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"content": "\u003cp>A bill that would have ended tax breaks for owners of 50 or more single-family homes has stalled in the state legislature, despite an earlier promise from the governor to curb corporate overreach.\u003c/p>\n\u003cp>“It’s hard to explain how a bill like this doesn’t move forward,” said Assemblymember Matt Haney, D-San Francisco, who introduced the bill. “Cracking down on corporations buying up homes and gaming the tax code is not a fringe idea; it’s overwhelmingly popular and deeply bipartisan.”\u003c/p>\n\u003cp>Right now, if an individual or company sells a home and then buys another soon after, they can defer paying taxes on the profits from that sale. AB 1611 would have eliminated that benefit for owners of 50 or more single-family homes — whether they own the homes directly or indirectly. The Assembly Revenue and Taxation Committee voted to hold the bill on Monday, essentially killing it.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>In a unique moment of alignment, both President Donald Trump and California Gov. Gavin Newsom in recent months have expressed support for reining in corporate purchases of single-family homes.\u003c/p>\n\u003cp>In January, Trump \u003ca href=\"https://www.whitehouse.gov/presidential-actions/2026/01/stopping-wall-street-from-competing-with-main-street-homebuyers/\">signed an executive order\u003c/a> directing agencies to promote home sales to individual owner-occupants and the Treasury Secretary to review rules related to large investors acquiring single-family homes.\u003c/p>\n\u003cp>Newsom, that same week in his State of the State speech, criticized institutional investors “snatching up homes by the hundreds and thousands at a time, crushing the dream of home ownership, and forcing rents too damn high for everyone else.”\u003c/p>\n\u003cfigure id=\"attachment_12069110\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069110\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/GavinNewsomStateoftheState2026AP2.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/GavinNewsomStateoftheState2026AP2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/GavinNewsomStateoftheState2026AP2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/GavinNewsomStateoftheState2026AP2-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">California Gov. Gavin Newsom, above right, speaks during his State of the State address on Thursday, Jan. 8, 2026, in Sacramento, California. \u003ccite>(Godofredo A. Vásquez/AP Photo)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Over the next few weeks, we will work with the Legislature to combat this monopolistic behavior, strengthen accountability, and level the playing field for working families,” Newsom said. “That means more oversight and enforcement and potentially changing the state tax code to make this work.”\u003c/p>\n\u003cp>Newsom’s office declined to comment on the bill’s failure, saying the office doesn’t typically comment on pending legislation.\u003c/p>\n\u003cp>“The governor called on the Legislature to act in his State of the State. This bill was us doing exactly that,” Haney said.\u003c/p>\n\u003cp>A coalition of business and real estate associations led by the California Apartment Association had opposed it. Debra Carlton, a lobbyist and spokesperson for the association, said her organization shares “the goal of improving housing affordability” with the author, but warned about the bill’s “unintended consequences.”[aside postID=news_12069094 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/GavinNewsomStateoftheState2026AP.jpg']“AB 1611 would have impacted not just investment activity in housing, but also public pension systems and millions of Californians who rely on them,” she said. “Preserving stable, long-term investment in housing is essential to both affordability and economic security.”\u003c/p>\n\u003cp>\u003ca href=\"https://www.documentcloud.org/documents/28081280-ab-1611/\" target=\"_blank\" rel=\"noopener\">In a March 25 letter\u003c/a>, the coalition — which includes the California Chamber of Commerce, the California Business Properties Association, the California Mortgage Bankers Association and the California Building Industry Association — wrote that many public pension systems, including CalPERS and CalSTRS, pool their retirement savings in Real Estate Investment Trusts (REITs). Eliminating the tax benefit would remove “a tool that these retirement systems use to provide safe returns for individuals and families,” they said.\u003c/p>\n\u003cp>In an interview on Monday before AB 1611 was held in committee, Carlton told KQED that Haney’s bill would do nothing to promote affordable housing.\u003c/p>\n\u003cp>“And if Mr. Haney claims that it’s going to help our budget, this is budget dust,” she said. “This is nothing. It’s really going to, I think, harm the shareholders overall.”\u003c/p>\n\u003cp>A spokesperson for the National Rental Home Council, a lobbying group for large landlords of single-family homes, said before the bill stalled that it would have chilled housing investment at a time when the state urgently needs more options.\u003c/p>\n\u003cp>“Single-family rentals provide hardworking Americans with access to quality homes in good neighborhoods. We look forward to working with lawmakers to advance proposals that increase housing investment, promote responsible development, and support pathways to homeownership,” the spokesperson told KQED.\u003c/p>\n\u003cfigure id=\"attachment_12001627\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12001627\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Single-family homes in Alameda on Jan. 12, 2023. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Assemblymember Alex Lee, D-Milpitas, last year introduced a separate bill, AB 1240, which would ban investors who own more than 1,000 single-family homes from purchasing additional properties and turning them into rentals.\u003c/p>\n\u003cp>The bill narrowly cleared the Assembly and is now in the Senate Judiciary Committee, Lee said.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>I think there is way too much protection of the Wall Street landlord class,” Lee said in a phone interview on Tuesday. “This is an issue that has incredible bipartisan support of all Americans and of regular Americans and Californians alike who do not want to see Wall Street and private equity move in and swoop in and take over the housing market in that way.”\u003c/p>\n\u003cp>Referring to AB 1611, Lee said, “I think it’s an incredible travesty, and it’s a big disappointment.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>In a unique moment of alignment, both President Donald Trump and California Gov. Gavin Newsom in recent months have expressed support for reining in corporate purchases of single-family homes.\u003c/p>\n\u003cp>In January, Trump \u003ca href=\"https://www.whitehouse.gov/presidential-actions/2026/01/stopping-wall-street-from-competing-with-main-street-homebuyers/\">signed an executive order\u003c/a> directing agencies to promote home sales to individual owner-occupants and the Treasury Secretary to review rules related to large investors acquiring single-family homes.\u003c/p>\n\u003cp>Newsom, that same week in his State of the State speech, criticized institutional investors “snatching up homes by the hundreds and thousands at a time, crushing the dream of home ownership, and forcing rents too damn high for everyone else.”\u003c/p>\n\u003cfigure id=\"attachment_12069110\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069110\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/GavinNewsomStateoftheState2026AP2.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/GavinNewsomStateoftheState2026AP2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/GavinNewsomStateoftheState2026AP2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/GavinNewsomStateoftheState2026AP2-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">California Gov. Gavin Newsom, above right, speaks during his State of the State address on Thursday, Jan. 8, 2026, in Sacramento, California. \u003ccite>(Godofredo A. Vásquez/AP Photo)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Over the next few weeks, we will work with the Legislature to combat this monopolistic behavior, strengthen accountability, and level the playing field for working families,” Newsom said. “That means more oversight and enforcement and potentially changing the state tax code to make this work.”\u003c/p>\n\u003cp>Newsom’s office declined to comment on the bill’s failure, saying the office doesn’t typically comment on pending legislation.\u003c/p>\n\u003cp>“The governor called on the Legislature to act in his State of the State. This bill was us doing exactly that,” Haney said.\u003c/p>\n\u003cp>A coalition of business and real estate associations led by the California Apartment Association had opposed it. Debra Carlton, a lobbyist and spokesperson for the association, said her organization shares “the goal of improving housing affordability” with the author, but warned about the bill’s “unintended consequences.”\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“AB 1611 would have impacted not just investment activity in housing, but also public pension systems and millions of Californians who rely on them,” she said. “Preserving stable, long-term investment in housing is essential to both affordability and economic security.”\u003c/p>\n\u003cp>\u003ca href=\"https://www.documentcloud.org/documents/28081280-ab-1611/\" target=\"_blank\" rel=\"noopener\">In a March 25 letter\u003c/a>, the coalition — which includes the California Chamber of Commerce, the California Business Properties Association, the California Mortgage Bankers Association and the California Building Industry Association — wrote that many public pension systems, including CalPERS and CalSTRS, pool their retirement savings in Real Estate Investment Trusts (REITs). Eliminating the tax benefit would remove “a tool that these retirement systems use to provide safe returns for individuals and families,” they said.\u003c/p>\n\u003cp>In an interview on Monday before AB 1611 was held in committee, Carlton told KQED that Haney’s bill would do nothing to promote affordable housing.\u003c/p>\n\u003cp>“And if Mr. Haney claims that it’s going to help our budget, this is budget dust,” she said. “This is nothing. It’s really going to, I think, harm the shareholders overall.”\u003c/p>\n\u003cp>A spokesperson for the National Rental Home Council, a lobbying group for large landlords of single-family homes, said before the bill stalled that it would have chilled housing investment at a time when the state urgently needs more options.\u003c/p>\n\u003cp>“Single-family rentals provide hardworking Americans with access to quality homes in good neighborhoods. We look forward to working with lawmakers to advance proposals that increase housing investment, promote responsible development, and support pathways to homeownership,” the spokesperson told KQED.\u003c/p>\n\u003cfigure id=\"attachment_12001627\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12001627\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/08/006_KQED_AlamedaAffordableHousing_01122023_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Single-family homes in Alameda on Jan. 12, 2023. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Assemblymember Alex Lee, D-Milpitas, last year introduced a separate bill, AB 1240, which would ban investors who own more than 1,000 single-family homes from purchasing additional properties and turning them into rentals.\u003c/p>\n\u003cp>The bill narrowly cleared the Assembly and is now in the Senate Judiciary Committee, Lee said.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>I think there is way too much protection of the Wall Street landlord class,” Lee said in a phone interview on Tuesday. “This is an issue that has incredible bipartisan support of all Americans and of regular Americans and Californians alike who do not want to see Wall Street and private equity move in and swoop in and take over the housing market in that way.”\u003c/p>\n\u003cp>Referring to AB 1611, Lee said, “I think it’s an incredible travesty, and it’s a big disappointment.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"slug": "theyre-bleeding-us-dry-seniors-struggle-with-rent-hikes-evictions-in-california-mobile-home-parks",
"title": "‘They’re Bleeding Us Dry’: Rent Hikes, Evictions in California Mobile Home Parks",
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"headTitle": "‘They’re Bleeding Us Dry’: Rent Hikes, Evictions in California Mobile Home Parks | KQED",
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"content": "\u003cp>\u003cem>This story is part of \u003c/em>\u003ca href=\"https://www.kqed.org/affordability\">\u003cem>How We Get By\u003c/em>\u003c/a>\u003cem>, a KQED series exploring how people are coping with rising costs in the Bay Area and California. Find the \u003c/em>\u003ca href=\"https://www.kqed.org/affordability\">\u003cem>full series here\u003c/em>\u003c/a>\u003cem>.\u003c/em>\u003c/p>\n\u003cp>When Clara Faria read her \u003ca href=\"https://www.kqed.org/news/tag/rent\">rent\u003c/a> statement, her heart stopped. Her monthly payment would more than triple, rising from $297 per month to $995. She had four days to make the payment or be charged a $50 late fee.\u003c/p>\n\u003cp>She sank into the brown leather chair next to her formica-coated kitchen table, where she’d opened her mail for decades. She had heard neighbors were getting rent increases, but said she hadn’t received a notice herself. She had hoped she would be spared, but the reality was worse than she had imagined.\u003c/p>\n\u003cp>“I thought ‘I don’t have the money,’” Faria said of the statement, issued on Dec. 31, 2024, and due by Jan. 5, 2025. “I figured by the end of the year, I’m going to be homeless.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Faria, 91, lives alone on a fixed income in a one-bedroom manufactured home at the Willow Mobile Home Park in the East Bay town of San Pablo. Old family photos, crucifixes and saints adorn her living room walls. An oversized photo of an American flag peaks out from the hallway, declaring, “The lord is my strength and my shield; my heart trusts him, and I am helped.”\u003c/p>\n\u003cp>Faria’s experience is part of a growing pattern across California, where mobile home residents — many of whom own their homes but rent the land beneath them — are increasingly vulnerable to steep and repeated rent hikes. Harmony Communities, which manages her park in San Pablo, has faced criticism from residents, advocates and local officials for aggressive rent increases and opaque ownership structures.\u003c/p>\n\u003cfigure id=\"attachment_12080893\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080893\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-11-BL.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-11-BL.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-11-BL-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-11-BL-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Clara Faria, 91, gets help putting on her coat from a home health aid at her home in Willow Mobile Home Park in San Pablo on Jan. 20, 2026. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_12080847\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080847\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-01-BL-scaled.jpg\" alt=\"\" width=\"2560\" height=\"848\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-01-BL-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-01-BL-2000x663.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-01-BL-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-01-BL-1536x509.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-01-BL-2048x678.jpg 2048w\" sizes=\"auto, (max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Left: Clara Faria’s kitchen at her home in Willow Mobile Home Park. Right: Photos of family fill the walls of Clara Faria’s home. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In a state where just \u003ca href=\"https://www.car.org/marketdata/data/haitraditional\">18% \u003c/a>of people can afford to own their homes, mobile home parks offer a rare bastion of affordable ownership. But advocates say people living in these communities have become more exposed as investors seek higher returns.\u003c/p>\n\u003cp>Faria said she moved into her home in 1997 using an insurance payout after a previous mobile home burned down, drawn by the park’s affordability and its designation for seniors.\u003c/p>\n\u003cp>That changed when the rent increase notice from Stockton-based Harmony Communities arrived. It was the first signal that more aggressive tactics were replacing the quiet stability of Willow Mobile Home Park.\u003c/p>\n\u003cp>A KQED analysis of property records reveals Harmony Communities has grown into a major player in the industry. The property-management company has managed operations of around 100 parks since 2004, and as of 2025, was actively managing roughly 80 parks statewide.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" width=\"900\" height=\"600\" frameborder=\"0\" src=\"https://arcg.is/vTef9\" scrolling=\"yes\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>While the company claims its practices ensure “long-term viability,” interviews with nearly two dozen residents and lawyers point to a recurring pattern: Harmony assumes control, substantially raises rents, and in some cases, employs tactics residents and advocates describe as aggressive, leaving low-income tenants susceptible to displacement.