-disaster-resilient-neighborhoods\">Houston\u003c/a> and the \u003ca href=\"https://www.wlrn.org/news/2018-08-16/in-post-irma-keys-one-tiny-new-home-is-cause-for-major-celebration\">Florida Keys\u003c/a> after both places were hit by hurricanes. The challenge is mobilizing financial resources in time to purchase properties in the crucial years post-disaster when properties go up for sale.\u003c/p>\n\u003cp>“The number of units destroyed that are housing people affordably always outnumbers the amount that you rebuild,” says Steve Kirk, president of Rural Communities, an affordable housing nonprofit affiliated with the \u003ca href=\"https://www.affordablekeys.org/\">Florida Keys Community Land Trust\u003c/a>. “There are individuals and corporations with strike capital that can step into that void and acquire that land.”\u003c/p>\n\u003cfigure id=\"attachment_11979616\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979616\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"845\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-800x264.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-1020x337.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-1536x507.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-2048x676.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-1920x634.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Maui’s striking volcano and scenic beaches are a major draw for tourists. Half of all condo sales on the island are to out-of-state buyers. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>Challenges to rebuilding\u003c/h2>\n\u003cp>Life is still in upheaval for Burke and her family. For months after the fire, her family of four kids and four dogs lived in two hotel rooms. Recently, they moved into a longer-term rental north of Lahaina. Her kids go to a Hawaiian language immersion school right next to the burn zone, so all four are doing distance learning by computer from home.\u003c/p>\n\u003cp>They’re still grappling with memories from the day of the fire. As the smoke approached their house, Burke loaded the kids into the car. But the traffic was at a standstill in the rush to evacuate Lahaina. They watched as the flames kept getting closer.\u003c/p>\n\u003cp>“I was telling the kids: if mommy opens the door, you run straight and you run to the ocean,” she says. “I will never forget that feeling because I didn’t know if it was OK.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Their house was destroyed. The burned debris is still awaiting removal, like hundreds of other properties in Lahaina. But Burke’s family is already navigating the rebuilding process. Burke says they received a dollar estimate for what their insurance company will pay them, but they’re not sure if it will be enough to cover the cost of rebuilding with contractors in such high demand.\u003c/p>\n\u003cp>“Of course in August, everyone was like: yeah, we’re going to rebuild,” Burke says. “But now, we’re looking at the actual money we have to rebuild and have to make a decision. Do we rebuild? What can we even rebuild? Or do we sell?”\u003c/p>\n\u003cp>She’s heard from others from Lahaina going through the same struggle. Some who are older may not be up for the long rebuilding process. Some are underinsured and won’t have enough to rebuild what they had. Burke says she’s determined to stay, but concern is high that the community she grew up in will be forever altered.\u003c/p>\n\u003cfigure id=\"attachment_11979617\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979617\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1704\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-1536x1023.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-2048x1363.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-1920x1278.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Over 7 months after the fire, most properties that were burned in Lahaina are still covered with debris. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>‘Selling in, instead of selling out’\u003c/h2>\n\u003cp>Keeping the community together was on Burke’s mind when she ran into two people working on a potential way to help: Carolyn Auweloa and Autumn Ness. Having worked on housing policy, Ness and Auweloa were aware of the community land trust model and decided to start one for Lahaina. The goal of land trusts is to keep housing affordable in the long term since the buyer agrees to sell the home at a restricted price whenever they choose to sell.\u003c/p>\n\u003cfigure id=\"attachment_11979618\" class=\"wp-caption alignright\" style=\"max-width: 1000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979618\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy.jpg\" alt=\"\" width=\"1000\" height=\"1501\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy.jpg 1000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy-800x1201.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy-160x240.jpg 160w\" sizes=\"(max-width: 1000px) 100vw, 1000px\">\u003cfigcaption class=\"wp-caption-text\">Autumn Ness, who has worked on housing and local food policy on Maui, says the land trust would be led by the Lahaina community as it re-envisions its future. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca href=\"https://cltweb.org/clt-directory/\">Dozens of community land trusts\u003c/a> have been established around the country to boost the affordable housing supply. As climate-driven disasters have taken a bigger and bigger toll, land trusts are getting new attention.\u003c/p>\n\u003cp>Ness says the wildfires only increased the already-existing pressure on Maui’s housing market. With its stunning ocean views and rich history, Lahaina was a tourism hotspot. Short-term rentals, driven by Airbnb and VRBO, \u003ca href=\"https://uhero.hawaii.edu/wp-content/uploads/2023/06/TheHawaiiHousingFactbook.pdf\">made up 40% of the total housing supply (PDF)\u003c/a> in Lahaina’s zip code. And in Maui County more broadly, half of all condominium sales \u003ca href=\"https://uhero.hawaii.edu/wp-content/uploads/2023/06/TheHawaiiHousingFactbook.pdf\">are to out-of-state buyers (PDF)\u003c/a>.\u003c/p>\n\u003cp>“We’ve seen Lahaina be sold to investors parcel by parcel over the last couple of generations, so it was just like: oh my god, we’re super vulnerable,” Ness says.\u003c/p>\n\u003cp>The \u003ca href=\"https://lahainacommunitylandtrust.org/\">Lahaina Community Land Trust\u003c/a>, as they’ve named it, is still in the early stages and is starting to raise money through donations. Ness says it could do more than just build housing. They could buy some properties that are of cultural value to Native Hawaiians and preserve them for the community. They could buy other properties at risk of being flooded by sea level rise and not build on them at all.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“People talk about the land trust as a way to sell in, instead of selling out,” Ness says. “If you have to sell — not your fault, no judgment. How can we make sure you have what you need and the land stays in the highest and best interest of the community?”\u003c/p>\n\u003cp>Burke decided to join the effort to develop the land trust, which she says will hopefully lessen the pain for neighbors who choose to leave Lahaina.\u003c/p>\n\u003cp>“We know we can’t save every parcel that’s gonna come up to be sold,” Burke says. “But if we’re an option on somebody’s table so if they have to walk away, they can do it in good conscience, that’s all we’re there for.”\u003c/p>\n\u003ch2>Land trusts are growing after disasters\u003c/h2>\n\u003cp>When hurricanes, floods and wildfires destroy housing, the ensuing upheaval can permanently shift the makeup of a community. In the wake of Hurricane Katrina, which hit New Orleans in 2005, \u003ca href=\"https://www.riskproject.org/wp-content/uploads/2019/02/Graif_Popul_Environ_2016.pdf\">a third of displaced residents (PDF)\u003c/a> still had not returned after three years, and lower-income residents were the most vulnerable to being displaced. Neighborhoods damaged by flooding \u003ca href=\"https://journals.sagepub.com/doi/abs/10.1177/0042098018800445?journalCode=usja\">were also more likely to experience gentrification\u003c/a>.\u003c/p>\n\u003cp>After Hurricane Irma hit the Florida Keys in 2017, the Florida Keys Community Land Trust was established. Like in Lahaina, land values are high there, driven by tourism and restrictions on development.\u003c/p>\n\u003cp>“Vacation rentals command so much money that even in the absence of any storm, we are losing service worker housing on a month-to-month basis,” says Kirk, who works on the land trust as well as affordable housing around Florida.\u003c/p>\n\u003cfigure id=\"attachment_11979619\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979619\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"845\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-800x264.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-1020x337.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-1536x507.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-2048x676.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-1920x634.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Community land trusts are used widely around the US, but have only recently started in communities hit by disasters like wildfires and hurricanes. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The trust built 31 affordable units on property that went up for sale after the hurricane. It began with a private donation, but the trust eventually secured a \u003ca href=\"https://www.hud.gov/program_offices/comm_planning/cdbg-dr\">federal grant earmarked for disaster recovery\u003c/a>. Kirk says securing funding quickly is key since many properties are put up for sale within just a few years of a disaster.\u003c/p>\n\u003cp>“Public funding is really a necessity in order to preserve land in the aftermath of a disaster, particularly in an affluent location,” Kirk says. “Because in the absence of that, market conditions will cause speculators and others to step into that land and end up serving a completely different income level.”\u003c/p>\n\u003cp>In Lahaina, Burke says organizers aren’t sure how many properties the land trust might be able to buy, but they hope to start within the next six months.\u003c/p>\n\u003cp>“I don’t think we’re at a place where we can’t come back and still make this a beautiful, vibrant community,” Burke says. “We’re gonna need help and we’re going to continue to need help for years.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"title": "San José Mayor Matt Mahan Calls For 'Urgent Action' on Homelessness in City Budget Plan",
