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"slug": "governors-care-court-plan-passes-assembly-clearing-way-to-become-law",
"title": "Newsom Signs 'CARE Court' Plan, Overhauling Mental Health Care in California",
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"content": "\u003cp>\u003cem>Updated Wednesday 2 p.m.\u003c/em>\u003c/p>\n\u003cp>Gov. Gavin Newsom signed a controversial bill Wednesday overhauling the state’s approach to mental health care for people diagnosed with schizophrenia and other psychotic disorders.\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The state Senate last month approved the\u003c/span> Community Assistance, Recovery and Empowerment Act, which will allow family members and first responders to ask a judge to draw up a treatment plan for people deemed to be suffering from those disorders. Those who refuse could be placed under a conservatorship and ordered to comply.\u003c/p>\n\u003cp>Currently, unhoused people with severe mental health disorders can be held against their will at psychiatric hospitals, but must be released after three days if they promise to follow up with other services and take prescribed medication.\u003c/p>\n\u003cp>The new law will let a court order a treatment plan for up to two years, which may include medication, housing and therapy.\u003cspan style=\"font-weight: 400\"> Participants will have access to a public defender and an advocate to help make decisions about treatment programs and housing. In turn, the behavioral health department in that county would be compelled to provide treatment.\u003c/span>\u003c/p>\n\u003cp>While it shares some elements of mental health programs in some other states, California’s new system will be the first of its kind in the country, according to state Sen. Tom Umberg, D-Santa Ana, who co-authored the law.\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Standing outside Momentum for Health, a nonprofit mental health care provider in San José, Newsom on Wednesday said the bill was about redesigning a broken system \u003c/span>\u003cspan style=\"font-weight: 400\">that often leaves people cycling among homelessness, jail and emergency rooms. \u003c/span>\u003c/p>\n\u003cp>“I’m not interested in the status quo,” he said. “I’m not interested in the compassionless-ness of the approach we have today of people moralizing and normalizing that suffering on the streets and sidewalks.”\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But critics of the bill say it coerces people into care, which is less effective than voluntary treatment, and doesn’t provide the necessary health and housing resources.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">James Burch, deputy director of the Anti Police-Terror Project, which is part of a statewide coalition opposing CARE Court, called the bill’s signing “devastating.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“It ignores the very stark reality that we’re living in in this moment,” he said. “We are tens of thousands of beds short in the Bay Area of the permanent housing that we need. … And we are woefully short on voluntary treatment programs.”\u003c/span>\u003c/p>\n\u003cp>[aside postID=news_11914873 hero='https://ww2.kqed.org/app/uploads/sites/10/2022/05/RS16522_GettyImages-73453883-qut-1020x682.jpg']\u003cspan style=\"font-weight: 400\">Gov. Gavin Newsom introduced the proposal in March. \u003c/span>It passed the Legislature with overwhelming support, despite vehement opposition from disability rights and homeless advocates.\u003c/p>\n\u003cp>“It was just a matter of months ago that we stood right here and we laid out a vision,” Newsom said Wednesday. “And here we are. We’ve made it a reality, and that is rare in politics, particularly on issues as vexing and challenging as this issue.”\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Santa Clara County Superior Court Judge Stephen Manley said every day he sees people caught in a cycle of homelessness, jail and emergency rooms, without ever getting the adequate care or housing they need. Manley oversees a \u003ca href=\"https://steinberginstitute.org/champion/stephen-v-manley/\" target=\"_blank\" rel=\"noopener noreferrer\">mental health care diversion court\u003c/a> for people awaiting trial for suspected crimes. \u003c/span>\u003c/p>\n\u003cp>“I think this is a major step towards building a system that is going to be effective, as opposed to the present system,” Manley said, “where these individuals simply cycle through our jails over to the emergency room of a hospital, back to the streets, back to the jail, back to the hospital. And it doesn’t stop.”\u003c/p>\n\u003cp>Assemblymember Suzette Martinez Valladares, R-Santa Clarita, said CARE Court was coming 10 years too late. She shared the story of her cousin, a Vietnam veteran, who was homeless and living in an encampment for five years before he died.\u003c/p>\n\u003cp>“I wish that my family had the tools that this bill is going to bring forward so that he might still be alive and with us,” she said, adding, “But there’s more work to be done. This bill is great, but we need resources for the programs, for the services, for the workforce that doesn’t currently exist.”\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The state faces a shortage of not only \u003c/span>\u003ca href=\"https://www.rand.org/pubs/research_reports/RRA1824-1-v2.html\">\u003cspan style=\"font-weight: 400\">psychiatric facilities\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, but also the \u003c/span>\u003ca href=\"https://healthforce.ucsf.edu/sites/healthforce.ucsf.edu/files/publication-pdf/California%E2%80%99s%20Current%20and%20Future%20Behavioral%20Health%20Workforce.pdf\">\u003cspan style=\"font-weight: 400\">health care staff\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> needed to operate those facilities. And Newsom’s administration estimates that between 7,000 and 12,000 people across the state will be eligible for CARE Court. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’re guessing there will be demand for this,” said Michelle Doty Cabrera, executive director of the County Behavioral Health Directors Association of California. “There’s not a lot of give in terms of our workforce currently.”\u003c/span>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The state is allocating $65 million to implement CARE Court within the judicial system, as well as additional money for county behavioral health care agencies, which would manage cases. To help pay for start-up and training costs, the first seven counties to implement CARE Court will receive $26 million, with another $31 million going to counties across the state, Doty Cabrera said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Those first seven counties are Glenn, Orange, Riverside, San Diego, Stanislaus, Tuolumne and San Francisco, which will implement CARE Courts by Oct. 1, 2023. The remaining counties would have until Dec. 1, 2024.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“And, there’s an ongoing conversation around long-term funding,” Doty Cabrera said. The bill now requires the state to provide funding to county behavioral health care agencies for programs and services before counties are required to implement CARE Court. “What that is, what it looks like, how much — all of that is still to be worked out between counties and the state,” she said.\u003c/span>\u003c/p>\n\u003cp>[aside postID=news_11916040 hero='https://ww2.kqed.org/app/uploads/sites/10/2022/02/GettyImages-1236267426-1020x680.jpg']The other looming question is housing. \u003cspan style=\"font-weight: 400\">The current version of the bill allows judges to order other government agencies, such as housing authorities, to prioritize CARE Court participants for housing. But in more rural parts of the state, housing with the appropriate services just doesn’t exist, Doty Cabrera added. \u003c/span>\u003c/p>\n\u003cp>“Who exactly are we going to pull into the order?” she said. “No one. There is nothing.”\u003c/p>\n\u003cp>Last year, nearly 14,000 people experiencing homelessness voluntarily sought mental health services, but only half were placed into housing, according to a survey conducted earlier this year by the County Behavioral Health Directors Association of California.\u003c/p>\n\u003cp>Beyond the logistics, members of the Assembly grappled with CARE Court’s reliance on the judicial system. Although voluntary, the legislation also comes with a threat: Continued refusal could be used as a justification for conservatorship, where people could be forced into care against their will.\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“At what point does compassion end and our desire to just get people off the streets and out of public sight begin?” said Assemblymember Al Muratsuchi, D-Torrance. “\u003c/span>I don’t think this is a great bill, but it seems to be the best idea that we have at this point to try to improve a god-awful situation.”\u003c/p>\n\u003cp>Others worry whether it will do more harm than good, by disproportionately affecting \u003cspan style=\"font-weight: 400\">Black residents in the state, who are diagnosed with schizophrenia, on average, \u003c/span>\u003ca href=\"https://www.ncbi.nlm.nih.gov/pmc/articles/PMC4274585/\">\u003cspan style=\"font-weight: 400\">three to four times more often\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> than white residents. Black residents also represent\u003c/span>\u003ca href=\"https://files.hudexchange.info/reports/published/CoC_PopSub_State_CA_2020.pdf\">\u003cspan style=\"font-weight: 400\"> 30% of those experiencing homelessness\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> in the state, but only 6.5% of the general population. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“It’s Black men, Black trans folks, Black folks in general who will be the ones who are disproportionately forced into CARE Court and disproportionately affected by this horribly myopic legislation,” said Burch, of the Anti Police-Terror Project. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The bill requires an annual report on CARE Court, along with an independent, research-based entity to evaluate the effectiveness of the program, including “through the lens of health equity” to identify racial bias. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Now that CARE Court has been signed into law, Doty Cabrera said it will be critical to keep those concerns in mind as counties try to imagine all of the program’s “unknown variables.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“This is sort of like Chapter One of a novel,” she said. “We’ll be working on this for a long time to come.”\u003c/span>\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "The governor signed into law his controversial plan to implement a new civil court system to oversee treatment for people diagnosed with schizophrenia and other psychotic disorders.",
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"title": "Newsom Signs 'CARE Court' Plan, Overhauling Mental Health Care in California | KQED",
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"headline": "Newsom Signs 'CARE Court' Plan, Overhauling Mental Health Care in California",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>Updated Wednesday 2 p.m.\u003c/em>\u003c/p>\n\u003cp>Gov. Gavin Newsom signed a controversial bill Wednesday overhauling the state’s approach to mental health care for people diagnosed with schizophrenia and other psychotic disorders.\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The state Senate last month approved the\u003c/span> Community Assistance, Recovery and Empowerment Act, which will allow family members and first responders to ask a judge to draw up a treatment plan for people deemed to be suffering from those disorders. Those who refuse could be placed under a conservatorship and ordered to comply.\u003c/p>\n\u003cp>Currently, unhoused people with severe mental health disorders can be held against their will at psychiatric hospitals, but must be released after three days if they promise to follow up with other services and take prescribed medication.\u003c/p>\n\u003cp>The new law will let a court order a treatment plan for up to two years, which may include medication, housing and therapy.\u003cspan style=\"font-weight: 400\"> Participants will have access to a public defender and an advocate to help make decisions about treatment programs and housing. In turn, the behavioral health department in that county would be compelled to provide treatment.\u003c/span>\u003c/p>\n\u003cp>While it shares some elements of mental health programs in some other states, California’s new system will be the first of its kind in the country, according to state Sen. Tom Umberg, D-Santa Ana, who co-authored the law.\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Standing outside Momentum for Health, a nonprofit mental health care provider in San José, Newsom on Wednesday said the bill was about redesigning a broken system \u003c/span>\u003cspan style=\"font-weight: 400\">that often leaves people cycling among homelessness, jail and emergency rooms. \u003c/span>\u003c/p>\n\u003cp>“I’m not interested in the status quo,” he said. “I’m not interested in the compassionless-ness of the approach we have today of people moralizing and normalizing that suffering on the streets and sidewalks.”\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But critics of the bill say it coerces people into care, which is less effective than voluntary treatment, and doesn’t provide the necessary health and housing resources.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">James Burch, deputy director of the Anti Police-Terror Project, which is part of a statewide coalition opposing CARE Court, called the bill’s signing “devastating.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“It ignores the very stark reality that we’re living in in this moment,” he said. “We are tens of thousands of beds short in the Bay Area of the permanent housing that we need. … And we are woefully short on voluntary treatment programs.”\u003c/span>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cspan style=\"font-weight: 400\">Gov. Gavin Newsom introduced the proposal in March. \u003c/span>It passed the Legislature with overwhelming support, despite vehement opposition from disability rights and homeless advocates.\u003c/p>\n\u003cp>“It was just a matter of months ago that we stood right here and we laid out a vision,” Newsom said Wednesday. “And here we are. We’ve made it a reality, and that is rare in politics, particularly on issues as vexing and challenging as this issue.”\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Santa Clara County Superior Court Judge Stephen Manley said every day he sees people caught in a cycle of homelessness, jail and emergency rooms, without ever getting the adequate care or housing they need. Manley oversees a \u003ca href=\"https://steinberginstitute.org/champion/stephen-v-manley/\" target=\"_blank\" rel=\"noopener noreferrer\">mental health care diversion court\u003c/a> for people awaiting trial for suspected crimes. \u003c/span>\u003c/p>\n\u003cp>“I think this is a major step towards building a system that is going to be effective, as opposed to the present system,” Manley said, “where these individuals simply cycle through our jails over to the emergency room of a hospital, back to the streets, back to the jail, back to the hospital. And it doesn’t stop.”\u003c/p>\n\u003cp>Assemblymember Suzette Martinez Valladares, R-Santa Clarita, said CARE Court was coming 10 years too late. She shared the story of her cousin, a Vietnam veteran, who was homeless and living in an encampment for five years before he died.\u003c/p>\n\u003cp>“I wish that my family had the tools that this bill is going to bring forward so that he might still be alive and with us,” she said, adding, “But there’s more work to be done. This bill is great, but we need resources for the programs, for the services, for the workforce that doesn’t currently exist.”\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The state faces a shortage of not only \u003c/span>\u003ca href=\"https://www.rand.org/pubs/research_reports/RRA1824-1-v2.html\">\u003cspan style=\"font-weight: 400\">psychiatric facilities\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, but also the \u003c/span>\u003ca href=\"https://healthforce.ucsf.edu/sites/healthforce.ucsf.edu/files/publication-pdf/California%E2%80%99s%20Current%20and%20Future%20Behavioral%20Health%20Workforce.pdf\">\u003cspan style=\"font-weight: 400\">health care staff\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> needed to operate those facilities. And Newsom’s administration estimates that between 7,000 and 12,000 people across the state will be eligible for CARE Court. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’re guessing there will be demand for this,” said Michelle Doty Cabrera, executive director of the County Behavioral Health Directors Association of California. “There’s not a lot of give in terms of our workforce currently.”\u003c/span>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The state is allocating $65 million to implement CARE Court within the judicial system, as well as additional money for county behavioral health care agencies, which would manage cases. To help pay for start-up and training costs, the first seven counties to implement CARE Court will receive $26 million, with another $31 million going to counties across the state, Doty Cabrera said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Those first seven counties are Glenn, Orange, Riverside, San Diego, Stanislaus, Tuolumne and San Francisco, which will implement CARE Courts by Oct. 1, 2023. The remaining counties would have until Dec. 1, 2024.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“And, there’s an ongoing conversation around long-term funding,” Doty Cabrera said. The bill now requires the state to provide funding to county behavioral health care agencies for programs and services before counties are required to implement CARE Court. “What that is, what it looks like, how much — all of that is still to be worked out between counties and the state,” she said.\u003c/span>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>The other looming question is housing. \u003cspan style=\"font-weight: 400\">The current version of the bill allows judges to order other government agencies, such as housing authorities, to prioritize CARE Court participants for housing. But in more rural parts of the state, housing with the appropriate services just doesn’t exist, Doty Cabrera added. \u003c/span>\u003c/p>\n\u003cp>“Who exactly are we going to pull into the order?” she said. “No one. There is nothing.”\u003c/p>\n\u003cp>Last year, nearly 14,000 people experiencing homelessness voluntarily sought mental health services, but only half were placed into housing, according to a survey conducted earlier this year by the County Behavioral Health Directors Association of California.\u003c/p>\n\u003cp>Beyond the logistics, members of the Assembly grappled with CARE Court’s reliance on the judicial system. Although voluntary, the legislation also comes with a threat: Continued refusal could be used as a justification for conservatorship, where people could be forced into care against their will.\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“At what point does compassion end and our desire to just get people off the streets and out of public sight begin?” said Assemblymember Al Muratsuchi, D-Torrance. “\u003c/span>I don’t think this is a great bill, but it seems to be the best idea that we have at this point to try to improve a god-awful situation.”\u003c/p>\n\u003cp>Others worry whether it will do more harm than good, by disproportionately affecting \u003cspan style=\"font-weight: 400\">Black residents in the state, who are diagnosed with schizophrenia, on average, \u003c/span>\u003ca href=\"https://www.ncbi.nlm.nih.gov/pmc/articles/PMC4274585/\">\u003cspan style=\"font-weight: 400\">three to four times more often\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> than white residents. Black residents also represent\u003c/span>\u003ca href=\"https://files.hudexchange.info/reports/published/CoC_PopSub_State_CA_2020.pdf\">\u003cspan style=\"font-weight: 400\"> 30% of those experiencing homelessness\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> in the state, but only 6.5% of the general population. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“It’s Black men, Black trans folks, Black folks in general who will be the ones who are disproportionately forced into CARE Court and disproportionately affected by this horribly myopic legislation,” said Burch, of the Anti Police-Terror Project. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The bill requires an annual report on CARE Court, along with an independent, research-based entity to evaluate the effectiveness of the program, including “through the lens of health equity” to identify racial bias. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Now that CARE Court has been signed into law, Doty Cabrera said it will be critical to keep those concerns in mind as counties try to imagine all of the program’s “unknown variables.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“This is sort of like Chapter One of a novel,” she said. “We’ll be working on this for a long time to come.”\u003c/span>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"slug": "residents-activists-decry-evictions-at-oaklands-largest-homeless-encampment",
"title": "Residents, Activists Decry Evictions at Oakland's Largest Homeless Encampment",
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"headTitle": "Residents, Activists Decry Evictions at Oakland’s Largest Homeless Encampment | KQED",
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"content": "\u003cp>Emotions ran hot Thursday as Caltrans began evicting residents from Oakland’s largest encampment of unhoused people. Some residents of the Wood Street encampment, with help from volunteers and activists, erected a makeshift barricade to block the only access road to the site.\u003c/p>\n\u003cp>[pullquote size=\"medium\" align=\"right\" citation=\"Ben Murawski, 47, Wood Street resident\"]‘You destroy people’s lives, you take their belongings … how are they supposed to get back on their feet to do anything to move forward in life?’[/pullquote]\u003c/p>\n\u003cp>Woody Guthrie’s folk anthem “This Land Is Your Land” blared from a windup amplifier as Oakland police and California Highway Patrol officers faced off with residents and supporters.\u003c/p>\n\u003cp>“You destroy people’s lives, you take their belongings,” said Ben Murawski, 47, his voice quivering. “And how are they supposed to get back on their feet to do anything to move forward in life?”\u003c/p>\n\u003cp>Two people — Ron McGowan, who lived in the northern area of the encampment and was set to be evicted Thursday, and Jaz Colibri, a resident and organizer — both were arrested after refusing to leave a pickup truck that was blocking the access road. Colibri lay down, motionless, in the bed of the truck, prompting officers to pick her up and physically carry her away, as supporters chanted, “We love you, Jaz!” and “Housing is a human right!”\u003c/p>\n\u003cfigure id=\"attachment_11925196\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11925196\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/RS58517_061_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg\" alt=\"Three officers hold a person as they are arrested with a dumpster in the background\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58517_061_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58517_061_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58517_061_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58517_061_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58517_061_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Wood Street resident Jaz Colibri is arrested and carried by police officers after she attempted to block Caltrans from removing a barricade from the Wood Street encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The evictions came after a more-than-month-long delay, resulting from a lawsuit residents filed in July to block Caltrans from clearing the site. Federal District Judge William Orrick ruled last month they could continue, citing safety concerns.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>But despite the delay, for many residents, the evictions came too quickly. Caltrans posted notices on Tuesday that the first of the three-phased evictions would start in two days.\u003c/p>\n\u003cp>“How could you complain if you’re on somebody else’s land, and they want you to leave in 30 days? Seems reasonable,” said Matthew Schatzinger, 45, who’s lived at Wood Street for nearly four years. “But to get out of here in two days or then destroy your stuff, or take your stuff, it just doesn’t make sense to me.”\u003c/p>\n\u003cfigure id=\"attachment_11925192\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11925192\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/RS58499_038_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg\" alt=\"People standing on a car that is spray-painted saying: 'where do we go?'\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58499_038_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58499_038_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58499_038_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58499_038_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58499_038_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Wood Street residents and supporters stand on a truck to barricade Caltrans workers from entering the encampment In Oakland to begin clearing garbage on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In his order, Judge Orrick directed Caltrans to work with the city of Oakland and Alameda County to offer shelter to the estimated 200 residents who live at Wood Street. As of Thursday, the county had made contact with 75 residents and around half had accepted offers of shelter, said Jerri Applegate Randrup, a spokesperson for Alameda County.\u003c/p>\n\u003cp>Randrup said the county offered residents spaces in congregate shelters, Oakland’s “cabin community” or “tuff shed” shelters, and safe RV parking, among other options.\u003c/p>\n\u003cp>Jeremy Oliveira, 42, said he got a spot at a hotel that’s been converted into housing for people who were formerly homeless. Even though he’ll have to share a room, he said it was a much better situation than some of the other shelters. [aside tag=\"housing, homeless\" label=\"More Related Stories\"]“I’m really happy. It’s gonna help me out a whole lot,” Oliveira said. “It’s going to be good. I’m going to actually be able to get restful sleep.”\u003c/p>\n\u003cp>But Schatzinger said he was offered only a spot at a tuff shed site, which he declined because there is no parking within three blocks, residents aren’t allowed to bring in mattresses or bedding and can only use city-provided cots, and there is little space to store his belongings. Instead, he and his neighbor, Jessica Huffman, 42, will likely be looking for some other place to park their RVs.\u003c/p>\n\u003cp>They came to Wood Street after being forced to leave other encampments, Huffman said, and she didn’t want to return to a situation where she’s required to move her RV every few days.\u003c/p>\n\u003cp>“It’s going to be a big problem when we’re forced into residential neighborhoods,” Huffman said. “That’s why the cops all pushed us out here in the first place. But it looks like we’re probably going to have to.”\u003c/p>\n\u003cp>Over the past decade, the encampment at Wood Street has grown from a few RVs parked on the street to a sprawling tangle of structures, vehicles and trailers. It stretches for more than 15 city blocks underneath the I-880 overpass between Wood Street and the BNSF and Union Pacific railroad tracks on land owned by Caltrans, the city of Oakland, BNSF and private entities.\u003c/p>\n\u003cfigure id=\"attachment_11925205\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11925205\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/RS58525_074_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg\" alt=\"A man puts some items onto a truck\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58525_074_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58525_074_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58525_074_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58525_074_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58525_074_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Ben Murawski fills a truck with his belongings in an attempt to remove the items from an area being cleared by Caltrans at the Wood Street encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But attorneys for Caltrans say the encampment posed a serious health and safety risk, citing some 200 fires over the past two years, including one on July 11 that sent plumes of smoke onto the freeway and prompted the transportation agency to begin clearing the site.\u003c/p>\n\u003cp>“The frequency with fires, especially in that area,” Mark Guenzi, an attorney for Caltrans, said at an August 26 hearing, “is just very concerning given the potential for catastrophic risk.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>The evictions are expected to continue over the next six weeks.\u003c/p>\n\u003cfigure id=\"attachment_11925268\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11925268 size-medium\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/017_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg\" alt=\"Several people in hard hats and construction bests stand in a line under a freeway overpass\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/017_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/017_KQED_WoodStreetOaklandCalTrans_09082022-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/017_KQED_WoodStreetOaklandCalTrans_09082022-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/017_KQED_WoodStreetOaklandCalTrans_09082022-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/017_KQED_WoodStreetOaklandCalTrans_09082022.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Caltrans crews wait to clear the Wood Street encampment in Oakland on Sept. 8, 2022, while residents and advocates block the road. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_11925269\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11925269 size-medium\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/034_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg\" alt=\"Image from further away of the highway overpass and the clearing of Wood Street encampment\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/034_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/034_KQED_WoodStreetOaklandCalTrans_09082022-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/034_KQED_WoodStreetOaklandCalTrans_09082022-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/034_KQED_WoodStreetOaklandCalTrans_09082022-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/034_KQED_WoodStreetOaklandCalTrans_09082022.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Caltrans workers clear a barricade made by Wood Street residents meant to keep Caltrans out of the encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_11925270\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11925270 size-medium\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/067_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg\" alt=\"Several people in hard hats, bright vests and masks clear away debris from the encampment with rakes\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/067_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/067_KQED_WoodStreetOaklandCalTrans_09082022-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/067_KQED_WoodStreetOaklandCalTrans_09082022-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/067_KQED_WoodStreetOaklandCalTrans_09082022-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/067_KQED_WoodStreetOaklandCalTrans_09082022.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Caltrans workers clear garbage from the Wood Street encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_11925272\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11925272 size-medium\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/073_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg\" alt=\"Two people pack items on one side, while another person speaks to a police officer in the foreground with a trailer in the background\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/073_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/073_KQED_WoodStreetOaklandCalTrans_09082022-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/073_KQED_WoodStreetOaklandCalTrans_09082022-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/073_KQED_WoodStreetOaklandCalTrans_09082022-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/073_KQED_WoodStreetOaklandCalTrans_09082022.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Ben Murawski fills a truck with his belongings in an attempt to remove the items from an area being cleared by Caltrans at the Wood Street encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_11925274\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11925274\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/RS58537_086_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg\" alt=\"A man in a hat looks on in anguish next to four others \" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58537_086_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58537_086_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58537_086_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58537_086_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58537_086_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Wood Street resident LaMonte Ford looks on while Caltrans clears the area in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_11925275\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11925275\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/RS58506_042_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg\" alt=\"Three police officers stand around a man in a blue shirt as another police officer stands in the foreground\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58506_042_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58506_042_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58506_042_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58506_042_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58506_042_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Wood Street resident Ron McGowan is arrested after standing on a truck that was blocking Caltrans from entering the encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_11925271\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11925271\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/081_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/081_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/081_KQED_WoodStreetOaklandCalTrans_09082022-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/081_KQED_WoodStreetOaklandCalTrans_09082022-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/081_KQED_WoodStreetOaklandCalTrans_09082022-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/081_KQED_WoodStreetOaklandCalTrans_09082022.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Wood Street resident LaMonte Ford hugs a friend while Caltrans clears the encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\n",
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"excerpt": "After a more than month-long delay, Caltrans on Thursday began evicting residents at Wood Street, an encampment for people experiencing homelessness that stretches for more than 15 city blocks in West Oakland.",