\u003c/p>\n\u003cp>While a representative from Harmony said the company sent a notice of the rent increase to Faria in September 2024, Faria maintains she did not receive it until just a few days before the rent was due.\u003c/p>\n\u003cp>Then, about nine months later, in September 2025, Harmony sent a new notice informing residents their rent would again \u003ca href=\"https://docs.google.com/spreadsheets/d/1vN9w8VJB3FWsQJavcTXiCqeBxPELlL68jzc4ME3Rsa4/edit?usp=sharing\">increase\u003c/a> in January 2026 — this time by an average of 30%, according to rent statements reviewed by KQED. Harmony said credits, in some cases, reduced the amount residents ultimately paid.\u003c/p>\n\u003cp>For Faria, the repeated increases were crippling. For residents interviewed by KQED, it was a pattern.[aside postID=news_12058015 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/09/250926-HARMONYSANRAFAEL00417_TV-KQED.jpg']The company disputes that these cases reflect a broader pattern and described Faria’s example as unique, adding that each case is fact-specific and shaped by complex local regulations. In an email response to KQED, company representative Nick Ubaldi said Harmony is “committed to providing safe, clean, and affordable housing that remains sustainable for the long term.”\u003c/p>\n\u003cp>“Achieving this mission requires carefully balancing all relevant factors for success,” he said. “This includes respecting tenants’ strong preference for the lowest possible rents while also ensuring property owners receive a fair and reasonable return on their investment, allowing the business to succeed.”\u003c/p>\n\u003cp>When rent increases do come, the mobile home ownership structure makes relocating extremely expensive for residents and, in some cases, impossible, said Teri Williams, a mobile home resident in southern California who leads the nonprofit Mobile Home Resident Coalition.\u003c/p>\n\u003cp>“These residents are captive,” Williams said. “We’re at the mercy of park owners, and they know it.”\u003c/p>\n\u003cp>Meanwhile, Ubaldi said park operating costs are rising rapidly, with significant increases in insurance premiums and labor, while rental income is lagging behind.\u003c/p>\n\u003cp>“California is one of the most expensive states in which to live and operate a business,” he said. “While no one wants to see residents displaced from their homes, the financial burden of addressing affordability challenges should not fall solely on individual property owners.”\u003c/p>\n\u003cfigure id=\"attachment_12080859\" class=\"wp-caption aligncenter\" style=\"max-width: 1999px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080859\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-09-BL_qed.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-09-BL_qed.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-09-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-09-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003cfigcaption class=\"wp-caption-text\">Residents of Willow Mobile Home Park and the neighboring Creekside Village Mobile Home Park to discuss rent increases at the parks. Residents are calling on the city to adopt rent protections as they face rising and unpredictable rent hikes. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Lawmakers in Sacramento, however, are considering several proposals this year to strengthen protections for mobile home residents, including \u003ca href=\"http://billtrack50.com/billdetail/1921239\">limits on rent increases\u003c/a>. Some cities have adopted local rent caps, while residents themselves have organized tenant associations to fight rent hikes and, in some cases, are negotiating to buy the parks Harmony manages.\u003c/p>\n\u003cp>Willow residents said the second rent increase in two years was distressing, and that anxiety was compounded by confusing and conflicting messaging from Harmony.\u003c/p>\n\u003cp>Shortly after the company announced the second increase, Willow residents received \u003ca href=\"https://drive.google.com/drive/folders/1DT336OGQUmqFT1TEAPWJDBd1by8ClUSn\" target=\"_blank\" rel=\"noopener\">a new document\u003c/a> that appeared to contradict the first: “At the same time the rent increase becomes effective, the park will be issuing you a rent credit that is equal to the rent increase amount.”\u003c/p>\n\u003cp>Faria was baffled. She was initially told her rent would increase by $300. Now, it seemed her rent would stay the same. While Harmony said they had no plans to rescind the credit, it also described it as “discretionary” and said it could be “revoked or modified” with no apparent safeguards.\u003c/p>\n\u003cfigure id=\"attachment_12080856\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080856\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-02-BL.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-02-BL.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-02-BL-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-02-BL-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Clara Faria holds a note she wrote about rent increases for the lot where her mobile home sits. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In an emailed response to questions from KQED, Harmony Communities said some rent increases cited in notices were offset by credits or arbitration processes, resulting in lower effective rents paid by residents. The company provided tenant ledgers, which it said reflect the reduced amounts.\u003c/p>\n\u003cp>Ubaldi acknowledged the conflicting messages and said the first notice was sent in error.\u003c/p>\n\u003cp>“When we identified the issue, we promptly sent a corrected letter that clearly outlined each resident’s credit amount and net increase,” he wrote in an email to KQED. “Any confusion was not intended, and the second letter was sent to resolve it.”\u003c/p>\n\u003cp>Matthew Davies, \u003ca href=\"https://www.linkedin.com/in/matthew-davies-stockton/\">co-founder\u003c/a> of Harmony Communities, said the company purchased Willow nearly a decade ago and agreed to provide “rent subsidies” to residents for five years and has since invested “hundreds of thousands of dollars” into improvements at the park.[aside postID=news_11977464 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/IMG_2976-1020x765.jpg']Faria said that when she called Harmony about the first rent increase, she was told she’d have to pay or face eviction, an account the company did not directly address in its response to KQED’s questions. By the time the second notice arrived, followed by the mixed messaging, she felt helpless and afraid.\u003c/p>\n\u003cp>“Those people are completely bleeding us,” she said. “And they don’t care.”\u003c/p>\n\u003cp>A week later, she got a new letter in the mail.\u003c/p>\n\u003cp>This one told her that despite the credit, her rent would still increase by $100, bringing her total rent up from $995 to $1,095.\u003c/p>\n\u003cp>The letterhead listed Creekside Village MHC LLC, while contact information directed residents to Harmony Communities, reflecting a centralized management structure. Madeline Bankson, a housing researcher with the Private Equity Stakeholder Project, said this type of ownership is part of a broader industry pattern.\u003c/p>\n\u003cp>“The LLC does three things,” Bankson said. “It reduces liability, adds tax benefits under the tax code; the sort of secret added bonus is obscuring ownership.”\u003c/p>\n\u003cp>Davies started investing in mobile home parks in 2004 with his father, Bruce Davies, according to Ubaldi and a \u003ca href=\"https://www.youtube.com/watch?v=PCYLvB6HxhQ\">2024 interview\u003c/a> Matthew Davies conducted with a YouTube vlogger. Davies said Harmony had amassed a nearly $700 million portfolio in its first 20 years of operations.\u003c/p>\n\u003cp>In a 2021 interview with Multi-Housing News, Davies \u003ca href=\"https://www.multihousingnews.com/improving-manufactured-housing-communities-with-purpose/\">described \u003c/a>Harmony’s approach as improving communities while keeping housing attainable.\u003c/p>\n\u003cfigure id=\"attachment_12080872\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080872\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-09-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-09-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-09-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-09-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Clara Faria puts on makeup in her bathroom. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“We look for communities we think will have long-term stability in areas where there’s a strong need for affordable housing and where we believe the local jurisdictions will be supportive of our efforts,” Davies told the trade publication.\u003c/p>\n\u003cp>Harmony operates dozens of mobile home parks across California, but individual LLCs and family trusts own the parks themselves. Documents filed with the California Secretary of State show the managers and members controlling the LLCs are often family members, relatives and Harmony employees.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>As of November 2025, Harmony listed 29 mobile home parks it manages on its website. That list has since been removed. A broader search of property records identified about 100 parks associated with the company. Those include properties that had previously been listed on its website and where the owners’ principal address matched Harmony’s Stockton headquarters.\u003c/p>\n\u003cp>An analysis of business filings with the California Secretary of State found employees and family members tied to Harmony have an ownership stake in at least 84 of those parks. That includes parks owned or co-owned by members of the Ubaldi family and the Ubaldi Living Trust, whose successor trustee is Harmony spokesperson Nick Ubaldi.\u003c/p>\n\u003cfigure id=\"attachment_12080873\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080873\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-12-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-12-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-12-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-12-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Clara Faria rearranges photos of family and friends on her refrigerator. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“As an employee of Harmony Communities, and as a park owner myself, I manage the day-to-day operations of these parks,” Ubaldi said. “Our involvement in the industry dates back to the early 1980s, long before Harmony existed.”\u003c/p>\n\u003cp>According to Ubaldi, Harmony is responsible for day-to-day operations, including setting rents, managing leases, maintaining properties and handling tenant issues. For many residents, the company serves as the primary point of contact.\u003c/p>\n\u003cp>Records show at least 10 LLCs managed by Molly Thompson, Davies’ ex-wife. Bruce Davies shows up as the manager for 41 LLCs.\u003c/p>\n\u003cp>Bankson said that the lack of transparency can make it harder for residents like Faria to challenge decisions or for regulators to step in, especially when ownership and management are intertwined.\u003c/p>\n\u003cfigure id=\"attachment_12080877\" class=\"wp-caption aligncenter\" style=\"max-width: 1999px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080877\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-15-BL_qed.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-15-BL_qed.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-15-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-15-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003cfigcaption class=\"wp-caption-text\">Willow Mobile Home Park in San Pablo on Jan. 20, 2026. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Harmony said its ownership structure is standard and publicly disclosed. Willow reflects the same pattern. Creekside Village Mobile Home Park LLC owns the park. Business filings name Bruce Davies as the LLC’s manager and list the owner’s mailing address as Harmony’s headquarters.\u003c/p>\n\u003cp>As Harmony grew its portfolio, it continued to raise rents on mobile home park residents — or facilitate the sale of their parks. Meanwhile, residents and local officials from Santa Barbara to \u003ca href=\"https://www.pressdemocrat.com/2025/11/06/windsor-extends-rent-freeze-for-mobile-home-residents-facing-125-hike-as-park-owner-files-federal-lawsuit/\">Sonoma County\u003c/a> have pushed back against proposed rent increases and park closures.\u003c/p>\n\u003cp>Ubaldi said these measures often have the opposite of their intended effect: By limiting rent increases, he said, the underlying land becomes more valuable as vacant property than it is as a park. He pointed to a property in Thousand Oaks, which he said has an estimated land value of $20 million if it were cleared for redevelopment, but only $4 million as an occupied mobile home park.\u003c/p>\n\u003cp>“This dramatic disparity illustrates how such policies can incentivize park closures, sales to developers, or conversions, ultimately reducing the stock of affordable housing rather than expanding it,” he said.\u003c/p>\n\u003cfigure id=\"attachment_12080879\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080879\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-07-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-07-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-07-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-07-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Willow Mobile Home Park in San Pablo on Jan. 17, 2026. The park is a privately owned 55-and-older community owned by Harmony Communities. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Officials in several cities haven’t seen it that way. In San Luis Obispo County, supervisors \u003ca href=\"https://www.newtimesslo.com/slo-county-supervisors-reject-rent-increase-for-harmony-managed-mobile-home-parks/?utm_source=chatgpt.com\">unanimously rejected\u003c/a> a hardship petition filed on behalf of two Harmony-managed parks, concluding the company did not meet the standard needed to justify higher rents.\u003c/p>\n\u003cp>San José housing officials similarly \u003ca href=\"https://sanjosespotlight.com/san-jose-says-mobile-home-park-owner-cant-raise-rent/\">denied a proposed rent increase\u003c/a> at the Golden Wheel Mobile Home Park — another park owned by the Ubaldi family and managed by Harmony Communities — saying the owner failed to justify raising rents by about 10% for some of the park’s lowest-income tenants.\u003c/p>\n\u003cp>“They are a very well-known park owner, and these tactics, or this behavior, is pretty typical for them across the state,” Emily Hislop, rent stabilization and eviction prevention manager for the city, said at a \u003ca href=\"https://sanjose.legistar.com/View.ashx?M=A&ID=1281814&GUID=AA407BB7-8FAE-4DD2-9A07-07D3A2CAEDC5\">Housing and Community Development Commission\u003c/a> meeting in February 2025.\u003c/p>\n\u003cp>At Willow, Ubaldi said the two increases were intended to “bring rents to market.”\u003c/p>\n\u003cfigure id=\"attachment_12080896\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12080896 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-22-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-22-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-22-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-22-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A spokesperson for Harmony Communities gives public comment at San Pablo City Hall on Jan. 20, 2026, during a city council meeting about potential rent control measures. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“We do our best to review all available data and metrics, including comparable properties, occupancy rates, local economic conditions, and recent leasing and sales activity, to arrive at a fair and competitive market rent for Willow,” he said.\u003c/p>\n\u003cp>Faria and her neighbors were fed up with the higher charges and confusing messaging. They began to organize.\u003c/p>\n\u003cp>Linda Jackson, another senior at the park, was the spearhead. She learned that Creekside Mobile Home Park, another Harmony-managed property in San Pablo, was also facing increases.\u003c/p>\n\u003cp>Jackson spread the word: “I said, ‘I need five people to stand with me so that we can get [Harmony] off our backs and make it so that we can live more comfortably.’ I swear to God, the next day, I had 35 people.”\u003c/p>\n\u003cfigure id=\"attachment_12080857\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080857\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-30-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-30-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-30-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-30-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Linda Jackson (right) helps Clara Faria, 91, get back to her seat after giving public comment at San Pablo City Hall on Jan. 20, 2026, during a city council meeting about potential rent control measures. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_12080863\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080863\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-28-BL-scaled.jpg\" alt=\"\" width=\"2560\" height=\"847\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-28-BL-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-28-BL-2000x661.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-28-BL-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-28-BL-1536x508.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-28-BL-2048x677.jpg 2048w\" sizes=\"auto, (max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Left: Linda Jackson (right) sits with Clara Faria and fellow residents of Willow Mobile Home Park and Creekside Village Mobile Home Park at San Pablo City Hall on Jan. 20, 2026, for a city council meeting where they plan to give public comment about potential rent control measures. Right: Councilmember Arturo Cruz and San Pablo mayor Elizabeth Pabon-Alvarado listen to public comment from Clara Faria. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Faria was one of them. She quickly became a leading voice at San Pablo City Council meetings, where residents urged local leaders to adopt a measure that would limit rent increases for mobile home park tenants.\u003c/p>\n\u003cp>“I never imagined at my age I would be choosing between paying rent, buying food and getting my medication,” Faria told council members on Dec. 1. “I cut back everything I can, but these rent hikes are more than I can bear.”\u003c/p>\n\u003cp>At the following meeting on Dec. 15, the council approved a \u003ca href=\"https://www.sanpabloca.gov/DocumentCenter/View/18565/Mobile-Home-Assistance-Guidelines\">Mobile Home Assistance Program,\u003c/a> offering a one-time, $1,000 grant to help offset rent hikes. But residents said the relief, while welcome, fell short.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>This Band-Aid is giving us more stress,” Jackson said.\u003c/p>\n\u003cp>With only short-term help on the horizon, Faria said it’s difficult to plan for the future.\u003c/p>\n\u003cfigure id=\"attachment_12080867\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080867\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-41-BL.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-41-BL.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-41-BL-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-41-BL-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Clara Faria stands in her home at Willow Mobile Home Park. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>“\u003c/strong>I live on Social Security alone,” she said. “I just can’t pay that extra money.”\u003c/p>\n\u003cp>As disputes like the one at Willow unfold across California, it is drawing attention to the vulnerability of mobile home park residents and the patchwork of local protections. Some state lawmakers are working to bolster protections, even as industry groups challenge some efforts in court.\u003c/p>\n\u003cp>“It has shined an unfortunate light on the fact that the whole layer of rental opportunity has sort of gone without heightened scrutiny or a lot of targeted political action,” said Tyler Pullen with UC Berkeley’s Terner Labs.\u003c/p>\n\u003cp>Unlike most apartment renters who have a statewide rent cap and standard protections, mobile home park residents are only protected by \u003ca href=\"https://mhphoa.com/ca/rso/\">local ordinances\u003c/a> that vary widely from city to city. Some communities cap rent increases or require park owners to justify higher rents. Others have few protections, leaving residents subject to large increases.[aside postID=news_12078480 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/AffordabilitySeriesIntro_Lede.jpg']In January, state Assemblymember Sharon Quirk-Silva, D-Fullerton, introduced \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billHistoryClient.xhtml?bill_id=202520260AB1543\">AB 1543\u003c/a>, a bill that would impose a statewide rent cap on all mobile home parks, limiting annual increases to the lower of 3% plus inflation or 5%.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>It’s designed to help the owners of these mobile homes who make that initial investment and then their rents are increased substantially more than other renters across California,” Quirk-Silva said.\u003c/p>\n\u003cp>It’s the second time she’s tried to pass such legislation. The first was \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220AB978\">AB 978\u003c/a> in 2021, which got whittled down during committee hearings to narrowly apply to mobile home parks that straddle two jurisdictions. Only a handful exist across the state.\u003c/p>\n\u003cp>Ubaldi said rent caps are not the solution, maintaining that they discourage investment and reduce housing supply over time.\u003c/p>\n\u003cp>He recognized that tenants might see things differently and argued it should be up to local governments to fill the gap between the rising costs that park owners face and the plight of low-income tenants who can’t afford rent increases.\u003c/p>\n\u003cp>Many mobile home residents — including Faria and her neighbors — aren’t waiting for state legislation. Where local ordinances and state legislation fall short, they’re building tenant associations, challenging Harmony Communities in court, and, in at least one case, buying their park.\u003c/p>\n\u003cp>In Petaluma, residents at a mobile home park managed by Harmony faced proposed \u003ca href=\"https://www.ktvu.com/news/petaluma-mobile-home-park-residents-facing-300-rent-increase\">rent hikes\u003c/a> of up to 300% in a single year, prompting city-mandated arbitration and ongoing \u003ca href=\"https://drive.google.com/file/d/1O4xRTe48fFLb2-EmM7_fV6DvTpTgBhgd/view?usp=sharing\">legal disputes\u003c/a> involving the city, park owners and residents.\u003c/p>\n\u003cfigure id=\"attachment_12080892\" class=\"wp-caption aligncenter\" style=\"max-width: 1570px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080892\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-08-BL.jpg\" alt=\"\" width=\"1570\" height=\"1047\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-08-BL.jpg 1570w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-08-BL-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-08-BL-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1570px) 100vw, 1570px\">\u003cfigcaption class=\"wp-caption-text\">Clara Faria, 91, looks through paperwork and notices documenting rent increases for the lot where her mobile home sits at Willow Mobile Home Park in San Pablo on Jan. 20, 2026. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>At the San Rafael RV park, owned by Harmony, residents organized a tenants union and \u003ca href=\"https://www.kqed.org/news/12058015/in-san-rafael-residents-of-a-mobile-home-park-are-fighting-to-keep-their-homes\">filed a lawsuit\u003c/a> in late 2025 alleging unlawful rent increases, harassment and retaliatory behavior.\u003c/p>\n\u003cp>At a park in Fresno County, residents took a different approach. After five years of organizing and fighting rising rents, a group of mostly Oaxacan farmworkers \u003ca href=\"https://www.kqed.org/news/11977464/to-fight-rising-rents-these-fresno-county-residents-bought-their-mobile-home-park\">purchased\u003c/a> the park from Harmony and converted it into a limited-equity housing cooperative. Harmony said the Fresno property had longstanding safety and infrastructure issues before its involvement, citing fires, code violations and government intervention.\u003c/p>\n\u003cp>In San Pablo, residents at Willow and Creekside mobile home parks are weighing their own options, including forming a formal tenants’ association. Jackson said the group is also working with the local nonprofit Rising Juntos to place a measure limiting rent increases at mobile home parks on San Pablo’s November ballot.\u003c/p>\n\u003cp>The $1,095 Faria now pays for rent, along with other fees, including sewer, trash and drainage, amounts to about 55% of her Social Security income. She considered cutting her cable TV to save money.\u003c/p>\n\u003cp>At her age, she thought she’d be settled. Instead, she said, she feels like she’s bracing for the worst.\u003c/p>\n\u003cp>In February, she wrote a letter to Harmony: “I ask God to please let me die before you evict me.”\u003c/p>\n\u003cp>As of mid-April, Faria is still waiting for a response.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "A KQED investigation finds California mobile home park residents — including seniors in San Pablo — face steep rent hikes from Stockton-based Harmony Communities, which has consolidated dozens of parks, forcing residents to navigate a patchwork of legal protections amid statewide affordability challenges.",
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"title": "‘They’re Bleeding Us Dry’: Rent Hikes, Evictions in California Mobile Home Parks | KQED",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>This story is part of \u003c/em>\u003ca href=\"https://www.kqed.org/affordability\">\u003cem>How We Get By\u003c/em>\u003c/a>\u003cem>, a KQED series exploring how people are coping with rising costs in the Bay Area and California. Find the \u003c/em>\u003ca href=\"https://www.kqed.org/affordability\">\u003cem>full series here\u003c/em>\u003c/a>\u003cem>.\u003c/em>\u003c/p>\n\u003cp>When Clara Faria read her \u003ca href=\"https://www.kqed.org/news/tag/rent\">rent\u003c/a> statement, her heart stopped. Her monthly payment would more than triple, rising from $297 per month to $995. She had four days to make the payment or be charged a $50 late fee.\u003c/p>\n\u003cp>She sank into the brown leather chair next to her formica-coated kitchen table, where she’d opened her mail for decades. She had heard neighbors were getting rent increases, but said she hadn’t received a notice herself. She had hoped she would be spared, but the reality was worse than she had imagined.\u003c/p>\n\u003cp>“I thought ‘I don’t have the money,’” Faria said of the statement, issued on Dec. 31, 2024, and due by Jan. 5, 2025. “I figured by the end of the year, I’m going to be homeless.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Faria, 91, lives alone on a fixed income in a one-bedroom manufactured home at the Willow Mobile Home Park in the East Bay town of San Pablo. Old family photos, crucifixes and saints adorn her living room walls. An oversized photo of an American flag peaks out from the hallway, declaring, “The lord is my strength and my shield; my heart trusts him, and I am helped.”\u003c/p>\n\u003cp>Faria’s experience is part of a growing pattern across California, where mobile home residents — many of whom own their homes but rent the land beneath them — are increasingly vulnerable to steep and repeated rent hikes. Harmony Communities, which manages her park in San Pablo, has faced criticism from residents, advocates and local officials for aggressive rent increases and opaque ownership structures.\u003c/p>\n\u003cfigure id=\"attachment_12080893\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080893\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-11-BL.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-11-BL.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-11-BL-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-11-BL-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Clara Faria, 91, gets help putting on her coat from a home health aid at her home in Willow Mobile Home Park in San Pablo on Jan. 20, 2026. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_12080847\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080847\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-01-BL-scaled.jpg\" alt=\"\" width=\"2560\" height=\"848\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-01-BL-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-01-BL-2000x663.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-01-BL-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-01-BL-1536x509.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-01-BL-2048x678.jpg 2048w\" sizes=\"auto, (max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Left: Clara Faria’s kitchen at her home in Willow Mobile Home Park. Right: Photos of family fill the walls of Clara Faria’s home. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In a state where just \u003ca href=\"https://www.car.org/marketdata/data/haitraditional\">18% \u003c/a>of people can afford to own their homes, mobile home parks offer a rare bastion of affordable ownership. But advocates say people living in these communities have become more exposed as investors seek higher returns.\u003c/p>\n\u003cp>Faria said she moved into her home in 1997 using an insurance payout after a previous mobile home burned down, drawn by the park’s affordability and its designation for seniors.\u003c/p>\n\u003cp>That changed when the rent increase notice from Stockton-based Harmony Communities arrived. It was the first signal that more aggressive tactics were replacing the quiet stability of Willow Mobile Home Park.\u003c/p>\n\u003cp>A KQED analysis of property records reveals Harmony Communities has grown into a major player in the industry. The property-management company has managed operations of around 100 parks since 2004, and as of 2025, was actively managing roughly 80 parks statewide.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" width=\"900\" height=\"600\" frameborder=\"0\" src=\"https://arcg.is/vTef9\" scrolling=\"yes\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>While the company claims its practices ensure “long-term viability,” interviews with nearly two dozen residents and lawyers point to a recurring pattern: Harmony assumes control, substantially raises rents, and in some cases, employs tactics residents and advocates describe as aggressive, leaving low-income tenants susceptible to displacement.\u003c/p>\n\u003cp>While a representative from Harmony said the company sent a notice of the rent increase to Faria in September 2024, Faria maintains she did not receive it until just a few days before the rent was due.\u003c/p>\n\u003cp>Then, about nine months later, in September 2025, Harmony sent a new notice informing residents their rent would again \u003ca href=\"https://docs.google.com/spreadsheets/d/1vN9w8VJB3FWsQJavcTXiCqeBxPELlL68jzc4ME3Rsa4/edit?usp=sharing\">increase\u003c/a> in January 2026 — this time by an average of 30%, according to rent statements reviewed by KQED. Harmony said credits, in some cases, reduced the amount residents ultimately paid.\u003c/p>\n\u003cp>For Faria, the repeated increases were crippling. For residents interviewed by KQED, it was a pattern.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>The company disputes that these cases reflect a broader pattern and described Faria’s example as unique, adding that each case is fact-specific and shaped by complex local regulations. In an email response to KQED, company representative Nick Ubaldi said Harmony is “committed to providing safe, clean, and affordable housing that remains sustainable for the long term.”\u003c/p>\n\u003cp>“Achieving this mission requires carefully balancing all relevant factors for success,” he said. “This includes respecting tenants’ strong preference for the lowest possible rents while also ensuring property owners receive a fair and reasonable return on their investment, allowing the business to succeed.”\u003c/p>\n\u003cp>When rent increases do come, the mobile home ownership structure makes relocating extremely expensive for residents and, in some cases, impossible, said Teri Williams, a mobile home resident in southern California who leads the nonprofit Mobile Home Resident Coalition.\u003c/p>\n\u003cp>“These residents are captive,” Williams said. “We’re at the mercy of park owners, and they know it.”\u003c/p>\n\u003cp>Meanwhile, Ubaldi said park operating costs are rising rapidly, with significant increases in insurance premiums and labor, while rental income is lagging behind.\u003c/p>\n\u003cp>“California is one of the most expensive states in which to live and operate a business,” he said. “While no one wants to see residents displaced from their homes, the financial burden of addressing affordability challenges should not fall solely on individual property owners.”\u003c/p>\n\u003cfigure id=\"attachment_12080859\" class=\"wp-caption aligncenter\" style=\"max-width: 1999px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080859\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-09-BL_qed.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-09-BL_qed.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-09-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-09-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003cfigcaption class=\"wp-caption-text\">Residents of Willow Mobile Home Park and the neighboring Creekside Village Mobile Home Park to discuss rent increases at the parks. Residents are calling on the city to adopt rent protections as they face rising and unpredictable rent hikes. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Lawmakers in Sacramento, however, are considering several proposals this year to strengthen protections for mobile home residents, including \u003ca href=\"http://billtrack50.com/billdetail/1921239\">limits on rent increases\u003c/a>. Some cities have adopted local rent caps, while residents themselves have organized tenant associations to fight rent hikes and, in some cases, are negotiating to buy the parks Harmony manages.