"headTitle": "San José Mayor Matt Mahan Calls For ‘Urgent Action’ on Homelessness in City Budget Plan | KQED",
"content": "\u003cp>Days after \u003ca href=\"https://www.kqed.org/liveblog/election-2024#matt-mahan-sails-to-second-term-as-mayor-of-san-jose\">winning reelection to a four-year term beginning next year\u003c/a>, San José Mayor Matt Mahan doubled down on his push to spend more city dollars to move residents experiencing homelessness into temporary housing and shelter — potentially at the cost of funding permanent affordable housing.\u003c/p>\n\u003cp>The budget plan unveiled by Mahan on Wednesday is likely to breathe new life into the debate over the best approach to reducing homelessness in San José. That fight was central to budget discussions last year when the council \u003ca href=\"https://www.kqed.org/news/11952913/san-jose-council-approves-modest-shift-toward-temporary-homeless-housing\">agreed to shift some funds from building apartments to standing up\u003c/a> interim housing facilities.\u003c/p>\n\u003cp>Under San José’s governance structure, the mayor has one vote on ordinances before the council but has broader powers in the budget process to shape city spending. Mahan’s budget proposal, which lays out his spending vision, will go before the council for a vote next week.\u003c/p>\n\u003cp>Compared to other large cities around the Bay Area, San José is in good fiscal shape. City analysts projected a small $3.4 million deficit in the budget year beginning on July 1. But Mahan and the council could face some complications: the city manager said an urgent $25 million cleanup of homeless encampments is needed to avoid fines from water regulators, and many city programs that were funded on a one-time basis last year, to the tune of $23.5 million, are not included in this year’s base budget.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Mahan sat down with KQED’s Politics & Government Correspondent Guy Marzorati to discuss his spending plan.\u003c/p>\n\u003cp>\u003cem>This interview has been edited for length and clarity. \u003c/em>\u003c/p>\n\u003cp>\u003cstrong>Guy Marzorati: It seemed like the budget was more or less balanced, and then the city manager said there has to be immediate action taken at a cost of potentially up to $25 million to reduce pollutants coming from encampments into waterways. What has to be done now, and what’s at stake for the city in this? \u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Matt Mahan: \u003c/strong>Well, there’s a lot at stake, Guy. The regional board [San Francisco Bay Regional Water Quality Control Board] has told us that we are not on track to being compliant with the requirements of our stormwater permit. This is serious business. This is about whether or not we’re complying with the nation’s Clean Water Act. If we are found over time to be out of compliance, the board can actually fine us up to $60,000 per day per pollutant found in the waterway. And what they pointed to in this latest rejection of our plan was the encampments along the waterways.\u003c/p>\n\u003cp>Our own independent analysis shows that about 90% of the trash and biowaste going into the waterways is due to unmanaged encampments. And so essentially, the water board is going to force us to do what I think is the right thing. It will not be easy. It will not be cheap. But, I frankly welcome the accountability because we have got to do a better job of providing safe, managed alternatives to encampments for the homeless residents in our community. And this, I hope, is the push that we needed, that our county, water district and other partners needed to scale up basic, dignified shelter and require that people come indoors.\u003c/p>\n\u003cp>\u003cstrong>In this budget proposal, you are putting forward a potential shift within a pot of money dedicated to reducing homelessness — the Measure E transfer tax — from paying for permanent housing to interim housing and shelter. This \u003c/strong>\u003ca href=\"https://www.kqed.org/news/11953006/sf-san-jose-mayors-push-to-fund-shelters-as-pressure-builds-on-encampments\">\u003cstrong>was a huge debate in the budget process last year\u003c/strong>\u003c/a>\u003cstrong>. From a policy perspective, but then also maybe from a tactical or political perspective, how are you approaching this differently this year?\u003c/strong>\u003c/p>\n\u003cp>What I’m trying to do is give the council a genuine choice. There are different ways to fund the urgent action we need on homelessness. If the council prefers to reduce service levels in other departments and cut other city programs, depending on what those are, that may be something I can support and maybe the direction that we collectively go in.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"San José Mayor Matt Mahan\"]‘There are a lot of other things we need to put money into, but I think that we have to treat the homelessness crisis truly as a crisis and take emergency action.’[/pullquote]The alternative, as I pointed out last year, is to take the dollars we already have for addressing homelessness and use them in more efficient and scalable ways. And don’t get me wrong, these trade-offs aren’t easy. We need more affordable housing. We need more money for prevention. There are a lot of other things we need to put money into, but I think that we have to treat the homelessness crisis truly as a crisis and take emergency action. We have to scale up basic, dignified shelter and get people indoors.\u003c/p>\n\u003cp>I suppose the third option would be raising revenue, but frankly, for most forms of new revenue, you have to go to the voters, and the community already feels that they’re overtaxed and maybe not getting as much impact and the outcomes they want for the dollars that they’re already sending government.\u003c/p>\n\u003cp>\u003cstrong>You’re also proposing a safe sleeping site in this budget, known in some forms as a managed encampment. I wonder if that’s an implicit acknowledgment that interim housing, which you and other supporters have referred to as “quick-build,” is maybe not getting built quickly enough? \u003c/strong>\u003c/p>\n\u003cp>Well, it’s a lot quicker than what we were doing. So what we’ve been spending most of our money on is brand new apartment buildings, which unfortunately take $1 million a door of public subsidy and over five years to build. So that’s about as slow as it gets. Then we pivoted to these modular units, but they still take a year easily, sometimes longer. And when you’re all in with the site development, utility hookups, parking, common space, it can easily be $100,000 a door.\u003c/p>\n\u003cfigure id=\"attachment_11979494\" class=\"wp-caption alignright\" style=\"max-width: 1920px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979494\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut.jpg\" alt=\"A white middle-aged man stands in a moment of silence with mural behind him outdoors under a tent.\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003cfigcaption class=\"wp-caption-text\">San José Mayor Matt Mahan attends a memorial at the Home First offices in San José commemorating the 201 unhoused people who died in Santa Clara County in 2023 on Dec. 19, 2023. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>And when you look at the scale of the crisis, if we’re going to truly treat this as an emergency and say, ‘We need to triage the situation, get people stabilized, give people access to services, including basic sanitation, a safe place to sleep at night,’ [then] we need solutions that are on the scale of thousands of people.\u003c/p>\n\u003cp>The truth is, we need more scalable forms of shelter. And we have to look at things like safe sleeping and safe parking. We cannot let the perfect be the enemy of the good.\u003c/p>\n\u003cp>\u003cstrong>When it comes to safe sleeping sites or sanctioned encampments, won’t you face the same challenges in finding sites that you do for interim housing?\u003c/strong>\u003c/p>\n\u003cp>Well, we will. I think the reality is that we don’t have a choice if we’re going to come into compliance with the Clean Water Act and retain our stormwater permit and not face what would be crippling fines and liability; we are going to have to find places for people to go as we move folks away from the waterways.