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"title": "Residents, Activists Decry Evictions at Oakland's Largest Homeless Encampment | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Emotions ran hot Thursday as Caltrans began evicting residents from Oakland’s largest encampment of unhoused people. Some residents of the Wood Street encampment, with help from volunteers and activists, erected a makeshift barricade to block the only access road to the site.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "‘You destroy people’s lives, you take their belongings … how are they supposed to get back on their feet to do anything to move forward in life?’",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Woody Guthrie’s folk anthem “This Land Is Your Land” blared from a windup amplifier as Oakland police and California Highway Patrol officers faced off with residents and supporters.\u003c/p>\n\u003cp>“You destroy people’s lives, you take their belongings,” said Ben Murawski, 47, his voice quivering. “And how are they supposed to get back on their feet to do anything to move forward in life?”\u003c/p>\n\u003cp>Two people — Ron McGowan, who lived in the northern area of the encampment and was set to be evicted Thursday, and Jaz Colibri, a resident and organizer — both were arrested after refusing to leave a pickup truck that was blocking the access road. Colibri lay down, motionless, in the bed of the truck, prompting officers to pick her up and physically carry her away, as supporters chanted, “We love you, Jaz!” and “Housing is a human right!”\u003c/p>\n\u003cfigure id=\"attachment_11925196\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11925196\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/RS58517_061_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg\" alt=\"Three officers hold a person as they are arrested with a dumpster in the background\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58517_061_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58517_061_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58517_061_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58517_061_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58517_061_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Wood Street resident Jaz Colibri is arrested and carried by police officers after she attempted to block Caltrans from removing a barricade from the Wood Street encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The evictions came after a more-than-month-long delay, resulting from a lawsuit residents filed in July to block Caltrans from clearing the site. Federal District Judge William Orrick ruled last month they could continue, citing safety concerns.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>But despite the delay, for many residents, the evictions came too quickly. Caltrans posted notices on Tuesday that the first of the three-phased evictions would start in two days.\u003c/p>\n\u003cp>“How could you complain if you’re on somebody else’s land, and they want you to leave in 30 days? Seems reasonable,” said Matthew Schatzinger, 45, who’s lived at Wood Street for nearly four years. “But to get out of here in two days or then destroy your stuff, or take your stuff, it just doesn’t make sense to me.”\u003c/p>\n\u003cfigure id=\"attachment_11925192\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11925192\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/RS58499_038_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg\" alt=\"People standing on a car that is spray-painted saying: 'where do we go?'\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58499_038_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58499_038_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58499_038_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58499_038_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58499_038_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Wood Street residents and supporters stand on a truck to barricade Caltrans workers from entering the encampment In Oakland to begin clearing garbage on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In his order, Judge Orrick directed Caltrans to work with the city of Oakland and Alameda County to offer shelter to the estimated 200 residents who live at Wood Street. As of Thursday, the county had made contact with 75 residents and around half had accepted offers of shelter, said Jerri Applegate Randrup, a spokesperson for Alameda County.\u003c/p>\n\u003cp>Randrup said the county offered residents spaces in congregate shelters, Oakland’s “cabin community” or “tuff shed” shelters, and safe RV parking, among other options.\u003c/p>\n\u003cp>Jeremy Oliveira, 42, said he got a spot at a hotel that’s been converted into housing for people who were formerly homeless. Even though he’ll have to share a room, he said it was a much better situation than some of the other shelters. \u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“I’m really happy. It’s gonna help me out a whole lot,” Oliveira said. “It’s going to be good. I’m going to actually be able to get restful sleep.”\u003c/p>\n\u003cp>But Schatzinger said he was offered only a spot at a tuff shed site, which he declined because there is no parking within three blocks, residents aren’t allowed to bring in mattresses or bedding and can only use city-provided cots, and there is little space to store his belongings. Instead, he and his neighbor, Jessica Huffman, 42, will likely be looking for some other place to park their RVs.\u003c/p>\n\u003cp>They came to Wood Street after being forced to leave other encampments, Huffman said, and she didn’t want to return to a situation where she’s required to move her RV every few days.\u003c/p>\n\u003cp>“It’s going to be a big problem when we’re forced into residential neighborhoods,” Huffman said. “That’s why the cops all pushed us out here in the first place. But it looks like we’re probably going to have to.”\u003c/p>\n\u003cp>Over the past decade, the encampment at Wood Street has grown from a few RVs parked on the street to a sprawling tangle of structures, vehicles and trailers. It stretches for more than 15 city blocks underneath the I-880 overpass between Wood Street and the BNSF and Union Pacific railroad tracks on land owned by Caltrans, the city of Oakland, BNSF and private entities.\u003c/p>\n\u003cfigure id=\"attachment_11925205\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11925205\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/RS58525_074_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg\" alt=\"A man puts some items onto a truck\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58525_074_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58525_074_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58525_074_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58525_074_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58525_074_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Ben Murawski fills a truck with his belongings in an attempt to remove the items from an area being cleared by Caltrans at the Wood Street encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But attorneys for Caltrans say the encampment posed a serious health and safety risk, citing some 200 fires over the past two years, including one on July 11 that sent plumes of smoke onto the freeway and prompted the transportation agency to begin clearing the site.\u003c/p>\n\u003cp>“The frequency with fires, especially in that area,” Mark Guenzi, an attorney for Caltrans, said at an August 26 hearing, “is just very concerning given the potential for catastrophic risk.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The evictions are expected to continue over the next six weeks.\u003c/p>\n\u003cfigure id=\"attachment_11925268\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11925268 size-medium\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/017_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg\" alt=\"Several people in hard hats and construction bests stand in a line under a freeway overpass\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/017_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/017_KQED_WoodStreetOaklandCalTrans_09082022-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/017_KQED_WoodStreetOaklandCalTrans_09082022-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/017_KQED_WoodStreetOaklandCalTrans_09082022-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/017_KQED_WoodStreetOaklandCalTrans_09082022.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Caltrans crews wait to clear the Wood Street encampment in Oakland on Sept. 8, 2022, while residents and advocates block the road. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_11925269\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11925269 size-medium\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/034_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg\" alt=\"Image from further away of the highway overpass and the clearing of Wood Street encampment\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/034_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/034_KQED_WoodStreetOaklandCalTrans_09082022-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/034_KQED_WoodStreetOaklandCalTrans_09082022-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/034_KQED_WoodStreetOaklandCalTrans_09082022-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/034_KQED_WoodStreetOaklandCalTrans_09082022.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Caltrans workers clear a barricade made by Wood Street residents meant to keep Caltrans out of the encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_11925270\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11925270 size-medium\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/067_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg\" alt=\"Several people in hard hats, bright vests and masks clear away debris from the encampment with rakes\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/067_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/067_KQED_WoodStreetOaklandCalTrans_09082022-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/067_KQED_WoodStreetOaklandCalTrans_09082022-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/067_KQED_WoodStreetOaklandCalTrans_09082022-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/067_KQED_WoodStreetOaklandCalTrans_09082022.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Caltrans workers clear garbage from the Wood Street encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_11925272\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11925272 size-medium\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/073_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg\" alt=\"Two people pack items on one side, while another person speaks to a police officer in the foreground with a trailer in the background\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/073_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/073_KQED_WoodStreetOaklandCalTrans_09082022-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/073_KQED_WoodStreetOaklandCalTrans_09082022-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/073_KQED_WoodStreetOaklandCalTrans_09082022-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/073_KQED_WoodStreetOaklandCalTrans_09082022.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Ben Murawski fills a truck with his belongings in an attempt to remove the items from an area being cleared by Caltrans at the Wood Street encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_11925274\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11925274\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/RS58537_086_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg\" alt=\"A man in a hat looks on in anguish next to four others \" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58537_086_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58537_086_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58537_086_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58537_086_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58537_086_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Wood Street resident LaMonte Ford looks on while Caltrans clears the area in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_11925275\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11925275\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/RS58506_042_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg\" alt=\"Three police officers stand around a man in a blue shirt as another police officer stands in the foreground\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58506_042_KQED_WoodStreetOaklandCalTrans_09082022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58506_042_KQED_WoodStreetOaklandCalTrans_09082022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58506_042_KQED_WoodStreetOaklandCalTrans_09082022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58506_042_KQED_WoodStreetOaklandCalTrans_09082022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/RS58506_042_KQED_WoodStreetOaklandCalTrans_09082022-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Wood Street resident Ron McGowan is arrested after standing on a truck that was blocking Caltrans from entering the encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_11925271\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11925271\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/09/081_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/081_KQED_WoodStreetOaklandCalTrans_09082022-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/081_KQED_WoodStreetOaklandCalTrans_09082022-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/081_KQED_WoodStreetOaklandCalTrans_09082022-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/081_KQED_WoodStreetOaklandCalTrans_09082022-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/09/081_KQED_WoodStreetOaklandCalTrans_09082022.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Wood Street resident LaMonte Ford hugs a friend while Caltrans clears the encampment in Oakland on Sept. 8, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\n\u003c/div>\u003c/p>",
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"title": "A California School District Is Asking Families to Rent Rooms to Teachers",
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"content": "\u003cp>A Northern California school district is testing out a novel solution to its housing shortage for teachers: asking community members to rent them rooms.\u003c/p>\n\u003cp>The Milpitas Unified School District \u003ca href=\"https://www.nbcbayarea.com/news/local/milpitas-school-district-teachers-housing/2989286/\">put out the call to families\u003c/a> in late August in response to staff losses and sky-high housing costs that have made it difficult for educators to live near where they work.\u003c/p>\n\u003cp>Superintendent Cheryl Jordan said in a statement to NPR that the district had already gotten 55 responses to its request.\u003c/p>\n\u003cp>It was proof that district staff members were “valued by our Milpitas community members, parents and caregivers,” she said.\u003c/p>\n\u003cp>Spokesperson Scott Forstner said the district had not yet heard from any employees who had secured a unit through the roughly week-old request to families.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The median home price in Milpitas, located just outside San Jose, is $1.3 million, according to \u003ca href=\"https://www.realtor.com/realestateandhomes-search/95035/overview\">Realtor.com\u003c/a>.\u003c/p>\n\u003cp>Roughly 4 in 5 California counties are seeing their median home prices rise year over year, \u003ca href=\"https://www.car.org/en/aboutus/mediacenter/newsreleases/2022releases/july2022sales\">data released in August \u003c/a>by the California Association of Realtors shows.\u003c/p>\n\u003cp>In the last year, the Milpitas Unified School District lost 10 teachers, officials said. Seven moved to “more affordable” communities, and three left California.\u003c/p>\n\u003cp>Two surveys, conducted by the district in 2017 and 2021, showed that some staff members had long commutes and lacked steady housing, Jordan \u003ca href=\"https://www.youtube.com/watch?v=_3-nEyMXKyI&t=5s\">said at a recent school board meeting\u003c/a>.\u003c/p>\n\u003cp>The Milpitas school board \u003ca href=\"https://simbli.eboardsolutions.com/Meetings/Attachment.aspx?S=36030333&AID=323170&MID=14800\">declared in a resolution\u003c/a> that “the gap between those who can afford a home in the San Francisco Bay Area and those who cannot, is widening at an alarming rate, with some having to hold part-time jobs to meet monthly housing expenses, and affordable rental housing is in short supply.”\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The district has explored other ways to improve housing options for teachers, such as coordinating with agencies that offer loans to educators and considering the construction of accessory dwelling units, which are small homes on the same lot as larger ones.\u003c/p>\n\u003cdiv class=\"fullattribution\">Copyright 2022 NPR. To see more, visit https://www.npr.org.\u003cimg decoding=\"async\" src=\"https://www.google-analytics.com/__utm.gif?utmac=UA-5828686-4&utmdt=A+California+school+district+is+asking+families+to+rent+rooms+to+teachers&utme=8(APIKey)9(MDAxOTAwOTE4MDEyMTkxMDAzNjczZDljZA004)\">\u003c/div>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>A Northern California school district is testing out a novel solution to its housing shortage for teachers: asking community members to rent them rooms.\u003c/p>\n\u003cp>The Milpitas Unified School District \u003ca href=\"https://www.nbcbayarea.com/news/local/milpitas-school-district-teachers-housing/2989286/\">put out the call to families\u003c/a> in late August in response to staff losses and sky-high housing costs that have made it difficult for educators to live near where they work.\u003c/p>\n\u003cp>Superintendent Cheryl Jordan said in a statement to NPR that the district had already gotten 55 responses to its request.\u003c/p>\n\u003cp>It was proof that district staff members were “valued by our Milpitas community members, parents and caregivers,” she said.\u003c/p>\n\u003cp>Spokesperson Scott Forstner said the district had not yet heard from any employees who had secured a unit through the roughly week-old request to families.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The median home price in Milpitas, located just outside San Jose, is $1.3 million, according to \u003ca href=\"https://www.realtor.com/realestateandhomes-search/95035/overview\">Realtor.com\u003c/a>.\u003c/p>\n\u003cp>Roughly 4 in 5 California counties are seeing their median home prices rise year over year, \u003ca href=\"https://www.car.org/en/aboutus/mediacenter/newsreleases/2022releases/july2022sales\">data released in August \u003c/a>by the California Association of Realtors shows.\u003c/p>\n\u003cp>In the last year, the Milpitas Unified School District lost 10 teachers, officials said. Seven moved to “more affordable” communities, and three left California.\u003c/p>\n\u003cp>Two surveys, conducted by the district in 2017 and 2021, showed that some staff members had long commutes and lacked steady housing, Jordan \u003ca href=\"https://www.youtube.com/watch?v=_3-nEyMXKyI&t=5s\">said at a recent school board meeting\u003c/a>.\u003c/p>\n\u003cp>The Milpitas school board \u003ca href=\"https://simbli.eboardsolutions.com/Meetings/Attachment.aspx?S=36030333&AID=323170&MID=14800\">declared in a resolution\u003c/a> that “the gap between those who can afford a home in the San Francisco Bay Area and those who cannot, is widening at an alarming rate, with some having to hold part-time jobs to meet monthly housing expenses, and affordable rental housing is in short supply.”\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The district has explored other ways to improve housing options for teachers, such as coordinating with agencies that offer loans to educators and considering the construction of accessory dwelling units, which are small homes on the same lot as larger ones.\u003c/p>\n\u003cdiv class=\"fullattribution\">Copyright 2022 NPR. To see more, visit https://www.npr.org.\u003cimg decoding=\"async\" src=\"https://www.google-analytics.com/__utm.gif?utmac=UA-5828686-4&utmdt=A+California+school+district+is+asking+families+to+rent+rooms+to+teachers&utme=8(APIKey)9(MDAxOTAwOTE4MDEyMTkxMDAzNjczZDljZA004)\">\u003c/div>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cp>Caltrans can begin evicting the estimated 200 people who live under an 880 overpass in West Oakland after Labor Day, a federal district judge ruled Friday.\u003c/p>\n\u003cp>The decision from Judge William Orrick comes after a month-long legal battle between residents and the transit agency, the city, and the county. It dissolves a restraining order that \u003ca href=\"https://www.kqed.org/news/11919941/closure-of-oaklands-largest-homeless-encampment-put-on-hold-for-now\">previously halted Caltrans’ plans to clear the camp \u003c/a>and allows the city to begin a phased closure of the encampment.\u003c/p>\n\u003cp>Without a \"constitutional right to housing,\" Orrick said he had no authority to allow the encampment to remain on the property. Thursday evening, representatives from the city of Oakland submitted a plan for a phased closure of the site, beginning at its northernmost edge, where a fire on July 11 sent plumes of black smoke onto the 880 overpass.\u003c/p>\n\u003cp class=\"p1\">[aside label=\"Related Stories\" postID=\"news_11919941,news_11914346,news_11921155\"]\"What I have tried to do is create a possibility of relocation in a way that is the least harmful to the people who live on Wood Street,\" he said at the hearing. \"I realize that there are alternatives that public policy could be generating that would work better for homelessness than what has happened in the past. But those are things that are beyond what can be ordered in this case.\"\u003c/p>\n\u003cp>The city plans to offer approximately 40 emergency shelter beds to residents in the first phase of the closure, though it’s unclear how many people actually live in the affected area. Resident Ron McGowan, who lives at the site in question, said there are about 80 people there.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“It’s absurd to think that we've gotten this far through this process and we have not had anybody take a survey of who is actually affected by this,” McGowan said at the hearing.\u003c/p>\n\u003cp>Although the first phase includes offers of temporary shelter, Orrick said subsequent phases could continue whether or not shelter was available.\u003c/p>\n\u003cp>Lydia Blumberg, who’s lived at Wood Street for at least five years, called the decision “beyond disappointing.”\u003c/p>\n\u003cp>“Everyone wants to wash their hands of us,” she said after the hearing. “We're not homeless. They're looking to make us homeless. This is our home.”\u003c/p>\n\u003cp>In July, Caltrans alerted the residents they would have five days to pack their belongings and leave. Tucked away from the street, the encampment, commonly known as “Wood Street,” stretches along property owned by Caltrans, the city of Oakland, BNSF Railway and private owners.\u003c/p>\n\u003cp>Attorneys for Caltrans said the encampment posed a serious health and safety risk, citing some 200 fires at the Wood Street encampment over the past two years. Since the restraining order was issued, another 12 fires have broken out on the site, Orrick said at the hearing.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://embed.documentcloud.org/documents/22267337-show_temp-1/?embed=1&responsive=1&title=1\" title=\"U.S. District Court: Jackson Blain v. Caltrans (Hosted by DocumentCloud)\" width=\"700\" height=\"905\" style=\"border: 1px solid #aaa; width: 100%; height: 800px; height: calc(100vh - 100px);\" sandbox=\"allow-scripts allow-same-origin allow-popups allow-forms allow-popups-to-escape-sandbox\" scrolling=\"yes\" class=\"iframe-class\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>Residents sued in July, saying it was more dangerous to force people to move on such short notice with no alternatives for shelter or housing. And Orrick agreed.\u003c/p>\n\u003cp>“The plaintiffs have raised serious questions that the state will violate their constitutional rights,” Orrick wrote in his July order, “by placing them in increased danger when it removes them at short notice from the encampment without adequate plans to provide shelter.”\u003c/p>\n\u003cp>He allowed Caltrans to continue removing debris from the area, as long as it didn’t involve residents’ belongings. And, he ordered the state transportation agency to work with staff from the city of Oakland and from Alameda County to come up with a plan to relocate residents.\u003c/p>\n\u003cfigure id=\"attachment_11923716\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1.jpg\">\u003cimg class=\"size-full wp-image-11923716\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1.jpg\" alt='a sign that reads \"housing is a human right\"' width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A sign says 'Housing Is a Human Right' at the Cob on Wood Project at the Wood Street encampment in West Oakland on Tuesday, July 19, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But those plans were slow in coming. Earlier this month, Gov. Gavin Newsom’s office publicly excoriated Oakland officials for failing to cooperate and threatened to withhold state funds.\u003c/p>\n\u003cp>“The City’s suggestion that it has no responsibility for homeless individuals on state property unless there is a specific earmark is simply unacceptable,” Patterson wrote. “Under state law, working with homeless individuals to identify housing or shelter alternatives is a local, not a state, responsibility.”\u003c/p>\n\u003cp>And it was clear at the hearing that the city, county and Caltrans still had not worked out a plan for a number of different issues related to the encampment's closure, including who would do the outreach to residents and where residents' belongings would be kept.\u003c/p>\n\u003cp>Many people at Wood Street live in RVs, cars and other vehicles. An attorney for the city said it doesn't have enough safe parking sites for everyone to bring their vehicles there. And Caltrans officials said the vehicles would be too difficult to move.\u003c/p>\n\u003cp>But Orrick told the agencies to work it out.\u003c/p>\n\u003cp>\"T\u003cspan style=\"font-weight: 400\">hese are vehicles of human beings,\" he said at the hearing, \"and they are not to be lost.\"\u003c/span>\u003c/p>\n\u003cp>In the meantime, residents at Wood Street say few officials have come to consult with them on relocation plans. Earlier this week, a coalition of residents wrote a public letter to state, city and county officials urging them to work with them.\u003c/p>\n\u003cp>They asked for resources to make the encampment safer, including access to dumpsters for trash removal, fire extinguishers, sand buckets, water hoses and assistance creating markers throughout the encampment so that emergency service providers could more easily navigate the area. Brigitte Nicoletti, an attorney assisting residents in their pro se lawsuit, reiterated that request at the hearing on Friday.\u003c/p>\n\u003cp>“That would allow the city and county to figure out their outreach programs so that there could be actual adequate outreach,” she said, “instead of a rushed approach that will lead to immense danger and harm to the residents.”\u003c/p>\n\u003cp>But Orrick said requiring Caltrans to provide those resources was beyond the scope of the law.\u003c/p>\n\u003cp>“Those are things that are beyond what can be ordered in this case,” he said. “I stretched the point up until now in order to try to get to some sort of a place that recognizes the humanity of the people who've been talking to me.”\u003c/p>\n\u003cp>A separate request earlier this month to halt Oakland workers from clearing parts of the encampment on land it owns was denied. In July the city began clearing an area between West Grand and 26th Street in Oakland in preparation for a shelter at the site, which would house approximately 50 people.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>Earlier this month, another federal judge allowed that work to continue.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“It’s absurd to think that we've gotten this far through this process and we have not had anybody take a survey of who is actually affected by this,” McGowan said at the hearing.\u003c/p>\n\u003cp>Although the first phase includes offers of temporary shelter, Orrick said subsequent phases could continue whether or not shelter was available.\u003c/p>\n\u003cp>Lydia Blumberg, who’s lived at Wood Street for at least five years, called the decision “beyond disappointing.”\u003c/p>\n\u003cp>“Everyone wants to wash their hands of us,” she said after the hearing. “We're not homeless. They're looking to make us homeless. This is our home.”\u003c/p>\n\u003cp>In July, Caltrans alerted the residents they would have five days to pack their belongings and leave. Tucked away from the street, the encampment, commonly known as “Wood Street,” stretches along property owned by Caltrans, the city of Oakland, BNSF Railway and private owners.\u003c/p>\n\u003cp>Attorneys for Caltrans said the encampment posed a serious health and safety risk, citing some 200 fires at the Wood Street encampment over the past two years. Since the restraining order was issued, another 12 fires have broken out on the site, Orrick said at the hearing.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe src=\"https://embed.documentcloud.org/documents/22267337-show_temp-1/?embed=1&responsive=1&title=1\" title=\"U.S. District Court: Jackson Blain v. Caltrans (Hosted by DocumentCloud)\" width=\"700\" height=\"905\" style=\"border: 1px solid #aaa; width: 100%; height: 800px; height: calc(100vh - 100px);\" sandbox=\"allow-scripts allow-same-origin allow-popups allow-forms allow-popups-to-escape-sandbox\" scrolling=\"yes\" class=\"iframe-class\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>Residents sued in July, saying it was more dangerous to force people to move on such short notice with no alternatives for shelter or housing. And Orrick agreed.\u003c/p>\n\u003cp>“The plaintiffs have raised serious questions that the state will violate their constitutional rights,” Orrick wrote in his July order, “by placing them in increased danger when it removes them at short notice from the encampment without adequate plans to provide shelter.”\u003c/p>\n\u003cp>He allowed Caltrans to continue removing debris from the area, as long as it didn’t involve residents’ belongings. And, he ordered the state transportation agency to work with staff from the city of Oakland and from Alameda County to come up with a plan to relocate residents.\u003c/p>\n\u003cfigure id=\"attachment_11923716\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1.jpg\">\u003cimg class=\"size-full wp-image-11923716\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1.jpg\" alt='a sign that reads \"housing is a human right\"' width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57341_027_KQED_WoodStreetEncampment_07192022-qut-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A sign says 'Housing Is a Human Right' at the Cob on Wood Project at the Wood Street encampment in West Oakland on Tuesday, July 19, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But those plans were slow in coming. Earlier this month, Gov. Gavin Newsom’s office publicly excoriated Oakland officials for failing to cooperate and threatened to withhold state funds.\u003c/p>\n\u003cp>“The City’s suggestion that it has no responsibility for homeless individuals on state property unless there is a specific earmark is simply unacceptable,” Patterson wrote. “Under state law, working with homeless individuals to identify housing or shelter alternatives is a local, not a state, responsibility.”\u003c/p>\n\u003cp>And it was clear at the hearing that the city, county and Caltrans still had not worked out a plan for a number of different issues related to the encampment's closure, including who would do the outreach to residents and where residents' belongings would be kept.\u003c/p>\n\u003cp>Many people at Wood Street live in RVs, cars and other vehicles. An attorney for the city said it doesn't have enough safe parking sites for everyone to bring their vehicles there. And Caltrans officials said the vehicles would be too difficult to move.\u003c/p>\n\u003cp>But Orrick told the agencies to work it out.\u003c/p>\n\u003cp>\"T\u003cspan style=\"font-weight: 400\">hese are vehicles of human beings,\" he said at the hearing, \"and they are not to be lost.\"\u003c/span>\u003c/p>\n\u003cp>In the meantime, residents at Wood Street say few officials have come to consult with them on relocation plans. Earlier this week, a coalition of residents wrote a public letter to state, city and county officials urging them to work with them.\u003c/p>\n\u003cp>They asked for resources to make the encampment safer, including access to dumpsters for trash removal, fire extinguishers, sand buckets, water hoses and assistance creating markers throughout the encampment so that emergency service providers could more easily navigate the area. Brigitte Nicoletti, an attorney assisting residents in their pro se lawsuit, reiterated that request at the hearing on Friday.\u003c/p>\n\u003cp>“That would allow the city and county to figure out their outreach programs so that there could be actual adequate outreach,” she said, “instead of a rushed approach that will lead to immense danger and harm to the residents.”\u003c/p>\n\u003cp>But Orrick said requiring Caltrans to provide those resources was beyond the scope of the law.\u003c/p>\n\u003cp>“Those are things that are beyond what can be ordered in this case,” he said. “I stretched the point up until now in order to try to get to some sort of a place that recognizes the humanity of the people who've been talking to me.”\u003c/p>\n\u003cp>A separate request earlier this month to halt Oakland workers from clearing parts of the encampment on land it owns was denied. In July the city began clearing an area between West Grand and 26th Street in Oakland in preparation for a shelter at the site, which would house approximately 50 people.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Earlier this month, another federal judge allowed that work to continue.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"slug": "how-nonprofits-use-a-legal-loophole-to-flip-california-homes-for-a-profit",
"title": "How Nonprofits Use a Legal Loophole to Flip California Homes — for a Profit",
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"headTitle": "How Nonprofits Use a Legal Loophole to Flip California Homes — for a Profit | KQED",