\u003c/p>\n\u003cp>Willow residents said the second rent increase in two years was distressing, and that anxiety was compounded by confusing and conflicting messaging from Harmony.\u003c/p>\n\u003cp>Shortly after the company announced the second increase, Willow residents received \u003ca href=\"https://drive.google.com/drive/folders/1DT336OGQUmqFT1TEAPWJDBd1by8ClUSn\" target=\"_blank\" rel=\"noopener\">a new document\u003c/a> that appeared to contradict the first: “At the same time the rent increase becomes effective, the park will be issuing you a rent credit that is equal to the rent increase amount.”\u003c/p>\n\u003cp>Faria was baffled. She was initially told her rent would increase by $300. Now, it seemed her rent would stay the same. While Harmony said they had no plans to rescind the credit, it also described it as “discretionary” and said it could be “revoked or modified” with no apparent safeguards.\u003c/p>\n\u003cfigure id=\"attachment_12080856\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080856\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-02-BL.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-02-BL.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-02-BL-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-02-BL-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Clara Faria holds a note she wrote about rent increases for the lot where her mobile home sits. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>In an emailed response to questions from KQED, Harmony Communities said some rent increases cited in notices were offset by credits or arbitration processes, resulting in lower effective rents paid by residents. The company provided tenant ledgers, which it said reflect the reduced amounts.\u003c/p>\n\u003cp>Ubaldi acknowledged the conflicting messages and said the first notice was sent in error.\u003c/p>\n\u003cp>“When we identified the issue, we promptly sent a corrected letter that clearly outlined each resident’s credit amount and net increase,” he wrote in an email to KQED. “Any confusion was not intended, and the second letter was sent to resolve it.”\u003c/p>\n\u003cp>Matthew Davies, \u003ca href=\"https://www.linkedin.com/in/matthew-davies-stockton/\">co-founder\u003c/a> of Harmony Communities, said the company purchased Willow nearly a decade ago and agreed to provide “rent subsidies” to residents for five years and has since invested “hundreds of thousands of dollars” into improvements at the park.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Faria said that when she called Harmony about the first rent increase, she was told she’d have to pay or face eviction, an account the company did not directly address in its response to KQED’s questions. By the time the second notice arrived, followed by the mixed messaging, she felt helpless and afraid.\u003c/p>\n\u003cp>“Those people are completely bleeding us,” she said. “And they don’t care.”\u003c/p>\n\u003cp>A week later, she got a new letter in the mail.\u003c/p>\n\u003cp>This one told her that despite the credit, her rent would still increase by $100, bringing her total rent up from $995 to $1,095.\u003c/p>\n\u003cp>The letterhead listed Creekside Village MHC LLC, while contact information directed residents to Harmony Communities, reflecting a centralized management structure. Madeline Bankson, a housing researcher with the Private Equity Stakeholder Project, said this type of ownership is part of a broader industry pattern.\u003c/p>\n\u003cp>“The LLC does three things,” Bankson said. “It reduces liability, adds tax benefits under the tax code; the sort of secret added bonus is obscuring ownership.”\u003c/p>\n\u003cp>Davies started investing in mobile home parks in 2004 with his father, Bruce Davies, according to Ubaldi and a \u003ca href=\"https://www.youtube.com/watch?v=PCYLvB6HxhQ\">2024 interview\u003c/a> Matthew Davies conducted with a YouTube vlogger. Davies said Harmony had amassed a nearly $700 million portfolio in its first 20 years of operations.\u003c/p>\n\u003cp>In a 2021 interview with Multi-Housing News, Davies \u003ca href=\"https://www.multihousingnews.com/improving-manufactured-housing-communities-with-purpose/\">described \u003c/a>Harmony’s approach as improving communities while keeping housing attainable.\u003c/p>\n\u003cfigure id=\"attachment_12080872\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080872\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-09-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-09-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-09-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-09-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Clara Faria puts on makeup in her bathroom. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“We look for communities we think will have long-term stability in areas where there’s a strong need for affordable housing and where we believe the local jurisdictions will be supportive of our efforts,” Davies told the trade publication.\u003c/p>\n\u003cp>Harmony operates dozens of mobile home parks across California, but individual LLCs and family trusts own the parks themselves. Documents filed with the California Secretary of State show the managers and members controlling the LLCs are often family members, relatives and Harmony employees.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>As of November 2025, Harmony listed 29 mobile home parks it manages on its website. That list has since been removed. A broader search of property records identified about 100 parks associated with the company. Those include properties that had previously been listed on its website and where the owners’ principal address matched Harmony’s Stockton headquarters.\u003c/p>\n\u003cp>An analysis of business filings with the California Secretary of State found employees and family members tied to Harmony have an ownership stake in at least 84 of those parks. That includes parks owned or co-owned by members of the Ubaldi family and the Ubaldi Living Trust, whose successor trustee is Harmony spokesperson Nick Ubaldi.\u003c/p>\n\u003cfigure id=\"attachment_12080873\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080873\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-12-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-12-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-12-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-12-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Clara Faria rearranges photos of family and friends on her refrigerator. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“As an employee of Harmony Communities, and as a park owner myself, I manage the day-to-day operations of these parks,” Ubaldi said. “Our involvement in the industry dates back to the early 1980s, long before Harmony existed.”\u003c/p>\n\u003cp>According to Ubaldi, Harmony is responsible for day-to-day operations, including setting rents, managing leases, maintaining properties and handling tenant issues. For many residents, the company serves as the primary point of contact.\u003c/p>\n\u003cp>Records show at least 10 LLCs managed by Molly Thompson, Davies’ ex-wife. Bruce Davies shows up as the manager for 41 LLCs.\u003c/p>\n\u003cp>Bankson said that the lack of transparency can make it harder for residents like Faria to challenge decisions or for regulators to step in, especially when ownership and management are intertwined.\u003c/p>\n\u003cfigure id=\"attachment_12080877\" class=\"wp-caption aligncenter\" style=\"max-width: 1999px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080877\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-15-BL_qed.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-15-BL_qed.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-15-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-15-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003cfigcaption class=\"wp-caption-text\">Willow Mobile Home Park in San Pablo on Jan. 20, 2026. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Harmony said its ownership structure is standard and publicly disclosed. Willow reflects the same pattern. Creekside Village Mobile Home Park LLC owns the park. Business filings name Bruce Davies as the LLC’s manager and list the owner’s mailing address as Harmony’s headquarters.\u003c/p>\n\u003cp>As Harmony grew its portfolio, it continued to raise rents on mobile home park residents — or facilitate the sale of their parks. Meanwhile, residents and local officials from Santa Barbara to \u003ca href=\"https://www.pressdemocrat.com/2025/11/06/windsor-extends-rent-freeze-for-mobile-home-residents-facing-125-hike-as-park-owner-files-federal-lawsuit/\">Sonoma County\u003c/a> have pushed back against proposed rent increases and park closures.\u003c/p>\n\u003cp>Ubaldi said these measures often have the opposite of their intended effect: By limiting rent increases, he said, the underlying land becomes more valuable as vacant property than it is as a park. He pointed to a property in Thousand Oaks, which he said has an estimated land value of $20 million if it were cleared for redevelopment, but only $4 million as an occupied mobile home park.\u003c/p>\n\u003cp>“This dramatic disparity illustrates how such policies can incentivize park closures, sales to developers, or conversions, ultimately reducing the stock of affordable housing rather than expanding it,” he said.\u003c/p>\n\u003cfigure id=\"attachment_12080879\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080879\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-07-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-07-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-07-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260117-HarmonySanPablo-07-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Willow Mobile Home Park in San Pablo on Jan. 17, 2026. The park is a privately owned 55-and-older community owned by Harmony Communities. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Officials in several cities haven’t seen it that way. In San Luis Obispo County, supervisors \u003ca href=\"https://www.newtimesslo.com/slo-county-supervisors-reject-rent-increase-for-harmony-managed-mobile-home-parks/?utm_source=chatgpt.com\">unanimously rejected\u003c/a> a hardship petition filed on behalf of two Harmony-managed parks, concluding the company did not meet the standard needed to justify higher rents.\u003c/p>\n\u003cp>San José housing officials similarly \u003ca href=\"https://sanjosespotlight.com/san-jose-says-mobile-home-park-owner-cant-raise-rent/\">denied a proposed rent increase\u003c/a> at the Golden Wheel Mobile Home Park — another park owned by the Ubaldi family and managed by Harmony Communities — saying the owner failed to justify raising rents by about 10% for some of the park’s lowest-income tenants.\u003c/p>\n\u003cp>“They are a very well-known park owner, and these tactics, or this behavior, is pretty typical for them across the state,” Emily Hislop, rent stabilization and eviction prevention manager for the city, said at a \u003ca href=\"https://sanjose.legistar.com/View.ashx?M=A&ID=1281814&GUID=AA407BB7-8FAE-4DD2-9A07-07D3A2CAEDC5\">Housing and Community Development Commission\u003c/a> meeting in February 2025.\u003c/p>\n\u003cp>At Willow, Ubaldi said the two increases were intended to “bring rents to market.”\u003c/p>\n\u003cfigure id=\"attachment_12080896\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-12080896 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-22-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-22-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-22-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-22-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A spokesperson for Harmony Communities gives public comment at San Pablo City Hall on Jan. 20, 2026, during a city council meeting about potential rent control measures. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“We do our best to review all available data and metrics, including comparable properties, occupancy rates, local economic conditions, and recent leasing and sales activity, to arrive at a fair and competitive market rent for Willow,” he said.\u003c/p>\n\u003cp>Faria and her neighbors were fed up with the higher charges and confusing messaging. They began to organize.\u003c/p>\n\u003cp>Linda Jackson, another senior at the park, was the spearhead. She learned that Creekside Mobile Home Park, another Harmony-managed property in San Pablo, was also facing increases.\u003c/p>\n\u003cp>Jackson spread the word: “I said, ‘I need five people to stand with me so that we can get [Harmony] off our backs and make it so that we can live more comfortably.’ I swear to God, the next day, I had 35 people.”\u003c/p>\n\u003cfigure id=\"attachment_12080857\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080857\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-30-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-30-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-30-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-30-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Linda Jackson (right) helps Clara Faria, 91, get back to her seat after giving public comment at San Pablo City Hall on Jan. 20, 2026, during a city council meeting about potential rent control measures. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cfigure id=\"attachment_12080863\" class=\"wp-caption aligncenter\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080863\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-28-BL-scaled.jpg\" alt=\"\" width=\"2560\" height=\"847\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-28-BL-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-28-BL-2000x661.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-28-BL-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-28-BL-1536x508.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-28-BL-2048x677.jpg 2048w\" sizes=\"auto, (max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Left: Linda Jackson (right) sits with Clara Faria and fellow residents of Willow Mobile Home Park and Creekside Village Mobile Home Park at San Pablo City Hall on Jan. 20, 2026, for a city council meeting where they plan to give public comment about potential rent control measures. Right: Councilmember Arturo Cruz and San Pablo mayor Elizabeth Pabon-Alvarado listen to public comment from Clara Faria. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Faria was one of them. She quickly became a leading voice at San Pablo City Council meetings, where residents urged local leaders to adopt a measure that would limit rent increases for mobile home park tenants.\u003c/p>\n\u003cp>“I never imagined at my age I would be choosing between paying rent, buying food and getting my medication,” Faria told council members on Dec. 1. “I cut back everything I can, but these rent hikes are more than I can bear.”\u003c/p>\n\u003cp>At the following meeting on Dec. 15, the council approved a \u003ca href=\"https://www.sanpabloca.gov/DocumentCenter/View/18565/Mobile-Home-Assistance-Guidelines\">Mobile Home Assistance Program,\u003c/a> offering a one-time, $1,000 grant to help offset rent hikes. But residents said the relief, while welcome, fell short.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>This Band-Aid is giving us more stress,” Jackson said.\u003c/p>\n\u003cp>With only short-term help on the horizon, Faria said it’s difficult to plan for the future.\u003c/p>\n\u003cfigure id=\"attachment_12080867\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080867\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-41-BL.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-41-BL.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-41-BL-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-41-BL-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Clara Faria stands in her home at Willow Mobile Home Park. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>“\u003c/strong>I live on Social Security alone,” she said. “I just can’t pay that extra money.”\u003c/p>\n\u003cp>As disputes like the one at Willow unfold across California, it is drawing attention to the vulnerability of mobile home park residents and the patchwork of local protections. Some state lawmakers are working to bolster protections, even as industry groups challenge some efforts in court.\u003c/p>\n\u003cp>“It has shined an unfortunate light on the fact that the whole layer of rental opportunity has sort of gone without heightened scrutiny or a lot of targeted political action,” said Tyler Pullen with UC Berkeley’s Terner Labs.\u003c/p>\n\u003cp>Unlike most apartment renters who have a statewide rent cap and standard protections, mobile home park residents are only protected by \u003ca href=\"https://mhphoa.com/ca/rso/\">local ordinances\u003c/a> that vary widely from city to city. Some communities cap rent increases or require park owners to justify higher rents. Others have few protections, leaving residents subject to large increases.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>In January, state Assemblymember Sharon Quirk-Silva, D-Fullerton, introduced \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billHistoryClient.xhtml?bill_id=202520260AB1543\">AB 1543\u003c/a>, a bill that would impose a statewide rent cap on all mobile home parks, limiting annual increases to the lower of 3% plus inflation or 5%.