\u003c/p>\n\u003cp>We have two choices. As a community, we can either simply say, you can’t live along the waterways and good luck, and you’ll end up in neighborhoods and parks, commercial districts, industrial districts, wherever else. Or we can take responsibility for providing basic, dignified shelter, safe places to sleep with some very basic services like sanitation and security. And hopefully, over time, we can scale the case management and behavioral health services in partnership with the county.\u003c/p>\n\u003cp>\u003cstrong>There’s an interesting proposal in this budget around city parks. You want to potentially go to the ballot in November and ask voters to let the city lease park land for retail or commercial establishments in order to bring in new revenue. What’s an example of what this could potentially look like in San José? \u003c/strong>\u003c/p>\n\u003cp>Yes, well, I want to study it. I think it’s something for us to look at. Our parks, as I point out in the budget message, have a deferred maintenance backlog that runs into the hundreds of millions of dollars. We hear from people that they want parks to be cleaner, to have more amenities and that they feel they’ve been underinvested in.\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"forum_2010101904386,news_11977258,forum_2010101904706\"]As we just pointed out, we’re in a budget crunch this year, particularly because of what we need to do around our stormwater permit. And so, we need to look at other ways of providing amenities, activating our parks and funding their long-term maintenance. When you go to New York, you visit Bryant Park, that has long-term commercial leases and commercial uses, but it also adds to the vibrancy of the park. It’s beloved; it’s heavily utilized.\u003c/p>\n\u003cp>I think, particularly for downtown urban parks near large venues in our entertainment district in the downtown — having private operators run a restaurant a cafe, adding amenities and being able to charge a reasonable rate to the public to be able to operate added amenities is a way to activate the space, make our parks more interesting for folks and then fund their operations and maintenance.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Days after \u003ca href=\"https://www.kqed.org/liveblog/election-2024#matt-mahan-sails-to-second-term-as-mayor-of-san-jose\">winning reelection to a four-year term beginning next year\u003c/a>, San José Mayor Matt Mahan doubled down on his push to spend more city dollars to move residents experiencing homelessness into temporary housing and shelter — potentially at the cost of funding permanent affordable housing.\u003c/p>\n\u003cp>The budget plan unveiled by Mahan on Wednesday is likely to breathe new life into the debate over the best approach to reducing homelessness in San José. That fight was central to budget discussions last year when the council \u003ca href=\"https://www.kqed.org/news/11952913/san-jose-council-approves-modest-shift-toward-temporary-homeless-housing\">agreed to shift some funds from building apartments to standing up\u003c/a> interim housing facilities.\u003c/p>\n\u003cp>Under San José’s governance structure, the mayor has one vote on ordinances before the council but has broader powers in the budget process to shape city spending. Mahan’s budget proposal, which lays out his spending vision, will go before the council for a vote next week.\u003c/p>\n\u003cp>Compared to other large cities around the Bay Area, San José is in good fiscal shape. City analysts projected a small $3.4 million deficit in the budget year beginning on July 1. But Mahan and the council could face some complications: the city manager said an urgent $25 million cleanup of homeless encampments is needed to avoid fines from water regulators, and many city programs that were funded on a one-time basis last year, to the tune of $23.5 million, are not included in this year’s base budget.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Mahan sat down with KQED’s Politics & Government Correspondent Guy Marzorati to discuss his spending plan.\u003c/p>\n\u003cp>\u003cem>This interview has been edited for length and clarity. \u003c/em>\u003c/p>\n\u003cp>\u003cstrong>Guy Marzorati: It seemed like the budget was more or less balanced, and then the city manager said there has to be immediate action taken at a cost of potentially up to $25 million to reduce pollutants coming from encampments into waterways. What has to be done now, and what’s at stake for the city in this? \u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Matt Mahan: \u003c/strong>Well, there’s a lot at stake, Guy. The regional board [San Francisco Bay Regional Water Quality Control Board] has told us that we are not on track to being compliant with the requirements of our stormwater permit. This is serious business. This is about whether or not we’re complying with the nation’s Clean Water Act. If we are found over time to be out of compliance, the board can actually fine us up to $60,000 per day per pollutant found in the waterway. And what they pointed to in this latest rejection of our plan was the encampments along the waterways.\u003c/p>\n\u003cp>Our own independent analysis shows that about 90% of the trash and biowaste going into the waterways is due to unmanaged encampments. And so essentially, the water board is going to force us to do what I think is the right thing. It will not be easy. It will not be cheap. But, I frankly welcome the accountability because we have got to do a better job of providing safe, managed alternatives to encampments for the homeless residents in our community. And this, I hope, is the push that we needed, that our county, water district and other partners needed to scale up basic, dignified shelter and require that people come indoors.\u003c/p>\n\u003cp>\u003cstrong>In this budget proposal, you are putting forward a potential shift within a pot of money dedicated to reducing homelessness — the Measure E transfer tax — from paying for permanent housing to interim housing and shelter. This \u003c/strong>\u003ca href=\"https://www.kqed.org/news/11953006/sf-san-jose-mayors-push-to-fund-shelters-as-pressure-builds-on-encampments\">\u003cstrong>was a huge debate in the budget process last year\u003c/strong>\u003c/a>\u003cstrong>. From a policy perspective, but then also maybe from a tactical or political perspective, how are you approaching this differently this year?\u003c/strong>\u003c/p>\n\u003cp>What I’m trying to do is give the council a genuine choice. There are different ways to fund the urgent action we need on homelessness. If the council prefers to reduce service levels in other departments and cut other city programs, depending on what those are, that may be something I can support and maybe the direction that we collectively go in.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "‘There are a lot of other things we need to put money into, but I think that we have to treat the homelessness crisis truly as a crisis and take emergency action.’",
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"content": "\u003cdiv class=\"post-body\">\u003cp>The alternative, as I pointed out last year, is to take the dollars we already have for addressing homelessness and use them in more efficient and scalable ways. And don’t get me wrong, these trade-offs aren’t easy. We need more affordable housing. We need more money for prevention. There are a lot of other things we need to put money into, but I think that we have to treat the homelessness crisis truly as a crisis and take emergency action. We have to scale up basic, dignified shelter and get people indoors.\u003c/p>\n\u003cp>I suppose the third option would be raising revenue, but frankly, for most forms of new revenue, you have to go to the voters, and the community already feels that they’re overtaxed and maybe not getting as much impact and the outcomes they want for the dollars that they’re already sending government.\u003c/p>\n\u003cp>\u003cstrong>You’re also proposing a safe sleeping site in this budget, known in some forms as a managed encampment. I wonder if that’s an implicit acknowledgment that interim housing, which you and other supporters have referred to as “quick-build,” is maybe not getting built quickly enough? \u003c/strong>\u003c/p>\n\u003cp>Well, it’s a lot quicker than what we were doing. So what we’ve been spending most of our money on is brand new apartment buildings, which unfortunately take $1 million a door of public subsidy and over five years to build. So that’s about as slow as it gets. Then we pivoted to these modular units, but they still take a year easily, sometimes longer. And when you’re all in with the site development, utility hookups, parking, common space, it can easily be $100,000 a door.\u003c/p>\n\u003cfigure id=\"attachment_11979494\" class=\"wp-caption alignright\" style=\"max-width: 1920px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979494\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut.jpg\" alt=\"A white middle-aged man stands in a moment of silence with mural behind him outdoors under a tent.\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/231219-Homeless-Deaths-Data-MD-11_qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003cfigcaption class=\"wp-caption-text\">San José Mayor Matt Mahan attends a memorial at the Home First offices in San José commemorating the 201 unhoused people who died in Santa Clara County in 2023 on Dec. 19, 2023. \u003ccite>(Martin do Nascimento/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>And when you look at the scale of the crisis, if we’re going to truly treat this as an emergency and say, ‘We need to triage the situation, get people stabilized, give people access to services, including basic sanitation, a safe place to sleep at night,’ [then] we need solutions that are on the scale of thousands of people.