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"content": "\u003cp>\u003cspan style=\"font-weight: 400\">Dale Riggins was 7 years old when, in 1968, his father began building the small Richmond apartment complex where Riggins now lives. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Every day during the 10-month construction, he went to the site after school, dragging tools and two-by-fours on the sloped lot set against a small hill where the building began to rise.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I have touched everything in this building. I have painted every corner, put in every window,” Riggins said of the triplex he inherited. “This building was my parents’ life, and it became my life.”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923404\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11923404\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-800x533.jpg\" alt=\"An old photo album showing a black and white photo of a family.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A photo of Dale Riggins, his parents and a cousin in a photo album at his home in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins, 67, retired early from his career in construction and maintenance for the city of Richmond after a knee injury put him on disability in 2008. But, the income from his tenants helped keep him afloat. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“The building was in good shape, and I had good tenants,” Riggins said. “Everything was just happy. Until. Yeah, until.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins went through a divorce and sought a modification on his mortgage in 2019. While that was being considered, his lender foreclosed. Everything his parents had worked for seemed to slip through his fingers. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“That sent me through a great depression for a year,” he said. “When you do everything you can do, and it seems like it’s not enough, it’s like everything is against you.”\u003c/span>[pullquote size=\"medium\" align=\"right\" citation=\"Steve Boykin, locksmith, Thousand Oaks resident\"]‘I just feel betrayed by my government. You work your whole life. My whole retirement is in my equity, in my home. And these guys legally come and steal it from me.’[/pullquote]\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The ultimate buyer was \u003c/span>\u003ca href=\"https://scdhc-nso.com/about-us\">\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, a limited partnership registered to an Encinitas, Calif., address. The general partner was a Virginia nonprofit, \u003c/span>\u003ca href=\"https://www.scdhc.com/\">\u003cspan style=\"font-weight: 400\">Southside Community Development and Housing Corporation\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">It was this partnership with a nonprofit that allowed the organization to buy the house under a 2020 California law, \u003c/span>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200SB1079\">\u003cspan style=\"font-weight: 400\">SB 1079\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">. It allows tenants of foreclosed homes, owner-occupants, governments and nonprofits an exclusive 45-day window to\u003c/span>\u003ca href=\"https://www.kqed.org/news/11840140/california-law-prioritizes-people-over-corporate-home-buyers\">\u003cspan style=\"font-weight: 400\"> match the winning bid\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> at a foreclosure auction. It was one of \u003c/span>\u003ca href=\"http://cert1.mail-west.com/m5Vyj5I/yuzjanmc7r/15Vgtm/ov4m4af7/5Vqvnq5V60iknp/vonuodf71/pogrlvoeu?_c=d%7Cze7pzanwmhlzgt%7C17sqbhabiiyetbc&_ce=1601327807.e25c9081aeaaaa8fa1ce46db3a83a073\">\u003cspan style=\"font-weight: 400\">15 housing bills\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> signed into law that year aimed at creating more affordable opportunities for renters and homeowners.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside’s website states its mission is “advocating for the needs of communities and families” to “stabilize communities throughout the United States.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">And while that should have been a relief to Riggins, it wasn’t. He couldn’t understand why a nonprofit, nearly 3,000 miles away, had purchased his property. \u003c/span>[aside postID=\"news_11868037,news_11871064\" label=\"Related Posts\"]\u003cspan style=\"font-weight: 400\">“Why would they want to buy something in California?” Riggins wondered. “And I think that’s the part that just really has me just furious. Why would you want to invest in something that you have never seen?”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The two-story triplex, with its salmon-colored stucco and white trim, was one of at least 74 properties Southside Neighborhood Stabilization scooped up since it formed in early 2021. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The organization is one of at least three such entities created in California after SB 1079’s passage to purchase homes in partnership with nonprofits that have the stated goal of providing affordable housing to communities in need. But in a review of nearly 200 property records, and interviews with over a dozen homeowners and investors who’ve purchased properties from them, there’s little evidence these homes are actually being used as affordable housing.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“They’re all just being flipped,” said Jeff Cagle, a Central California house flipper who’s lost dozens of foreclosure auction bids to purchasers who invoked SB 1079. “The whole idea was that if nonprofits bought this, this was supposed to benefit affordable housing, but none of them were being retained as affordable housing.”\u003c/span>\u003c/p>\n\u003ch2>‘Homes for homeowners, not corporations’\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">State Sen. Nancy Skinner (D-Berkeley) first introduced SB 1079 in February 2020 on the heels of a \u003c/span>\u003ca href=\"https://www.kqed.org/news/11797001/moms-4-housing-group-reaches-agreement-to-buy-vacant-house\">\u003cspan style=\"font-weight: 400\">powerful, two-month-long protest\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> that caught the nation’s attention.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">A group of unhoused mothers, called \u003c/span>\u003ca href=\"https://moms4housing.org/\">\u003cspan style=\"font-weight: 400\">Moms for Housing\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, had been occupying a vacant home in West Oakland in late 2019 and early 2020. The home was owned by \u003c/span>\u003ca href=\"https://www.kqed.org/news/11868037/grandma-challenges-real-estate-giant-in-early-test-of-new-california-law\">\u003cspan style=\"font-weight: 400\">Wedgewood\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, a Redondo Beach real estate firm that specializes in flipping foreclosed homes. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The moms’ protest intended to spotlight increasing corporate ownership of housing, which they said led to rising rents and growing homelessness. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">And SB 1079 was Skinner’s response. She dubbed the bill “\u003c/span>\u003ca href=\"https://sd09.senate.ca.gov/news/20200928-governor-signs-sb-1079-homes-homeowners-not-corporations\">\u003cspan style=\"font-weight: 400\">Homes for Homeowners, Not Corporations\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“The intention of SB 1079 was to give a fair chance for tenants, the homeowner who may have lost their home in the foreclosure, or affordable housing groups to be able to buy a foreclosed home at auction,” Skinner said. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11801339\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11801339\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut.jpg\" alt=\"\" width=\"1920\" height=\"1440\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1832x1374.jpg 1832w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1376x1032.jpg 1376w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1044x783.jpg 1044w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-632x474.jpg 632w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-536x402.jpg 536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Members of the group Moms for Housing in late December in front of the West Oakland house they occupied for several months before being forcefully evicted in January. A community land trust has since agreed to purchase the house and allow the women to move back in. \u003ccite>(Kate Wolffe/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">After the Great Recession between 2008 and 2010 left millions of homeowners in foreclosure, private equity investors began buying the devalued homes by the thousands. Today, Wall Street-backed corporations own \u003c/span>\u003ca href=\"https://www.urban.org/urban-wire/five-things-might-surprise-you-about-fastest-growing-segment-housing-market\">\u003cspan style=\"font-weight: 400\">more than 200,000 single-family homes\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> across the country. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Skinner’s bill made it illegal to bundle properties together at foreclosure auctions, to make it easier for individuals to bid on them. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">She thought nonprofits would use the homes they purchased through SB 1079 to create more affordable housing, but the bill doesn’t specifically require it. Nor does it include any enforcement or accountability mechanisms to ensure that’s the case. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We thought we didn’t need to,” Skinner said. “We do a bill with the best intention, but we can’t always see exactly how it’s going to be put into practice.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">A new bill, \u003c/span>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220AB1837\">\u003cspan style=\"font-weight: 400\">AB 1837\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, by Assemblymember Mia Bonta (D-Oakland) would mandate homes purchased by nonprofits be used to house residents with lower incomes for at least 30 years. The bill is expected to be voted on in the Senate this week, and return to the Assembly for a concurrence vote by the end of the month. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We want to ensure that a nonprofit housing developer actually is the recipient of this particular opportunity,” Bonta said, “and that it doesn’t end up being a nonprofit that is kind of clothed in wolves’ clothing.”\u003c/span>\u003c/p>\n\u003ch2>An opportunity\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">In many ways, the same economic forces that drove Moms for Housing’s protest also prompted a Richmond, Va., nonprofit to get into the business of buying foreclosed homes. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Tim Hayes is the director of distressed assets for that nonprofit, Southside Community Development and Housing Corporation. He said the Blackwell neighborhood where SCDHC was born was gentrifying, in part due to the organization’s work improving the community. The organization turned to local banks for loans to help purchase properties in the neighborhood and keep people from being priced out. But, the banks wouldn’t lend to them. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Therefore private developers reaped the benefits of the years of SCDHC’s work,” Hayes said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Then, in 2015, President Barack Obama \u003c/span>\u003ca href=\"https://content.next.westlaw.com/3-610-4325?__lrTS=20210130035919415&transitionType=Default&contextData=(sc.Default)&firstPage=true\">\u003cspan style=\"font-weight: 400\">directed the U.S. Department of Housing and Urban Development\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> to begin selling some of the foreclosed homes to verified nonprofits.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes saw an opportunity. SCDHC could buy the debt on homes going through foreclosure and sell the houses to homeowners, rather than allow investors to buy and rent them out. The sales would generate income for the nonprofit, which could help them expand their work developing affordable housing in and around Richmond, Va. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We had frustration with our community now being overtaken by developers,” Hayes said. “We go to the bank, they say no. HUD then says, ‘Hey, y’all might be able to work in this program. We think if done right, you can help people, but at the same time, you can make some money to help you expand your operations, to grow, develop.’”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">SCDHC became certified through HUD’s \u003c/span>\u003ca href=\"https://content.next.westlaw.com/3-610-4325?__lrTS=20210130035919415&transitionType=Default&contextData=(sc.Default)&firstPage=true\">\u003cspan style=\"font-weight: 400\">distressed asset stabilization program\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> and began buying non-performing loans on homes going through foreclosure across 33 states. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">They partnered with Louis Amaya, the CEO and founder of \u003c/span>\u003ca href=\"https://pemco-capital.com/\">\u003cspan style=\"font-weight: 400\">PEMCO Capital Management\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, to help them comply with each state’s policies around buying distressed assets.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923503\" class=\"wp-caption aligncenter\" style=\"max-width: 1577px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11923503\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page.jpg\" alt=\"\" width=\"1577\" height=\"859\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/PemCo-About-Us-page.jpg 1577w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/PemCo-About-Us-page-800x436.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/PemCo-About-Us-page-1020x556.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/PemCo-About-Us-page-160x87.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/PemCo-About-Us-page-1536x837.jpg 1536w\" sizes=\"(max-width: 1577px) 100vw, 1577px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">PEMCO’s website explains its approach to asset management.\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Amaya didn’t respond to multiple requests for an interview. But his company’s website describes itself as “an institutional platform for investors to gain exposure in niche sectors within the distressed residential mortgage and real estate markets.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“There were certain expertises that we just didn’t have,” Hayes said. “We hired PEMCO to be part of the distressed asset sale team.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">As soon as SB 1079 went into effect in 2021, SCDHC formed a limited partnership, \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/2021-SNS-Limited-Partnership-Initial-Filing.pdf\">Southside Neighborhood Stabilization\u003c/a>, with Amaya managing the properties. Hayes said it was an extension of their ongoing work in California and other states. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The goal, Hayes said, is to help residents stay in their homes, either through refinancing or credit counseling. In instances where a tenant is living in the home, Hayes said Southside offers cash to help relocate. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But there’s always a balance, Hayes said. SCDHC partners with private investors to front the money to purchase the foreclosed homes. Those investors expect a return, he said. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“What we attempt to do also is balance outcomes with returns,” Hayes said. “We endeavor to do what’s right, to allow people an opportunity to re\u003c/span>\u003cspan style=\"font-weight: 400\">main in their homes.”\u003c/span>\u003c/p>\n\u003ch2>‘Where are we going to go?’\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Before Riggins’ mother, Susie Riggins, died in 2003, she told her son, “‘Whatever you do, try to keep the building because your father built it,'” Riggins said. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“That’s all she had to say,” he said. “And that’s what I set out to do.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">For Riggins’ parents, the apartment building wasn’t just a source of rental income; it was an investment in the community. They had moved from Arkansas and Louisiana to Richmond, Ca., in the mid-1940s as part of the Great Migration, when millions of African Americans moved from the South to the North and West in search of safer lives. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins’ father, Clinton Riggins, took a job as a steelworker at the Hunters Point Naval Shipyard in San Francisco. And despite the lack of traditional mortgages available to Black residents, Clinton Riggins was able to buy a home in Richmond. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“People didn’t have nothing back then in the ’30s and ’40s,” Riggins said. “But when (my father) got here, he was able to do it.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins said his parents always instructed him to keep the rents low, and if he had to raise them, to do it gradually. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“My mother said, ‘Your father built this to help people, not to make money,’” Riggins said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">It’s one reason Riggins’ tenants stayed so long and, in some cases, came back. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923435\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11923435\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-800x533.jpg\" alt=\"A person sitting outdoors near a home.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cynthia Hernandez sits on her porch in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Cynthia Hernandez first moved from the Mission District in San Francisco to Riggins’ building with her mom in 2009, when she was just 18 years old. She eventually left to live on her own as a young adult but returned in 2019, when she and her husband moved back in with her mom.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We were looking more towards buying a home in this area,” Hernandez said, “so we wanted to save a few bucks.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">When the pandemic hit, the unit next door became vacant, so she and her husband moved in. And it was around this time that she said their relationship with Riggins changed from a typical tenant-landlord relationship to one that was more familiar. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We got a lot closer,” Hernandez said. “We were helping each other out with groceries, with toilet paper, with all the essentials.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">After he separated from his wife, Riggins said he worked with the community group Richmond Neighborhood Housing Services to fill out mortgage modification forms required by his lender, \u003c/span>\u003ca href=\"https://www.nytimes.com/2009/05/15/business/economy/15norris.html\">\u003cspan style=\"font-weight: 400\">World Savings Bank\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">He couldn’t understand why the company, in the midst of that process, started to foreclose. Riggins has since hired a lawyer that’s suing the servicer on the loan, Rushmore Loan Management Services, for allegedly violating the state’s \u003c/span>\u003ca href=\"https://oag.ca.gov/hbor\">\u003cspan style=\"font-weight: 400\">Homeowner Bill of Rights\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> — a set of laws that protect homeowners facing foreclosure. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">When the notice of default on the mortgage appeared, speculators began bombarding the house with flyers, letters and calls. So Hernandez began looking for help — both to understand what was happening and to figure out what her rights were if she faced eviction. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I freaked out,” Hernandez said. “Where are we going to go? Like, what can we do?”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923432\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11923432\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1.jpg\" alt=\"A person's hands are on a desk alongside paperwork.\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cynthia Hernandez looks through paperwork she collected during the foreclosure of the building where she lives with her family on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hernandez eventually found \u003c/span>\u003ca href=\"https://www.richmondland.org/potowski-av\">\u003cspan style=\"font-weight: 400\">Richmond Land\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, a new community land trust based in Richmond, Ca., that was looking for its first project. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">By this point, Southside had already purchased the property, and had served the residents with eviction papers. Hayes said the company first offered the residents $5,000, but didn’t get a response, so they proceeded with the eviction process. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We made it clear to (Southside) that what was happening was problematic,” said Mia Carbajal, director of place-keeping at Richmond Land, “and that we are really interested in stopping the eviction by purchasing the building.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization eventually agreed to sell the building to Richmond Land for $600,000 — which is $59,000 more than the $541,000 it paid to purchase it. The amount barely covered Southside’s expenses, Hayes said. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Looking back, Carbajal said she doesn’t begrudge Southside for wanting a return on the purchase, or its practice of buying foreclosed homes as a way of generating income for the nonprofit’s work in Richmond, Va. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I think it just really speaks to our nation’s austerity, our disinvestment in housing,” Carbajal said, “and organizations that are in the business of affordable housing, doing what they need to do to cover their expenses.”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923436\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11923436\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-800x533.jpg\" alt=\"Two people holding the hands of a child to lift them up in the air.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cynthia Hernandez walks with her family on the street in front of her home in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">In the end, it all worked out for Hernandez and Riggins: They got to stay in their homes and will eventually have the opportunity to buy the building. Richmond Land will maintain ownership of the land itself, ensuring the property is sold at an affordable price to all future buyers. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But others who dealt with Southside were less satisfied with the results. \u003c/span>\u003c/p>\n\u003ch2>Neighborhood stabilization\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization shelled out nearly $29 million to purchase 74 properties under SB 1079. So far, more than half — 47 — have already been sold for a total of about $6 million in gross revenue, according to property records. Of those, 32 are now owner-occupied. The rest have gone to investors.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside requires its buyers to sign an affidavit, attesting that they will either live in the property or sell to someone who will. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes said that’s because the organization’s goal is to create more homeownership opportunities, which is also a stated goal of SB 1079. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We view ourselves as a holistic organization, but also realizing that most wealth accumulation comes from homeownership,” Hayes said. “And when I can never access homeownership, it then limits so many things, let alone generational wealth transfers. So, that’s the mission that we really have.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But some of the homeowners and investors who have encountered Southside question whether their practices actually make it easier for people to afford their homes. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923427\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-scaled.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11923427\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-800x600.jpg\" alt=\"A home with a tanned rooftop.\" width=\"800\" height=\"600\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-1536x1152.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-2048x1536.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-1920x1440.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Steve Boykin paid $239,000 to Southside to get the deed to his home back, property records show. \u003ccite>(Courtesy of Steve Boykin)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">In Thousand Oaks, Steve Boykin paid Southside Neighborhood Stabilization nearly a quarter of a million dollars just to get the deed to his home back. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Boykin, a locksmith and lifelong Thousand Oaks resident, had taken out a home equity line of credit in 2007 for $150,000, though he says he only used about $44,000 of it. The loan was sold to another company, which then charged him a higher interest rate. Boykin got a lawyer to dispute the new charges, and in the meantime, the bank foreclosed.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization bought the debt on his property for $166,100. Boykin negotiated to pay them $239,000 to buy it back, according to property records. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I had to pay them, I didn’t have a choice,” he said. “They’re holding (the deed) over my head. You know, ‘We’re going to sell your house. We have the deed to the house, and we can sell it.’”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes said Boykin’s case was “an amazing outcome.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Rather than being evicted, we allowed the owner to remain in their home,” he said. “All processes can be improved. However, it continues to feel as if SCDHC — on an incredibly small sample — is being painted as a bad actor, and we are not.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But Boykin didn’t see it that way. He sold two plots of land in Paso Robles, where he had planned to build his retirement home, to pay Southside. At 63, he expected to retire in two years. Now, he knows he’ll be working much longer. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I just feel betrayed by my government,” Boykin said. “You work your whole life. My whole retirement is in my equity, in my home. And these guys legally come and steal it from me.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Other investors and homeowners who purchased homes from Southside said the sales felt like typical flips and questioned what kind of value the nonprofit added. The homes often needed major repairs, but they weren’t sold at a discount. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Lauren Every-Wortman purchased a home near Joshua Tree National Park in January for $453,000 — about $100,000 higher than the current median-priced home there, according to Zillow — even though it needed a new roof and floors, a new irrigation system and a new deck.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Every-Wortman’s boyfriend dug into the property records and found that Southside purchased the home for $295,000.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“It’s inflating the market,” Every-Wortman said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes said the organization is transparent about the conditions of the homes it sells.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We could fix everything,” Hayes said, “but the reality of it is that then changes the price point.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">They also have to absorb costs, Hayes said, from the real estate agents to lawyers, to closing and filing costs.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">By the fall of 2021, Hayes said Southside decided to stop purchasing properties through SB 1079. They had gotten some inquiries about its activities, he said, and they didn’t want to continue “until the Legislature can create more clarity about what we’ve done.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We began to get more inquiries that were trying to paint us in a certain picture,” Hayes said. “And in Tim Hayes terminology, we’re like, ‘Screw this. We’ve done too much to now all of a sudden to be backed into a corner.’”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">According to property records, Southside’s last two purchases in California were made on January 4. But while Southside began winding down its operations, other nonprofits were just getting started. \u003c/span>\u003c/p>\n\u003ch2>Corporations clothed as nonprofits\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">In the summer of 2021, two California-based house-flipping corporations created their own affordable housing nonprofits and began using SB 1079 to purchase and flip foreclosed homes, according to public records. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">One of the groups, \u003c/span>\u003cspan style=\"font-weight: 400\">called the \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20220818-Articles-of-Incorporation-CV-Neighborhood-Stabilization-Foundation-later-Dove-Street.pdf\">CV Neighborhood Stabilization Foundation\u003c/a>, says its mission is to “create and implement programs for the development of and preservation of affordable housing.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The foundation later\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210907-CV-Neighborhood-Stablization-Foundation-name-change-to-Dove-Street-Housing-Foundation.pdf\"> changed its name to Dove Street Housing Foundation \u003c/a>and formed a \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20220218-DS-Housing-AHP-Title-Holdings-LP.pdf\">number\u003c/a> of \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210921-DS-HOUSING-CCCRR-01-LP-with-Dove-Street-Housing-Foundation.pdf\">different\u003c/a> limited \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210921-DS-HOUSING-AHP-01-LP.pdf\">partnerships, \u003c/a>which together purchased at least 68 properties since November. At least 12 of them used SB 1079, according to property records. \u003c/span>\u003cspan style=\"font-weight: 400\">Dove Street’s nonprofit status is what enables the partnerships to use SB 1079 to match foreclosure auction bids.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923505\" class=\"wp-caption aligncenter\" style=\"max-width: 1485px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11923505\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res.jpg\" alt=\"\" width=\"1485\" height=\"316\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/ClearVue-Res.jpg 1485w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/ClearVue-Res-800x170.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/ClearVue-Res-1020x217.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/ClearVue-Res-160x34.jpg 160w\" sizes=\"(max-width: 1485px) 100vw, 1485px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">ClearVue Real Estate Services’ website.\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">The foundation’s president, Matt Regan, is also the co-founder, president and COO of \u003c/span>\u003ca href=\"https://clearvueres.com/about-us/\">\u003cspan style=\"font-weight: 400\">ClearVue Real Estate Services\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> LLC, which, according to its website, “specializes in the acquisition, management, and disposition of residential REO [real estate owned] properties and targeted whole loans nationwide.” Regan did not respond to requests for comment. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Of the 34 properties Dove Street has already sold, property records show 25 have gone to other investors. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">One of those investors was Gerry Ochoa, a small-time landlord who purchased a property in Bakersfield from one of Dove Street’s limited partnerships. A fire had gutted the two manufactured homes on the lot. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">He expects he’ll spend upward of $380,000 to demolish the homes and construct a five-unit building in their place, which he plans to market as luxury units.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I’m targeting more of these young folks that work at home nowadays,” Ochoa said. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923402\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11923402\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-800x370.jpg\" alt=\"Real estate signs on a lawn.\" width=\"800\" height=\"370\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-800x370.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-1020x471.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-160x74.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn.jpg 1344w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">When William Rawls purchased his Tulare home, the sign in the front lawn directed him to Capitol Real Estate Group. Property records show the owner of the property was actually RMMC LP, a limited partnership with an affordable housing nonprofit, called Affordable Housing NFP Inc., listed as the general partner. \u003ccite>(Courtesy of William Rawls)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">In Tulare, William Rawls had just gone through a divorce when, earlier this year, he began looking for a new home. He bought a beige, one-story tract home from \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210706-cert-of-LP-for-RMMC-general-partnership-with-Affordable-Housing-NFP-Inc.pdf\">RMMC LP\u003c/a> in March.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Rawls was surprised to learn that RMMC is a limited partnership with an affordable housing nonprofit, called \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210604-Articles-of-Incorporation-Nonrprofit-Affordable-Housing-NFP-Inc.pdf\">Affordable Housing NFP Inc.\u003c/a>, listed as the general partner, and property records show they used SB 1079 to buy the home.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“They just slapped lipstick on a pig,” Rawls said, adding that he’s in the process of replacing all the floors that had grown mold due to leaking pipes. “It was a gut job.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">RMMC LP formed in July 2021 and bought its first property in November. So far, it’s purchased at least 56 mostly single-family homes, and property records show that at least 22 of the buys were SB 1079 purchases. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The nonprofit’s president, Armando Banuelos, is also the CEO of \u003c/span>\u003ca href=\"https://capitolreg.com/\">\u003cspan style=\"font-weight: 400\">Capitol Real Estate Group\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">. A recent \u003c/span>\u003ca href=\"https://www.meetup.com/bakersfield-real-estate-investing-meetup-group-reitribe/events/287601283/\">\u003cspan style=\"font-weight: 400\">Bakersfield meetup\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> described Banuelos as a specialist in “\u003c/span>\u003cspan style=\"font-weight: 400\">fix-n-flip, rentals” and other real estate ventures. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Banuelos and other representatives from the company didn’t respond to requests for comment. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">On the front lawn of Rawls’ eventual home, Capitol had posted signs directing buyers to their company. Rawls said there was never any mention of using the homes as affordable housing. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“If it’s supposed to be affordable housing, then they lied,” Rawls said. “What a farce.”\u003c/span>\u003c/p>\n\u003ch2>Closing the loophole\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Under Bonta’s new bill, AB 1837, properties purchased by nonprofits under SB 1079 would carry deed restrictions that mandate the housing remains affordable for at least 30 years. And nonprofits would have to have board members with California addresses. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Several people involved in the house-flipping industry said the changes would help close the loophole in SB 1079, but the new legislation may not go as far as the author intends. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Foreclosure auctions typically involve all-cash buys. And it’s unlikely that owners or tenants of foreclosed properties have the hundreds of thousands of dollars on hand to compete. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“The idea that regular people are just going to (use) this,” said Jeff Cagle, the Central California house flipper, “it’s not going to happen.”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923403\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11923403\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut.jpg\" alt=\"\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Dale Riggins stands outside his home in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Nonprofits may stand a better chance at matching the auction prices, and last year, the Legislature approved a $500 million revolving fund, called the \u003c/span>\u003ca href=\"https://www.hcd.ca.gov/foreclosure-intervention-housing-preservation-program#:~:text=FIHPP%20was%20added%20to%20California%27s,funds)%20to%20manage%20the%20program.\">\u003cspan style=\"font-weight: 400\">Foreclosure Intervention Housing Preservation Program\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, to help them do just that. Those funds are expected to be available sometime this year. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But even with this fund, Hayes said few nonprofits have the capacity to operate at scale, which is why he thinks partnerships with private investors are so effective. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’re just concerned that it’s being guided in the path of some unique outcomes that will not really impact all nonprofits. It may connect a sliver of nonprofits,” he said, adding that the vast majority of foreclosed homes will be purchased by “the same people that have always done it.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">For Bonta, however, the goal of her legislation is more narrowly focused on reforming SB 1079 and ensuring that if nonprofits buy the homes, they use them as affordable housing for residents with low incomes. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’re trying to make sure that the intention of our legislation,” she said, “matches the actual implementation.”\u003c/span>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "A 2020 law intended to make it easier for homeowners and nonprofits to buy foreclosed homes has been used by fake and out-of-state nonprofits to scoop up nearly 200 foreclosed homes across California, property records show.",