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>It’s designed to help the owners of these mobile homes who make that initial investment and then their rents are increased substantially more than other renters across California,” Quirk-Silva said.\u003c/p>\n\u003cp>It’s the second time she’s tried to pass such legislation. The first was \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220AB978\">AB 978\u003c/a> in 2021, which got whittled down during committee hearings to narrowly apply to mobile home parks that straddle two jurisdictions. Only a handful exist across the state.\u003c/p>\n\u003cp>Ubaldi said rent caps are not the solution, maintaining that they discourage investment and reduce housing supply over time.\u003c/p>\n\u003cp>He recognized that tenants might see things differently and argued it should be up to local governments to fill the gap between the rising costs that park owners face and the plight of low-income tenants who can’t afford rent increases.\u003c/p>\n\u003cp>Many mobile home residents — including Faria and her neighbors — aren’t waiting for state legislation. Where local ordinances and state legislation fall short, they’re building tenant associations, challenging Harmony Communities in court, and, in at least one case, buying their park.\u003c/p>\n\u003cp>In Petaluma, residents at a mobile home park managed by Harmony faced proposed \u003ca href=\"https://www.ktvu.com/news/petaluma-mobile-home-park-residents-facing-300-rent-increase\">rent hikes\u003c/a> of up to 300% in a single year, prompting city-mandated arbitration and ongoing \u003ca href=\"https://drive.google.com/file/d/1O4xRTe48fFLb2-EmM7_fV6DvTpTgBhgd/view?usp=sharing\">legal disputes\u003c/a> involving the city, park owners and residents.\u003c/p>\n\u003cfigure id=\"attachment_12080892\" class=\"wp-caption aligncenter\" style=\"max-width: 1570px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12080892\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-08-BL.jpg\" alt=\"\" width=\"1570\" height=\"1047\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-08-BL.jpg 1570w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-08-BL-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/04/260120-HarmonySanPablo-08-BL-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1570px) 100vw, 1570px\">\u003cfigcaption class=\"wp-caption-text\">Clara Faria, 91, looks through paperwork and notices documenting rent increases for the lot where her mobile home sits at Willow Mobile Home Park in San Pablo on Jan. 20, 2026. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>At the San Rafael RV park, owned by Harmony, residents organized a tenants union and \u003ca href=\"https://www.kqed.org/news/12058015/in-san-rafael-residents-of-a-mobile-home-park-are-fighting-to-keep-their-homes\">filed a lawsuit\u003c/a> in late 2025 alleging unlawful rent increases, harassment and retaliatory behavior.\u003c/p>\n\u003cp>At a park in Fresno County, residents took a different approach. After five years of organizing and fighting rising rents, a group of mostly Oaxacan farmworkers \u003ca href=\"https://www.kqed.org/news/11977464/to-fight-rising-rents-these-fresno-county-residents-bought-their-mobile-home-park\">purchased\u003c/a> the park from Harmony and converted it into a limited-equity housing cooperative. Harmony said the Fresno property had longstanding safety and infrastructure issues before its involvement, citing fires, code violations and government intervention.\u003c/p>\n\u003cp>In San Pablo, residents at Willow and Creekside mobile home parks are weighing their own options, including forming a formal tenants’ association. Jackson said the group is also working with the local nonprofit Rising Juntos to place a measure limiting rent increases at mobile home parks on San Pablo’s November ballot.\u003c/p>\n\u003cp>The $1,095 Faria now pays for rent, along with other fees, including sewer, trash and drainage, amounts to about 55% of her Social Security income. She considered cutting her cable TV to save money.\u003c/p>\n\u003cp>At her age, she thought she’d be settled. Instead, she said, she feels like she’s bracing for the worst.\u003c/p>\n\u003cp>In February, she wrote a letter to Harmony: “I ask God to please let me die before you evict me.”\u003c/p>\n\u003cp>As of mid-April, Faria is still waiting for a response.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"slug": "rising-sf-rents-a-progressive-rep-in-cas-maga-corner-and-waymos-remote-workers",
"title": "Rising SF Rents, a Progressive Rep in CA’s MAGA Corner and Waymo’s Remote Workers",
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"headTitle": "Rising SF Rents, a Progressive Rep in CA’s MAGA Corner and Waymo’s Remote Workers | KQED",
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"content": "\u003cp>\u003cspan style=\"font-weight: 400\">In this edition of The Bay’s monthly news roundup, we discuss the effect of the booming AI industry on San Francisco’s rental market, Rep.\u003c/span>\u003cspan style=\"font-weight: 400\"> Jared Huffman’s visit to his “radically redrawn” district since the passage of Prop. 50\u003c/span>\u003cspan style=\"font-weight: 400\">, and reactions to the revelation that Waymo employs remote workers in the Philippines. \u003c/span>\u003c/p>\n\u003cp>\u003cb>Links: \u003c/b>\u003c/p>\n\u003cul>\n\u003cli style=\"font-weight: 400\">\u003ca href=\"https://missionlocal.org/2026/02/san-francisc-rents-ai-boom-tenants/\">\u003cspan style=\"font-weight: 400\">AI is pushing S.F. rents higher and higher. Here’s how tenants are dealing\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> (Mission Local)\u003c/span>\u003c/li>\n\u003cli style=\"font-weight: 400\">\u003ca href=\"https://www.sfchronicle.com/politics/joegarofoli/article/jared-huffman-prop-50-21305767.php\">\u003cspan style=\"font-weight: 400\">In his radically redrawn new district, a Marin congressman gets thrown to the wolves\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> (San Francisco Chronicle)\u003c/span>\u003c/li>\n\u003cli style=\"font-weight: 400\">\u003ca href=\"https://futurism.com/advanced-transport/waymo-remote-operators\">Here’s How Many Remote Operators Waymo Has Per Self-Driving Taxi\u003c/a> (Futurism)\u003c/li>\n\u003c/ul>\n\u003cp>\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=KQINC3782178423&light=true\" width=\"100%\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>\u003ci>Some members of the KQED podcast team are represented by The Screen Actors Guild, American Federation of Television and Radio Artists, San Francisco-Northern California Local.\u003c/i>\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:00:04] I’m Ericka Cruz Guevara, and welcome to The Bay, local news to keep you rooted. And welcome to the Bay’s February News Roundup, where we dig into some of the other headlines that have piqued our interest this month. I’m joined today by producer Jessica Kariisa. What’s up, Jessica?\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:00:21] Hey, Ericka.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:00:22] And our special guest this month is Izzy Bloom, reporter and producer on KQBD’s politics desk. Thank you so much for joining me, Izzy.\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:00:29] Thanks for having me\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:00:32] So this month, February, I feel like I’ve been thinking about just what a privilege it is to be from the Bay Area, to live in the Bay area. We had Super Bowl this month. And we also had, of course, our shining star, Alysa Liu win the gold at the Olympics. And yeah, I’ve just been thinking about that a lot, just very proud to be living here, from here.\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:00:59] Oh yeah, I loved watching her performance and she’s just like so joyful. Yeah.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:01:04] I feel like she just represents the Bay Area so well. The way she carries herself, her look, evens very Bay Area to me.\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:01:13] Her hair is so iconic.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:01:15] I was walking to work this morning, actually, and I saw someone who had, like, the blonde part of Alysa Liu’s hair, and it kinda had that, like swoop at the end, and I was like, oh my god, is that her? Is it her?\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:01:28] I feel like everyone’s like tracking her now. Like I saw a video of her like on someone’s TikTok of her coming through SFO. And then there was like a photo of her at a restaurant in Alameda. And like with that hair too, it’s like, you know.\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:01:42] Yeah, the Bay is really coming out to celebrate her too. I’ve saw that there was like an ice cream shop in Oakland that was like free ice cream for life. There’s like a radio station that temporarily renamed itself after her. I just love to see all of the love for her in the Bay.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:02:00] Yeah, and there are also these planned celebrations of her. One will be in Oakland. We saw Mayor Barbara Lee already really celebrating her. And then I think she plans to perform in San Jose. Did you hear about that, Jessica?\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:02:13] I did, yeah, there’s gonna be a skating event at SAP Center I think in May and she’ll be there so I’m sure there’ll be a lot of people there for that.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:02:23] Well, what a time to live and be from the Bay Area. And I guess on that note, Jessica, you’ve got a very Bay Area story for us as well at the intersection of two very Bay area things, AI and rent.\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:02:39] Yeah, for sure. I don’t know if you guys are like me, but one of my pastimes is to definitely be on Zillow and look at apartments. Basically, once I found my apartment three years ago, I never stopped looking. But one story that I am following related to that is that San Francisco rents are up by a lot. In fact, the city has the fastest growing rent increases in the entire country. And just in the past year, rents have increased 13.3% for a one bedroom.\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:03:12] No!\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:03:12] Right now, we’re talking about the average monthly rent for a 579 square foot apartment, which is a typical one bed, one bath, at around $3,745 a month. Another crazy statistic is that roughly 60% of San Francisco renters pay more than $3,000 a month. And yeah, as you might be able to guess, a big reason for that is the AI boom.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:03:40] I don’t know being from here it’s not super surprising to hear rent in San Francisco is up but can you remind us maybe of the trajectory because rents actually went down by quite a bit during the pandemic, right?\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:03:55] Right. Yeah, that’s a really good point. So during the pandemic, a bunch of people left the city and so rents actually went down. But then, you know, the AI industry really started to take off. And unlike previous tech booms took off in San Francisco in particular, not in Silicon Valley. And so that concentrated a lot of the demand in the city. And as we know, the city has not built enough housing. And so that’s just like already two factors that have. Made rent increases jump up. Return to office mandates have also made it so that people need to be back in the city for work. In recent months, actually in the past six months, and this is according to reporting from Mission Local and San Francisco Standard, the expectation of a lot of these major AI companies going public, meaning that a lot of people are gonna come into a lot of money very quickly, has also really push the demand up.\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:04:55] Are there particular neighborhoods or demographic groups that we know have been hardest hit by these rent increases?\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:05:02] Yeah, according to apartment list, and this was reported on by the San Francisco Chronicle, rental prices in Mission Bay have soared 36% over the past year. Mission Bay is where OpenAI and NVIDIA have signed leases to huge companies that are in the AI industry. And also rents in South of Market, Petrero Hill, and Dogpatch are up 21%. You know, the people that are hardest pressed are definitely low-income people, definitely students. There was a student that was interviewed in this Mission Local article about rents going up. He’s a student at SF State, and he struggled just to find a room in a shared apartment, and it got so bad that he had to actually consult like a real estate agent, which is like a pretty uncommon practice, especially looking for a room in a share. But it’s just gotten to the point now where it’s like, unless you have some kind of hookup, you really need someone who’s in the know about what properties are available, and that’s what he had to do.\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:06:12] As a person who’s exclusively found Bay Area housing through Craigslist, I find it very sad to think of going to real estate agents.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:06:19] I mean, I feel like, Jessica, with the sort of first tech boom in the city, we saw a lot of conversations about gentrification, a lot folks moving out of the city. Are we seeing something similar now with the AI boom?\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:06:34] Yeah, definitely. Yeah, you have people moving to Daly City, people moving to the East Bay, people continuing to live with their parents. But it hasn’t decreased the demand for people wanting to move to the city. You know, someone profiled in the story in Mission Local talked about how he’ll always want to move to San Francisco and he’ll try to find his way there no matter what. And so while people are moving outside of the city, I think that won’t take away from the fact that plenty of people who aren’t in the tech industry will also keep wanting to move to San Francisco. So we’ll just see how it plays out.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:07:09] Well, Jessica, thank you so much for bringing that story. I appreciate it. Thank you. And we’re gonna take a quick break, but when we come back, we’ll dig back into some of the other headlines that we’ve been following this month. Stay with us. And welcome back to the Bay’s Monthly News Roundup, where we talk about some of the other stories we’ve been following this month. Izzy Bloom, reporter and producer on KQD’s politics desk, what story have you brought today?\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:07:42] So I’ve been following the Prop 50 redistricting fallout. And one of my favorite reads this month was by San Francisco Chronicle’s senior political writer, Joe Garofoli. He’s one of our recurring guests on Political Breakdown. And he went with Marin Congressman Jared Huffman on a little road trip up to the rural North State, what he called the MAGA-iest corner of California, just to check out Huffman’s newly-rejoned district after voters approved Proposition 50 in November.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:08:11] And Izzy, Jared Huffman’s district has changed as a result of Prop 50, right? Can you remind us again what that did and I guess how this story fits into that?\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:08:23] Yeah, so Prop 50, that was a ballot measure to give Democrats in California a pretty good chance of flipping five congressional seats in this year’s midterm elections. And it was in response to President Trump urging states like Texas to adopt new gerrymandered maps to give Republicans a leg up. And I think this story is just like an interesting example of the consequences of this ballot measure and how differently these regions are going to look and what means for the voters. Can you remind us how much his district changed? Yeah, so Huffman’s district, District 2, used to go from just north of the Golden Gate Bridge through Marin, up through Eureka and Arcata, and actually touches the Oregon border. His new congressional map stretches his district east to the Nevada border, and it draws in Modoc, Shasta, and Siskiyou counties. Some of those counties were previously represented by Republican Representative Doug LaMalfa. He was the fourth generation rice farmer who represented rural NorCal for over a decade in Congress. And then he died pretty suddenly early January from a heart attack during emergency surgery. Huffman’s new district is known for mega churches and a lot of agriculture and ranchers. It’s known for the secession movement to create a state of Jefferson separate from California and 62% of it supported Newsom’s recall in 2021.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:09:50] That’s so interesting because he now represents, like, it seems like two vastly different corners of California. I’m curious just how that went for him. What did he go there to do and what was that experience like talking with new members of his district?