\u003c/p>\n\u003cp>The truth is, we need more scalable forms of shelter. And we have to look at things like safe sleeping and safe parking. We cannot let the perfect be the enemy of the good.\u003c/p>\n\u003cp>\u003cstrong>When it comes to safe sleeping sites or sanctioned encampments, won’t you face the same challenges in finding sites that you do for interim housing?\u003c/strong>\u003c/p>\n\u003cp>Well, we will. I think the reality is that we don’t have a choice if we’re going to come into compliance with the Clean Water Act and retain our stormwater permit and not face what would be crippling fines and liability; we are going to have to find places for people to go as we move folks away from the waterways.\u003c/p>\n\u003cp>We have two choices. As a community, we can either simply say, you can’t live along the waterways and good luck, and you’ll end up in neighborhoods and parks, commercial districts, industrial districts, wherever else. Or we can take responsibility for providing basic, dignified shelter, safe places to sleep with some very basic services like sanitation and security. And hopefully, over time, we can scale the case management and behavioral health services in partnership with the county.\u003c/p>\n\u003cp>\u003cstrong>There’s an interesting proposal in this budget around city parks. You want to potentially go to the ballot in November and ask voters to let the city lease park land for retail or commercial establishments in order to bring in new revenue. What’s an example of what this could potentially look like in San José? \u003c/strong>\u003c/p>\n\u003cp>Yes, well, I want to study it. I think it’s something for us to look at. Our parks, as I point out in the budget message, have a deferred maintenance backlog that runs into the hundreds of millions of dollars. We hear from people that they want parks to be cleaner, to have more amenities and that they feel they’ve been underinvested in.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>As we just pointed out, we’re in a budget crunch this year, particularly because of what we need to do around our stormwater permit. And so, we need to look at other ways of providing amenities, activating our parks and funding their long-term maintenance. When you go to New York, you visit Bryant Park, that has long-term commercial leases and commercial uses, but it also adds to the vibrancy of the park. It’s beloved; it’s heavily utilized.\u003c/p>\n\u003cp>I think, particularly for downtown urban parks near large venues in our entertainment district in the downtown — having private operators run a restaurant a cafe, adding amenities and being able to charge a reasonable rate to the public to be able to operate added amenities is a way to activate the space, make our parks more interesting for folks and then fund their operations and maintenance.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>The last floating home in Marin County’s ecologically fragile Richardson Bay has been removed following a state mandate to protect area eelgrass that is a vital part of the water’s ecosystem, a spokesperson for the Richardson Bay Regional Agency said Thursday.\u003c/p>\n\u003cp>The removal is also a coda to what had been a controversial floating subculture of boaters living on the waters off Sausalito.\u003c/p>\n\u003cp>In 2021, the San Francisco Bay Conservation and Development Commission entered into an agreement with the Richardson Bay Regional Agency, ordering that all illegally anchored vessels and floating homes be removed from the Bay by Oct. 15, 2026. The arrangement was also largely driven by the need to protect the vulnerable eelgrass ecosystem in the area.[aside postID=news_11739421 hero='https://ww2.kqed.org/app/uploads/sites/10/2019/04/RS36515_DSC_2298-qut-1020x676.jpg']Brad Gross, the executive director of Richardson Bay Regional Agency, stressed to KQED that there are still boats out in the bay, but the last floating home, which he said is a different designation from a recreational or commercial boat, was identified as one of four vessels for removal.\u003c/p>\n\u003cp>“A boat is a boat that you can transport yourself on the water for recreation or commerce, whereas a floating home is like those houses that are strictly for living that you see off in Sausalito,” Gross said. “These floating homes were out anchored independently in Richardson Bay. That’s what has been removed.”\u003c/p>\n\u003cp>But the decision to remove the array of floating homes manned by people termed “anchor-outs,” who have lived rent-free on the water in a subculture that romantics might call aquatic-bohemian, but others describe as an eyesore, resulted in at least one lawsuit and accusations that the county and RBRA were throwing people off the Bay and onto the street.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Local agencies raised nearly $6 million to facilitate housing transitions and restore the Bay’s eelgrass. Last year, the county housing authority approved vouchers for those living on boats, who would otherwise face homelessness, to relocate to land-based residences. Many boat residents were moored illegally.\u003c/p>\n\u003cp>As of March, Gross estimated about 32 boats left in the anchorage.\u003c/p>\n\u003cp>One such anchor out was Daniel Knight, who won a preliminary injunction against the RBRA last year when it tried to remove his vessel first through offering a voucher — he said the amount would be far less than the boat’s worth — and then tried to remove his boat by calling it “marine debris.”\u003c/p>\n\u003cp>According to Knight’s attorneys, he eventually settled the case for an undisclosed amount.\u003c/p>\n\u003cp>The environmental impact the boats and vessels had on the eelgrass in the area, however, was indeed significant.[pullquote size=\"medium\" align=\"right\" citation=\"Richardson Bay Regional Agency\"]‘[Eelgrass] supports herring runs, reduces erosion, sequesters carbon and is a crucial ecological resource for harbor porpoises and sea lions.’[/pullquote]“Eelgrass is a critical component of a healthy and vibrant Richardson Bay,” said a statement released Thursday by the RBRA. “It supports herring runs, reduces erosion, sequesters carbon and is a crucial ecological resource for harbor porpoises and sea lions.”\u003c/p>\n\u003cp>Thousands of migratory birds also rely on the eelgrass for feeding and resting along the Pacific Flyway.\u003c/p>\n\u003cp>RBRA officials said that when anchors, chains and other ground tackle from vessels scrape the bottom of the Bay, they act as a “lawn mower” for any living plants and create areas where eelgrass cannot grow.\u003c/p>\n\u003cp>An area “four times the size of Alcatraz” now exists where the grass has been destroyed, the agency said.\u003c/p>\n\u003cp>In addition to the housing vouchers, 16 vessels were removed with the help of a buyback program funded by the RBRA.\u003c/p>\n\u003cp>As part of the agreement with the state, a small number of vessels will be allowed to remain anchored if they are deemed “seaworthy,” at least through October 2026. After that, all boats and vessels will be allowed only 72-hour anchorage, according to BCDC.\u003c/p>\n\u003cp>\u003cem>This story includes reporting from\u003ca href=\"https://www.kqed.org/author/opalma\"> KQED’s Oscar Palma\u003c/a>.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>The last floating home in Marin County’s ecologically fragile Richardson Bay has been removed following a state mandate to protect area eelgrass that is a vital part of the water’s ecosystem, a spokesperson for the Richardson Bay Regional Agency said Thursday.\u003c/p>\n\u003cp>The removal is also a coda to what had been a controversial floating subculture of boaters living on the waters off Sausalito.\u003c/p>\n\u003cp>In 2021, the San Francisco Bay Conservation and Development Commission entered into an agreement with the Richardson Bay Regional Agency, ordering that all illegally anchored vessels and floating homes be removed from the Bay by Oct. 15, 2026. The arrangement was also largely driven by the need to protect the vulnerable eelgrass ecosystem in the area.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Brad Gross, the executive director of Richardson Bay Regional Agency, stressed to KQED that there are still boats out in the bay, but the last floating home, which he said is a different designation from a recreational or commercial boat, was identified as one of four vessels for removal.\u003c/p>\n\u003cp>“A boat is a boat that you can transport yourself on the water for recreation or commerce, whereas a floating home is like those houses that are strictly for living that you see off in Sausalito,” Gross said. “These floating homes were out anchored independently in Richardson Bay. That’s what has been removed.”\u003c/p>\n\u003cp>But the decision to remove the array of floating homes manned by people termed “anchor-outs,” who have lived rent-free on the water in a subculture that romantics might call aquatic-bohemian, but others describe as an eyesore, resulted in at least one lawsuit and accusations that the county and RBRA were throwing people off the Bay and onto the street.