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"title": "How Nonprofits Use a Legal Loophole to Flip California Homes — for a Profit | KQED",
"description": "A 2020 law intended to make it easier for homeowners and nonprofits to buy foreclosed homes has been used by fake and out-of-state nonprofits to scoop up nearly 200 foreclosed homes across California, property records show.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cspan style=\"font-weight: 400\">Dale Riggins was 7 years old when, in 1968, his father began building the small Richmond apartment complex where Riggins now lives. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Every day during the 10-month construction, he went to the site after school, dragging tools and two-by-fours on the sloped lot set against a small hill where the building began to rise.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I have touched everything in this building. I have painted every corner, put in every window,” Riggins said of the triplex he inherited. “This building was my parents’ life, and it became my life.”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923404\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11923404\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-800x533.jpg\" alt=\"An old photo album showing a black and white photo of a family.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A photo of Dale Riggins, his parents and a cousin in a photo album at his home in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins, 67, retired early from his career in construction and maintenance for the city of Richmond after a knee injury put him on disability in 2008. But, the income from his tenants helped keep him afloat. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“The building was in good shape, and I had good tenants,” Riggins said. “Everything was just happy. Until. Yeah, until.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins went through a divorce and sought a modification on his mortgage in 2019. While that was being considered, his lender foreclosed. Everything his parents had worked for seemed to slip through his fingers. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“That sent me through a great depression for a year,” he said. “When you do everything you can do, and it seems like it’s not enough, it’s like everything is against you.”\u003c/span>\u003c/p>\u003c/div>",
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"content": "‘I just feel betrayed by my government. You work your whole life. My whole retirement is in my equity, in my home. And these guys legally come and steal it from me.’",
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"citation": "Steve Boykin, locksmith, Thousand Oaks resident",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The ultimate buyer was \u003c/span>\u003ca href=\"https://scdhc-nso.com/about-us\">\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, a limited partnership registered to an Encinitas, Calif., address. The general partner was a Virginia nonprofit, \u003c/span>\u003ca href=\"https://www.scdhc.com/\">\u003cspan style=\"font-weight: 400\">Southside Community Development and Housing Corporation\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">It was this partnership with a nonprofit that allowed the organization to buy the house under a 2020 California law, \u003c/span>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200SB1079\">\u003cspan style=\"font-weight: 400\">SB 1079\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">. It allows tenants of foreclosed homes, owner-occupants, governments and nonprofits an exclusive 45-day window to\u003c/span>\u003ca href=\"https://www.kqed.org/news/11840140/california-law-prioritizes-people-over-corporate-home-buyers\">\u003cspan style=\"font-weight: 400\"> match the winning bid\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> at a foreclosure auction. It was one of \u003c/span>\u003ca href=\"http://cert1.mail-west.com/m5Vyj5I/yuzjanmc7r/15Vgtm/ov4m4af7/5Vqvnq5V60iknp/vonuodf71/pogrlvoeu?_c=d%7Cze7pzanwmhlzgt%7C17sqbhabiiyetbc&_ce=1601327807.e25c9081aeaaaa8fa1ce46db3a83a073\">\u003cspan style=\"font-weight: 400\">15 housing bills\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> signed into law that year aimed at creating more affordable opportunities for renters and homeowners.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside’s website states its mission is “advocating for the needs of communities and families” to “stabilize communities throughout the United States.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">And while that should have been a relief to Riggins, it wasn’t. He couldn’t understand why a nonprofit, nearly 3,000 miles away, had purchased his property. \u003c/span>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cspan style=\"font-weight: 400\">“Why would they want to buy something in California?” Riggins wondered. “And I think that’s the part that just really has me just furious. Why would you want to invest in something that you have never seen?”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The two-story triplex, with its salmon-colored stucco and white trim, was one of at least 74 properties Southside Neighborhood Stabilization scooped up since it formed in early 2021. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The organization is one of at least three such entities created in California after SB 1079’s passage to purchase homes in partnership with nonprofits that have the stated goal of providing affordable housing to communities in need. But in a review of nearly 200 property records, and interviews with over a dozen homeowners and investors who’ve purchased properties from them, there’s little evidence these homes are actually being used as affordable housing.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“They’re all just being flipped,” said Jeff Cagle, a Central California house flipper who’s lost dozens of foreclosure auction bids to purchasers who invoked SB 1079. “The whole idea was that if nonprofits bought this, this was supposed to benefit affordable housing, but none of them were being retained as affordable housing.”\u003c/span>\u003c/p>\n\u003ch2>‘Homes for homeowners, not corporations’\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">State Sen. Nancy Skinner (D-Berkeley) first introduced SB 1079 in February 2020 on the heels of a \u003c/span>\u003ca href=\"https://www.kqed.org/news/11797001/moms-4-housing-group-reaches-agreement-to-buy-vacant-house\">\u003cspan style=\"font-weight: 400\">powerful, two-month-long protest\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> that caught the nation’s attention.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">A group of unhoused mothers, called \u003c/span>\u003ca href=\"https://moms4housing.org/\">\u003cspan style=\"font-weight: 400\">Moms for Housing\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, had been occupying a vacant home in West Oakland in late 2019 and early 2020. The home was owned by \u003c/span>\u003ca href=\"https://www.kqed.org/news/11868037/grandma-challenges-real-estate-giant-in-early-test-of-new-california-law\">\u003cspan style=\"font-weight: 400\">Wedgewood\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, a Redondo Beach real estate firm that specializes in flipping foreclosed homes. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The moms’ protest intended to spotlight increasing corporate ownership of housing, which they said led to rising rents and growing homelessness. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">And SB 1079 was Skinner’s response. She dubbed the bill “\u003c/span>\u003ca href=\"https://sd09.senate.ca.gov/news/20200928-governor-signs-sb-1079-homes-homeowners-not-corporations\">\u003cspan style=\"font-weight: 400\">Homes for Homeowners, Not Corporations\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“The intention of SB 1079 was to give a fair chance for tenants, the homeowner who may have lost their home in the foreclosure, or affordable housing groups to be able to buy a foreclosed home at auction,” Skinner said. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11801339\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11801339\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut.jpg\" alt=\"\" width=\"1920\" height=\"1440\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1832x1374.jpg 1832w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1376x1032.jpg 1376w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1044x783.jpg 1044w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-632x474.jpg 632w, https://cdn.kqed.org/wp-content/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-536x402.jpg 536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Members of the group Moms for Housing in late December in front of the West Oakland house they occupied for several months before being forcefully evicted in January. A community land trust has since agreed to purchase the house and allow the women to move back in. \u003ccite>(Kate Wolffe/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">After the Great Recession between 2008 and 2010 left millions of homeowners in foreclosure, private equity investors began buying the devalued homes by the thousands. Today, Wall Street-backed corporations own \u003c/span>\u003ca href=\"https://www.urban.org/urban-wire/five-things-might-surprise-you-about-fastest-growing-segment-housing-market\">\u003cspan style=\"font-weight: 400\">more than 200,000 single-family homes\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> across the country. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Skinner’s bill made it illegal to bundle properties together at foreclosure auctions, to make it easier for individuals to bid on them. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">She thought nonprofits would use the homes they purchased through SB 1079 to create more affordable housing, but the bill doesn’t specifically require it. Nor does it include any enforcement or accountability mechanisms to ensure that’s the case. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We thought we didn’t need to,” Skinner said. “We do a bill with the best intention, but we can’t always see exactly how it’s going to be put into practice.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">A new bill, \u003c/span>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220AB1837\">\u003cspan style=\"font-weight: 400\">AB 1837\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, by Assemblymember Mia Bonta (D-Oakland) would mandate homes purchased by nonprofits be used to house residents with lower incomes for at least 30 years. The bill is expected to be voted on in the Senate this week, and return to the Assembly for a concurrence vote by the end of the month. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We want to ensure that a nonprofit housing developer actually is the recipient of this particular opportunity,” Bonta said, “and that it doesn’t end up being a nonprofit that is kind of clothed in wolves’ clothing.”\u003c/span>\u003c/p>\n\u003ch2>An opportunity\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">In many ways, the same economic forces that drove Moms for Housing’s protest also prompted a Richmond, Va., nonprofit to get into the business of buying foreclosed homes. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Tim Hayes is the director of distressed assets for that nonprofit, Southside Community Development and Housing Corporation. He said the Blackwell neighborhood where SCDHC was born was gentrifying, in part due to the organization’s work improving the community. The organization turned to local banks for loans to help purchase properties in the neighborhood and keep people from being priced out. But, the banks wouldn’t lend to them. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Therefore private developers reaped the benefits of the years of SCDHC’s work,” Hayes said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Then, in 2015, President Barack Obama \u003c/span>\u003ca href=\"https://content.next.westlaw.com/3-610-4325?__lrTS=20210130035919415&transitionType=Default&contextData=(sc.Default)&firstPage=true\">\u003cspan style=\"font-weight: 400\">directed the U.S. Department of Housing and Urban Development\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> to begin selling some of the foreclosed homes to verified nonprofits.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes saw an opportunity. SCDHC could buy the debt on homes going through foreclosure and sell the houses to homeowners, rather than allow investors to buy and rent them out. The sales would generate income for the nonprofit, which could help them expand their work developing affordable housing in and around Richmond, Va. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We had frustration with our community now being overtaken by developers,” Hayes said. “We go to the bank, they say no. HUD then says, ‘Hey, y’all might be able to work in this program. We think if done right, you can help people, but at the same time, you can make some money to help you expand your operations, to grow, develop.’”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">SCDHC became certified through HUD’s \u003c/span>\u003ca href=\"https://content.next.westlaw.com/3-610-4325?__lrTS=20210130035919415&transitionType=Default&contextData=(sc.Default)&firstPage=true\">\u003cspan style=\"font-weight: 400\">distressed asset stabilization program\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> and began buying non-performing loans on homes going through foreclosure across 33 states. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">They partnered with Louis Amaya, the CEO and founder of \u003c/span>\u003ca href=\"https://pemco-capital.com/\">\u003cspan style=\"font-weight: 400\">PEMCO Capital Management\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, to help them comply with each state’s policies around buying distressed assets.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923503\" class=\"wp-caption aligncenter\" style=\"max-width: 1577px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11923503\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page.jpg\" alt=\"\" width=\"1577\" height=\"859\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/PemCo-About-Us-page.jpg 1577w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/PemCo-About-Us-page-800x436.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/PemCo-About-Us-page-1020x556.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/PemCo-About-Us-page-160x87.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/PemCo-About-Us-page-1536x837.jpg 1536w\" sizes=\"(max-width: 1577px) 100vw, 1577px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">PEMCO’s website explains its approach to asset management.\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Amaya didn’t respond to multiple requests for an interview. But his company’s website describes itself as “an institutional platform for investors to gain exposure in niche sectors within the distressed residential mortgage and real estate markets.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“There were certain expertises that we just didn’t have,” Hayes said. “We hired PEMCO to be part of the distressed asset sale team.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">As soon as SB 1079 went into effect in 2021, SCDHC formed a limited partnership, \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/2021-SNS-Limited-Partnership-Initial-Filing.pdf\">Southside Neighborhood Stabilization\u003c/a>, with Amaya managing the properties. Hayes said it was an extension of their ongoing work in California and other states. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The goal, Hayes said, is to help residents stay in their homes, either through refinancing or credit counseling. In instances where a tenant is living in the home, Hayes said Southside offers cash to help relocate. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But there’s always a balance, Hayes said. SCDHC partners with private investors to front the money to purchase the foreclosed homes. Those investors expect a return, he said. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“What we attempt to do also is balance outcomes with returns,” Hayes said. “We endeavor to do what’s right, to allow people an opportunity to re\u003c/span>\u003cspan style=\"font-weight: 400\">main in their homes.”\u003c/span>\u003c/p>\n\u003ch2>‘Where are we going to go?’\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Before Riggins’ mother, Susie Riggins, died in 2003, she told her son, “‘Whatever you do, try to keep the building because your father built it,'” Riggins said. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“That’s all she had to say,” he said. “And that’s what I set out to do.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">For Riggins’ parents, the apartment building wasn’t just a source of rental income; it was an investment in the community. They had moved from Arkansas and Louisiana to Richmond, Ca., in the mid-1940s as part of the Great Migration, when millions of African Americans moved from the South to the North and West in search of safer lives. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins’ father, Clinton Riggins, took a job as a steelworker at the Hunters Point Naval Shipyard in San Francisco. And despite the lack of traditional mortgages available to Black residents, Clinton Riggins was able to buy a home in Richmond. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“People didn’t have nothing back then in the ’30s and ’40s,” Riggins said. “But when (my father) got here, he was able to do it.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins said his parents always instructed him to keep the rents low, and if he had to raise them, to do it gradually. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“My mother said, ‘Your father built this to help people, not to make money,’” Riggins said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">It’s one reason Riggins’ tenants stayed so long and, in some cases, came back. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923435\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11923435\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-800x533.jpg\" alt=\"A person sitting outdoors near a home.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cynthia Hernandez sits on her porch in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Cynthia Hernandez first moved from the Mission District in San Francisco to Riggins’ building with her mom in 2009, when she was just 18 years old. She eventually left to live on her own as a young adult but returned in 2019, when she and her husband moved back in with her mom.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We were looking more towards buying a home in this area,” Hernandez said, “so we wanted to save a few bucks.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">When the pandemic hit, the unit next door became vacant, so she and her husband moved in. And it was around this time that she said their relationship with Riggins changed from a typical tenant-landlord relationship to one that was more familiar. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We got a lot closer,” Hernandez said. “We were helping each other out with groceries, with toilet paper, with all the essentials.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">After he separated from his wife, Riggins said he worked with the community group Richmond Neighborhood Housing Services to fill out mortgage modification forms required by his lender, \u003c/span>\u003ca href=\"https://www.nytimes.com/2009/05/15/business/economy/15norris.html\">\u003cspan style=\"font-weight: 400\">World Savings Bank\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">He couldn’t understand why the company, in the midst of that process, started to foreclose. Riggins has since hired a lawyer that’s suing the servicer on the loan, Rushmore Loan Management Services, for allegedly violating the state’s \u003c/span>\u003ca href=\"https://oag.ca.gov/hbor\">\u003cspan style=\"font-weight: 400\">Homeowner Bill of Rights\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> — a set of laws that protect homeowners facing foreclosure. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">When the notice of default on the mortgage appeared, speculators began bombarding the house with flyers, letters and calls. So Hernandez began looking for help — both to understand what was happening and to figure out what her rights were if she faced eviction. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I freaked out,” Hernandez said. “Where are we going to go? Like, what can we do?”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923432\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11923432\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1.jpg\" alt=\"A person's hands are on a desk alongside paperwork.\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cynthia Hernandez looks through paperwork she collected during the foreclosure of the building where she lives with her family on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hernandez eventually found \u003c/span>\u003ca href=\"https://www.richmondland.org/potowski-av\">\u003cspan style=\"font-weight: 400\">Richmond Land\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, a new community land trust based in Richmond, Ca., that was looking for its first project. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">By this point, Southside had already purchased the property, and had served the residents with eviction papers. Hayes said the company first offered the residents $5,000, but didn’t get a response, so they proceeded with the eviction process. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We made it clear to (Southside) that what was happening was problematic,” said Mia Carbajal, director of place-keeping at Richmond Land, “and that we are really interested in stopping the eviction by purchasing the building.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization eventually agreed to sell the building to Richmond Land for $600,000 — which is $59,000 more than the $541,000 it paid to purchase it. The amount barely covered Southside’s expenses, Hayes said. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Looking back, Carbajal said she doesn’t begrudge Southside for wanting a return on the purchase, or its practice of buying foreclosed homes as a way of generating income for the nonprofit’s work in Richmond, Va. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I think it just really speaks to our nation’s austerity, our disinvestment in housing,” Carbajal said, “and organizations that are in the business of affordable housing, doing what they need to do to cover their expenses.”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923436\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11923436\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-800x533.jpg\" alt=\"Two people holding the hands of a child to lift them up in the air.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cynthia Hernandez walks with her family on the street in front of her home in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">In the end, it all worked out for Hernandez and Riggins: They got to stay in their homes and will eventually have the opportunity to buy the building. Richmond Land will maintain ownership of the land itself, ensuring the property is sold at an affordable price to all future buyers. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But others who dealt with Southside were less satisfied with the results. \u003c/span>\u003c/p>\n\u003ch2>Neighborhood stabilization\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization shelled out nearly $29 million to purchase 74 properties under SB 1079. So far, more than half — 47 — have already been sold for a total of about $6 million in gross revenue, according to property records. Of those, 32 are now owner-occupied. The rest have gone to investors.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside requires its buyers to sign an affidavit, attesting that they will either live in the property or sell to someone who will. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes said that’s because the organization’s goal is to create more homeownership opportunities, which is also a stated goal of SB 1079. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We view ourselves as a holistic organization, but also realizing that most wealth accumulation comes from homeownership,” Hayes said. “And when I can never access homeownership, it then limits so many things, let alone generational wealth transfers. So, that’s the mission that we really have.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But some of the homeowners and investors who have encountered Southside question whether their practices actually make it easier for people to afford their homes. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923427\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-scaled.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11923427\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-800x600.jpg\" alt=\"A home with a tanned rooftop.\" width=\"800\" height=\"600\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-1536x1152.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-2048x1536.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-1920x1440.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Steve Boykin paid $239,000 to Southside to get the deed to his home back, property records show. \u003ccite>(Courtesy of Steve Boykin)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">In Thousand Oaks, Steve Boykin paid Southside Neighborhood Stabilization nearly a quarter of a million dollars just to get the deed to his home back. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Boykin, a locksmith and lifelong Thousand Oaks resident, had taken out a home equity line of credit in 2007 for $150,000, though he says he only used about $44,000 of it. The loan was sold to another company, which then charged him a higher interest rate. Boykin got a lawyer to dispute the new charges, and in the meantime, the bank foreclosed.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization bought the debt on his property for $166,100. Boykin negotiated to pay them $239,000 to buy it back, according to property records. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I had to pay them, I didn’t have a choice,” he said. “They’re holding (the deed) over my head. You know, ‘We’re going to sell your house. We have the deed to the house, and we can sell it.’”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes said Boykin’s case was “an amazing outcome.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Rather than being evicted, we allowed the owner to remain in their home,” he said. “All processes can be improved. However, it continues to feel as if SCDHC — on an incredibly small sample — is being painted as a bad actor, and we are not.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But Boykin didn’t see it that way. He sold two plots of land in Paso Robles, where he had planned to build his retirement home, to pay Southside. At 63, he expected to retire in two years. Now, he knows he’ll be working much longer. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I just feel betrayed by my government,” Boykin said. “You work your whole life. My whole retirement is in my equity, in my home. And these guys legally come and steal it from me.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Other investors and homeowners who purchased homes from Southside said the sales felt like typical flips and questioned what kind of value the nonprofit added. The homes often needed major repairs, but they weren’t sold at a discount. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Lauren Every-Wortman purchased a home near Joshua Tree National Park in January for $453,000 — about $100,000 higher than the current median-priced home there, according to Zillow — even though it needed a new roof and floors, a new irrigation system and a new deck.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Every-Wortman’s boyfriend dug into the property records and found that Southside purchased the home for $295,000.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“It’s inflating the market,” Every-Wortman said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes said the organization is transparent about the conditions of the homes it sells.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We could fix everything,” Hayes said, “but the reality of it is that then changes the price point.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">They also have to absorb costs, Hayes said, from the real estate agents to lawyers, to closing and filing costs.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">By the fall of 2021, Hayes said Southside decided to stop purchasing properties through SB 1079. They had gotten some inquiries about its activities, he said, and they didn’t want to continue “until the Legislature can create more clarity about what we’ve done.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We began to get more inquiries that were trying to paint us in a certain picture,” Hayes said. “And in Tim Hayes terminology, we’re like, ‘Screw this. We’ve done too much to now all of a sudden to be backed into a corner.’”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">According to property records, Southside’s last two purchases in California were made on January 4. But while Southside began winding down its operations, other nonprofits were just getting started. \u003c/span>\u003c/p>\n\u003ch2>Corporations clothed as nonprofits\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">In the summer of 2021, two California-based house-flipping corporations created their own affordable housing nonprofits and began using SB 1079 to purchase and flip foreclosed homes, according to public records. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">One of the groups, \u003c/span>\u003cspan style=\"font-weight: 400\">called the \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20220818-Articles-of-Incorporation-CV-Neighborhood-Stabilization-Foundation-later-Dove-Street.pdf\">CV Neighborhood Stabilization Foundation\u003c/a>, says its mission is to “create and implement programs for the development of and preservation of affordable housing.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The foundation later\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210907-CV-Neighborhood-Stablization-Foundation-name-change-to-Dove-Street-Housing-Foundation.pdf\"> changed its name to Dove Street Housing Foundation \u003c/a>and formed a \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20220218-DS-Housing-AHP-Title-Holdings-LP.pdf\">number\u003c/a> of \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210921-DS-HOUSING-CCCRR-01-LP-with-Dove-Street-Housing-Foundation.pdf\">different\u003c/a> limited \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210921-DS-HOUSING-AHP-01-LP.pdf\">partnerships, \u003c/a>which together purchased at least 68 properties since November. At least 12 of them used SB 1079, according to property records. \u003c/span>\u003cspan style=\"font-weight: 400\">Dove Street’s nonprofit status is what enables the partnerships to use SB 1079 to match foreclosure auction bids.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923505\" class=\"wp-caption aligncenter\" style=\"max-width: 1485px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11923505\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res.jpg\" alt=\"\" width=\"1485\" height=\"316\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/ClearVue-Res.jpg 1485w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/ClearVue-Res-800x170.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/ClearVue-Res-1020x217.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/ClearVue-Res-160x34.jpg 160w\" sizes=\"(max-width: 1485px) 100vw, 1485px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">ClearVue Real Estate Services’ website.\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">The foundation’s president, Matt Regan, is also the co-founder, president and COO of \u003c/span>\u003ca href=\"https://clearvueres.com/about-us/\">\u003cspan style=\"font-weight: 400\">ClearVue Real Estate Services\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> LLC, which, according to its website, “specializes in the acquisition, management, and disposition of residential REO [real estate owned] properties and targeted whole loans nationwide.” Regan did not respond to requests for comment. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Of the 34 properties Dove Street has already sold, property records show 25 have gone to other investors. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">One of those investors was Gerry Ochoa, a small-time landlord who purchased a property in Bakersfield from one of Dove Street’s limited partnerships. A fire had gutted the two manufactured homes on the lot. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">He expects he’ll spend upward of $380,000 to demolish the homes and construct a five-unit building in their place, which he plans to market as luxury units.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I’m targeting more of these young folks that work at home nowadays,” Ochoa said. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923402\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11923402\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-800x370.jpg\" alt=\"Real estate signs on a lawn.\" width=\"800\" height=\"370\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-800x370.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-1020x471.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-160x74.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn.jpg 1344w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">When William Rawls purchased his Tulare home, the sign in the front lawn directed him to Capitol Real Estate Group. Property records show the owner of the property was actually RMMC LP, a limited partnership with an affordable housing nonprofit, called Affordable Housing NFP Inc., listed as the general partner. \u003ccite>(Courtesy of William Rawls)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">In Tulare, William Rawls had just gone through a divorce when, earlier this year, he began looking for a new home. He bought a beige, one-story tract home from \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210706-cert-of-LP-for-RMMC-general-partnership-with-Affordable-Housing-NFP-Inc.pdf\">RMMC LP\u003c/a> in March.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Rawls was surprised to learn that RMMC is a limited partnership with an affordable housing nonprofit, called \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210604-Articles-of-Incorporation-Nonrprofit-Affordable-Housing-NFP-Inc.pdf\">Affordable Housing NFP Inc.\u003c/a>, listed as the general partner, and property records show they used SB 1079 to buy the home.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“They just slapped lipstick on a pig,” Rawls said, adding that he’s in the process of replacing all the floors that had grown mold due to leaking pipes. “It was a gut job.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">RMMC LP formed in July 2021 and bought its first property in November. So far, it’s purchased at least 56 mostly single-family homes, and property records show that at least 22 of the buys were SB 1079 purchases. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The nonprofit’s president, Armando Banuelos, is also the CEO of \u003c/span>\u003ca href=\"https://capitolreg.com/\">\u003cspan style=\"font-weight: 400\">Capitol Real Estate Group\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">. A recent \u003c/span>\u003ca href=\"https://www.meetup.com/bakersfield-real-estate-investing-meetup-group-reitribe/events/287601283/\">\u003cspan style=\"font-weight: 400\">Bakersfield meetup\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> described Banuelos as a specialist in “\u003c/span>\u003cspan style=\"font-weight: 400\">fix-n-flip, rentals” and other real estate ventures. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Banuelos and other representatives from the company didn’t respond to requests for comment. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">On the front lawn of Rawls’ eventual home, Capitol had posted signs directing buyers to their company. Rawls said there was never any mention of using the homes as affordable housing. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“If it’s supposed to be affordable housing, then they lied,” Rawls said. “What a farce.”\u003c/span>\u003c/p>\n\u003ch2>Closing the loophole\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Under Bonta’s new bill, AB 1837, properties purchased by nonprofits under SB 1079 would carry deed restrictions that mandate the housing remains affordable for at least 30 years. And nonprofits would have to have board members with California addresses. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Several people involved in the house-flipping industry said the changes would help close the loophole in SB 1079, but the new legislation may not go as far as the author intends. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Foreclosure auctions typically involve all-cash buys. And it’s unlikely that owners or tenants of foreclosed properties have the hundreds of thousands of dollars on hand to compete. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“The idea that regular people are just going to (use) this,” said Jeff Cagle, the Central California house flipper, “it’s not going to happen.”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923403\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11923403\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut.jpg\" alt=\"\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Dale Riggins stands outside his home in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Nonprofits may stand a better chance at matching the auction prices, and last year, the Legislature approved a $500 million revolving fund, called the \u003c/span>\u003ca href=\"https://www.hcd.ca.gov/foreclosure-intervention-housing-preservation-program#:~:text=FIHPP%20was%20added%20to%20California%27s,funds)%20to%20manage%20the%20program.\">\u003cspan style=\"font-weight: 400\">Foreclosure Intervention Housing Preservation Program\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, to help them do just that. Those funds are expected to be available sometime this year. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But even with this fund, Hayes said few nonprofits have the capacity to operate at scale, which is why he thinks partnerships with private investors are so effective. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’re just concerned that it’s being guided in the path of some unique outcomes that will not really impact all nonprofits. It may connect a sliver of nonprofits,” he said, adding that the vast majority of foreclosed homes will be purchased by “the same people that have always done it.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">For Bonta, however, the goal of her legislation is more narrowly focused on reforming SB 1079 and ensuring that if nonprofits buy the homes, they use them as affordable housing for residents with low incomes. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’re trying to make sure that the intention of our legislation,” she said, “matches the actual implementation.”\u003c/span>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"headTitle": "Community Divided Over Fate of Berkeley’s People’s Park | KQED",