\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:10:07] Yeah, it sounds like he went and met with the local Indivisible Chapter. That’s a progressive grassroots organization that is fighting the rise of authoritarianism in the US. And he met with a Native American tribe, the Pitt River Rancheria Tribal Council in Shasta County. And you know, Huffman really has to combat this perception as a liberal elite from Marin who’s out of touch with the rural North State residents. He promised not to push culture war issues. And in the article, he talks about really avoiding the W word, which is the wolves, which is a really big issue up there because the wolves have been killing a lot of cattle. And ranchers want gray wolves removed from the endangered species list so they can hunt them. But Huffman, he’s on the House Committee on Natural Resources. He’s a defender of the Endangered Species Act. So I think that could be a tough needle for him to thread.\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:11:05] I mean, earlier you mentioned this is like the MAGA-iest corner of the state, and as a Democrat showing up there, did he get any pushback from people?\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:11:16] It sounds like for the most part, the people up in the North State were just sort of like happy to hear that he’s making the drive out there. They don’t really get visited very often and like to hear that he was, you know, interested in hearing about the issues that matter to them up there. One thing that is interesting is that, you know Huffman doesn’t really need these voters in the election this fall. In some ways, it. Sounds like he went up there in good faith, but this district was gerrymandered in his favor, so he’s not obligated to, I think, to win the district.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:11:55] Izzy, thank you so much for bringing that story. Appreciate it. And last but not least, we’re gonna dig into the story that I’ve been following this month. In testimony before the US Senate earlier this month, Waymo, the self-driving vehicle company, revealed that they use remote workers in the Philippines to assist its self- driving cars, meaning the self driving cars that you see driving around San Francisco are sometimes actually getting input and guidance from someone. Many many many miles away, raising a lot of concerns and obviously drawing a lot of scrutiny among lawmakers and folks in the Bay Area about the company’s use of cheap labor to do something as important as guiding vehicles through road safety in our communities.\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:12:52] I mean, it just, I don’t know. It makes me think about the fact that anytime I call customer service, I’m pretty much talking to someone very, very far away. Why are senators so concerned about that when it comes to Waymo’s as opposed to like other forms of customer service?\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:13:10] Yeah, so this information came out of a Senate committee hearing on commerce, science, and transportation. The meeting was called Hit the Road Mac, the future of self-driving cars. This hearing was actually really focused on the need for national safety standards around autonomous vehicles. Witnesses included. The VP of Vehicle Engineering at Tesla, and Waymo’s Chief Safety Officer, Mauricio Peña. And Senator Ed Markey, who’s a Democrat from Massachusetts, raised a ton of concerns.\u003c/p>\n\u003cp>\u003cstrong>Sen. Ed Markey \u003c/strong>[00:13:49] Are some of these operators located outside the United States?\u003c/p>\n\u003cp>\u003cstrong>Mauricio Peña \u003c/strong>[00:13:54] Yeah, some are located abroad.\u003c/p>\n\u003cp>\u003cstrong>Sen. Ed Markey \u003c/strong>[00:13:55] Yeah, and so for me, that’s fairly shocking.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:13:59] He called this completely unacceptable. He pointed out the sort of safety and cybersecurity implications of having people overseas influencing American vehicles. And I actually have this cut from him addressing specifically these concerns around jobs.\u003c/p>\n\u003cp>\u003cstrong>Sen. Ed Markey \u003c/strong>[00:14:21] Let’s not forget Waymo is trying to replace the jobs of hardworking taxi and ride share drivers and now you’re saying that of the human beings, the human jobs that remain in the system, you’re shipping those jobs overseas.\u003c/p>\n\u003cp> \u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:14:41] I feel like this story and Senator Markey are really just pointing out and highlighting this sort of continued use of cheap foreign labor by American tech companies as simultaneously all these tech companies are laying people off here in the U.S. And especially the Bay Area, which I feel every week there’s a new story about tech layoffs here. Has Waymo responded to these criticisms? Waymo has been pretty adamant that these remote workers are not in fact controlling or steering or braking or accelerating on any of these cars. They sort of describe it more as phoning a friend.\u003c/p>\n\u003cp>\u003cstrong>Mauricio Peña \u003c/strong>[00:15:22] Senator, they provide guidance. They do not remotely drive the vehicles.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:15:27] Basically, when a Waymo encounters a situation on the road, the autonomous driver can reach out to what are called human fleet response agents. These folks abroad are basically providing the car with additional information, helping it sort of contextualize its environment to kind of help it figure out what to do, basically. Waymo was not able to share with senators in this hearing. How many remote assistant agents they have, but they did reveal later that they have about 70 of them on duty worldwide at any given time.\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:16:05] I mean, we’re talking about a Senate hearing and concerns from senators, but what about the public? Have people brought up or said anything about this experience with people helping them from very far away?\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:16:20] Yeah, I’ve actually been very amused by, like, just the response to this story online. Um, there’s actually a lot of folks from the Filipino community, I feel like, on Instagram have been posting videos, um, of themselves, like in the Waymo’s, speaking in Tagalog, to like, no one basically, just asking their, uh, Waymoes, uh to drive safely and to actually like, hurry up a little bit because they’re running late.\u003c/p>\n\u003cp>\u003cstrong>Instagram video \u003c/strong>[00:16:48] Hello po, kung sin naman po nagdadrive itong car na to, um, pas safe drive naman po…\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:16:58] So I feel like there’s been this mix of sort of like, eye roll for this tech company that, you know, as I mentioned is using cheap foreign labor and also a little bit of humor and response as well. And that is it for my story and the Bay’s February Monthly News Roundup. Thank you so much, Jessica Kariisa, producer, for joining me. Thank you, Ericka. And Izzy Bloom, reporter and producer on KQED’s Politics Desk. Thank you for joining as well, Izzy.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:17:31] Oh, my pleasure.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cspan style=\"font-weight: 400\">In this edition of The Bay’s monthly news roundup, we discuss the effect of the booming AI industry on San Francisco’s rental market, Rep.\u003c/span>\u003cspan style=\"font-weight: 400\"> Jared Huffman’s visit to his “radically redrawn” district since the passage of Prop. 50\u003c/span>\u003cspan style=\"font-weight: 400\">, and reactions to the revelation that Waymo employs remote workers in the Philippines. \u003c/span>\u003c/p>\n\u003cp>\u003cb>Links: \u003c/b>\u003c/p>\n\u003cul>\n\u003cli style=\"font-weight: 400\">\u003ca href=\"https://missionlocal.org/2026/02/san-francisc-rents-ai-boom-tenants/\">\u003cspan style=\"font-weight: 400\">AI is pushing S.F. rents higher and higher. Here’s how tenants are dealing\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> (Mission Local)\u003c/span>\u003c/li>\n\u003cli style=\"font-weight: 400\">\u003ca href=\"https://www.sfchronicle.com/politics/joegarofoli/article/jared-huffman-prop-50-21305767.php\">\u003cspan style=\"font-weight: 400\">In his radically redrawn new district, a Marin congressman gets thrown to the wolves\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> (San Francisco Chronicle)\u003c/span>\u003c/li>\n\u003cli style=\"font-weight: 400\">\u003ca href=\"https://futurism.com/advanced-transport/waymo-remote-operators\">Here’s How Many Remote Operators Waymo Has Per Self-Driving Taxi\u003c/a> (Futurism)\u003c/li>\n\u003c/ul>\n\u003cp>\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=KQINC3782178423&light=true\" width=\"100%\" class=\"iframe-class\">\u003c/iframe>\u003c/p>\n\u003cp>\u003ci>Some members of the KQED podcast team are represented by The Screen Actors Guild, American Federation of Television and Radio Artists, San Francisco-Northern California Local.\u003c/i>\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:00:04] I’m Ericka Cruz Guevara, and welcome to The Bay, local news to keep you rooted. And welcome to the Bay’s February News Roundup, where we dig into some of the other headlines that have piqued our interest this month. I’m joined today by producer Jessica Kariisa. What’s up, Jessica?\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:00:21] Hey, Ericka.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:00:22] And our special guest this month is Izzy Bloom, reporter and producer on KQBD’s politics desk. Thank you so much for joining me, Izzy.\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:00:29] Thanks for having me\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:00:32] So this month, February, I feel like I’ve been thinking about just what a privilege it is to be from the Bay Area, to live in the Bay area. We had Super Bowl this month. And we also had, of course, our shining star, Alysa Liu win the gold at the Olympics. And yeah, I’ve just been thinking about that a lot, just very proud to be living here, from here.\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:00:59] Oh yeah, I loved watching her performance and she’s just like so joyful. Yeah.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:01:04] I feel like she just represents the Bay Area so well. The way she carries herself, her look, evens very Bay Area to me.\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:01:13] Her hair is so iconic.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:01:15] I was walking to work this morning, actually, and I saw someone who had, like, the blonde part of Alysa Liu’s hair, and it kinda had that, like swoop at the end, and I was like, oh my god, is that her? Is it her?\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:01:28] I feel like everyone’s like tracking her now. Like I saw a video of her like on someone’s TikTok of her coming through SFO. And then there was like a photo of her at a restaurant in Alameda. And like with that hair too, it’s like, you know.\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:01:42] Yeah, the Bay is really coming out to celebrate her too. I’ve saw that there was like an ice cream shop in Oakland that was like free ice cream for life. There’s like a radio station that temporarily renamed itself after her. I just love to see all of the love for her in the Bay.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:02:00] Yeah, and there are also these planned celebrations of her. One will be in Oakland. We saw Mayor Barbara Lee already really celebrating her. And then I think she plans to perform in San Jose. Did you hear about that, Jessica?\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:02:13] I did, yeah, there’s gonna be a skating event at SAP Center I think in May and she’ll be there so I’m sure there’ll be a lot of people there for that.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:02:23] Well, what a time to live and be from the Bay Area. And I guess on that note, Jessica, you’ve got a very Bay Area story for us as well at the intersection of two very Bay area things, AI and rent.\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:02:39] Yeah, for sure. I don’t know if you guys are like me, but one of my pastimes is to definitely be on Zillow and look at apartments. Basically, once I found my apartment three years ago, I never stopped looking. But one story that I am following related to that is that San Francisco rents are up by a lot. In fact, the city has the fastest growing rent increases in the entire country. And just in the past year, rents have increased 13.3% for a one bedroom.\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:03:12] No!\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:03:12] Right now, we’re talking about the average monthly rent for a 579 square foot apartment, which is a typical one bed, one bath, at around $3,745 a month. Another crazy statistic is that roughly 60% of San Francisco renters pay more than $3,000 a month. And yeah, as you might be able to guess, a big reason for that is the AI boom.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:03:40] I don’t know being from here it’s not super surprising to hear rent in San Francisco is up but can you remind us maybe of the trajectory because rents actually went down by quite a bit during the pandemic, right?\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:03:55] Right. Yeah, that’s a really good point. So during the pandemic, a bunch of people left the city and so rents actually went down. But then, you know, the AI industry really started to take off. And unlike previous tech booms took off in San Francisco in particular, not in Silicon Valley. And so that concentrated a lot of the demand in the city. And as we know, the city has not built enough housing. And so that’s just like already two factors that have. Made rent increases jump up. Return to office mandates have also made it so that people need to be back in the city for work. In recent months, actually in the past six months, and this is according to reporting from Mission Local and San Francisco Standard, the expectation of a lot of these major AI companies going public, meaning that a lot of people are gonna come into a lot of money very quickly, has also really push the demand up.\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:04:55] Are there particular neighborhoods or demographic groups that we know have been hardest hit by these rent increases?\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:05:02] Yeah, according to apartment list, and this was reported on by the San Francisco Chronicle, rental prices in Mission Bay have soared 36% over the past year. Mission Bay is where OpenAI and NVIDIA have signed leases to huge companies that are in the AI industry. And also rents in South of Market, Petrero Hill, and Dogpatch are up 21%. You know, the people that are hardest pressed are definitely low-income people, definitely students. There was a student that was interviewed in this Mission Local article about rents going up. He’s a student at SF State, and he struggled just to find a room in a shared apartment, and it got so bad that he had to actually consult like a real estate agent, which is like a pretty uncommon practice, especially looking for a room in a share. But it’s just gotten to the point now where it’s like, unless you have some kind of hookup, you really need someone who’s in the know about what properties are available, and that’s what he had to do.\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:06:12] As a person who’s exclusively found Bay Area housing through Craigslist, I find it very sad to think of going to real estate agents.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:06:19] I mean, I feel like, Jessica, with the sort of first tech boom in the city, we saw a lot of conversations about gentrification, a lot folks moving out of the city. Are we seeing something similar now with the AI boom?\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:06:34] Yeah, definitely. Yeah, you have people moving to Daly City, people moving to the East Bay, people continuing to live with their parents. But it hasn’t decreased the demand for people wanting to move to the city. You know, someone profiled in the story in Mission Local talked about how he’ll always want to move to San Francisco and he’ll try to find his way there no matter what. And so while people are moving outside of the city, I think that won’t take away from the fact that plenty of people who aren’t in the tech industry will also keep wanting to move to San Francisco. So we’ll just see how it plays out.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:07:09] Well, Jessica, thank you so much for bringing that story. I appreciate it. Thank you. And we’re gonna take a quick break, but when we come back, we’ll dig back into some of the other headlines that we’ve been following this month. Stay with us. And welcome back to the Bay’s Monthly News Roundup, where we talk about some of the other stories we’ve been following this month. Izzy Bloom, reporter and producer on KQD’s politics desk, what story have you brought today?\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:07:42] So I’ve been following the Prop 50 redistricting fallout. And one of my favorite reads this month was by San Francisco Chronicle’s senior political writer, Joe Garofoli. He’s one of our recurring guests on Political Breakdown. And he went with Marin Congressman Jared Huffman on a little road trip up to the rural North State, what he called the MAGA-iest corner of California, just to check out Huffman’s newly-rejoned district after voters approved Proposition 50 in November.