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Local agencies raised nearly $6 million to facilitate housing transitions and restore the Bay’s eelgrass. Last year, the county housing authority approved vouchers for those living on boats, who would otherwise face homelessness, to relocate to land-based residences. Many boat residents were moored illegally.\u003c/p>\n\u003cp>As of March, Gross estimated about 32 boats left in the anchorage.\u003c/p>\n\u003cp>One such anchor out was Daniel Knight, who won a preliminary injunction against the RBRA last year when it tried to remove his vessel first through offering a voucher — he said the amount would be far less than the boat’s worth — and then tried to remove his boat by calling it “marine debris.”\u003c/p>\n\u003cp>According to Knight’s attorneys, he eventually settled the case for an undisclosed amount.\u003c/p>\n\u003cp>The environmental impact the boats and vessels had on the eelgrass in the area, however, was indeed significant.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“Eelgrass is a critical component of a healthy and vibrant Richardson Bay,” said a statement released Thursday by the RBRA. “It supports herring runs, reduces erosion, sequesters carbon and is a crucial ecological resource for harbor porpoises and sea lions.”\u003c/p>\n\u003cp>Thousands of migratory birds also rely on the eelgrass for feeding and resting along the Pacific Flyway.\u003c/p>\n\u003cp>RBRA officials said that when anchors, chains and other ground tackle from vessels scrape the bottom of the Bay, they act as a “lawn mower” for any living plants and create areas where eelgrass cannot grow.\u003c/p>\n\u003cp>An area “four times the size of Alcatraz” now exists where the grass has been destroyed, the agency said.\u003c/p>\n\u003cp>In addition to the housing vouchers, 16 vessels were removed with the help of a buyback program funded by the RBRA.\u003c/p>\n\u003cp>As part of the agreement with the state, a small number of vessels will be allowed to remain anchored if they are deemed “seaworthy,” at least through October 2026. After that, all boats and vessels will be allowed only 72-hour anchorage, according to BCDC.\u003c/p>\n\u003cp>\u003cem>This story includes reporting from\u003ca href=\"https://www.kqed.org/author/opalma\"> KQED’s Oscar Palma\u003c/a>.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"content": "\u003cp>You’ve likely heard about AI powering driverless cars, writing term papers and creating unsettling deep fakes.\u003c/p>\n\u003cp>Can that same technology also prevent people from becoming homeless?\u003c/p>\n\u003cp>That’s what Los Angeles County is trying to find out. Officials there are using \u003ca href=\"https://calmatters.org/politics/elections/2024/02/ai-elections-bill-package/\">AI technology\u003c/a> to predict who in the county is most likely to lose their housing — and then stepping in to help those people with their rent, utility bills, car payments and more.[pullquote size=\"medium\" align=\"right\" citation=\"Dana Vanderford, associate director of homelessness prevention, LA County’s Department of Health Services\"]‘If we know who people are who unfortunately are going to have that experience … it’s a real opportunity to do something early on in their lives to prevent that from happening.’[/pullquote]It’s still an experimental strategy. But the program has served more than 700 clients since 2021, and 86% have retained their housing. It comes at a time when \u003ca href=\"https://calmatters.org/housing/homelessness/2024/01/california-homeless-point-in-time-count-2024/\">more than 180,000 Californians have no place to call home\u003c/a>, and people are ending up on the streets faster than government agencies and nonprofits can get them into housing. Officials all over the state are turning to methods aimed at preventing homelessness before it happens.\u003c/p>\n\u003cp>LA County’s algorithm analyzes data from residents’ emergency room visits, jail stays, use of food assistance and more, and has sparked interest from Silicon Valley to San Diego. Final data on the program — which has roughly $26 million in federal COVID funds and is expected to end in 2026 — aren’t yet out. If it’s successful, it could have major implications for helping cities and counties spend their limited resources more efficiently.\u003c/p>\n\u003cp>“If we know who people are who unfortunately are going to have that experience, and they’re already county clients, it’s a real opportunity to do something early on in their lives to prevent that from happening,” said Dana Vanderford, associate director of homelessness prevention for LA County’s Department of Health Services.\u003c/p>\n\u003cfigure id=\"attachment_11978466\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11978466\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Dana Vanderford, Associate Director of Homelessness Prevention at Housing for Health at Los Angeles County Department of Health Services, in Los Angeles, on Feb. 29, 2024. \u003ccite>(Jules Hotz/CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>How does artificial intelligence predict homelessness?\u003c/h2>\n\u003cp>The idea started in 2019, when UCLA’s California Policy Lab began experimenting to see if it could use machine learning, combined with LA County data, to predict homelessness. Then, the county paired that with money to intervene before people ended up on the street — the program is predominantly funded with $26 million in COVID-era \u003ca href=\"https://www.whitehouse.gov/american-rescue-plan/\">funds from the federal American Rescue Plan\u003c/a>.\u003c/p>\n\u003cp>The UCLA researchers start with a list of 90,000 people who recently used services from the county’s Health Services or Mental Health departments. Using 580 factors, the computer ranks those people from 1 to 90,000 based on their risk of becoming homeless. The people deemed to be highest-risk tend to show up in emergency rooms and jails at high rates and have high usage of services such as CalFresh food benefits. However, the model considers many more data points.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>For example, if people receive services in many different geographic areas, it could mean they’re couch surfing — bouncing from one precarious living situation to the next.\u003c/p>\n\u003cp>“You sort of let the computer learn what it finds to be predictive over time,” said Janey Rountree, executive director of the California Policy Lab at UCLA.\u003c/p>\n\u003cp>To train the algorithm, the researchers showed it a list of people who became homeless along with the services they used before losing their housing. Then, they had the algorithm practice “predicting” homelessness using old data and checked to see if it was accurate. When they were satisfied, they started using it for real predictions.\u003c/p>\n\u003cp>How well does it work? Among the 90,000 people the researchers started with, 7% became homeless in 18 months. Among the 10,000 people the algorithm deemed to be the highest risk, 24% became homeless.\u003c/p>\n\u003cp>If they were targeting fewer people (say 1,000 instead of 10,000), it would be even more accurate, Rountree said. But social workers aren’t able to get in touch with many of the people on the list, and others don’t agree to participate in the aid program, so they have to cast a broader net.[pullquote size=\"medium\" align=\"right\" citation=\"Janey Rountree, executive director, UCLA’s California Policy Lab\"]‘You sort of let the computer learn what it finds to be predictive over time.’[/pullquote]Is a computer really better at guessing who will become homeless than human social workers trained in this work? Rountree says yes — 3.5 times better, to be exact.\u003c/p>\n\u003cp>The problem with humans, she said, is that they’re biased toward the people they know.\u003c/p>\n\u003cp>“It’s just human nature to want to help the people that you’re in contact with,” she said. “They all seem housing-unstable and at high risk. You want to help those individuals or those families in front of you. But not all of them are going to become homeless and be on the street or use shelter if they don’t get assistance.”\u003c/p>\n\u003cp>Caseworkers also often prioritize people with lower needs, Rountree said. Someone who recently lost their job but otherwise is stable gets preference over someone facing ongoing struggles with their mental health or addiction because the stable person is easier to help. However, the stable person may not be the one who needs the help the most.\u003c/p>\n\u003cp>Rountree said there’s also a belief that people with higher needs will not spend the money they’re given wisely. But AI doesn’t have that bias, so it ensures the money goes to those who need it most.\u003c/p>\n\u003cp>The results are apparent. People the algorithm targets are much more likely to have been incarcerated, sought substance use treatment, had mental health issues or been hospitalized than the people who seek aid through LA County’s other homelessness prevention programs, Rountree said. In that way, this program fills a hole in LA County’s net of services, she said.\u003c/p>\n\u003cp>LA County’s other, more traditional programs geared to prevent homelessness rely on people reaching out to request help or on caseworkers referring clients.\u003c/p>\n\u003cp>Interestingly, they aren’t duplicating efforts. There’s almost no overlap between the people targeted by the AI algorithm and those served by traditional prevention programs, Vanderford said.