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"content": "\u003cp>People’s Park is one of the most famous sites of the student movement of the 1960s — battled into existence, it has been held together by activists. The current debate is whether the university should be allowed to build student housing, or whether the park should remain completely open space, a sanctuary of sorts, for people in need of help. Issues of housing, homelessness, open space and more combine for a story with many elements of quintessential Berkeley.\u003c/p>\n\u003cp>For a long time, the university hadn’t done much with it. Volunteers had guarded the space and run programs for various groups. During the pandemic, the eastern edge of the park became a large encampment for unhoused people. In recent years, the university has tried to develop the parcel of land, after its first attempt was blocked in 1969 by protesters. Under the new plans, about 60% of the land would remain a park that the university says will honor the legacy of its creation.[pullquote size=\"medium\" align=\"right\" citation=\"Harvey Smith, member of People's Park Historic District Advocacy Group\"]‘The park should remain a park, but a well-maintained park. This debate goes beyond Berkeley. It goes beyond California. The park has been placed on the National Register of Historic Places.’[/pullquote]\u003c/p>\n\u003cp>The rest would be turned into a new development, with 1,100 housing units for students and another hundred units of supportive housing run through a local nonprofit. In the meantime, the unhoused residents of the park have been offered a roof over their heads at a converted motel. Earlier this month, the university tried to begin construction, but activists clashed with police as demolition of the trees began. Soon, construction was halted.\u003c/p>\n\u003cp>Most recently, a judge issued an injunction and the project has been paused, pending a new review.\u003c/p>\n\u003cp>\u003ca href=\"https://www.kqed.org/forum/2010101890205/the-battle-for-peoples-park\">KQED Forum host Alexis Madrigal spoke with\u003c/a>: Dan Mogulof, assistant vice chancellor of public affairs at UC Berkeley; Harvey Smith, member of People’s Park Historic District Advocacy Group; and Supriya Yelimeli, housing and homelessness reporter for Berkeleyside.\u003c/p>\n\u003cp>\u003cem>The following excerpts have been edited for length and clarity.\u003c/em>\u003c/p>\n\u003ch2>The origin and state of People’s Park\u003c/h2>\n\u003cp>\u003cstrong>Supriya Yelimeli, Berkeleyside:\u003c/strong> I was there Tuesday evening around 5 p.m., and some activists who run the People’s Park Garden were watering. There were about 10 tents there — people who are occupying the park. The People’s Park Kitchen, also run by activists, has used some of the fencing that was put around the park. There are some folks who are just hanging out there, but it still looks very different than before. There used to be groups of people who kind of just hung out in the area. Now, most of the folks who are at the park now are actively protesting for it.\u003c/p>\n\u003cfigure id=\"attachment_11922915\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922915\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57541_018_KQED_PeoplesParkRally_08032022-qut-800x533.jpg\" alt=\"Several people stand in the sun one has a sign that says: 'We Love People's Park'\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57541_018_KQED_PeoplesParkRally_08032022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57541_018_KQED_PeoplesParkRally_08032022-qut-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57541_018_KQED_PeoplesParkRally_08032022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57541_018_KQED_PeoplesParkRally_08032022-qut-1536x1022.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57541_018_KQED_PeoplesParkRally_08032022-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Demonstrators rally at People’s Park to protest the construction by UC Berkeley of student housing at the park on Aug. 3, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>An abridged story of the park\u003c/h2>\n\u003cp>\u003cstrong>Yelimeli: \u003c/strong>In the ’60s, alongside many other big rebellions and civil rights movements, people who lived in the city decided to take the park land and turn it into a public park. At the time, there were plans to turn it into a parking lot. But people walked into the park, they started digging and shoveling. And there was one very famous protest where around 6,000 people marched to the park when the UC tried to reclaim the land. And on that day, one person was shot and killed. That set in motion a lot of the activism and the real vigor for defending the park.\u003c/p>\n\u003cfigure id=\"attachment_11922963\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/GettyImages-72160036.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922963\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/GettyImages-72160036-800x543.jpg\" alt=\"A black and white photo of several people standing outside behind barbed wire.\" width=\"800\" height=\"543\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-72160036-800x543.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-72160036-1020x692.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-72160036-160x109.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-72160036.jpg 1024w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Demonstrators place flowers on a barbed wire fence in People’s Park on the UC Berkeley campus, May 30, 1969. The demonstrators were part of a group of 30,000 Berkeley residents, of a total population of 100,000, who gathered and marched to protest the May 15 killing by police of an unarmed spectator at an earlier demonstration and the subsequent occupation of their city by the National Guard. \u003ccite>(David Fenton/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>The UC’s vision for People’s Park\u003c/h2>\n\u003cp>\u003cstrong>Dan Mogulof, UC Berkeley:\u003c/strong> The vision really started five years ago. UC Berkeley is facing an urgent student housing crisis and an initiative was launched with relatively modest goals.\u003c/p>\n\u003cp>Those goals were to provide every incoming freshman with two years of university housing. But to do that, we need 8,000 new beds. Twenty percent of our students don’t even live in the city of Berkeley. Ten percent of our students report being unhoused at any given time. We need to build on every single piece of university-owned property in close proximity to the campus — People’s Park is one of those sites.[aside postID=\"forum_2010101890205\" label=\"Related Post\"]We also understood how important the park site is to members of the Berkeley community — its past, its legacy. We understood there were unhoused people who had been sleeping and gathering there in the pandemic. Instead of blithely rushing ahead, we developed a plan that acknowledges and addresses all of those various interests.\u003c/p>\n\u003cfigure id=\"attachment_11922966\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922966\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut-800x533.jpg\" alt='A sign outside that reads \"Peoples Park\" with tents outside.' width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A sign says ‘Save Peoples Park, No More Buildings’ at People’s Park in Berkeley on Feb. 19, 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>We’re ready to and want to commemorate the park’s past and legacy. And also make sure that we’re meeting the needs and interests of unhoused people who have been using the park.\u003c/p>\n\u003cp>Not only was nearly $5 million spent to help them relocate to the Rodeway Inn, another million dollars is being spent by the city and the campus to open a new daytime gathering center at the First Presbyterian Church, where unhoused people can receive services and food and showers, medical care, counseling and the like.\u003c/p>\n\u003ch2>A continuing struggle for student housing\u003c/h2>\n\u003cp>\u003cstrong>Alexis Madrigal, KQED: Why doesn’t the UC Berkeley just accept fewer students?\u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Mogulof\u003c/strong>: There are a number of fallacies and myths around that question. First of all, the UC campuses don’t decide their own enrollment levels. Enrollment is decided by the regents in concert with the office of the president. They’re facing pressure from throughout the state … to enroll more students. The size of the system hasn’t tracked with the growing population of the state of California. In recent years, we’ve been required to take more students than we had housing for, exacerbating a preexisting crisis.\u003c/p>\n\u003cp>\u003cstrong>Harvey Smith, People’s Park Historic District Advocacy Group:\u003c/strong> I’m highly disappointed with the devolution of the UC. When I was a student, there was zero tuition. Now I think students pay about $14,000 a year for tuition plus housing costs. [\u003ca href=\"https://nces.ed.gov/collegenavigator/?id=110635#expenses\">Editor’s note: The average in-state tuition is $14,000, and out-of-state tuition is $44,000.\u003c/a>]\u003c/p>\n\u003cp>Our organization is totally in favor of more student housing. I applaud the plan to provide more student housing. We’re critical of the delivery of the plan. It’s been reported that up to 10% of Berkeley students at Cal have been homeless — and it’s an urgent problem, but our feeling is that it should be addressed in an appropriate way.\u003c/p>\n\u003cp>The park should remain a park, but a well-maintained park. This debate goes beyond Berkeley. It goes beyond California. The park has been placed on the National Register of Historic Places. Wouldn’t it be easier to build in another part of the UC land holdings?\u003c/p>\n\u003cfigure id=\"attachment_11922916\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922916\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57544_016_KQED_PeoplesParkRally_08032022-qut-1-800x533.jpg\" alt=\"Cut trees on top of one another\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57544_016_KQED_PeoplesParkRally_08032022-qut-1-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57544_016_KQED_PeoplesParkRally_08032022-qut-1-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57544_016_KQED_PeoplesParkRally_08032022-qut-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57544_016_KQED_PeoplesParkRally_08032022-qut-1-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57544_016_KQED_PeoplesParkRally_08032022-qut-1.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Tree branches lay cut on the ground after UC Berkeley student housing construction began at People’s Park in Berkeley on Aug. 3, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>What do the people of People’s Park want?\u003c/h2>\n\u003cp>\u003cstrong>Yelimeli:\u003c/strong> I wanted to make clear that there are different groups asking for different things at the park. Defend People’s Park, which is mostly a student-run organization, wants People’s Park returned to Indigenous stewardship. They want no development at People’s Park, and they want folks who previously lived there or who got resources at the park to get permanent housing. They also want UC police defunded and for those funds to be redirected to students and staff who need services, as well as people who lived at the park.\u003c/p>\n\u003cp>We’ve been talking about opposition and support … At the protests, we’ve heard from Moms for Housing, who famously reclaimed a home in Oakland and were able to live there. We have heard alignment from folks at the Wood Street encampment, Oakland. We’ve heard alignment from, you know, groups in San Francisco and in Los Angeles, other people who have been fighting for homeless rights.\u003c/p>\n\u003cfigure id=\"attachment_11922964\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922964\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut-800x533.jpg\" alt=\"Two people wearing masks and jacket hold a plastic bag and vegetables outside near tents in a park.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Romeo Channer (left) and Alecia Harger look through a bag donated at People’s Park in Berkeley on Feb. 19, 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>We do have to be respectful of homeless voices who are not represented saying that [People’s Park] is where [they get their] resources — “if I don’t have a phone or my friend doesn’t have a phone, I can go here and hear from someone who will know their whereabouts.” And these are very distinct issues from the student housing crisis.\u003c/p>\n\u003cp>There’s a lack of hearing the voices of these folks at all because they’re hard to reach. You can’t always get them on the radio or in the newspaper or in a university press release. There are people who certainly acknowledge that living outside in the cold is not what they want.\u003c/p>\n\u003cp>There are people who are grateful for this opportunity. And then there are folks who are more comfortable living on the streets as well because of past traumas and past terrible experiences with the institutions that surround them. I don’t want to speak for them, those voices should be heard. But it’s not binary. It never is.\u003c/p>\n\u003cp>\u003cstrong>Mogulof:\u003c/strong> I just want to note that all of the plans that were developed in concert with the city were based on what unhoused people told us. We went out of our way to ensure their voices were heard. We had graduate students for the School of Public Policy who were in the park every day asking people about what the services and support they need and want.\u003c/p>\n\u003cp>We are, to the best of our knowledge, the only university that hired a social worker to provide care and services to connect people with services. We could not agree more that those are voices that should be heard, that have been heard in the past and need to continue to be heard going forward.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "What's next for People's Park, and what's at stake? KQED Forum featured a discussion of the multiple layers of housing, homelessness and public space.",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>People’s Park is one of the most famous sites of the student movement of the 1960s — battled into existence, it has been held together by activists. The current debate is whether the university should be allowed to build student housing, or whether the park should remain completely open space, a sanctuary of sorts, for people in need of help. Issues of housing, homelessness, open space and more combine for a story with many elements of quintessential Berkeley.\u003c/p>\n\u003cp>For a long time, the university hadn’t done much with it. Volunteers had guarded the space and run programs for various groups. During the pandemic, the eastern edge of the park became a large encampment for unhoused people. In recent years, the university has tried to develop the parcel of land, after its first attempt was blocked in 1969 by protesters. Under the new plans, about 60% of the land would remain a park that the university says will honor the legacy of its creation.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The rest would be turned into a new development, with 1,100 housing units for students and another hundred units of supportive housing run through a local nonprofit. In the meantime, the unhoused residents of the park have been offered a roof over their heads at a converted motel. Earlier this month, the university tried to begin construction, but activists clashed with police as demolition of the trees began. Soon, construction was halted.\u003c/p>\n\u003cp>Most recently, a judge issued an injunction and the project has been paused, pending a new review.\u003c/p>\n\u003cp>\u003ca href=\"https://www.kqed.org/forum/2010101890205/the-battle-for-peoples-park\">KQED Forum host Alexis Madrigal spoke with\u003c/a>: Dan Mogulof, assistant vice chancellor of public affairs at UC Berkeley; Harvey Smith, member of People’s Park Historic District Advocacy Group; and Supriya Yelimeli, housing and homelessness reporter for Berkeleyside.\u003c/p>\n\u003cp>\u003cem>The following excerpts have been edited for length and clarity.\u003c/em>\u003c/p>\n\u003ch2>The origin and state of People’s Park\u003c/h2>\n\u003cp>\u003cstrong>Supriya Yelimeli, Berkeleyside:\u003c/strong> I was there Tuesday evening around 5 p.m., and some activists who run the People’s Park Garden were watering. There were about 10 tents there — people who are occupying the park. The People’s Park Kitchen, also run by activists, has used some of the fencing that was put around the park. There are some folks who are just hanging out there, but it still looks very different than before. There used to be groups of people who kind of just hung out in the area. Now, most of the folks who are at the park now are actively protesting for it.\u003c/p>\n\u003cfigure id=\"attachment_11922915\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922915\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57541_018_KQED_PeoplesParkRally_08032022-qut-800x533.jpg\" alt=\"Several people stand in the sun one has a sign that says: 'We Love People's Park'\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57541_018_KQED_PeoplesParkRally_08032022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57541_018_KQED_PeoplesParkRally_08032022-qut-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57541_018_KQED_PeoplesParkRally_08032022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57541_018_KQED_PeoplesParkRally_08032022-qut-1536x1022.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57541_018_KQED_PeoplesParkRally_08032022-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Demonstrators rally at People’s Park to protest the construction by UC Berkeley of student housing at the park on Aug. 3, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>An abridged story of the park\u003c/h2>\n\u003cp>\u003cstrong>Yelimeli: \u003c/strong>In the ’60s, alongside many other big rebellions and civil rights movements, people who lived in the city decided to take the park land and turn it into a public park. At the time, there were plans to turn it into a parking lot. But people walked into the park, they started digging and shoveling. And there was one very famous protest where around 6,000 people marched to the park when the UC tried to reclaim the land. And on that day, one person was shot and killed. That set in motion a lot of the activism and the real vigor for defending the park.\u003c/p>\n\u003cfigure id=\"attachment_11922963\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/GettyImages-72160036.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922963\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/GettyImages-72160036-800x543.jpg\" alt=\"A black and white photo of several people standing outside behind barbed wire.\" width=\"800\" height=\"543\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-72160036-800x543.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-72160036-1020x692.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-72160036-160x109.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-72160036.jpg 1024w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Demonstrators place flowers on a barbed wire fence in People’s Park on the UC Berkeley campus, May 30, 1969. The demonstrators were part of a group of 30,000 Berkeley residents, of a total population of 100,000, who gathered and marched to protest the May 15 killing by police of an unarmed spectator at an earlier demonstration and the subsequent occupation of their city by the National Guard. \u003ccite>(David Fenton/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>The UC’s vision for People’s Park\u003c/h2>\n\u003cp>\u003cstrong>Dan Mogulof, UC Berkeley:\u003c/strong> The vision really started five years ago. UC Berkeley is facing an urgent student housing crisis and an initiative was launched with relatively modest goals.\u003c/p>\n\u003cp>Those goals were to provide every incoming freshman with two years of university housing. But to do that, we need 8,000 new beds. Twenty percent of our students don’t even live in the city of Berkeley. Ten percent of our students report being unhoused at any given time. We need to build on every single piece of university-owned property in close proximity to the campus — People’s Park is one of those sites.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>We also understood how important the park site is to members of the Berkeley community — its past, its legacy. We understood there were unhoused people who had been sleeping and gathering there in the pandemic. Instead of blithely rushing ahead, we developed a plan that acknowledges and addresses all of those various interests.\u003c/p>\n\u003cfigure id=\"attachment_11922966\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922966\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut-800x533.jpg\" alt='A sign outside that reads \"Peoples Park\" with tents outside.' width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47370_036_Berkeley_PeoplesPark_02192021-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A sign says ‘Save Peoples Park, No More Buildings’ at People’s Park in Berkeley on Feb. 19, 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>We’re ready to and want to commemorate the park’s past and legacy. And also make sure that we’re meeting the needs and interests of unhoused people who have been using the park.\u003c/p>\n\u003cp>Not only was nearly $5 million spent to help them relocate to the Rodeway Inn, another million dollars is being spent by the city and the campus to open a new daytime gathering center at the First Presbyterian Church, where unhoused people can receive services and food and showers, medical care, counseling and the like.\u003c/p>\n\u003ch2>A continuing struggle for student housing\u003c/h2>\n\u003cp>\u003cstrong>Alexis Madrigal, KQED: Why doesn’t the UC Berkeley just accept fewer students?\u003c/strong>\u003c/p>\n\u003cp>\u003cstrong>Mogulof\u003c/strong>: There are a number of fallacies and myths around that question. First of all, the UC campuses don’t decide their own enrollment levels. Enrollment is decided by the regents in concert with the office of the president. They’re facing pressure from throughout the state … to enroll more students. The size of the system hasn’t tracked with the growing population of the state of California. In recent years, we’ve been required to take more students than we had housing for, exacerbating a preexisting crisis.\u003c/p>\n\u003cp>\u003cstrong>Harvey Smith, People’s Park Historic District Advocacy Group:\u003c/strong> I’m highly disappointed with the devolution of the UC. When I was a student, there was zero tuition. Now I think students pay about $14,000 a year for tuition plus housing costs. [\u003ca href=\"https://nces.ed.gov/collegenavigator/?id=110635#expenses\">Editor’s note: The average in-state tuition is $14,000, and out-of-state tuition is $44,000.\u003c/a>]\u003c/p>\n\u003cp>Our organization is totally in favor of more student housing. I applaud the plan to provide more student housing. We’re critical of the delivery of the plan. It’s been reported that up to 10% of Berkeley students at Cal have been homeless — and it’s an urgent problem, but our feeling is that it should be addressed in an appropriate way.\u003c/p>\n\u003cp>The park should remain a park, but a well-maintained park. This debate goes beyond Berkeley. It goes beyond California. The park has been placed on the National Register of Historic Places. Wouldn’t it be easier to build in another part of the UC land holdings?\u003c/p>\n\u003cfigure id=\"attachment_11922916\" class=\"wp-caption alignnone\" style=\"max-width: 800px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922916\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57544_016_KQED_PeoplesParkRally_08032022-qut-1-800x533.jpg\" alt=\"Cut trees on top of one another\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57544_016_KQED_PeoplesParkRally_08032022-qut-1-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57544_016_KQED_PeoplesParkRally_08032022-qut-1-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57544_016_KQED_PeoplesParkRally_08032022-qut-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57544_016_KQED_PeoplesParkRally_08032022-qut-1-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57544_016_KQED_PeoplesParkRally_08032022-qut-1.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Tree branches lay cut on the ground after UC Berkeley student housing construction began at People’s Park in Berkeley on Aug. 3, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>What do the people of People’s Park want?\u003c/h2>\n\u003cp>\u003cstrong>Yelimeli:\u003c/strong> I wanted to make clear that there are different groups asking for different things at the park. Defend People’s Park, which is mostly a student-run organization, wants People’s Park returned to Indigenous stewardship. They want no development at People’s Park, and they want folks who previously lived there or who got resources at the park to get permanent housing. They also want UC police defunded and for those funds to be redirected to students and staff who need services, as well as people who lived at the park.\u003c/p>\n\u003cp>We’ve been talking about opposition and support … At the protests, we’ve heard from Moms for Housing, who famously reclaimed a home in Oakland and were able to live there. We have heard alignment from folks at the Wood Street encampment, Oakland. We’ve heard alignment from, you know, groups in San Francisco and in Los Angeles, other people who have been fighting for homeless rights.\u003c/p>\n\u003cfigure id=\"attachment_11922964\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922964\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut-800x533.jpg\" alt=\"Two people wearing masks and jacket hold a plastic bag and vegetables outside near tents in a park.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS47341_006_Berkeley_PeoplesPark_02192021-qut.jpg 1920w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Romeo Channer (left) and Alecia Harger look through a bag donated at People’s Park in Berkeley on Feb. 19, 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>We do have to be respectful of homeless voices who are not represented saying that [People’s Park] is where [they get their] resources — “if I don’t have a phone or my friend doesn’t have a phone, I can go here and hear from someone who will know their whereabouts.” And these are very distinct issues from the student housing crisis.\u003c/p>\n\u003cp>There’s a lack of hearing the voices of these folks at all because they’re hard to reach. You can’t always get them on the radio or in the newspaper or in a university press release. There are people who certainly acknowledge that living outside in the cold is not what they want.\u003c/p>\n\u003cp>There are people who are grateful for this opportunity. And then there are folks who are more comfortable living on the streets as well because of past traumas and past terrible experiences with the institutions that surround them. I don’t want to speak for them, those voices should be heard. But it’s not binary. It never is.\u003c/p>\n\u003cp>\u003cstrong>Mogulof:\u003c/strong> I just want to note that all of the plans that were developed in concert with the city were based on what unhoused people told us. We went out of our way to ensure their voices were heard. We had graduate students for the School of Public Policy who were in the park every day asking people about what the services and support they need and want.\u003c/p>\n\u003cp>We are, to the best of our knowledge, the only university that hired a social worker to provide care and services to connect people with services. We could not agree more that those are voices that should be heard, that have been heard in the past and need to continue to be heard going forward.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"slug": "california-churches-want-to-build-affordable-housing-on-their-land-so-why-is-it-so-hard",
"title": "California Churches Want to Build Affordable Housing on Their Land, So Why Is It So Hard?",
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"headTitle": "California Churches Want to Build Affordable Housing on Their Land, So Why Is It So Hard? | KQED",