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:08:11] And Izzy, Jared Huffman’s district has changed as a result of Prop 50, right? Can you remind us again what that did and I guess how this story fits into that?\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:08:23] Yeah, so Prop 50, that was a ballot measure to give Democrats in California a pretty good chance of flipping five congressional seats in this year’s midterm elections. And it was in response to President Trump urging states like Texas to adopt new gerrymandered maps to give Republicans a leg up. And I think this story is just like an interesting example of the consequences of this ballot measure and how differently these regions are going to look and what means for the voters. Can you remind us how much his district changed? Yeah, so Huffman’s district, District 2, used to go from just north of the Golden Gate Bridge through Marin, up through Eureka and Arcata, and actually touches the Oregon border. His new congressional map stretches his district east to the Nevada border, and it draws in Modoc, Shasta, and Siskiyou counties. Some of those counties were previously represented by Republican Representative Doug LaMalfa. He was the fourth generation rice farmer who represented rural NorCal for over a decade in Congress. And then he died pretty suddenly early January from a heart attack during emergency surgery. Huffman’s new district is known for mega churches and a lot of agriculture and ranchers. It’s known for the secession movement to create a state of Jefferson separate from California and 62% of it supported Newsom’s recall in 2021.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:09:50] That’s so interesting because he now represents, like, it seems like two vastly different corners of California. I’m curious just how that went for him. What did he go there to do and what was that experience like talking with new members of his district?\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:10:07] Yeah, it sounds like he went and met with the local Indivisible Chapter. That’s a progressive grassroots organization that is fighting the rise of authoritarianism in the US. And he met with a Native American tribe, the Pitt River Rancheria Tribal Council in Shasta County. And you know, Huffman really has to combat this perception as a liberal elite from Marin who’s out of touch with the rural North State residents. He promised not to push culture war issues. And in the article, he talks about really avoiding the W word, which is the wolves, which is a really big issue up there because the wolves have been killing a lot of cattle. And ranchers want gray wolves removed from the endangered species list so they can hunt them. But Huffman, he’s on the House Committee on Natural Resources. He’s a defender of the Endangered Species Act. So I think that could be a tough needle for him to thread.\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:11:05] I mean, earlier you mentioned this is like the MAGA-iest corner of the state, and as a Democrat showing up there, did he get any pushback from people?\u003c/p>\n\u003cp>\u003cstrong>Izzy Bloom \u003c/strong>[00:11:16] It sounds like for the most part, the people up in the North State were just sort of like happy to hear that he’s making the drive out there. They don’t really get visited very often and like to hear that he was, you know, interested in hearing about the issues that matter to them up there. One thing that is interesting is that, you know Huffman doesn’t really need these voters in the election this fall. In some ways, it. Sounds like he went up there in good faith, but this district was gerrymandered in his favor, so he’s not obligated to, I think, to win the district.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:11:55] Izzy, thank you so much for bringing that story. Appreciate it. And last but not least, we’re gonna dig into the story that I’ve been following this month. In testimony before the US Senate earlier this month, Waymo, the self-driving vehicle company, revealed that they use remote workers in the Philippines to assist its self- driving cars, meaning the self driving cars that you see driving around San Francisco are sometimes actually getting input and guidance from someone. Many many many miles away, raising a lot of concerns and obviously drawing a lot of scrutiny among lawmakers and folks in the Bay Area about the company’s use of cheap labor to do something as important as guiding vehicles through road safety in our communities.\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:12:52] I mean, it just, I don’t know. It makes me think about the fact that anytime I call customer service, I’m pretty much talking to someone very, very far away. Why are senators so concerned about that when it comes to Waymo’s as opposed to like other forms of customer service?\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:13:10] Yeah, so this information came out of a Senate committee hearing on commerce, science, and transportation. The meeting was called Hit the Road Mac, the future of self-driving cars. This hearing was actually really focused on the need for national safety standards around autonomous vehicles. Witnesses included. The VP of Vehicle Engineering at Tesla, and Waymo’s Chief Safety Officer, Mauricio Peña. And Senator Ed Markey, who’s a Democrat from Massachusetts, raised a ton of concerns.\u003c/p>\n\u003cp>\u003cstrong>Sen. Ed Markey \u003c/strong>[00:13:49] Are some of these operators located outside the United States?\u003c/p>\n\u003cp>\u003cstrong>Mauricio Peña \u003c/strong>[00:13:54] Yeah, some are located abroad.\u003c/p>\n\u003cp>\u003cstrong>Sen. Ed Markey \u003c/strong>[00:13:55] Yeah, and so for me, that’s fairly shocking.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:13:59] He called this completely unacceptable. He pointed out the sort of safety and cybersecurity implications of having people overseas influencing American vehicles. And I actually have this cut from him addressing specifically these concerns around jobs.\u003c/p>\n\u003cp>\u003cstrong>Sen. Ed Markey \u003c/strong>[00:14:21] Let’s not forget Waymo is trying to replace the jobs of hardworking taxi and ride share drivers and now you’re saying that of the human beings, the human jobs that remain in the system, you’re shipping those jobs overseas.\u003c/p>\n\u003cp> \u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:14:41] I feel like this story and Senator Markey are really just pointing out and highlighting this sort of continued use of cheap foreign labor by American tech companies as simultaneously all these tech companies are laying people off here in the U.S. And especially the Bay Area, which I feel every week there’s a new story about tech layoffs here. Has Waymo responded to these criticisms? Waymo has been pretty adamant that these remote workers are not in fact controlling or steering or braking or accelerating on any of these cars. They sort of describe it more as phoning a friend.\u003c/p>\n\u003cp>\u003cstrong>Mauricio Peña \u003c/strong>[00:15:22] Senator, they provide guidance. They do not remotely drive the vehicles.\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:15:27] Basically, when a Waymo encounters a situation on the road, the autonomous driver can reach out to what are called human fleet response agents. These folks abroad are basically providing the car with additional information, helping it sort of contextualize its environment to kind of help it figure out what to do, basically. Waymo was not able to share with senators in this hearing. How many remote assistant agents they have, but they did reveal later that they have about 70 of them on duty worldwide at any given time.\u003c/p>\n\u003cp>\u003cstrong>Jessica Kariisa \u003c/strong>[00:16:05] I mean, we’re talking about a Senate hearing and concerns from senators, but what about the public? Have people brought up or said anything about this experience with people helping them from very far away?\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:16:20] Yeah, I’ve actually been very amused by, like, just the response to this story online. Um, there’s actually a lot of folks from the Filipino community, I feel like, on Instagram have been posting videos, um, of themselves, like in the Waymo’s, speaking in Tagalog, to like, no one basically, just asking their, uh, Waymoes, uh to drive safely and to actually like, hurry up a little bit because they’re running late.\u003c/p>\n\u003cp>\u003cstrong>Instagram video \u003c/strong>[00:16:48] Hello po, kung sin naman po nagdadrive itong car na to, um, pas safe drive naman po…\u003c/p>\n\u003cp>\u003cstrong>Ericka Cruz Guevarra \u003c/strong>[00:16:58] So I feel like there’s been this mix of sort of like, eye roll for this tech company that, you know, as I mentioned is using cheap foreign labor and also a little bit of humor and response as well. And that is it for my story and the Bay’s February Monthly News Roundup. Thank you so much, Jessica Kariisa, producer, for joining me. Thank you, Ericka. And Izzy Bloom, reporter and producer on KQED’s Politics Desk. Thank you for joining as well, Izzy.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>After taking \u003ca href=\"https://www.kqed.org/news/12038224/california-bill-expand-rent-control-pulled-for-year-bay-area-lawmaker\">blows from landlord groups and the building trades\u003c/a>, a statewide bill that aimed to \u003ca href=\"https://www.kqed.org/news/12034212/california-lawmakers-push-lower-rent-cap-expand-protections-property-owners-worried\">expand renter protections\u003c/a> and make them permanent is likely dead this legislative season.\u003c/p>\n\u003cp>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB1157\">AB 1157\u003c/a>, dubbed the “Affordable Rent Act,” would have expanded the 2019 Tenant Protection Act to more renters and lowered the amount rent can increase each year. It would have also made those changes permanent, removing a 2030 sunset date.\u003c/p>\n\u003cp>Tuesday marked the bill’s first hearing of the year in the Assembly Judiciary Committee, where tenants and advocates pleaded with committee members to advance the bill.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>But, it faced stiff opposition from rental property and building trade groups, who said it would make housing construction more expensive and could push smaller landlords out of the market.\u003c/p>\n\u003cp>The bill failed to get enough votes, and without any additional hearings scheduled, AB 1157 will likely die there.\u003c/p>\n\u003cp>“I’m just really, really crushed because they talk about how they don’t want to hurt the property owners, they don’t want to have them take their properties off the market,” said Chula Vista renter Tammy Alvarado, who took a 13-hour bus ride to testify in support of the bill.\u003c/p>\n\u003cfigure id=\"attachment_12069627\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069627\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A “For Rent” sign hangs in the window of an apartment building in Nob Hill in San Francisco on July 29, 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“The problem is these greedy landlords that raise their rent [to] the maximum. They can raise it every single year while our wages don’t go up to match.”\u003c/p>\n\u003cp>Now, as the 2019 Tenant Protection Act moves closer towards its expiration date, Alvarado and other tenants are worried about what it means for their own housing security.\u003c/p>\n\u003cp>She splits the monthly payment with her husband and two children for a two-bedroom, single-family home. In November, she said her rent jumped from $2,780 to $3,030 a month — a nearly 9% increase. She also had to pay more toward her security deposit. To make up the cost, she said she would have to miss payments for her gas and electricity bills.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>Devastated,” she said. “Next time I come up here [to Sacramento], I will probably be homeless.”[aside postID=news_12038224 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/2022-9-28-KQED-News_Tenant-Organizing_006_qed-1020x681.jpg']Since Assemblymember Ash Kalra, D-San José, introduced it last year, AB 1157 faced an \u003ca href=\"https://www.kqed.org/news/12034212/california-lawmakers-push-lower-rent-cap-expand-protections-property-owners-worried\">uphill battle\u003c/a>. Powerful realtor and builder groups loudly opposed it, saying it would undermine the state’s efforts to build more housing supply.\u003c/p>\n\u003cp>In late April, \u003ca href=\"https://www.kqed.org/news/12038224/california-bill-expand-rent-control-pulled-for-year-bay-area-lawmaker\">Kalra transformed it\u003c/a> into a two-year bill, vowing to resurface the bill this year after buying more time to work on it with lawmakers.\u003c/p>\n\u003cp>Tenants rights advocates were feeling hopeful about its chances this time around, especially after Gov. Gavin Newsom called out the 2019 law in his \u003ca href=\"https://www.kqed.org/news/12069094/in-final-state-of-state-speech-gov-newsom-says-california-offers-model-for-the-nation\">State of the State\u003c/a> address, saying it was “the strongest statewide renter protections in America.”\u003c/p>\n\u003cp>Still, Kalra wanted to win over skeptical colleagues. Early in Tuesday’s hearing, he announced he would remove a controversial provision extending tenant protections to those renting single-family homes, individually owned condos and duplexes.\u003c/p>\n\u003cp>“It’s all on the table,” Kalra said, “if folks are willing to come to the table to have those conversations meaningfully.”\u003c/p>\n\u003cfigure id=\"attachment_12069626\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069626\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Giselle Penuela, 10, and Alexander Penuela, 6 attend at a vigil outside Redwood City’s city council chamber calling for rent control and other renter protections. \u003ccite>(Farida Jhabvala Romero/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Despite the concessions made, reactions to the bill were mixed. Some committee members spoke in favor, while others raised concerns about its impact on the already expensive rental market.\u003c/p>\n\u003cp>“I’m concerned about the big arm of government telling private property owners what they have to do,” said Asm. Diane Dixon, R-Newport Beach. “Because at some point they say, ‘The heck with it, we’ll go to Arizona and build apartment units and housing units there for a lot less money.’”\u003c/p>\n\u003cp>Committee members also took issue with the bill’s lowered rent cap. Existing law allows property owners to annually increase rent by 5% plus the cost of living, or up to 10%. As inflation has increased in the years since the law was passed, the amount landlords can raise rents has \u003ca href=\"https://caanet.org/all-cpi-figures-for-2024-ab-1482-rent-increases-now-available/\">crept closer to that 10%\u003c/a> threshold. AB 1157 would have cut that in half, limiting landlords to a 5% annual increase.\u003c/p>\n\u003cp>In an emailed statement ahead of the hearing, Adam Pearce, president of the California Rental Housing Association, said the bill could push “mom-and-pop owners out of the market, ultimately shrinking housing supply and hurting the very renters it intends to help.”\u003c/p>\n\u003cfigure id=\"attachment_12069650\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069650\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A view of the Sunset District from the Sunset Reservoir in San Francisco on March 25, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca href=\"https://www.kqed.org/news/12008424/prop-33-rent-control-is-on-the-ballot-again-election-2024-california\">Research on this topic is mixed\u003c/a>. Traditionally, economists have largely agreed with that sentiment, saying that rent-control policies are \u003ca href=\"https://www.brookings.edu/articles/what-does-economic-evidence-tell-us-about-the-effects-of-rent-control/\">inefficient, create scarcity and drive up rents in non-regulated units\u003c/a>. But economists have also given credence to supporters’ claims that rent control is \u003ca href=\"https://pubs.aeaweb.org/doi/pdfplus/10.1257/aer.20181289\">effective at stemming displacement\u003c/a>.\u003c/p>\n\u003cp>Economists have argued that strict rent control could discourage new apartment construction — though other research shows \u003ca href=\"https://dornsife.usc.edu/eri/publications/rent-matters/\">more moderate policies\u003c/a> tend to have little impact. And one recent anecdotal example seemed to support that.\u003c/p>\n\u003cp>In 2022, St. Paul, Minnesota, enacted one of the strictest rent-control policies in the country. Minneapolis, on the other hand, passed a series of land-use laws two years prior, boosting apartment construction.\u003c/p>\n\u003cp>According to a \u003ca href=\"https://www.wsj.com/real-estate/minnesota-rent-control-regulation-prices-34221bd4?mod=hp_lead_pos9#comments_sector\">\u003cem>Wall\u003c/em> \u003cem>Street\u003c/em> \u003cem>Journal\u003c/em> analysis\u003c/a>, permits to build apartments in St. Paul fell by nearly 80% in early 2022, after the city passed its rent-control ordinance. Conversely, housing permits in Minneapolis saw a fourfold increase during that same time period.