\u003c/p>\n\u003cp>“We know there’s a significant population of folks, who if somebody doesn’t reach out to them to offer assistance, they might lose their housing right out from under them without reaching out for assistance themselves,” she said.\u003c/p>\n\u003ch2>Then, a human steps in\u003c/h2>\n\u003cp>Four times a year, the Policy Lab researchers send LA County a list of residents the AI program has deemed most likely to become homeless. The county then mails those people letters, telling them they’ve been selected to participate in the program. After that, a social worker cold-calls them to tell them the good news.\u003c/p>\n\u003cp>The person at the other end of the line is often convinced it’s a scam. After all, how often does someone legitimate call out of the blue to offer free money?\u003c/p>\n\u003cp>When that happens, case worker Genice Brown usually asks if she can email them—a move she hopes lends a bit more credence to her pitch. Once she convinces them the program is real, nine out of 10 people agree to sign up, she said.\u003c/p>\n\u003cfigure id=\"attachment_11978489\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11978489\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Genice Brown, a medical case worker with the Housing Stabilization and Homelessness Prevention Unit, in Los Angeles on Feb. 29, 2024. \u003ccite>(Jules Hotz/CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Individuals enrolled in the program receive a base sum of either $4,000 or $6,000 (the amount is randomly assigned so researchers can assess the impacts of different amounts of money). Families start at $6,000 or $8,000, with larger families receiving more.\u003c/p>\n\u003cp>Brown can use that money for whatever her clients need most. Usually, rent comes first, but it also can cover other bills. In addition, she helps connect her clients to doctors, dentists and mental health services. If they’re looking for work, Brown gets them gift cards for interview outfits, helps them with their resumes and role-plays interview questions.\u003c/p>\n\u003cp>She works with each client for three or four months.\u003c/p>\n\u003ch2>‘I just really needed the help’\u003c/h2>\n\u003cp>For 38-year-old Sandricka Henderson, help came just in time.\u003c/p>\n\u003cp>Diagnosed with lupus at the start of the COVID-19 pandemic, Henderson could no longer work her physically demanding warehouse job. Disability benefits gave her barely more than $1,000 a month — just a quarter of what she made while she was working. With an 8-year-old son to support, Henderson found she was at least $400 behind on her bills every month.\u003c/p>\n\u003cp>Just before Christmas last year, Henderson received a call from a woman offering free money. Henderson was sure it was a scam and braced for the woman to ask for her Social Security number.[aside label='More Stories on Artificial Intelligence' tag='artificial-intelligence']But the social worker (who turned out to be Genice Brown) didn’t, and Henderson eventually realized the program was real. The first thing Brown gave her was a $100 gift card to a local grocery store — a blessing, Henderson said because she had nothing in her refrigerator.\u003c/p>\n\u003cp>Shortly after, Henderson’s landlord sent her a letter warning she had 10 days to pay her rent or be evicted. About a week later, Brown sent the rent money and helped Henderson avoid catastrophe. She also helped Henderson catch up on her car payment.\u003c/p>\n\u003cp>Now, Henderson no longer feels like she’s teetering on the edge of homelessness. She has some money in her savings account, and her rent is prepaid for several months.\u003c/p>\n\u003cp>“I just really needed the help,” Henderson said. Because she’s used to working hard and taking care of herself, she added, she never would have reached out and asked for it.\u003c/p>\n\u003cp>“It really did change my whole circumstances,” she said. “My son had a Christmas that I didn’t think I was going to be able to give him.”\u003c/p>\n\u003ch2>The future of AI in homelessness services\u003c/h2>\n\u003cp>Throughout California, new people are becoming homeless faster than aid workers can find existing homeless residents housing. \u003ca href=\"https://destinationhomesv.org/community-plan/\">In Santa Clara County, for example, for every one homeless household that moved into housing last year, another 1.7 became newly homeless\u003c/a>, according to \u003ca href=\"https://destinationhomesv.org/who-we-are/\">Destination: Home, a Santa Clara County-based organization focused on ending homelessness\u003c/a>.[pullquote size=\"medium\" align=\"right\" citation=\"Consuelo Hernandez, director, LA County’s Office of Supportive Housing\"]‘Without having additional resources, what is the true benefit of knowing there are more people out there who are in need?’[/pullquote]The LA County team has met with government agencies from all over the country who are interested in its AI model, including Santa Clara and San Diego counties, Vanderford said.\u003c/p>\n\u003cp>San Diego County is working on a plan for homelessness prevention, Tim McClain, spokesman for the county’s Health and Human Services Agency, said in an email to CalMatters. He wouldn’t provide any additional updates.\u003c/p>\n\u003cp>Santa Clara County met with the California Policy Lab earlier this year and hopes to schedule another informational meeting soon, said Consuelo Hernandez, director of the county’s Office of Supportive Housing. The county’s homelessness prevention program relies on humans triaging clients. If artificial intelligence can do that work more efficiently, it’s worth exploring, Hernandez said.\u003c/p>\n\u003cp>But at the end of the day, what they want is more money to help the people who already fill their queues.\u003c/p>\n\u003cp>“Without having additional resources,” Hernandez said, “what is the true benefit of knowing there are more people out there who are in need?”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "It’s an experiment still in progress: machine learning predicts who will end up on the street — and then social workers step in to offer help. So far, nearly 90% of participants kept their housing. ",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>You’ve likely heard about AI powering driverless cars, writing term papers and creating unsettling deep fakes.\u003c/p>\n\u003cp>Can that same technology also prevent people from becoming homeless?\u003c/p>\n\u003cp>That’s what Los Angeles County is trying to find out. Officials there are using \u003ca href=\"https://calmatters.org/politics/elections/2024/02/ai-elections-bill-package/\">AI technology\u003c/a> to predict who in the county is most likely to lose their housing — and then stepping in to help those people with their rent, utility bills, car payments and more.\u003c/p>\u003c/div>",
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"content": "‘If we know who people are who unfortunately are going to have that experience … it’s a real opportunity to do something early on in their lives to prevent that from happening.’",
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"content": "\u003cdiv class=\"post-body\">\u003cp>It’s still an experimental strategy. But the program has served more than 700 clients since 2021, and 86% have retained their housing. It comes at a time when \u003ca href=\"https://calmatters.org/housing/homelessness/2024/01/california-homeless-point-in-time-count-2024/\">more than 180,000 Californians have no place to call home\u003c/a>, and people are ending up on the streets faster than government agencies and nonprofits can get them into housing. Officials all over the state are turning to methods aimed at preventing homelessness before it happens.\u003c/p>\n\u003cp>LA County’s algorithm analyzes data from residents’ emergency room visits, jail stays, use of food assistance and more, and has sparked interest from Silicon Valley to San Diego. Final data on the program — which has roughly $26 million in federal COVID funds and is expected to end in 2026 — aren’t yet out. If it’s successful, it could have major implications for helping cities and counties spend their limited resources more efficiently.\u003c/p>\n\u003cp>“If we know who people are who unfortunately are going to have that experience, and they’re already county clients, it’s a real opportunity to do something early on in their lives to prevent that from happening,” said Dana Vanderford, associate director of homelessness prevention for LA County’s Department of Health Services.\u003c/p>\n\u003cfigure id=\"attachment_11978466\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11978466\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI02-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Dana Vanderford, Associate Director of Homelessness Prevention at Housing for Health at Los Angeles County Department of Health Services, in Los Angeles, on Feb. 29, 2024. \u003ccite>(Jules Hotz/CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>How does artificial intelligence predict homelessness?\u003c/h2>\n\u003cp>The idea started in 2019, when UCLA’s California Policy Lab began experimenting to see if it could use machine learning, combined with LA County data, to predict homelessness. Then, the county paired that with money to intervene before people ended up on the street — the program is predominantly funded with $26 million in COVID-era \u003ca href=\"https://www.whitehouse.gov/american-rescue-plan/\">funds from the federal American Rescue Plan\u003c/a>.