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"content": "\u003cp>\u003cspan style=\"font-weight: 400\">Back in 2021, Ira Hudson was looking for a new apartment in Berkeley, but couldn’t find anything she could afford. For the past nine years, she had been living in downtown Oakland. But when her building’s management changed last year, Hudson started noticing infestations of bugs in the halls and in her apartment. She started to feel unsafe around new neighbors who were loud and behaved erratically. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Before, they used to screen the people they let in, but [then] they started to let any and everybody come in here,” she said. “The place was just [falling apart] and I couldn’t stand the bugs” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hudson, 71, is a lifelong resident of Alameda County. All of her family lives nearby. On most weekdays, she drives to Alameda to take care of her sister who recently suffered a stroke. On the weekends, she visits her daughter and grandchildren who live in Berkeley. One of her brothers lives a few blocks away while the other is in a convalescent home in Martinez. She couldn’t imagine moving away from all of that.\u003c/span>[pullquote size=\"medium\" align=\"right\" citation=\"Rev. Phil Brochard, All Souls Episcopal Parish\"]‘We wanted to be part of strengthening the community in a different way and one that was going to provide space for people who are most vulnerable.’[/pullquote]\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hudson was limited by her budget, too. In her retirement, she relies on her Social Security benefits to pay the bills. She looked into getting an apartment in the same complex as her sister in Alameda, but the waitlist was too long. As her search dragged on for months, Hudson heard about Jordan Court, a housing complex for seniors with low incomes built by All Souls Episcopal Parish in Berkeley. She applied for a spot, but wasn’t hopeful she’d get in. The church had received more than 850 applications to fill a mere 34 studio units. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Then out of the blue, I get a call,” Hudson said. “They said, ‘You got the apartment here.’ I said, ‘You gotta be kidding me.’ That is nothing but a blessing.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hudson moved into Jordan Court in early March, along with 33 other seniors with low incomes. The apartment sits between North Oakland and South Berkeley, just a block away from a busy thoroughfare with lots of small restaurants, bakeries and grocery stores. Hudson’s new apartment has a big kitchen, big closets and a walk-in shower with a seat inside. She can park her car safely in the parking lot. And when she doesn’t want to drive, she can walk or take the bus to wherever she needs to be.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11922803\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922803\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut-800x533.jpg\" alt=\"A common area with TVs and a meeting room.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jordan Court, located next door to All Souls Episcopal Parish, offers many amenities for their residents, including game and movie nights along with a community garden filled with fresh fruits and vegetables. This photo was taken on June 28, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I just love the place. It’s just a really nice community,” she said. “And people are out to help you. If you have any problems, you let them know and it’s taken care of.” \u003c/span>\u003c/p>\n\u003ch2>How Jordan Court succeeded when many others couldn’t\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">As California’s housing crisis becomes more dire and cities feel mounting pressure to build more housing, many are eyeing church-owned real estate as a potential solution. \u003c/span>[aside postID=\"news_11922337,forum_2010101889665,news_11914765\" label=\"Related Posts\"]\u003cspan style=\"font-weight: 400\">Churches are one of the largest landowners in the country. The Catholic Church is\u003c/span>\u003ca href=\"https://archive.curbed.com/2017/10/18/16483194/catholic-church-gis-goodlands-esri-molly-burhans\">\u003cspan style=\"font-weight: 400\"> one of the largest private landowners\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> in the world. According to a \u003c/span>\u003ca href=\"https://ternercenter.berkeley.edu/wp-content/uploads/2020/08/Mapping_the_Potential_and_Identifying_the_Barriers_to_Faith-Based_Housing_Development_May_2020.pdf\">\u003cspan style=\"font-weight: 400\">2020 study\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> from UC Berkeley’s Terner Center for Housing Innovation, California faith institutions collectively own about 38,800 acres of undeveloped land. Almost half of that land is located in “\u003c/span>\u003ca href=\"https://localhousingsolutions.org/housing-issues/affordable-housing-in-opportunity-areas-or-resource-rich-neighborhoods/\">\u003cspan style=\"font-weight: 400\">resource rich\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">” areas, where there is better access to schools, public transportation, grocery stores and economic opportunities. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The movement to take advantage of that land is known as YIGBY — Yes in God’s Backyard. But it’s not been easy. Affordable housing is notoriously difficult to build in California, and without deep pockets or the experience of developers, many churches have tried and failed.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11922802\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922802\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut-800x533.jpg\" alt=\"A building.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The apartment building is in a ‘resource rich’ neighborhood with many grocery stores, transit stops, small businesses and restaurants just a few blocks away. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Jordan Court is one of the few church-led affordable housing developments successfully built in the Bay Area. The process started in 2014, when Rev. Phil Brochard and the All Souls Episcopal congregation were trying to decide what to do with an apartment building the church owned next door. The parish had used it as a makeshift office space, but it was becoming decrepit and underused. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“At the same time, we had members of our congregation who were themselves starting to feel the housing crunch that was happening,” said Brochard. “We wanted to be part of strengthening the community in a different way and one that was going to provide space for people who are most vulnerable.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The church decided on an affordable housing development specifically for seniors with low incomes, to help serve the city’s aging population. They also figured senior housing would be a pretty easy sell to neighbors. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11922804\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922804\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut-800x533.jpg\" alt=\"A man wearing glasses and a black shirt sits outside with his hand resting on a table.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Rev. Phil Brochard had been wanting to transform the underused and decrepit apartment the church owned into something useful for the community. In 2014, the congregation decided to turn the building into affordable housing, desperately needed in the increasingly expensive city. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">But the project’s road to completion was a long and tiresome one with all the usual speed bumps that face affordable housing developments: high construction costs, bureaucracy and neighbors saying “not in my backyard.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“For some, they didn’t want to see a bigger structure here — we added a story to the building that was previously here,” Brochard said. “For some, it was just that they didn’t want poor people living in ‘their neighborhood’ and they felt like they or their families would be at more risk.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">One neighbor appealed the project, causing All Souls to miss out on an opportunity for millions of dollars in funding.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But All Souls had their advantages, too. The project got some help from the state Legislature, with a new state law designed to spur housing construction. \u003c/span>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201720180SB35\">\u003cspan style=\"font-weight: 400\">SB 35\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> was passed in 2017, and streamlines project approvals in cities that have failed to build enough housing to meet state-mandated requirements. If a project meets certain criteria and contains fewer than 150 units, local governments must greenlight them within 60 days. Jordan Court contained 34 units and met all the criteria.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Another thing going for All Souls: its size and financial stability. The church has many affluent congregants who volunteered their skills toward developing Jordan Court, including an architect who assisted in the design process and an attorney who helped sort through the legal red tape. The church could also afford to build affordable rather than market-rate housing, which would have earned a profit. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’re also in a position where we didn’t need the income stream for us to be able to survive,” Brochard said. “We’ve been a pretty stable congregation over the last 15 years or so. We felt we had enough stability that we could make this choice.” \u003c/span>\u003c/p>\n\u003ch2>Why aren’t there more Jordan Courts?\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">All Souls built Jordan Court in partnership with Satellite Affordable Housing Associates. Though SAHA has helped house 4,000 residents across the Bay Area, this is the first project it has completed on church property. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’ve had other glimpses and potential projects with congregations, but this is really the first successful one we’ve done,” said SAHA CEO Susan Friedland.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11922805\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922805\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut-800x533.jpg\" alt=\"A woman wearing glasses and a blue shirt stand in the middle of a garden.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Susan Friedland, CEO of Satellite Affordable Housing Associates, has talked with many churches who were interested in building affordable housing on their property. Jordan Court is the first project they have completed in partnership with a church. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Friedland has talked with parishes who wanted to build affordable housing for their congregants, but backed out after realizing there’s no guarantee that the finished projects would have room for them.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Under fair housing laws, affordable housing projects must be open to anyone who qualifies.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Because we take government money we can’t lease the building only to a certain group of people — we have to open it up widely. That’s often a game changer for a congregation,” said Friedland. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Another misconception is how financially lucrative an affordable housing project could be. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Some organizations see they have surplus land and they want to monetize it,” said Friedland. “But building affordable housing isn’t always a great way to maximize profit. It’s not a moneymaker.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Developing affordable housing takes a lot of time and resources, which can be daunting for new developers like churches. Since 2020, state Sen. Scott Wiener has been working on legislation that would make the approval process easier specifically for churches that want to develop affordable housing, but it has failed both times he has introduced it. Wiener plans to introduce a similar bill in December. \u003c/span>\u003c/p>\n\u003ch2>Making affordable housing work for more churches\u003c/h2>\n\u003cfigure id=\"attachment_11922936\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/IMG_1408-scaled.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922936\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/IMG_1408-800x600.jpg\" alt=\"A man wearing a brown jacket and light jeans stands outside a building by a fence.\" width=\"800\" height=\"600\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/IMG_1408-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/IMG_1408-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/IMG_1408-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/IMG_1408-1536x1152.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/IMG_1408-2048x1536.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/IMG_1408-1920x1440.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Pastor L.J. Jennings, outside the Blessings of Faith church in Hayward. \u003ccite>(Adhiti Bandlamudi/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Pastor L.J. Jennings leads the Kingdom Builders Christian Fellowship in Oakland. Born and raised in the East Bay, Jennings has seen his neighbors and family members get pushed out of the area by the rising cost of living.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We talk about gentrification, but my word is ‘displacement,’” Jennings said. “When I look at who is being pushed out, it’s minority folks, it’s people of color. It’s changing the demographics of our city, of our communities.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Before becoming a pastor, Jennings worked in residential and commercial real estate and decided to put his experience and skills to use. In 2010, a year after opening the Kingdom Builders Christian Fellowship, he built a sober-living facility on land the church owned. Seven years later, he opened a hundred-bed home for formerly incarcerated individuals looking to reenter society. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“All of [the tenants in our facilities] are classified as homeless,” said Jennings. “We knew right away early on that we needed to address the homelessness crisis, so that’s what we’ve been doing.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">After learning the ins and outs of building subsidized housing, Jennings wanted to help other churches do the same. In 2019, he started the Kingdom Builders Project, a nonprofit with two goals: to help churches build affordable housing and to make the projects as financially sound as possible to help struggling churches stay afloat. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The Kingdom Builders Project has been working with churches across the East Bay on housing projects: four in Oakland and one in Hayward. All the churches are Black churches. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We know in the Black community that Blacks are being displaced in record numbers,” Jennings said. “So as a community, we’re really trying to stem the tide of Black displacement. We’re fighting for our survival.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">While building housing may align with a church’s mission to serve its community, it’s not always cost-effective. According to Jennings, this is because faith institutions aren’t familiar with the financing of housing developments and therefore don’t know how to negotiate with savvy housing developers. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We have these situations where nonprofit housing developers are getting land from the church and the church doesn’t benefit from it other than their name on the building,” Jennings said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">For example, many affordable housing developers make money through a “developer fee,” a sum of money included in the total housing development costs. Jennings argues housing developers should share that fee with churches, especially if the church is involved in that development process and owns the highly valuable land. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">There are other ways to access revenue streams, Jennings says, if only churches knew how to tap into them. Traditionally, an affordable housing developer would manage the apartment property or contract it out, but if church members learned how to manage the property, they could keep that revenue. Jennings envisions the church providing other services, too. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Whether it’s computer assistance, whether it’s after-school care, whatever it is — it’s for the community and the residents,” he said. “We would help them develop their services that are going to be housed inside the development so that they can create additional revenue.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Jennings also wants to increase the odds that churches can house their own members who are at risk of displacement. Getting a unit in an affordable housing project usually happens by lottery, to make it a fair process. Jennings says that in the time it takes to build the housing, churches can work with their members to help them qualify. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’re working with them on their credit, we’re working with them on their budgeting, making sure there’s job stability,” Jennings said. “We’re working with them on all the areas so that when the application opens, our people are ready to apply.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The four housing projects in Oakland are in the early stages and haven’t started construction yet, but Jennings says they look promising. The project in Hayward, however, is running into roadblocks from the church’s neighbors and confusing county regulations. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The Blessings of Faith church, located a few blocks away from downtown Hayward, wants to build a 42-unit complex for seniors with low incomes in a small parking lot behind the church. Pastor Tally Knott grew up in Hayward, attended the church and witnessed the displacement of seniors and others in her community. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I was always around seniors, so my care for older people came about by just being around them,” said Knott. “This is my home, these are my people. I understand the community here and the needs of the people.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Since starting the development process, Knott says the church has gotten pushback from neighbors who fear the apartment building will be too large for the area. Others in surrounding homes fear it will bring crime and disorder to their quiet community. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We live in a community where people are comfortable and don’t want change, but everyone’s going to become older one day,” said Knott. “I was even thinking about putting up signs that say ‘Seniors Matter.’” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Despite the setbacks, Knott and Jennings are resolute in their goal to build affordable housing in their communities. There’s no guarantee that these projects will work out exactly as envisioned, but it makes sense that faith organizations like the Kingdom Builders Project are giving it a try. Churches and other faith institutions have provided shelter to their communities for centuries.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“With the affordable housing crisis, there are no silver bullets,” said Tia Hicks, program officer at the Bay Area chapter of the nonprofit Local Initiatives Support Corporation (LISC). “This is just one opportunity to really get at our regional affordable housing crisis.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Since 2019, \u003c/span>\u003ca href=\"https://www.lisc.org/bay-area/\">\u003cspan style=\"font-weight: 400\">LISC Bay Area\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> has worked with 20 churches in the East Bay that wanted to develop housing on their property. One church is set to start construction on their property by the end of this year while others are selecting development partners and getting started on the approval process. Hicks says faith institutions are some of the best organizations to get involved in housing because they are usually entrenched in the communities they serve and understand the specific needs. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“It enables communities to retain ownership over what gets built,” she said. “Especially if we’re prioritizing racial equity in our work, in supporting Black congregations, there’s a lot of powerful synergy there.” \u003c/span>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cspan style=\"font-weight: 400\">Back in 2021, Ira Hudson was looking for a new apartment in Berkeley, but couldn’t find anything she could afford. For the past nine years, she had been living in downtown Oakland. But when her building’s management changed last year, Hudson started noticing infestations of bugs in the halls and in her apartment. She started to feel unsafe around new neighbors who were loud and behaved erratically. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Before, they used to screen the people they let in, but [then] they started to let any and everybody come in here,” she said. “The place was just [falling apart] and I couldn’t stand the bugs” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hudson, 71, is a lifelong resident of Alameda County. All of her family lives nearby. On most weekdays, she drives to Alameda to take care of her sister who recently suffered a stroke. On the weekends, she visits her daughter and grandchildren who live in Berkeley. One of her brothers lives a few blocks away while the other is in a convalescent home in Martinez. She couldn’t imagine moving away from all of that.\u003c/span>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hudson was limited by her budget, too. In her retirement, she relies on her Social Security benefits to pay the bills. She looked into getting an apartment in the same complex as her sister in Alameda, but the waitlist was too long. As her search dragged on for months, Hudson heard about Jordan Court, a housing complex for seniors with low incomes built by All Souls Episcopal Parish in Berkeley. She applied for a spot, but wasn’t hopeful she’d get in. The church had received more than 850 applications to fill a mere 34 studio units. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Then out of the blue, I get a call,” Hudson said. “They said, ‘You got the apartment here.’ I said, ‘You gotta be kidding me.’ That is nothing but a blessing.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hudson moved into Jordan Court in early March, along with 33 other seniors with low incomes. The apartment sits between North Oakland and South Berkeley, just a block away from a busy thoroughfare with lots of small restaurants, bakeries and grocery stores. Hudson’s new apartment has a big kitchen, big closets and a walk-in shower with a seat inside. She can park her car safely in the parking lot. And when she doesn’t want to drive, she can walk or take the bus to wherever she needs to be.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11922803\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922803\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut-800x533.jpg\" alt=\"A common area with TVs and a meeting room.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57015_009_KQED_HousingJordanCourt_06292022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Jordan Court, located next door to All Souls Episcopal Parish, offers many amenities for their residents, including game and movie nights along with a community garden filled with fresh fruits and vegetables. This photo was taken on June 28, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I just love the place. It’s just a really nice community,” she said. “And people are out to help you. If you have any problems, you let them know and it’s taken care of.” \u003c/span>\u003c/p>\n\u003ch2>How Jordan Court succeeded when many others couldn’t\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">As California’s housing crisis becomes more dire and cities feel mounting pressure to build more housing, many are eyeing church-owned real estate as a potential solution. \u003c/span>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cspan style=\"font-weight: 400\">Churches are one of the largest landowners in the country. The Catholic Church is\u003c/span>\u003ca href=\"https://archive.curbed.com/2017/10/18/16483194/catholic-church-gis-goodlands-esri-molly-burhans\">\u003cspan style=\"font-weight: 400\"> one of the largest private landowners\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> in the world. According to a \u003c/span>\u003ca href=\"https://ternercenter.berkeley.edu/wp-content/uploads/2020/08/Mapping_the_Potential_and_Identifying_the_Barriers_to_Faith-Based_Housing_Development_May_2020.pdf\">\u003cspan style=\"font-weight: 400\">2020 study\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> from UC Berkeley’s Terner Center for Housing Innovation, California faith institutions collectively own about 38,800 acres of undeveloped land. Almost half of that land is located in “\u003c/span>\u003ca href=\"https://localhousingsolutions.org/housing-issues/affordable-housing-in-opportunity-areas-or-resource-rich-neighborhoods/\">\u003cspan style=\"font-weight: 400\">resource rich\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">” areas, where there is better access to schools, public transportation, grocery stores and economic opportunities. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The movement to take advantage of that land is known as YIGBY — Yes in God’s Backyard. But it’s not been easy. Affordable housing is notoriously difficult to build in California, and without deep pockets or the experience of developers, many churches have tried and failed.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11922802\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922802\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut-800x533.jpg\" alt=\"A building.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57013_004_KQED_HousingJordanCourt_06292022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The apartment building is in a ‘resource rich’ neighborhood with many grocery stores, transit stops, small businesses and restaurants just a few blocks away. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Jordan Court is one of the few church-led affordable housing developments successfully built in the Bay Area. The process started in 2014, when Rev. Phil Brochard and the All Souls Episcopal congregation were trying to decide what to do with an apartment building the church owned next door. The parish had used it as a makeshift office space, but it was becoming decrepit and underused. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“At the same time, we had members of our congregation who were themselves starting to feel the housing crunch that was happening,” said Brochard. “We wanted to be part of strengthening the community in a different way and one that was going to provide space for people who are most vulnerable.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The church decided on an affordable housing development specifically for seniors with low incomes, to help serve the city’s aging population. They also figured senior housing would be a pretty easy sell to neighbors. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11922804\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922804\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut-800x533.jpg\" alt=\"A man wearing glasses and a black shirt sits outside with his hand resting on a table.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57020_015_KQED_HousingJordanCourt_06292022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Rev. Phil Brochard had been wanting to transform the underused and decrepit apartment the church owned into something useful for the community. In 2014, the congregation decided to turn the building into affordable housing, desperately needed in the increasingly expensive city. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">But the project’s road to completion was a long and tiresome one with all the usual speed bumps that face affordable housing developments: high construction costs, bureaucracy and neighbors saying “not in my backyard.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“For some, they didn’t want to see a bigger structure here — we added a story to the building that was previously here,” Brochard said. “For some, it was just that they didn’t want poor people living in ‘their neighborhood’ and they felt like they or their families would be at more risk.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">One neighbor appealed the project, causing All Souls to miss out on an opportunity for millions of dollars in funding.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But All Souls had their advantages, too. The project got some help from the state Legislature, with a new state law designed to spur housing construction. \u003c/span>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201720180SB35\">\u003cspan style=\"font-weight: 400\">SB 35\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> was passed in 2017, and streamlines project approvals in cities that have failed to build enough housing to meet state-mandated requirements. If a project meets certain criteria and contains fewer than 150 units, local governments must greenlight them within 60 days. Jordan Court contained 34 units and met all the criteria.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Another thing going for All Souls: its size and financial stability. The church has many affluent congregants who volunteered their skills toward developing Jordan Court, including an architect who assisted in the design process and an attorney who helped sort through the legal red tape. The church could also afford to build affordable rather than market-rate housing, which would have earned a profit. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’re also in a position where we didn’t need the income stream for us to be able to survive,” Brochard said. “We’ve been a pretty stable congregation over the last 15 years or so. We felt we had enough stability that we could make this choice.” \u003c/span>\u003c/p>\n\u003ch2>Why aren’t there more Jordan Courts?\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">All Souls built Jordan Court in partnership with Satellite Affordable Housing Associates. Though SAHA has helped house 4,000 residents across the Bay Area, this is the first project it has completed on church property. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’ve had other glimpses and potential projects with congregations, but this is really the first successful one we’ve done,” said SAHA CEO Susan Friedland.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11922805\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922805\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut-800x533.jpg\" alt=\"A woman wearing glasses and a blue shirt stand in the middle of a garden.\" width=\"800\" height=\"533\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57022_016_KQED_HousingJordanCourt_06292022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Susan Friedland, CEO of Satellite Affordable Housing Associates, has talked with many churches who were interested in building affordable housing on their property. Jordan Court is the first project they have completed in partnership with a church. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Friedland has talked with parishes who wanted to build affordable housing for their congregants, but backed out after realizing there’s no guarantee that the finished projects would have room for them.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Under fair housing laws, affordable housing projects must be open to anyone who qualifies.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Because we take government money we can’t lease the building only to a certain group of people — we have to open it up widely. That’s often a game changer for a congregation,” said Friedland. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Another misconception is how financially lucrative an affordable housing project could be. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Some organizations see they have surplus land and they want to monetize it,” said Friedland. “But building affordable housing isn’t always a great way to maximize profit. It’s not a moneymaker.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Developing affordable housing takes a lot of time and resources, which can be daunting for new developers like churches. Since 2020, state Sen. Scott Wiener has been working on legislation that would make the approval process easier specifically for churches that want to develop affordable housing, but it has failed both times he has introduced it. Wiener plans to introduce a similar bill in December. \u003c/span>\u003c/p>\n\u003ch2>Making affordable housing work for more churches\u003c/h2>\n\u003cfigure id=\"attachment_11922936\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/IMG_1408-scaled.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-11922936\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/IMG_1408-800x600.jpg\" alt=\"A man wearing a brown jacket and light jeans stands outside a building by a fence.\" width=\"800\" height=\"600\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/IMG_1408-800x600.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/IMG_1408-1020x765.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/IMG_1408-160x120.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/IMG_1408-1536x1152.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/IMG_1408-2048x1536.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/IMG_1408-1920x1440.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Pastor L.J. Jennings, outside the Blessings of Faith church in Hayward. \u003ccite>(Adhiti Bandlamudi/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Pastor L.J. Jennings leads the Kingdom Builders Christian Fellowship in Oakland. Born and raised in the East Bay, Jennings has seen his neighbors and family members get pushed out of the area by the rising cost of living.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We talk about gentrification, but my word is ‘displacement,’” Jennings said. “When I look at who is being pushed out, it’s minority folks, it’s people of color. It’s changing the demographics of our city, of our communities.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Before becoming a pastor, Jennings worked in residential and commercial real estate and decided to put his experience and skills to use. In 2010, a year after opening the Kingdom Builders Christian Fellowship, he built a sober-living facility on land the church owned. Seven years later, he opened a hundred-bed home for formerly incarcerated individuals looking to reenter society. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“All of [the tenants in our facilities] are classified as homeless,” said Jennings. “We knew right away early on that we needed to address the homelessness crisis, so that’s what we’ve been doing.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">After learning the ins and outs of building subsidized housing, Jennings wanted to help other churches do the same. In 2019, he started the Kingdom Builders Project, a nonprofit with two goals: to help churches build affordable housing and to make the projects as financially sound as possible to help struggling churches stay afloat. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The Kingdom Builders Project has been working with churches across the East Bay on housing projects: four in Oakland and one in Hayward. All the churches are Black churches. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We know in the Black community that Blacks are being displaced in record numbers,” Jennings said. “So as a community, we’re really trying to stem the tide of Black displacement. We’re fighting for our survival.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">While building housing may align with a church’s mission to serve its community, it’s not always cost-effective. According to Jennings, this is because faith institutions aren’t familiar with the financing of housing developments and therefore don’t know how to negotiate with savvy housing developers. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We have these situations where nonprofit housing developers are getting land from the church and the church doesn’t benefit from it other than their name on the building,” Jennings said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">For example, many affordable housing developers make money through a “developer fee,” a sum of money included in the total housing development costs. Jennings argues housing developers should share that fee with churches, especially if the church is involved in that development process and owns the highly valuable land. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">There are other ways to access revenue streams, Jennings says, if only churches knew how to tap into them. Traditionally, an affordable housing developer would manage the apartment property or contract it out, but if church members learned how to manage the property, they could keep that revenue. Jennings envisions the church providing other services, too. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Whether it’s computer assistance, whether it’s after-school care, whatever it is — it’s for the community and the residents,” he said. “We would help them develop their services that are going to be housed inside the development so that they can create additional revenue.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Jennings also wants to increase the odds that churches can house their own members who are at risk of displacement. Getting a unit in an affordable housing project usually happens by lottery, to make it a fair process. Jennings says that in the time it takes to build the housing, churches can work with their members to help them qualify. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’re working with them on their credit, we’re working with them on their budgeting, making sure there’s job stability,” Jennings said. “We’re working with them on all the areas so that when the application opens, our people are ready to apply.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The four housing projects in Oakland are in the early stages and haven’t started construction yet, but Jennings says they look promising. The project in Hayward, however, is running into roadblocks from the church’s neighbors and confusing county regulations. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The Blessings of Faith church, located a few blocks away from downtown Hayward, wants to build a 42-unit complex for seniors with low incomes in a small parking lot behind the church. Pastor Tally Knott grew up in Hayward, attended the church and witnessed the displacement of seniors and others in her community. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I was always around seniors, so my care for older people came about by just being around them,” said Knott. “This is my home, these are my people. I understand the community here and the needs of the people.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Since starting the development process, Knott says the church has gotten pushback from neighbors who fear the apartment building will be too large for the area. Others in surrounding homes fear it will bring crime and disorder to their quiet community. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We live in a community where people are comfortable and don’t want change, but everyone’s going to become older one day,” said Knott. “I was even thinking about putting up signs that say ‘Seniors Matter.’” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Despite the setbacks, Knott and Jennings are resolute in their goal to build affordable housing in their communities. There’s no guarantee that these projects will work out exactly as envisioned, but it makes sense that faith organizations like the Kingdom Builders Project are giving it a try. Churches and other faith institutions have provided shelter to their communities for centuries.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“With the affordable housing crisis, there are no silver bullets,” said Tia Hicks, program officer at the Bay Area chapter of the nonprofit Local Initiatives Support Corporation (LISC). “This is just one opportunity to really get at our regional affordable housing crisis.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Since 2019, \u003c/span>\u003ca href=\"https://www.lisc.org/bay-area/\">\u003cspan style=\"font-weight: 400\">LISC Bay Area\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> has worked with 20 churches in the East Bay that wanted to develop housing on their property. One church is set to start construction on their property by the end of this year while others are selecting development partners and getting started on the approval process. Hicks says faith institutions are some of the best organizations to get involved in housing because they are usually entrenched in the communities they serve and understand the specific needs. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“It enables communities to retain ownership over what gets built,” she said. “Especially if we’re prioritizing racial equity in our work, in supporting Black congregations, there’s a lot of powerful synergy there.” \u003c/span>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>Homelessness among Latino residents in San Francisco spiked over the last three years — by more than half — even as the city’s total unhoused population dropped slightly.\u003c/p>\n\u003cp>That’s according to \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/2022.08-PIT-Media-Briefing.pdf\">new detailed findings\u003c/a> city officials released Wednesday. The data comes from a \u003ca href=\"https://hsh.sfgov.org/about/research-and-reports/pit-hic/\">point-in-time homelessness survey\u003c/a> conducted in February, when volunteers fanned out across the city to tally people living on the streets, in vehicles or in shelters.\u003c/p>\n\u003cp>Although San Francisco’s overall unhoused population dropped by 3.5% since 2019, when the last count was done, the rate of homelessness among those who identified as Latinx shot up by 55% (from 1,591 to 2,357), according to data from the survey. That means Latinos now make up 30% of the nearly 8,000 unhoused people in San Francisco, despite accounting for only 16% of the city’s general population.\u003c/p>\n\u003cfigure id=\"attachment_11922944\" class=\"wp-caption aligncenter\" style=\"max-width: 1637px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/LatinxSFHomelessv.2.png\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11922944\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/LatinxSFHomelessv.2.png\" alt=\"A line chart showing the total and Latinx unhoused population in San Francisco from 2017 - 2022.\" width=\"1637\" height=\"979\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/LatinxSFHomelessv.2.png 1637w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/LatinxSFHomelessv.2-800x478.png 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/LatinxSFHomelessv.2-1020x610.png 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/LatinxSFHomelessv.2-160x96.png 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/LatinxSFHomelessv.2-1536x919.png 1536w\" sizes=\"(max-width: 1637px) 100vw, 1637px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Source: San Francisco Point in Time Count, via the \u003ca href=\"https://hsh.sfgov.org/about/research-and-reports/pit-hic/\">SF Dept. of Homelessness and Supportive Housing\u003c/a>. \u003ccite>(Matthew Green/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“We don’t have a great understanding of the reasons why,” said Emily Cohen, a spokesperson for San Francisco’s Department of Homelessness and Supportive Housing, which ran the survey. “But we also know that [the Latinx] community at this same time has been hit incredibly hard by COVID and the impacts of COVID, in terms of job loss. And we would estimate or make some assumptions about the precipitating impacts onto homelessness.”[aside postID=\"news_11914346\" hero='https://ww2.kqed.org/app/uploads/sites/10/2022/02/GettyImages-1236267426-1020x680.jpg']Cohen said her department is ramping up outreach work in the Mission District, in part by increasing partnerships with nonprofits that serve the Latinx community.\u003c/p>\n\u003cp>Francisco Herrera, who works on housing and homelessness issues for the city’s Latino Task Force, said evictions and difficulty accessing COVID rent relief played a major role in forcing more Latinos onto the streets.\u003c/p>\n\u003cp>“Right in the middle of the pandemic, when there was supposed to be a moratorium on evictions, in fact there were tons of evictions,” he said.\u003c/p>\n\u003cp>It all comes down to the severe shortage of affordable housing, Herrera added, a problem that can only be addressed through major policy changes.\u003c/p>\n\u003cp>“We need to prioritize affordable housing for people who live, work and have made this city, not market rate housing for people who do not even live here,” he said.\u003c/p>\n\u003cp>When the Latino Task Force surveyed more than 100 unhoused residents in the Mission earlier this year, it found that almost a quarter of them said they became homeless during the pandemic, and most were not on any housing waiting list.\u003c/p>\n\u003cp>The city’s February homelessness count found a total of 7,754 people living on the streets or in shelters, down from 8,035 in 2019. Of those, Black people continued to be the most overrepresented, making up 38% of the city’s unhoused population, despite accounting for only 6% of its general population.\u003c/p>\n\u003cp>\u003cem>Correction: An earlier version of the chart in this story listed the wrong percentage increase among unhoused Latinx residents between 2019 and 2022. It is an increase of 55%, not 30%.\u003c/em>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>Homelessness among Latino residents in San Francisco spiked over the last three years — by more than half — even as the city’s total unhoused population dropped slightly.\u003c/p>\n\u003cp>That’s according to \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/2022.08-PIT-Media-Briefing.pdf\">new detailed findings\u003c/a> city officials released Wednesday. The data comes from a \u003ca href=\"https://hsh.sfgov.org/about/research-and-reports/pit-hic/\">point-in-time homelessness survey\u003c/a> conducted in February, when volunteers fanned out across the city to tally people living on the streets, in vehicles or in shelters.\u003c/p>\n\u003cp>Although San Francisco’s overall unhoused population dropped by 3.5% since 2019, when the last count was done, the rate of homelessness among those who identified as Latinx shot up by 55% (from 1,591 to 2,357), according to data from the survey. That means Latinos now make up 30% of the nearly 8,000 unhoused people in San Francisco, despite accounting for only 16% of the city’s general population.\u003c/p>\n\u003cfigure id=\"attachment_11922944\" class=\"wp-caption aligncenter\" style=\"max-width: 1637px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/LatinxSFHomelessv.2.png\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11922944\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/LatinxSFHomelessv.2.png\" alt=\"A line chart showing the total and Latinx unhoused population in San Francisco from 2017 - 2022.\" width=\"1637\" height=\"979\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/LatinxSFHomelessv.2.png 1637w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/LatinxSFHomelessv.2-800x478.png 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/LatinxSFHomelessv.2-1020x610.png 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/LatinxSFHomelessv.2-160x96.png 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/LatinxSFHomelessv.2-1536x919.png 1536w\" sizes=\"(max-width: 1637px) 100vw, 1637px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Source: San Francisco Point in Time Count, via the \u003ca href=\"https://hsh.sfgov.org/about/research-and-reports/pit-hic/\">SF Dept. of Homelessness and Supportive Housing\u003c/a>. \u003ccite>(Matthew Green/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“We don’t have a great understanding of the reasons why,” said Emily Cohen, a spokesperson for San Francisco’s Department of Homelessness and Supportive Housing, which ran the survey. “But we also know that [the Latinx] community at this same time has been hit incredibly hard by COVID and the impacts of COVID, in terms of job loss. And we would estimate or make some assumptions about the precipitating impacts onto homelessness.”\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Cohen said her department is ramping up outreach work in the Mission District, in part by increasing partnerships with nonprofits that serve the Latinx community.\u003c/p>\n\u003cp>Francisco Herrera, who works on housing and homelessness issues for the city’s Latino Task Force, said evictions and difficulty accessing COVID rent relief played a major role in forcing more Latinos onto the streets.\u003c/p>\n\u003cp>“Right in the middle of the pandemic, when there was supposed to be a moratorium on evictions, in fact there were tons of evictions,” he said.\u003c/p>\n\u003cp>It all comes down to the severe shortage of affordable housing, Herrera added, a problem that can only be addressed through major policy changes.\u003c/p>\n\u003cp>“We need to prioritize affordable housing for people who live, work and have made this city, not market rate housing for people who do not even live here,” he said.\u003c/p>\n\u003cp>When the Latino Task Force surveyed more than 100 unhoused residents in the Mission earlier this year, it found that almost a quarter of them said they became homeless during the pandemic, and most were not on any housing waiting list.\u003c/p>\n\u003cp>The city’s February homelessness count found a total of 7,754 people living on the streets or in shelters, down from 8,035 in 2019. Of those, Black people continued to be the most overrepresented, making up 38% of the city’s unhoused population, despite accounting for only 6% of its general population.\u003c/p>\n\u003cp>\u003cem>Correction: An earlier version of the chart in this story listed the wrong percentage increase among unhoused Latinx residents between 2019 and 2022. It is an increase of 55%, not 30%.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>As community college students return to their campuses, many will find one new resource to count on: a hub where they can seek support in meeting their basic needs.\u003c/p>\n\u003cp>Known as basic needs centers, the resources offered differ from campus to campus, but most tend to help students who are experiencing housing and food insecurity. Others also offer other support like paying for auto insurance, finding low-cost medical care, paying for internet and applying for public benefits.\u003c/p>\n\u003cp>The centers are the result of \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billCompareClient.xhtml?bill_id=202120220AB132&showamends=false\">a new policy\u003c/a> that went into effect on July 1 requiring every campus to hire a basic needs coordinator to begin establishing a physical center. Some campuses have long offered food and housing support and will now add to the resources offered to students.[pullquote size=\"medium\" align=\"right\" citation=\"Rebecca Ruan-O'Shaughnessy, vice chancellor for educational services and support, California Community Colleges Chancellor's Office\"]‘It doesn’t matter how great the classroom experience can be, or how great the instructional materials or instructors are. If students have fundamental needs that cannot be met, they cannot complete and persist in our institutions.’[/pullquote]\u003c/p>\n\u003cp>The centers are crucial because students’ needs are constant, officials said, pointing to the experiences of the university campuses that have had basic needs centers for a few years.\u003c/p>\n\u003cp>At \u003ca href=\"https://www.calstate.edu/\">California State University\u003c/a> and the \u003ca href=\"https://basicneeds.ucop.edu/about/services.html\">University of California\u003c/a>, every campus has had a basic needs center for some time. Both systems receive recurring state funding to support the centers: $15 million for the CSU and $18.5 million for the UC.\u003c/p>\n\u003cp>At the University of California, Irvine, for example, where \u003ca href=\"https://basicneeds.uci.edu/about-us/our-story.php\">a group of graduate students\u003c/a> first opened a temporary food pantry in 2011, students are contacting the basic needs center for housing support before the new school year begins later this month.\u003c/p>\n\u003cp>“This is probably our biggest crisis right now,” said Christy Molino, rapid rehousing social worker at \u003ca href=\"https://basicneeds.uci.edu/\">UCI Basic Needs\u003c/a>.\u003c/p>\n\u003cp>For the Orange County campus, Molino is the single point of contact for students who need to find housing as quickly as possible. She’s part of a larger team at the 37,000-student campus who are the go-to group for addressing students’ basic needs, including financial wellness consultations, support with applying for the state’s food benefits program and emergency grants for students experiencing a medical, mental health, housing or food crisis.\u003c/p>\n\u003cp>When faculty and staff are approached by students who need help, they know exactly where to refer them. In fact, Molino estimates that half of the students she sees are direct referrals from faculty and staff.\u003c/p>\n\u003cp>“A university is like a city. … There are so many departments, there are so many people, and having to navigate resources is very challenging,” said Molino, who has been in the position for nearly two years.\u003c/p>\n\u003cp>Molino and the rest of the basic needs team at the Irvine campus are tasked with ensuring that students are as prepared as possible and ready to learn on their first day of classes in September and safeguarding continuity in meeting basic needs until the students reach graduation.\u003c/p>\n\u003cp>“It doesn’t matter how great the classroom experience can be, or how great the instructional materials or instructors are. If students have fundamental needs that cannot be met, they cannot complete and persist in our institutions,” said Rebecca Ruan-O’Shaughnessy, vice chancellor for educational services and support at the California Community Colleges Chancellor’s Office.\u003c/p>\n\u003cp>Many basic needs coordinators, particularly at the campuses where centers are newer, are using student orientations during the summer to inform new and continuing students of the services available to them.\u003c/p>\n\u003cp>In the San Francisco Bay Area, Emily Diehl is the basic needs coordinator of \u003ca href=\"https://www.contracosta.edu/campus/clubs-student-life/wellness-mental-health-resources/\">Comet Wellness\u003c/a> at \u003ca href=\"https://www.4cd.edu/about/docs/Fingertip%20Facts.pdf\">Contra Costa College\u003c/a>, a 10,000-student campus. The center offers an array of services including a food pantry, help with accessing public benefits, free access to mental health therapists (both virtually and in person), free menstrual products in campus restrooms and free breakfast.\u003c/p>\n\u003cp>This week, she presented at multiple orientations for students from various backgrounds to connect directly with them so they know exactly whom to reach out to for support. This past school year, her first year on the job, she held internal presentations for faculty and staff to urge them to refer students.\u003c/p>\n\u003cp>“It’s been such a needed resource, having a dedicated space,” said Diehl. “It’s great that there’s a single point of contact, but there are also limitations because trying to meet all students with many different needs becomes a very big position.”\u003c/p>\n\u003cp>Administrative and technical support for coordinators like Diehl is coming from a team at the California Community Colleges Chancellor’s Office. This summer, the office released \u003ca href=\"https://www.cccstudentmentalhealth.org/wp-content/uploads/2022/06/Basic-Needs-Toolkit-2022_0606-1.pdf\">a toolkit for colleges\u003c/a> to use as a reference guide as they establish and grow the centers on their campuses.\u003c/p>\n\u003cp>Additionally, the community college system of 115 on-campus colleges has received a one-time allocation of $100 million and a yearly allocation of $40 million to support coordinators like Diehl and help them develop their teams.\u003c/p>\n\u003cp>“Both of those allocations were based on a formula of state funding that included a base amount for each campus to ensure that there was equity,” said Colleen Ganley, program specialist of educational services and support at the California Community Colleges Chancellor’s Office. Each campus also received extra funding based on the number of lower-income students receiving the Pell grant. Any remaining funds were distributed to campuses based on the total student population and the number of lower-income students, she added.\u003c/p>\n\u003cp>“Ideally, through the single point of contact, students can access these services without having to go from one office to the other and prove over and over again that they actually need the service. … That’s a huge psychological load that a student has to shoulder,” said Ruan-O’Shaughnessy.\u003c/p>\n\u003cp>The push to establish basic needs centers stems from a California bill passed in 2016. \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201520160AB801\">AB 801\u003c/a> required all California community colleges to establish a single point of contact for supporting students with certain basic needs and \u003ca href=\"https://www.calstate.edu/impact-of-the-csu/student-success/basic-needs-initiative\">encouraged the CSU\u003c/a> and UC campuses to do the same.\u003c/p>\n\u003cp>That single point of contact, each known as a liaison, would need to be employed in the campus financial aid office so they could assist then-current and former foster youth, unhoused students and unaccompanied unhoused youth, in applying for financial aid so their basic needs could be met.\u003c/p>\n\u003cp>“It started to bring attention to the issue of college student homelessness which, at that time, was an issue that was really kind of flying under the radar and not much was being done about it,” said Debbie Raucher, director of education at \u003ca href=\"https://jbay.org/\">John Burton Advocates for Youth\u003c/a>, a nonprofit organization that helps California foster and unhoused youth. “It really was the first attempt to try to create some sort of system of support for students experiencing homelessness.”\u003c/p>\n\u003cp>When filling out the Free Application for Federal Student Aid, also known as the FAFSA, students who are experiencing homelessness and are not under the direct care of an adult need to take additional steps to be identified as independent students. Prior to AB 801, there was rarely a designated person who could walk students through the process or let them know they could potentially qualify for additional financial assistance.\u003c/p>\n\u003cp>“AB 801 was incredibly helpful in that it instituted the position, and it also highlighted the need,” said \u003ca href=\"https://www.calstate.edu/impact-of-the-csu/student-success/Profiles/Pages/Rashida-Crutchfield.aspx\">Rashida Crutchfield\u003c/a>, associate professor of the School of Social Work and director of the Center for Equitable Higher Education, both at CSU Long Beach. “Students have been dealing with this issue a lot longer than we’ve understood that they were or comprehended it as a problem.”\u003c/p>\n\u003cp>On the same campus where Crutchfield is leading research on the impact of basic needs centers, Danielle Muñoz is the director of the \u003ca href=\"https://www.csulb.edu/student-affairs/basic-needs-0\">basic needs program\u003c/a>, which provides resources such as short-term emergency housing, hotel vouchers, and grants for unexpected car repairs, in addition to support with applying for the state’s food benefits program.\u003c/p>\n\u003cp>Muñoz created the basic needs center at Sacramento State, where she worked for about seven years prior to moving to Long Beach. Regardless of where students are located, students need support because housing and living expenses remain a major challenge, she said.\u003c/p>\n\u003cp>“When we provide basic needs services, we promote student mental health, we provide equity to people who have limited resources, and we provide a sense of belonging and cultural inclusion,” said Muñoz. “This is the core of retention work right here.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>As community college students return to their campuses, many will find one new resource to count on: a hub where they can seek support in meeting their basic needs.\u003c/p>\n\u003cp>Known as basic needs centers, the resources offered differ from campus to campus, but most tend to help students who are experiencing housing and food insecurity. Others also offer other support like paying for auto insurance, finding low-cost medical care, paying for internet and applying for public benefits.\u003c/p>\n\u003cp>The centers are the result of \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billCompareClient.xhtml?bill_id=202120220AB132&showamends=false\">a new policy\u003c/a> that went into effect on July 1 requiring every campus to hire a basic needs coordinator to begin establishing a physical center. Some campuses have long offered food and housing support and will now add to the resources offered to students.\u003c/p>\u003c/div>",
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"content": "‘It doesn’t matter how great the classroom experience can be, or how great the instructional materials or instructors are. If students have fundamental needs that cannot be met, they cannot complete and persist in our institutions.’",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The centers are crucial because students’ needs are constant, officials said, pointing to the experiences of the university campuses that have had basic needs centers for a few years.\u003c/p>\n\u003cp>At \u003ca href=\"https://www.calstate.edu/\">California State University\u003c/a> and the \u003ca href=\"https://basicneeds.ucop.edu/about/services.html\">University of California\u003c/a>, every campus has had a basic needs center for some time. Both systems receive recurring state funding to support the centers: $15 million for the CSU and $18.5 million for the UC.\u003c/p>\n\u003cp>At the University of California, Irvine, for example, where \u003ca href=\"https://basicneeds.uci.edu/about-us/our-story.php\">a group of graduate students\u003c/a> first opened a temporary food pantry in 2011, students are contacting the basic needs center for housing support before the new school year begins later this month.\u003c/p>\n\u003cp>“This is probably our biggest crisis right now,” said Christy Molino, rapid rehousing social worker at \u003ca href=\"https://basicneeds.uci.edu/\">UCI Basic Needs\u003c/a>.\u003c/p>\n\u003cp>For the Orange County campus, Molino is the single point of contact for students who need to find housing as quickly as possible. She’s part of a larger team at the 37,000-student campus who are the go-to group for addressing students’ basic needs, including financial wellness consultations, support with applying for the state’s food benefits program and emergency grants for students experiencing a medical, mental health, housing or food crisis.\u003c/p>\n\u003cp>When faculty and staff are approached by students who need help, they know exactly where to refer them. In fact, Molino estimates that half of the students she sees are direct referrals from faculty and staff.\u003c/p>\n\u003cp>“A university is like a city. … There are so many departments, there are so many people, and having to navigate resources is very challenging,” said Molino, who has been in the position for nearly two years.\u003c/p>\n\u003cp>Molino and the rest of the basic needs team at the Irvine campus are tasked with ensuring that students are as prepared as possible and ready to learn on their first day of classes in September and safeguarding continuity in meeting basic needs until the students reach graduation.\u003c/p>\n\u003cp>“It doesn’t matter how great the classroom experience can be, or how great the instructional materials or instructors are. If students have fundamental needs that cannot be met, they cannot complete and persist in our institutions,” said Rebecca Ruan-O’Shaughnessy, vice chancellor for educational services and support at the California Community Colleges Chancellor’s Office.\u003c/p>\n\u003cp>Many basic needs coordinators, particularly at the campuses where centers are newer, are using student orientations during the summer to inform new and continuing students of the services available to them.\u003c/p>\n\u003cp>In the San Francisco Bay Area, Emily Diehl is the basic needs coordinator of \u003ca href=\"https://www.contracosta.edu/campus/clubs-student-life/wellness-mental-health-resources/\">Comet Wellness\u003c/a> at \u003ca href=\"https://www.4cd.edu/about/docs/Fingertip%20Facts.pdf\">Contra Costa College\u003c/a>, a 10,000-student campus. The center offers an array of services including a food pantry, help with accessing public benefits, free access to mental health therapists (both virtually and in person), free menstrual products in campus restrooms and free breakfast.\u003c/p>\n\u003cp>This week, she presented at multiple orientations for students from various backgrounds to connect directly with them so they know exactly whom to reach out to for support. This past school year, her first year on the job, she held internal presentations for faculty and staff to urge them to refer students.\u003c/p>\n\u003cp>“It’s been such a needed resource, having a dedicated space,” said Diehl. “It’s great that there’s a single point of contact, but there are also limitations because trying to meet all students with many different needs becomes a very big position.”\u003c/p>\n\u003cp>Administrative and technical support for coordinators like Diehl is coming from a team at the California Community Colleges Chancellor’s Office. This summer, the office released \u003ca href=\"https://www.cccstudentmentalhealth.org/wp-content/uploads/2022/06/Basic-Needs-Toolkit-2022_0606-1.pdf\">a toolkit for colleges\u003c/a> to use as a reference guide as they establish and grow the centers on their campuses.\u003c/p>\n\u003cp>Additionally, the community college system of 115 on-campus colleges has received a one-time allocation of $100 million and a yearly allocation of $40 million to support coordinators like Diehl and help them develop their teams.\u003c/p>\n\u003cp>“Both of those allocations were based on a formula of state funding that included a base amount for each campus to ensure that there was equity,” said Colleen Ganley, program specialist of educational services and support at the California Community Colleges Chancellor’s Office. Each campus also received extra funding based on the number of lower-income students receiving the Pell grant. Any remaining funds were distributed to campuses based on the total student population and the number of lower-income students, she added.\u003c/p>\n\u003cp>“Ideally, through the single point of contact, students can access these services without having to go from one office to the other and prove over and over again that they actually need the service. … That’s a huge psychological load that a student has to shoulder,” said Ruan-O’Shaughnessy.\u003c/p>\n\u003cp>The push to establish basic needs centers stems from a California bill passed in 2016. \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201520160AB801\">AB 801\u003c/a> required all California community colleges to establish a single point of contact for supporting students with certain basic needs and \u003ca href=\"https://www.calstate.edu/impact-of-the-csu/student-success/basic-needs-initiative\">encouraged the CSU\u003c/a> and UC campuses to do the same.\u003c/p>\n\u003cp>That single point of contact, each known as a liaison, would need to be employed in the campus financial aid office so they could assist then-current and former foster youth, unhoused students and unaccompanied unhoused youth, in applying for financial aid so their basic needs could be met.\u003c/p>\n\u003cp>“It started to bring attention to the issue of college student homelessness which, at that time, was an issue that was really kind of flying under the radar and not much was being done about it,” said Debbie Raucher, director of education at \u003ca href=\"https://jbay.org/\">John Burton Advocates for Youth\u003c/a>, a nonprofit organization that helps California foster and unhoused youth. “It really was the first attempt to try to create some sort of system of support for students experiencing homelessness.”\u003c/p>\n\u003cp>When filling out the Free Application for Federal Student Aid, also known as the FAFSA, students who are experiencing homelessness and are not under the direct care of an adult need to take additional steps to be identified as independent students. Prior to AB 801, there was rarely a designated person who could walk students through the process or let them know they could potentially qualify for additional financial assistance.\u003c/p>\n\u003cp>“AB 801 was incredibly helpful in that it instituted the position, and it also highlighted the need,” said \u003ca href=\"https://www.calstate.edu/impact-of-the-csu/student-success/Profiles/Pages/Rashida-Crutchfield.aspx\">Rashida Crutchfield\u003c/a>, associate professor of the School of Social Work and director of the Center for Equitable Higher Education, both at CSU Long Beach. “Students have been dealing with this issue a lot longer than we’ve understood that they were or comprehended it as a problem.”\u003c/p>\n\u003cp>On the same campus where Crutchfield is leading research on the impact of basic needs centers, Danielle Muñoz is the director of the \u003ca href=\"https://www.csulb.edu/student-affairs/basic-needs-0\">basic needs program\u003c/a>, which provides resources such as short-term emergency housing, hotel vouchers, and grants for unexpected car repairs, in addition to support with applying for the state’s food benefits program.\u003c/p>\n\u003cp>Muñoz created the basic needs center at Sacramento State, where she worked for about seven years prior to moving to Long Beach. Regardless of where students are located, students need support because housing and living expenses remain a major challenge, she said.\u003c/p>\n\u003cp>“When we provide basic needs services, we promote student mental health, we provide equity to people who have limited resources, and we provide a sense of belonging and cultural inclusion,” said Muñoz. “This is the core of retention work right here.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>\u003cspan style=\"font-weight: 400\">Project Roomkey is coming to an end. Its goal was to temporarily house some of the state’s most vulnerable unhoused people in hotel rooms during the COVID-19 which would also hopefully serve as a stepping stone to permanent housing. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">So, how successful was Project Roomkey at getting people out of homelessness? Today, we look at how it worked in Alameda County.\u003c/span>\u003c/p>\n\u003cp>\u003cb>Guest: \u003c/b>\u003ca href=\"https://twitter.com/vanessarancano\">\u003cspan style=\"font-weight: 400\">Vanessa Ranca\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">\u003ca href=\"https://twitter.com/vanessarancano\">ño\u003c/a>, KQED housing reporter\u003c/span>\u003c/p>\n\u003cp>\u003ca href=\"https://bit.ly/3bNwrkb\">\u003cem>Read episode transcript\u003c/em>\u003c/a>\u003c/p>\n\u003cp>\u003cstrong>Links:\u003cbr>\n\u003c/strong>\u003c/p>\n\u003cul>\n\u003cli>\u003ca href=\"https://www.kqed.org/news/11921155/last-days-at-the-radisson-as-state-shelter-program-shutters-formerly-unhoused-residents-in-oakland-brace-for-next-steps\">Last Days at the Radisson: As State Shelter Program Shutters, Formerly Unhoused Residents in Oakland Brace for Next Steps\u003c/a>\u003c/li>\n\u003cli>\u003ca href=\"https://www.kqed.org/news/11909202/project-roomkey-was-meant-to-provide-safe-shelter-in-vallejo-at-least-5-people-died-in-their-rooms\">Project Roomkey Was Meant to Provide Safe Shelter. In Vallejo, At Least 5 People Died in Their Rooms.\u003c/a>\u003c/li>\n\u003c/ul>\n\u003cdiv class=\"card card--enclosed grey\">\n\u003cp id=\"embed-code\" class=\"inconsolata\">\n\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" frameborder=\"0\" height=\"200\" scrolling=\"no\" src=\"https://playlist.megaphone.fm?e=KQINC1642200360&light=true\" width=\"100%\" class=\"iframe-class\">\u003c/iframe>\n\u003c/p>\n\u003c/div>\n\u003cp>[ad fullwidth]\u003c/p>\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cspan style=\"font-weight: 400\">Project Roomkey is coming to an end. Its goal was to temporarily house some of the state’s most vulnerable unhoused people in hotel rooms during the COVID-19 which would also hopefully serve as a stepping stone to permanent housing. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">So, how successful was Project Roomkey at getting people out of homelessness? Today, we look at how it worked in Alameda County.\u003c/span>\u003c/p>\n\u003cp>\u003cb>Guest: \u003c/b>\u003ca href=\"https://twitter.com/vanessarancano\">\u003cspan style=\"font-weight: 400\">Vanessa Ranca\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">\u003ca href=\"https://twitter.com/vanessarancano\">ño\u003c/a>, KQED housing reporter\u003c/span>\u003c/p>\n\u003cp>\u003ca href=\"https://bit.ly/3bNwrkb\">\u003cem>Read episode transcript\u003c/em>\u003c/a>\u003c/p>\n\u003cp>\u003cstrong>Links:\u003cbr>\n\u003c/strong>\u003c/p>\n\u003cul>\n\u003cli>\u003ca href=\"https://www.kqed.org/news/11921155/last-days-at-the-radisson-as-state-shelter-program-shutters-formerly-unhoused-residents-in-oakland-brace-for-next-steps\">Last Days at the Radisson: As State Shelter Program Shutters, Formerly Unhoused Residents in Oakland Brace for Next Steps\u003c/a>\u003c/li>\n\u003cli>\u003ca href=\"https://www.kqed.org/news/11909202/project-roomkey-was-meant-to-provide-safe-shelter-in-vallejo-at-least-5-people-died-in-their-rooms\">Project Roomkey Was Meant to Provide Safe Shelter. In Vallejo, At Least 5 People Died in Their Rooms.