\u003c/p>\n\u003cp>The UCLA researchers start with a list of 90,000 people who recently used services from the county’s Health Services or Mental Health departments. Using 580 factors, the computer ranks those people from 1 to 90,000 based on their risk of becoming homeless. The people deemed to be highest-risk tend to show up in emergency rooms and jails at high rates and have high usage of services such as CalFresh food benefits. However, the model considers many more data points.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>For example, if people receive services in many different geographic areas, it could mean they’re couch surfing — bouncing from one precarious living situation to the next.\u003c/p>\n\u003cp>“You sort of let the computer learn what it finds to be predictive over time,” said Janey Rountree, executive director of the California Policy Lab at UCLA.\u003c/p>\n\u003cp>To train the algorithm, the researchers showed it a list of people who became homeless along with the services they used before losing their housing. Then, they had the algorithm practice “predicting” homelessness using old data and checked to see if it was accurate. When they were satisfied, they started using it for real predictions.\u003c/p>\n\u003cp>How well does it work? Among the 90,000 people the researchers started with, 7% became homeless in 18 months. Among the 10,000 people the algorithm deemed to be the highest risk, 24% became homeless.\u003c/p>\n\u003cp>If they were targeting fewer people (say 1,000 instead of 10,000), it would be even more accurate, Rountree said. But social workers aren’t able to get in touch with many of the people on the list, and others don’t agree to participate in the aid program, so they have to cast a broader net.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Is a computer really better at guessing who will become homeless than human social workers trained in this work? Rountree says yes — 3.5 times better, to be exact.\u003c/p>\n\u003cp>The problem with humans, she said, is that they’re biased toward the people they know.\u003c/p>\n\u003cp>“It’s just human nature to want to help the people that you’re in contact with,” she said. “They all seem housing-unstable and at high risk. You want to help those individuals or those families in front of you. But not all of them are going to become homeless and be on the street or use shelter if they don’t get assistance.”\u003c/p>\n\u003cp>Caseworkers also often prioritize people with lower needs, Rountree said. Someone who recently lost their job but otherwise is stable gets preference over someone facing ongoing struggles with their mental health or addiction because the stable person is easier to help. However, the stable person may not be the one who needs the help the most.\u003c/p>\n\u003cp>Rountree said there’s also a belief that people with higher needs will not spend the money they’re given wisely. But AI doesn’t have that bias, so it ensures the money goes to those who need it most.\u003c/p>\n\u003cp>The results are apparent. People the algorithm targets are much more likely to have been incarcerated, sought substance use treatment, had mental health issues or been hospitalized than the people who seek aid through LA County’s other homelessness prevention programs, Rountree said. In that way, this program fills a hole in LA County’s net of services, she said.\u003c/p>\n\u003cp>LA County’s other, more traditional programs geared to prevent homelessness rely on people reaching out to request help or on caseworkers referring clients.\u003c/p>\n\u003cp>Interestingly, they aren’t duplicating efforts. There’s almost no overlap between the people targeted by the AI algorithm and those served by traditional prevention programs, Vanderford said.\u003c/p>\n\u003cp>“We know there’s a significant population of folks, who if somebody doesn’t reach out to them to offer assistance, they might lose their housing right out from under them without reaching out for assistance themselves,” she said.\u003c/p>\n\u003ch2>Then, a human steps in\u003c/h2>\n\u003cp>Four times a year, the Policy Lab researchers send LA County a list of residents the AI program has deemed most likely to become homeless. The county then mails those people letters, telling them they’ve been selected to participate in the program. After that, a social worker cold-calls them to tell them the good news.\u003c/p>\n\u003cp>The person at the other end of the line is often convinced it’s a scam. After all, how often does someone legitimate call out of the blue to offer free money?\u003c/p>\n\u003cp>When that happens, case worker Genice Brown usually asks if she can email them—a move she hopes lends a bit more credence to her pitch. Once she convinces them the program is real, nine out of 10 people agree to sign up, she said.\u003c/p>\n\u003cfigure id=\"attachment_11978489\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11978489\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/CMHousingAI03-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Genice Brown, a medical case worker with the Housing Stabilization and Homelessness Prevention Unit, in Los Angeles on Feb. 29, 2024. \u003ccite>(Jules Hotz/CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Individuals enrolled in the program receive a base sum of either $4,000 or $6,000 (the amount is randomly assigned so researchers can assess the impacts of different amounts of money). Families start at $6,000 or $8,000, with larger families receiving more.\u003c/p>\n\u003cp>Brown can use that money for whatever her clients need most. Usually, rent comes first, but it also can cover other bills. In addition, she helps connect her clients to doctors, dentists and mental health services. If they’re looking for work, Brown gets them gift cards for interview outfits, helps them with their resumes and role-plays interview questions.\u003c/p>\n\u003cp>She works with each client for three or four months.\u003c/p>\n\u003ch2>‘I just really needed the help’\u003c/h2>\n\u003cp>For 38-year-old Sandricka Henderson, help came just in time.\u003c/p>\n\u003cp>Diagnosed with lupus at the start of the COVID-19 pandemic, Henderson could no longer work her physically demanding warehouse job. Disability benefits gave her barely more than $1,000 a month — just a quarter of what she made while she was working. With an 8-year-old son to support, Henderson found she was at least $400 behind on her bills every month.\u003c/p>\n\u003cp>Just before Christmas last year, Henderson received a call from a woman offering free money. Henderson was sure it was a scam and braced for the woman to ask for her Social Security number.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>But the social worker (who turned out to be Genice Brown) didn’t, and Henderson eventually realized the program was real. The first thing Brown gave her was a $100 gift card to a local grocery store — a blessing, Henderson said because she had nothing in her refrigerator.\u003c/p>\n\u003cp>Shortly after, Henderson’s landlord sent her a letter warning she had 10 days to pay her rent or be evicted. About a week later, Brown sent the rent money and helped Henderson avoid catastrophe. She also helped Henderson catch up on her car payment.\u003c/p>\n\u003cp>Now, Henderson no longer feels like she’s teetering on the edge of homelessness. She has some money in her savings account, and her rent is prepaid for several months.\u003c/p>\n\u003cp>“I just really needed the help,” Henderson said. Because she’s used to working hard and taking care of herself, she added, she never would have reached out and asked for it.\u003c/p>\n\u003cp>“It really did change my whole circumstances,” she said. “My son had a Christmas that I didn’t think I was going to be able to give him.”\u003c/p>\n\u003ch2>The future of AI in homelessness services\u003c/h2>\n\u003cp>Throughout California, new people are becoming homeless faster than aid workers can find existing homeless residents housing. \u003ca href=\"https://destinationhomesv.org/community-plan/\">In Santa Clara County, for example, for every one homeless household that moved into housing last year, another 1.7 became newly homeless\u003c/a>, according to \u003ca href=\"https://destinationhomesv.org/who-we-are/\">Destination: Home, a Santa Clara County-based organization focused on ending homelessness\u003c/a>.\u003c/p>\u003c/div>",
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"content": "‘Without having additional resources, what is the true benefit of knowing there are more people out there who are in need?’",
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"content": "\u003cdiv class=\"post-body\">\u003cp>The LA County team has met with government agencies from all over the country who are interested in its AI model, including Santa Clara and San Diego counties, Vanderford said.\u003c/p>\n\u003cp>San Diego County is working on a plan for homelessness prevention, Tim McClain, spokesman for the county’s Health and Human Services Agency, said in an email to CalMatters. He wouldn’t provide any additional updates.\u003c/p>\n\u003cp>Santa Clara County met with the California Policy Lab earlier this year and hopes to schedule another informational meeting soon, said Consuelo Hernandez, director of the county’s Office of Supportive Housing. The county’s homelessness prevention program relies on humans triaging clients. If artificial intelligence can do that work more efficiently, it’s worth exploring, Hernandez said.\u003c/p>\n\u003cp>But at the end of the day, what they want is more money to help the people who already fill their queues.\u003c/p>\n\u003cp>“Without having additional resources,” Hernandez said, “what is the true benefit of knowing there are more people out there who are in need?”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"tagline": "Where conversation and cultura meet",