\u003c/a>\u003c/li>\n\u003c/ul>\n\u003cdiv class=\"card card--enclosed grey\">\n\u003cp id=\"embed-code\" class=\"inconsolata\">\n\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" frameborder=\"0\" height=\"200\" scrolling=\"no\" src=\"https://playlist.megaphone.fm?e=KQINC1642200360&light=true\" width=\"100%\" class=\"iframe-class\">\u003c/iframe>\n\u003c/p>\n\u003c/div>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>As Horace Cage tells it, the formula that got him off the streets is simple.\u003c/p>\n\u003cp>“I changed all my nouns,” he says, referring to his social circle. “The people I hang around, the places I go, the things I do.”\u003c/p>\n\u003cp>But it took him a long time. The 55-year-old Oakland native spent a little over two decades homeless or behind bars. He couch surfed and lived in his car. He settled into a tiny home encampment, then a safe RV parking site. That’s where he heard about Project Roomkey.\u003c/p>\n\u003cp>He was skeptical. The offer sounded a little too good to be true — his own motel room, free meals and permanent housing placement within three months — but he was trying to clean up. He says he’d stopped using meth after an accidental fentanyl overdose almost killed him late last year, so he took a chance.\u003c/p>\n\u003cfigure id=\"attachment_11921176\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11921176 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut.jpg\" alt=\"a Black man in a white shirt makes pancakes, standing at the stove in his apartment\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Horace Cage makes pancakes at his home in Oakland. Cage was formerly unhoused and through Project Roomkey lived in a Radisson hotel before being placed in an apartment. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>He got his room at the Radisson, near the Oakland airport, in mid-February. The first thing he did was get in the shower. After relying on porta-potties and a twice weekly visit from a mobile shower truck at the RV site, having a private bathroom was a small miracle.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“I haven’t missed a day of showering since I started,” he says.\u003c/p>\n\u003cp>Cage joined the more than 50,000 people Project Roomkey has served across the state since April 2020, when California leaders took the unprecedented step of making motels available for use as homeless shelters early in the pandemic. Now, with funding drying up, the last remaining sites are preparing to close. That means finding a new place to live for some 6,000 people statewide who still call the motels home.\u003c/p>\n\u003cp class=\"p1\">The Radisson was Alameda County’s last Roomkey site, closing just last week, and Cage was among the last wave of residents.\u003c/p>\n\u003cp>During his time there, Cage worked with Roomkey staff to line up all the necessary documents and applications needed to get a Section 8 voucher. By late June, he had an apartment in the Fruitvale neighborhood of Oakland.\u003c/p>\n\u003cp>It’s a sunny one-bedroom. His dog, Little Girl, happily gnaws a bone on one of Cage’s new rugs while he works on assembling his bed — “the meat and potatoes of the apartment,” as he sees it.\u003c/p>\n\u003cfigure id=\"attachment_11921214\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11921214 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut.jpg\" alt=\"A man in a white shirt and blue shorts stands in the kitchen, petting a big black dog\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Horace Cage pets his dog at his home in Oakland. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In his first night in the apartment he couldn’t sleep, overwhelmed by the change. In the unfamiliar quiet, his mind reeled.\u003c/p>\n\u003cp>“You reflect on things you really didn’t want to deal with, like pains that come from things you’ve done, things you want to do, things you should have done,” says Cage, who has been too ashamed to see his three children for years. “It all takes a toll.”\u003c/p>\n\u003cp>But the place has him hopeful, too. One of the first things he tacked on the wall is a Christmas stocking that had been rolling around his RV for years, waiting for a grandkid to claim its contents. Cage, who was once married, had a job as a machine operator and owned a house, is thinking about having family over for the holidays.\u003c/p>\n\u003ch2>Transforming the system\u003c/h2>\n\u003cp>Living on his own, with help paying rent and bills, Cage is considered a Project Roomkey success story.\u003c/p>\n\u003cp>“The outcomes have just been phenomenally high in terms of getting people placed into permanent housing and not seeing people exit back to the street,” says Kerry Abbott, director of the county’s \u003ca href=\"https://homelessness.acgov.org/\">Office of Homeless Care and Coordination\u003c/a>.[aside label=\"Related Stories\" postID=\"news_11909202,news_11847782\"]Almost two-thirds of the 2,100 people who’ve left Project Roomkey in Alameda County have gone on to permanent housing, compared to less than 30% of those coming out of emergency shelters. Abbott credits the privacy of the hotels and housing resources available at the sites for enticing more people to leave the streets in the first place.\u003c/p>\n\u003cp>It comes with a hefty price tag. According to a county report, Roomkey costs about $260 a night per person, while congregate shelters cost around $50.\u003c/p>\n\u003cp>Statewide, the program hasn’t seen the same level of success. As of February, 22% of Roomkey participants left for permanent housing, while 15% returned to the streets and 18% to unknown destinations. Another 35% exited to temporary housing or congregate shelter, while 10% have moved to institutions or other destinations.\u003c/p>\n\u003cp>Still, as Roomkey sunsets, Abbott says her office is carrying the program’s lessons forward.\u003c/p>\n\u003cp>“The pandemic has permanently changed our outlook on shelter,” she says, explaining the county is looking to boost its non-congregate shelter capacity. “We’re transforming our system rather than letting this really important intervention go away.”\u003c/p>\n\u003ch2>‘The devil is in the details’\u003c/h2>\n\u003cp>For Tajanik Thompson, the prospect of a private room and bathroom sold her on Project Roomkey. Now 31, Thompson had preferred the streets to shelters since she was a teenager, choosing tents or cars over sleeping in a dorm with strangers.\u003c/p>\n\u003cp>Like Cage, Thompson says she was working to improve her situation when the Project Roomkey offer came up. She’d stopped doing sex work, but getting clean and addressing her mental health concerns on the streets wasn’t easy “because of my environment,” she says.\u003c/p>\n\u003cp>“I was in West Oakland,” she says, “and there’s nothing but drugs around there everywhere, just surrounded.”\u003c/p>\n\u003cfigure id=\"attachment_11921167\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11921167 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut.jpg\" alt=\"A smiling Black woman with bright red braids stands against a window and the yellow wall of a hotel.\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Tajanik Thompson stands outside of a former Comfort Inn that has been converted to supportive housing. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Thompson, who grew up in Oakland, was kidnapped as an adolescent and forced into sex work, according to \u003ca href=\"https://www.sfgate.com/bayarea/article/Oakland-police-seek-missing-girl-2633097.php\">news reports\u003c/a>. She’d lived on the streets since then, and says she’s been assaulted numerous times. Between worrying about her safety and staying warm and fed, there wasn’t a lot of energy for meeting with counselors, tracking down documents and all the other steps required to line up housing.\u003c/p>\n\u003cp>“What the hotels did is it gave stability to a population that otherwise doesn’t have it,” says Andrea Henson, an attorney with \u003ca href=\"https://ebclc.org/\">East Bay Community Law Center\u003c/a> and longtime advocate for the unhoused.\u003c/p>\n\u003cp>Thompson says she got to be alone at the Radisson. She made a schedule for the first time in her life. She enrolled in a GED program, and started working with a therapist and a housing navigator.\u003c/p>\n\u003cp>“I was able to think, period,” she says. “I had peace of mind. I was able to get away from everything and everybody.”\u003c/p>\n\u003cfigure id=\"attachment_11921186\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11921186 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut.jpg\" alt=\"a Black woman with bright red braids eats takeout lunch at a table in a motel lobby in front of an orange wall and a display case full of pamphlets\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Tajanik Thompson sits in the lobby of Project Homekey housing, a former Comfort Inn, after receiving lunch. She is living at the hotel while waiting for permanent housing. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Project Roomkey is successful because so many people are supporting the residents,” Henson says, emphasizing that the support network that made the program successful extended far beyond Roomkey staff.\u003c/p>\n\u003cp>Thompson, for example, found herself shuffled from one Roomkey case manager to another, feeling left in the dark about her housing prospects. Then Kai Gault, an outreach specialist for \u003ca href=\"http://homelessactioncenter.org/\">Homeless Action Center\u003c/a>, stepped in to shepherd her case.\u003c/p>\n\u003cp>“It’s Kai who’s actually been there for me, let me know things, given me updates,” she says.\u003c/p>\n\u003cp>When Thompson couldn’t get answers from her Roomkey case manager, her anxiety would spike. It often fell to Gault to sort things out and assuage Thompson’s fears, though Gault also found it difficult to contact staff.\u003c/p>\n\u003cfigure id=\"attachment_11921187\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11921187 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1.jpg\" alt='A Black woman wearing a black suit and glasses sits in front of a blue and red mural that reads \"Home\"' width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Kai Gault, a housing navigator, sits outside of the Homeless Action Center in Oakland. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“My experience with Roomkey, specifically, is that some of these sites are staffed by people who aren’t proficient in helping people with disabilities — mental or physical disabilities,” Gault says. “Sometimes they don’t understand how the system truly works. I’ve had to explain how the document gathering process works, which is a pretty fundamental part of it.”\u003c/p>\n\u003cp>Today, Thompson is working with Gault to get ready to move into permanent supportive housing. There’s an apartment designated for her, but it’s in a new building that’s not quite ready for her to move in yet, and Thompson is getting antsy. In the meantime, she’s moved from the Radisson to the Comfort Inn next door, a former Roomkey site now owned by the county through Project Homekey, a separate state-sponsored program that buys motels, hotels and office buildings to convert into long-term housing. But Thompson won’t be sticking around.\u003c/p>\n\u003cp>“I’m ready to get the hell out of here,” says Thompson, who, like other Roomkey residents, has complained about moldy walls and room doors with crowbar marks from forced entries.\u003c/p>\n\u003cp>Gault expects Thompson will be moving into her apartment this month.[aside label=\"Related Stories\" postID=\"forum_2010101883846,news_11910405\"]“There are people getting housed. They are getting off the streets and that’s amazing, that’s very needed,” Gault says. “The devil’s in the details.”\u003c/p>\n\u003cp>“I think overall, we did a really phenomenal job in housing as many people as we did,” says Vince Russo, who manages the Radisson for \u003ca href=\"https://www.abodeservices.org/\">Abode Services\u003c/a>, a housing nonprofit that’s run Roomkey sites around the Bay Area. “Could some of us use more empathy in working with others? Yes.”\u003c/p>\n\u003cp>Russo says staff turnover has been a challenge. People who weren’t performing were fired; others quit. A single case manager could be working with as many as 50 people.\u003c/p>\n\u003cp>As of mid-July, there were still about 60 people living at the Radisson, and it’s up to Russo and his team to place them in a new home. Some residents will likely end up back on the street if they refuse what is offered.\u003c/p>\n\u003cp>“It’s really going to be their choice,” Russo says. “If we say, ‘Look, these are the only two choices we have … where do you want to be? Do you want to go back to the street?’”\u003c/p>\n\u003ch2>Impossible choices\u003c/h2>\n\u003cp>Currently, one in five people who’ve participated in Project Roomkey in Alameda County are either back on the streets or in a shelter, according to county data.\u003c/p>\n\u003cp>That includes Michael Dailey and his family, who ended up at the Radisson this spring after getting bumped from one Roomkey hotel to another. They were given choices, but it wasn’t that simple.\u003c/p>\n\u003cp>“They offered us three different places to live, all in East Oakland, really far away from our kids’ school,” Dailey says.[pullquote align=\"right\" size=\"medium\" citation=\"Brigitte Nicoletti, attorney with the East Bay Community Law Center\"]‘It shouldn’t be on this mother-of-three to badger her case manager to find her housing.’[/pullquote]Dailey and his wife, Danielle Desjardins, have two of their three kids enrolled in elementary school in Berkeley. Commuting from the Radisson in East Oakland, especially with high gas prices, made getting the kids to school a daily struggle. They knew living out there wouldn’t be sustainable.\u003c/p>\n\u003cp>“We couldn’t get them there,” Desjardins says. “We couldn’t get them to school and it made me feel like a really shitty mother that I couldn’t do a better job.”\u003c/p>\n\u003cp>They told the Radisson staff they were desperate to live closer to the school. But they felt trapped.\u003c/p>\n\u003cp>“I kept saying, ‘Can we just leave? Can we still get housing assistance if we go somewhere else?’” Desjardins says. “And they would tell us that we would be on our own and we wouldn’t get housing help.”\u003c/p>\n\u003cfigure id=\"attachment_11921213\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/GettyImages-1199285776-scaled.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11921213 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/GettyImages-1199285776-scaled.jpg\" alt=\"a makeshift sign that says 'community' above a homeless encampment\" width=\"2560\" height=\"1707\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-2048x1365.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-1920x1280.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A community garden grows outside a homeless encampment in Oakland. According to county data, one in five people who have participated in Project Roomkey in Alameda County are either in a shelter or back on the streets. \u003ccite>(Philip Pacheco/AFP via Getty Images))\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>After almost two years bouncing between Roomkey sites in the East Bay, the family finally managed to get a Section 8 voucher for Berkeley with the help of a lawyer.\u003c/p>\n\u003cp>“The fact that it’s taken them this long is really shocking,” says Brigitte Nicoletti, a lawyer with the East Bay Community Law Center who’s representing the family. “It shouldn’t be on this mother-of-three to badger her case manager to find her housing. It should be the other way around.”\u003c/p>\n\u003cp>But before the family could find an apartment, they say they got kicked out of the Radisson. They’d been trying to build a tiny home in Berkeley and hadn’t been spending enough time at the hotel to keep their spot. The family stayed in their car, in their storage unit, and with Dailey’s mom in Lake County.\u003c/p>\n\u003cp>“We also don’t mind camping,” their seven-year-old daughter, Esme, pipes up. “Set up in a nice park, park our car outside and just camp. It doesn’t matter.”\u003c/p>\n\u003cp>“At least you get to school on time every day, right?” Desjardins responds.\u003c/p>\n\u003cp>The Section 8 voucher doesn’t guarantee that they’ll find a place with a landlord who’ll embrace their family of five.\u003c/p>\n\u003cp>“We’re in a scary time of changes and uncertainty,” Desjardins says.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cem>This story was updated to reflect that the Radisson closed at the end of July.\u003c/em>\u003c/p>\n\n",
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"excerpt": "Project Roomkey, introduced in 2020 to get unhoused Californians off the street, is winding down — and an East Bay hotel is one of its last remaining sites. ",
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"title": "Last Days at the Radisson: As State Shelter Program Shutters, Formerly Unhoused Residents in Oakland Brace for Next Steps | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>As Horace Cage tells it, the formula that got him off the streets is simple.\u003c/p>\n\u003cp>“I changed all my nouns,” he says, referring to his social circle. “The people I hang around, the places I go, the things I do.”\u003c/p>\n\u003cp>But it took him a long time. The 55-year-old Oakland native spent a little over two decades homeless or behind bars. He couch surfed and lived in his car. He settled into a tiny home encampment, then a safe RV parking site. That’s where he heard about Project Roomkey.\u003c/p>\n\u003cp>He was skeptical. The offer sounded a little too good to be true — his own motel room, free meals and permanent housing placement within three months — but he was trying to clean up. He says he’d stopped using meth after an accidental fentanyl overdose almost killed him late last year, so he took a chance.\u003c/p>\n\u003cfigure id=\"attachment_11921176\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11921176 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut.jpg\" alt=\"a Black man in a white shirt makes pancakes, standing at the stove in his apartment\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57377_002_KQED_ProjectRoomkeyHoraceCage_07192022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Horace Cage makes pancakes at his home in Oakland. Cage was formerly unhoused and through Project Roomkey lived in a Radisson hotel before being placed in an apartment. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>He got his room at the Radisson, near the Oakland airport, in mid-February. The first thing he did was get in the shower. After relying on porta-potties and a twice weekly visit from a mobile shower truck at the RV site, having a private bathroom was a small miracle.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“I haven’t missed a day of showering since I started,” he says.\u003c/p>\n\u003cp>Cage joined the more than 50,000 people Project Roomkey has served across the state since April 2020, when California leaders took the unprecedented step of making motels available for use as homeless shelters early in the pandemic. Now, with funding drying up, the last remaining sites are preparing to close. That means finding a new place to live for some 6,000 people statewide who still call the motels home.\u003c/p>\n\u003cp class=\"p1\">The Radisson was Alameda County’s last Roomkey site, closing just last week, and Cage was among the last wave of residents.\u003c/p>\n\u003cp>During his time there, Cage worked with Roomkey staff to line up all the necessary documents and applications needed to get a Section 8 voucher. By late June, he had an apartment in the Fruitvale neighborhood of Oakland.\u003c/p>\n\u003cp>It’s a sunny one-bedroom. His dog, Little Girl, happily gnaws a bone on one of Cage’s new rugs while he works on assembling his bed — “the meat and potatoes of the apartment,” as he sees it.\u003c/p>\n\u003cfigure id=\"attachment_11921214\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11921214 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut.jpg\" alt=\"A man in a white shirt and blue shorts stands in the kitchen, petting a big black dog\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57381_008_KQED_ProjectRoomkeyHoraceCage_07192022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Horace Cage pets his dog at his home in Oakland. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In his first night in the apartment he couldn’t sleep, overwhelmed by the change. In the unfamiliar quiet, his mind reeled.\u003c/p>\n\u003cp>“You reflect on things you really didn’t want to deal with, like pains that come from things you’ve done, things you want to do, things you should have done,” says Cage, who has been too ashamed to see his three children for years. “It all takes a toll.”\u003c/p>\n\u003cp>But the place has him hopeful, too. One of the first things he tacked on the wall is a Christmas stocking that had been rolling around his RV for years, waiting for a grandkid to claim its contents. Cage, who was once married, had a job as a machine operator and owned a house, is thinking about having family over for the holidays.\u003c/p>\n\u003ch2>Transforming the system\u003c/h2>\n\u003cp>Living on his own, with help paying rent and bills, Cage is considered a Project Roomkey success story.\u003c/p>\n\u003cp>“The outcomes have just been phenomenally high in terms of getting people placed into permanent housing and not seeing people exit back to the street,” says Kerry Abbott, director of the county’s \u003ca href=\"https://homelessness.acgov.org/\">Office of Homeless Care and Coordination\u003c/a>.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Almost two-thirds of the 2,100 people who’ve left Project Roomkey in Alameda County have gone on to permanent housing, compared to less than 30% of those coming out of emergency shelters. Abbott credits the privacy of the hotels and housing resources available at the sites for enticing more people to leave the streets in the first place.\u003c/p>\n\u003cp>It comes with a hefty price tag. According to a county report, Roomkey costs about $260 a night per person, while congregate shelters cost around $50.\u003c/p>\n\u003cp>Statewide, the program hasn’t seen the same level of success. As of February, 22% of Roomkey participants left for permanent housing, while 15% returned to the streets and 18% to unknown destinations. Another 35% exited to temporary housing or congregate shelter, while 10% have moved to institutions or other destinations.\u003c/p>\n\u003cp>Still, as Roomkey sunsets, Abbott says her office is carrying the program’s lessons forward.\u003c/p>\n\u003cp>“The pandemic has permanently changed our outlook on shelter,” she says, explaining the county is looking to boost its non-congregate shelter capacity. “We’re transforming our system rather than letting this really important intervention go away.”\u003c/p>\n\u003ch2>‘The devil is in the details’\u003c/h2>\n\u003cp>For Tajanik Thompson, the prospect of a private room and bathroom sold her on Project Roomkey. Now 31, Thompson had preferred the streets to shelters since she was a teenager, choosing tents or cars over sleeping in a dorm with strangers.\u003c/p>\n\u003cp>Like Cage, Thompson says she was working to improve her situation when the Project Roomkey offer came up. She’d stopped doing sex work, but getting clean and addressing her mental health concerns on the streets wasn’t easy “because of my environment,” she says.\u003c/p>\n\u003cp>“I was in West Oakland,” she says, “and there’s nothing but drugs around there everywhere, just surrounded.”\u003c/p>\n\u003cfigure id=\"attachment_11921167\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11921167 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut.jpg\" alt=\"A smiling Black woman with bright red braids stands against a window and the yellow wall of a hotel.\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57481_005_KQED_TajanikThompsonProjectRoomkey_07292022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Tajanik Thompson stands outside of a former Comfort Inn that has been converted to supportive housing. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Thompson, who grew up in Oakland, was kidnapped as an adolescent and forced into sex work, according to \u003ca href=\"https://www.sfgate.com/bayarea/article/Oakland-police-seek-missing-girl-2633097.php\">news reports\u003c/a>. She’d lived on the streets since then, and says she’s been assaulted numerous times. Between worrying about her safety and staying warm and fed, there wasn’t a lot of energy for meeting with counselors, tracking down documents and all the other steps required to line up housing.\u003c/p>\n\u003cp>“What the hotels did is it gave stability to a population that otherwise doesn’t have it,” says Andrea Henson, an attorney with \u003ca href=\"https://ebclc.org/\">East Bay Community Law Center\u003c/a> and longtime advocate for the unhoused.\u003c/p>\n\u003cp>Thompson says she got to be alone at the Radisson. She made a schedule for the first time in her life. She enrolled in a GED program, and started working with a therapist and a housing navigator.\u003c/p>\n\u003cp>“I was able to think, period,” she says. “I had peace of mind. I was able to get away from everything and everybody.”\u003c/p>\n\u003cfigure id=\"attachment_11921186\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11921186 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut.jpg\" alt=\"a Black woman with bright red braids eats takeout lunch at a table in a motel lobby in front of an orange wall and a display case full of pamphlets\" width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57489_009_KQED_TajanikThompsonProjectRoomkey_07292022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Tajanik Thompson sits in the lobby of Project Homekey housing, a former Comfort Inn, after receiving lunch. She is living at the hotel while waiting for permanent housing. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Project Roomkey is successful because so many people are supporting the residents,” Henson says, emphasizing that the support network that made the program successful extended far beyond Roomkey staff.\u003c/p>\n\u003cp>Thompson, for example, found herself shuffled from one Roomkey case manager to another, feeling left in the dark about her housing prospects. Then Kai Gault, an outreach specialist for \u003ca href=\"http://homelessactioncenter.org/\">Homeless Action Center\u003c/a>, stepped in to shepherd her case.\u003c/p>\n\u003cp>“It’s Kai who’s actually been there for me, let me know things, given me updates,” she says.\u003c/p>\n\u003cp>When Thompson couldn’t get answers from her Roomkey case manager, her anxiety would spike. It often fell to Gault to sort things out and assuage Thompson’s fears, though Gault also found it difficult to contact staff.\u003c/p>\n\u003cfigure id=\"attachment_11921187\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11921187 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1.jpg\" alt='A Black woman wearing a black suit and glasses sits in front of a blue and red mural that reads \"Home\"' width=\"1920\" height=\"1280\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1.jpg 1920w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/RS57398_004_KQED_KaiGaultHousingNavigator_07262022-qut-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Kai Gault, a housing navigator, sits outside of the Homeless Action Center in Oakland. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“My experience with Roomkey, specifically, is that some of these sites are staffed by people who aren’t proficient in helping people with disabilities — mental or physical disabilities,” Gault says. “Sometimes they don’t understand how the system truly works. I’ve had to explain how the document gathering process works, which is a pretty fundamental part of it.”\u003c/p>\n\u003cp>Today, Thompson is working with Gault to get ready to move into permanent supportive housing. There’s an apartment designated for her, but it’s in a new building that’s not quite ready for her to move in yet, and Thompson is getting antsy. In the meantime, she’s moved from the Radisson to the Comfort Inn next door, a former Roomkey site now owned by the county through Project Homekey, a separate state-sponsored program that buys motels, hotels and office buildings to convert into long-term housing. But Thompson won’t be sticking around.\u003c/p>\n\u003cp>“I’m ready to get the hell out of here,” says Thompson, who, like other Roomkey residents, has complained about moldy walls and room doors with crowbar marks from forced entries.\u003c/p>\n\u003cp>Gault expects Thompson will be moving into her apartment this month.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“There are people getting housed. They are getting off the streets and that’s amazing, that’s very needed,” Gault says. “The devil’s in the details.”\u003c/p>\n\u003cp>“I think overall, we did a really phenomenal job in housing as many people as we did,” says Vince Russo, who manages the Radisson for \u003ca href=\"https://www.abodeservices.org/\">Abode Services\u003c/a>, a housing nonprofit that’s run Roomkey sites around the Bay Area. “Could some of us use more empathy in working with others? Yes.”\u003c/p>\n\u003cp>Russo says staff turnover has been a challenge. People who weren’t performing were fired; others quit. A single case manager could be working with as many as 50 people.\u003c/p>\n\u003cp>As of mid-July, there were still about 60 people living at the Radisson, and it’s up to Russo and his team to place them in a new home. Some residents will likely end up back on the street if they refuse what is offered.\u003c/p>\n\u003cp>“It’s really going to be their choice,” Russo says. “If we say, ‘Look, these are the only two choices we have … where do you want to be? Do you want to go back to the street?’”\u003c/p>\n\u003ch2>Impossible choices\u003c/h2>\n\u003cp>Currently, one in five people who’ve participated in Project Roomkey in Alameda County are either back on the streets or in a shelter, according to county data.\u003c/p>\n\u003cp>That includes Michael Dailey and his family, who ended up at the Radisson this spring after getting bumped from one Roomkey hotel to another. They were given choices, but it wasn’t that simple.\u003c/p>\n\u003cp>“They offered us three different places to live, all in East Oakland, really far away from our kids’ school,” Dailey says.\u003c/p>\u003c/div>",
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"content": "‘It shouldn’t be on this mother-of-three to badger her case manager to find her housing.’",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Dailey and his wife, Danielle Desjardins, have two of their three kids enrolled in elementary school in Berkeley. Commuting from the Radisson in East Oakland, especially with high gas prices, made getting the kids to school a daily struggle. They knew living out there wouldn’t be sustainable.\u003c/p>\n\u003cp>“We couldn’t get them there,” Desjardins says. “We couldn’t get them to school and it made me feel like a really shitty mother that I couldn’t do a better job.”\u003c/p>\n\u003cp>They told the Radisson staff they were desperate to live closer to the school. But they felt trapped.\u003c/p>\n\u003cp>“I kept saying, ‘Can we just leave? Can we still get housing assistance if we go somewhere else?’” Desjardins says. “And they would tell us that we would be on our own and we wouldn’t get housing help.”\u003c/p>\n\u003cfigure id=\"attachment_11921213\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/GettyImages-1199285776-scaled.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11921213 size-full\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/GettyImages-1199285776-scaled.jpg\" alt=\"a makeshift sign that says 'community' above a homeless encampment\" width=\"2560\" height=\"1707\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-2048x1365.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2022/08/GettyImages-1199285776-1920x1280.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A community garden grows outside a homeless encampment in Oakland. According to county data, one in five people who have participated in Project Roomkey in Alameda County are either in a shelter or back on the streets. \u003ccite>(Philip Pacheco/AFP via Getty Images))\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>After almost two years bouncing between Roomkey sites in the East Bay, the family finally managed to get a Section 8 voucher for Berkeley with the help of a lawyer.\u003c/p>\n\u003cp>“The fact that it’s taken them this long is really shocking,” says Brigitte Nicoletti, a lawyer with the East Bay Community Law Center who’s representing the family. “It shouldn’t be on this mother-of-three to badger her case manager to find her housing. It should be the other way around.”\u003c/p>\n\u003cp>But before the family could find an apartment, they say they got kicked out of the Radisson. They’d been trying to build a tiny home in Berkeley and hadn’t been spending enough time at the hotel to keep their spot. The family stayed in their car, in their storage unit, and with Dailey’s mom in Lake County.\u003c/p>\n\u003cp>“We also don’t mind camping,” their seven-year-old daughter, Esme, pipes up. “Set up in a nice park, park our car outside and just camp. It doesn’t matter.”\u003c/p>\n\u003cp>“At least you get to school on time every day, right?” Desjardins responds.\u003c/p>\n\u003cp>The Section 8 voucher doesn’t guarantee that they’ll find a place with a landlord who’ll embrace their family of five.\u003c/p>\n\u003cp>“We’re in a scary time of changes and uncertainty,” Desjardins says.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cem>This story was updated to reflect that the Radisson closed at the end of July.\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>",
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"info": "What kind of no sabo word is Hyphenación? For us, it’s about living within a hyphenation. Like being a third-gen Mexican-American from the Texas border now living that Bay Area Chicano life. Like Xorje! Each week we bring together a couple of hyphenated Latinos to talk all about personal life choices: family, careers, relationships, belonging … everything is on the table. ",
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"tagline": "Lessons from a lifetime in politics",
"info": "The Political Mind of Jerry Brown brings listeners the wisdom of the former Governor, Mayor, and presidential candidate. Scott Shafer interviewed Brown for more than 40 hours, covering the former governor's life and half-century in the political game – and Brown has some lessons he'd like to share. ",
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"title": "Latino USA",
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"info": "Latino USA, the radio journal of news and culture, is the only national, English-language radio program produced from a Latino perspective.",
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"marketplace": {
"id": "marketplace",
"title": "Marketplace",
"info": "Our flagship program, helmed by Kai Ryssdal, examines what the day in money delivered, through stories, conversations, newsworthy numbers and more. Updated Monday through Friday at about 3:30 p.m. PT.",
"airtime": "MON-FRI 4pm-4:30pm, MON-WED 6:30pm-7pm",
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"source": "American Public Media"
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"masters-of-scale": {
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"title": "Masters of Scale",
"info": "Masters of Scale is an original podcast in which LinkedIn co-founder and Greylock Partner Reid Hoffman sets out to describe and prove theories that explain how great entrepreneurs take their companies from zero to a gazillion in ingenious fashion.",
"airtime": "Every other Wednesday June 12 through October 16 at 8pm (repeats Thursdays at 2am)",
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},
"mindshift": {
"id": "mindshift",
"title": "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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