"info": "What kind of no sabo word is Hyphenación? For us, it’s about living within a hyphenation. Like being a third-gen Mexican-American from the Texas border now living that Bay Area Chicano life. Like Xorje! Each week we bring together a couple of hyphenated Latinos to talk all about personal life choices: family, careers, relationships, belonging … everything is on the table. ",
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"info": "The Political Mind of Jerry Brown brings listeners the wisdom of the former Governor, Mayor, and presidential candidate. Scott Shafer interviewed Brown for more than 40 hours, covering the former governor's life and half-century in the political game – and Brown has some lessons he'd like to share. ",
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"marketplace": {
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"title": "Marketplace",
"info": "Our flagship program, helmed by Kai Ryssdal, examines what the day in money delivered, through stories, conversations, newsworthy numbers and more. Updated Monday through Friday at about 3:30 p.m. PT.",
"airtime": "MON-FRI 4pm-4:30pm, MON-WED 6:30pm-7pm",
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"info": "Masters of Scale is an original podcast in which LinkedIn co-founder and Greylock Partner Reid Hoffman sets out to describe and prove theories that explain how great entrepreneurs take their companies from zero to a gazillion in ingenious fashion.",
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},
"mindshift": {
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"info": "The MindShift podcast explores the innovations in education that are shaping how kids learn. Hosts Ki Sung and Katrina Schwartz introduce listeners to educators, researchers, parents and students who are developing effective ways to improve how kids learn. We cover topics like how fed-up administrators are developing surprising tactics to deal with classroom disruptions; how listening to podcasts are helping kids develop reading skills; the consequences of overparenting; and why interdisciplinary learning can engage students on all ends of the traditional achievement spectrum. This podcast is part of the MindShift education site, a division of KQED News. KQED is an NPR/PBS member station based in San Francisco. You can also visit the MindShift website for episodes and supplemental blog posts or tweet us \u003ca href=\"https://twitter.com/MindShiftKQED\">@MindShiftKQED\u003c/a> or visit us at \u003ca href=\"/mindshift\">MindShift.KQED.org\u003c/a>",
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"order": 12
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"info": "For decades, the process for how police police themselves has been inconsistent – if not opaque. In some states, like California, these proceedings were completely hidden. After a new police transparency law unsealed scores of internal affairs files, our reporters set out to examine these cases and the shadow world of police discipline. On Our Watch brings listeners into the rooms where officers are questioned and witnesses are interrogated to find out who this system is really protecting. Is it the officers, or the public they've sworn to serve?",
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"title": "On The Media",
"info": "Our weekly podcast explores how the media 'sausage' is made, casts an incisive eye on fluctuations in the marketplace of ideas, and examines threats to the freedom of information and expression in America and abroad. For one hour a week, the show tries to lift the veil from the process of \"making media,\" especially news media, because it's through that lens that we see the world and the world sees us",
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"planet-money": {
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"politicalbreakdown": {
"id": "politicalbreakdown",
"title": "Political Breakdown",
"tagline": "Politics from a personal perspective",
"info": "Political Breakdown is a new series that explores the political intersection of California and the nation. Each week hosts Scott Shafer and Marisa Lagos are joined with a new special guest to unpack politics -- with personality — and offer an insider’s glimpse at how politics happens.",
"airtime": "THU 6:30pm-7pm",
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"possible": {
"id": "possible",
"title": "Possible",
"info": "Possible is hosted by entrepreneur Reid Hoffman and writer Aria Finger. Together in Possible, Hoffman and Finger lead enlightening discussions about building a brighter collective future. The show features interviews with visionary guests like Trevor Noah, Sam Altman and Janette Sadik-Khan. Possible paints an optimistic portrait of the world we can create through science, policy, business, art and our shared humanity. It asks: What if everything goes right for once? How can we get there? Each episode also includes a short fiction story generated by advanced AI GPT-4, serving as a thought-provoking springboard to speculate how humanity could leverage technology for good.",
"airtime": "SUN 2pm",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Possible-Podcast-Tile-360x360-1.jpg",
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"pri-the-world": {
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"title": "PRI's The World: Latest Edition",
"info": "Each weekday, host Marco Werman and his team of producers bring you the world's most interesting stories in an hour of radio that reminds us just how small our planet really is.",
"airtime": "MON-FRI 2pm-3pm",
"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/The-World-Podcast-Tile-360x360-1.jpg",
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},
"radiolab": {
"id": "radiolab",
"title": "Radiolab",
"info": "A two-time Peabody Award-winner, Radiolab is an investigation told through sounds and stories, and centered around one big idea. In the Radiolab world, information sounds like music and science and culture collide. Hosted by Jad Abumrad and Robert Krulwich, the show is designed for listeners who demand skepticism, but appreciate wonder. WNYC Studios is the producer of other leading podcasts including Freakonomics Radio, Death, Sex & Money, On the Media and many more.",
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},
"reveal": {
"id": "reveal",
"title": "Reveal",
"info": "Created by The Center for Investigative Reporting and PRX, Reveal is public radios first one-hour weekly radio show and podcast dedicated to investigative reporting. Credible, fact based and without a partisan agenda, Reveal combines the power and artistry of driveway moment storytelling with data-rich reporting on critically important issues. The result is stories that inform and inspire, arming our listeners with information to right injustices, hold the powerful accountable and improve lives.Reveal is hosted by Al Letson and showcases the award-winning work of CIR and newsrooms large and small across the nation. In a radio and podcast market crowded with choices, Reveal focuses on important and often surprising stories that illuminate the world for our listeners.",
"airtime": "SAT 4pm-5pm",
"imageSrc": "https://ww2.kqed.org/radio/wp-content/uploads/sites/50/2018/04/reveal300px.png",
"officialWebsiteLink": "https://www.revealnews.org/episodes/",
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"rss": "http://feeds.revealradio.org/revealpodcast"
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},
"rightnowish": {
"id": "rightnowish",
"title": "Rightnowish",
"tagline": "Art is where you find it",
"info": "Rightnowish digs into life in the Bay Area right now… ish. Journalist Pendarvis Harshaw takes us to galleries painted on the sides of liquor stores in West Oakland. We'll dance in warehouses in the Bayview, make smoothies with kids in South Berkeley, and listen to classical music in a 1984 Cutlass Supreme in Richmond. Every week, Pen talks to movers and shakers about how the Bay Area shapes what they create, and how they shape the place we call home.",
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"source": "kqed",
"order": 16
},
"link": "/podcasts/rightnowish",
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},
"science-friday": {
"id": "science-friday",
"title": "Science Friday",
"info": "Science Friday is a weekly science talk show, broadcast live over public radio stations nationwide. Each week, the show focuses on science topics that are in the news and tries to bring an educated, balanced discussion to bear on the scientific issues at hand. Panels of expert guests join host Ira Flatow, a veteran science journalist, to discuss science and to take questions from listeners during the call-in portion of the program.",
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"imageSrc": "https://cdn.kqed.org/wp-content/uploads/2024/04/Science-Friday-Podcast-Tile-360x360-1.jpg",
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},
"snap-judgment": {
"id": "snap-judgment",
"title": "Snap Judgment",
"tagline": "Real stories with killer beats",
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