\u003c/p>\n\u003cfigure id=\"attachment_12069652\" class=\"wp-caption aligncenter\" style=\"max-width: 1999px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069652\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003cfigcaption class=\"wp-caption-text\">Apartment buildings in Nob Hill in San Francisco on July 29, 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But support for rent stabilization has grown among tenants and lawmakers in recent years, including from a coalition of 32 economists who wrote to the Federal Housing Finance Agency in 2023, urging the nationwide use of rental control. And last year, New York City voters elected Mayor Zohran Mamdani, who campaigned on a \u003ca href=\"https://www.zohranfornyc.com/platform\">multi-year rent freeze\u003c/a> for the city’s rent-stabilized apartments.\u003c/p>\n\u003cp>“Today’s vote is nothing short of betrayal,” Christina Livingston, executive director of Alliance of Californians for Community Empowerment, said in an emailed statement.\u003c/p>\n\u003cp>“At this moment, when Californians desperately need housing stability, our legislators chose to side with corporate landlords instead. When given the opportunity to solidify basic tenant protections, they failed, and we are outraged.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>After taking \u003ca href=\"https://www.kqed.org/news/12038224/california-bill-expand-rent-control-pulled-for-year-bay-area-lawmaker\">blows from landlord groups and the building trades\u003c/a>, a statewide bill that aimed to \u003ca href=\"https://www.kqed.org/news/12034212/california-lawmakers-push-lower-rent-cap-expand-protections-property-owners-worried\">expand renter protections\u003c/a> and make them permanent is likely dead this legislative season.\u003c/p>\n\u003cp>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB1157\">AB 1157\u003c/a>, dubbed the “Affordable Rent Act,” would have expanded the 2019 Tenant Protection Act to more renters and lowered the amount rent can increase each year. It would have also made those changes permanent, removing a 2030 sunset date.\u003c/p>\n\u003cp>Tuesday marked the bill’s first hearing of the year in the Assembly Judiciary Committee, where tenants and advocates pleaded with committee members to advance the bill.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>But, it faced stiff opposition from rental property and building trade groups, who said it would make housing construction more expensive and could push smaller landlords out of the market.\u003c/p>\n\u003cp>The bill failed to get enough votes, and without any additional hearings scheduled, AB 1157 will likely die there.\u003c/p>\n\u003cp>“I’m just really, really crushed because they talk about how they don’t want to hurt the property owners, they don’t want to have them take their properties off the market,” said Chula Vista renter Tammy Alvarado, who took a 13-hour bus ride to testify in support of the bill.\u003c/p>\n\u003cfigure id=\"attachment_12069627\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069627\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/024_SanFrancisco_Housing_07292021_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A “For Rent” sign hangs in the window of an apartment building in Nob Hill in San Francisco on July 29, 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“The problem is these greedy landlords that raise their rent [to] the maximum. They can raise it every single year while our wages don’t go up to match.”\u003c/p>\n\u003cp>Now, as the 2019 Tenant Protection Act moves closer towards its expiration date, Alvarado and other tenants are worried about what it means for their own housing security.\u003c/p>\n\u003cp>She splits the monthly payment with her husband and two children for a two-bedroom, single-family home. In November, she said her rent jumped from $2,780 to $3,030 a month — a nearly 9% increase. She also had to pay more toward her security deposit. To make up the cost, she said she would have to miss payments for her gas and electricity bills.\u003c/p>\n\u003cp>\u003cstrong>“\u003c/strong>Devastated,” she said. “Next time I come up here [to Sacramento], I will probably be homeless.”\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Since Assemblymember Ash Kalra, D-San José, introduced it last year, AB 1157 faced an \u003ca href=\"https://www.kqed.org/news/12034212/california-lawmakers-push-lower-rent-cap-expand-protections-property-owners-worried\">uphill battle\u003c/a>. Powerful realtor and builder groups loudly opposed it, saying it would undermine the state’s efforts to build more housing supply.\u003c/p>\n\u003cp>In late April, \u003ca href=\"https://www.kqed.org/news/12038224/california-bill-expand-rent-control-pulled-for-year-bay-area-lawmaker\">Kalra transformed it\u003c/a> into a two-year bill, vowing to resurface the bill this year after buying more time to work on it with lawmakers.\u003c/p>\n\u003cp>Tenants rights advocates were feeling hopeful about its chances this time around, especially after Gov. Gavin Newsom called out the 2019 law in his \u003ca href=\"https://www.kqed.org/news/12069094/in-final-state-of-state-speech-gov-newsom-says-california-offers-model-for-the-nation\">State of the State\u003c/a> address, saying it was “the strongest statewide renter protections in America.”\u003c/p>\n\u003cp>Still, Kalra wanted to win over skeptical colleagues. Early in Tuesday’s hearing, he announced he would remove a controversial provision extending tenant protections to those renting single-family homes, individually owned condos and duplexes.\u003c/p>\n\u003cp>“It’s all on the table,” Kalra said, “if folks are willing to come to the table to have those conversations meaningfully.”\u003c/p>\n\u003cfigure id=\"attachment_12069626\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069626\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/IMG_9984.JPG_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Giselle Penuela, 10, and Alexander Penuela, 6 attend at a vigil outside Redwood City’s city council chamber calling for rent control and other renter protections. \u003ccite>(Farida Jhabvala Romero/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Despite the concessions made, reactions to the bill were mixed. Some committee members spoke in favor, while others raised concerns about its impact on the already expensive rental market.\u003c/p>\n\u003cp>“I’m concerned about the big arm of government telling private property owners what they have to do,” said Asm. Diane Dixon, R-Newport Beach. “Because at some point they say, ‘The heck with it, we’ll go to Arizona and build apartment units and housing units there for a lot less money.’”\u003c/p>\n\u003cp>Committee members also took issue with the bill’s lowered rent cap. Existing law allows property owners to annually increase rent by 5% plus the cost of living, or up to 10%. As inflation has increased in the years since the law was passed, the amount landlords can raise rents has \u003ca href=\"https://caanet.org/all-cpi-figures-for-2024-ab-1482-rent-increases-now-available/\">crept closer to that 10%\u003c/a> threshold. AB 1157 would have cut that in half, limiting landlords to a 5% annual increase.\u003c/p>\n\u003cp>In an emailed statement ahead of the hearing, Adam Pearce, president of the California Rental Housing Association, said the bill could push “mom-and-pop owners out of the market, ultimately shrinking housing supply and hurting the very renters it intends to help.”\u003c/p>\n\u003cfigure id=\"attachment_12069650\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069650\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/250325-ApartmentsonWestside-04-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A view of the Sunset District from the Sunset Reservoir in San Francisco on March 25, 2025. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca href=\"https://www.kqed.org/news/12008424/prop-33-rent-control-is-on-the-ballot-again-election-2024-california\">Research on this topic is mixed\u003c/a>. Traditionally, economists have largely agreed with that sentiment, saying that rent-control policies are \u003ca href=\"https://www.brookings.edu/articles/what-does-economic-evidence-tell-us-about-the-effects-of-rent-control/\">inefficient, create scarcity and drive up rents in non-regulated units\u003c/a>. But economists have also given credence to supporters’ claims that rent control is \u003ca href=\"https://pubs.aeaweb.org/doi/pdfplus/10.1257/aer.20181289\">effective at stemming displacement\u003c/a>.\u003c/p>\n\u003cp>Economists have argued that strict rent control could discourage new apartment construction — though other research shows \u003ca href=\"https://dornsife.usc.edu/eri/publications/rent-matters/\">more moderate policies\u003c/a> tend to have little impact. And one recent anecdotal example seemed to support that.\u003c/p>\n\u003cp>In 2022, St. Paul, Minnesota, enacted one of the strictest rent-control policies in the country. Minneapolis, on the other hand, passed a series of land-use laws two years prior, boosting apartment construction.\u003c/p>\n\u003cp>According to a \u003ca href=\"https://www.wsj.com/real-estate/minnesota-rent-control-regulation-prices-34221bd4?mod=hp_lead_pos9#comments_sector\">\u003cem>Wall\u003c/em> \u003cem>Street\u003c/em> \u003cem>Journal\u003c/em> analysis\u003c/a>, permits to build apartments in St. Paul fell by nearly 80% in early 2022, after the city passed its rent-control ordinance. Conversely, housing permits in Minneapolis saw a fourfold increase during that same time period.\u003c/p>\n\u003cfigure id=\"attachment_12069652\" class=\"wp-caption aligncenter\" style=\"max-width: 1999px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12069652\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2026/01/001_SanFrancisco_Housing_07292021_qed-1-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003cfigcaption class=\"wp-caption-text\">Apartment buildings in Nob Hill in San Francisco on July 29, 2021. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>But support for rent stabilization has grown among tenants and lawmakers in recent years, including from a coalition of 32 economists who wrote to the Federal Housing Finance Agency in 2023, urging the nationwide use of rental control. And last year, New York City voters elected Mayor Zohran Mamdani, who campaigned on a \u003ca href=\"https://www.zohranfornyc.com/platform\">multi-year rent freeze\u003c/a> for the city’s rent-stabilized apartments.\u003c/p>\n\u003cp>“Today’s vote is nothing short of betrayal,” Christina Livingston, executive director of Alliance of Californians for Community Empowerment, said in an emailed statement.\u003c/p>\n\u003cp>“At this moment, when Californians desperately need housing stability, our legislators chose to side with corporate landlords instead. When given the opportunity to solidify basic tenant protections, they failed, and we are outraged.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cp>\u003cb>Here are the morning’s top stories on Thursday, October 16, 2025…\u003c/b>\u003c/p>\n\u003cul>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">Thousands of California families rely on in-home daycares for their kids. But after the housing market collapse in 2008, the state lost 30% of these types of child care settings, leading to a crisis. As part of its effort to rebuild, California passed a law in 2019 forbidding landlords and homeowners’ associations from refusing to rent to in-home child care providers. But that hasn’t stopped the practice.\u003c/span>\u003c/li>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">California is joining 13 others to \u003ca href=\"https://www.kqed.org/news/12059996/california-joins-breakaway-public-health-alliance-in-rebuke-of-extremists-at-cdc\">create an alliance\u003c/a> aimed at coordinating public health policy– a direct rebuke of the Trump Administration.\u003c/span>\u003c/li>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">5.5 million Californians could soon \u003ca href=\"https://laist.com/news/calfresh-at-risk-if-shutdown-continues\">lose their food assistance\u003c/a> benefits, if Congress doesn’t end the shutdown and approve a budget agreement. That’s according to The California Department of Social Services, who oversees the program, CalFresh.\u003c/span>\u003c/li>\n\u003c/ul>\n\u003ch2>\u003cstrong>Despite Law In Place, In-Home Child Care Providers Face Challenges With Rent\u003c/strong>\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Thousands of California families rely on in-home daycares for their kids. But after the housing market collapse in 2008, the state lost 30% of these types of child care settings, leading to a crisis. As part of its effort to rebuild, California passed a law in 2019 forbidding landlords and homeowners’ associations from refusing to rent to in-home child care providers. But that hasn’t stopped the practice.\u003c/span>\u003c/p>\n\u003cp>For almost a decade, Mariam Younathan ran a daycare out of a spacious home she was renting in Manteca. “I was a very good renter, paid my rent every single month. A lot of my parents loved the home because I took care of it so well,” she said.\u003c/p>\n\u003cp>But when she contacted her landlord about two years ago to make some repairs – “He came over and he was making false accusations saying it’s because of my daycare that the AC broke, and I assured him that it’s not because of the daycare,” she said. Then, the landlord gave an ultimatum. “He stated that I could stay, but not the daycare. He said he was gonna send me a letter stating that I can no longer do daycare and I would need to sign it. I refused. And then after that, five days later I got an eviction notice.”\u003c/p>\n\u003cp>Younathan filed a complaint with the California Civil Rights Department, which determined through an investigation that the landlord discriminated against her based on her occupation.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Laurie Furstenfeld is director of legal advocacy at the Child Care Law Center in Berkeley. She says despite the explicit protections in the 2019 law, in-home child care providers still face housing discrimination. “Just this year, since January 1, we’ve received 81 complaints,” she said.\u003c/p>\n\u003ch2 class=\"routes-Site-routes-Post-Title-__Title__title\">\u003ca href=\"https://www.kqed.org/news/12059996/california-joins-breakaway-public-health-alliance-in-rebuke-of-extremists-at-cdc\">\u003cstrong>California Joins Breakaway Public Health Alliance In Rebuke Of ‘Extremists’ At CDC\u003c/strong>\u003c/a>\u003c/h2>\n\u003cp>California is joining 13 other states to create an alliance aimed at coordinating public health, Gov. \u003ca href=\"https://www.kqed.org/news/tag/gavin-newsom\">Gavin Newsom\u003c/a> announced Wednesday in a direct rebuke of the Trump administration and Health Secretary Robert F. Kennedy Jr.’s dramatic overhaul of the nation’s public health systems.\u003c/p>\n\u003cp>The move comes as public health experts grow increasingly concerned about Kennedy’s transformation of the Centers for Disease Control and Prevention, where he’s \u003ca href=\"https://www.kqed.org/news/12054282/its-been-a-week-of-chaos-at-the-cdc-here-are-5-things-to-know\">fired top officials\u003c/a>, \u003ca href=\"https://www.kqed.org/news/12051152/health-experts-alarmed-by-rfk-jr-s-frightening-cuts-to-mrna-vaccine-funding\">slashed research funding\u003c/a>, changed \u003ca href=\"https://www.kqed.org/news/12056934/rfk-jr-s-vaccine-panel-backs-away-from-plan-to-require-an-rx-for-a-covid-shot\">vaccine recommendations\u003c/a> and gutted the leadership of a key \u003ca href=\"https://www.kqed.org/forum/2010101910276/rfk-jr-stacks-key-federal-immunization-committee-with-vaccine-skeptics\">federal immunization committee\u003c/a> and replaced them with novices.\u003c/p>\n\u003cp>Newsom also noted the deep health care cuts President Trump and congressional Republicans have made this year in announcing the new alliance. “The American people deserve a public health system that puts science before politics,” Newsom said in a statement. “As extremists try to weaponize the CDC and spread misinformation, we’re stepping up to coordinate across states, protect communities, and ensure decisions are driven by data, facts, and the health of the American people.”\u003c/p>\n\u003cp>The new partnership is meant to coordinate public health leadership to improve communication, share information and position states to respond quickly to new threats. It includes the governors of Washington, Oregon, Hawaii, Colorado, Illinois, Massachusetts, New York, New Jersey, Connecticut, Rhode Island, Delaware, Maryland and North Carolina, plus the U.S. territory of Guam.\u003c/p>\n\u003ch2 class=\"ArticlePage-headline\">\u003ca href=\"https://laist.com/news/calfresh-at-risk-if-shutdown-continues\">\u003cstrong>Food Safety Net For Millions Of SoCal Residents Is At Risk If Shutdown Continues\u003c/strong>\u003c/a>\u003c/h2>\n\u003cp>People with low incomes who rely on California’s largest food program will likely be affected starting next month if the federal shutdown continues, officials are warning. It’s one of several safety net programs facing a funding cliff if the shutdown — which has shown no sign of ending — drags on.\u003c/p>\n\u003cp>Well over 1 million people in L.A. County get food benefits from CalFresh — the state’s implementation of the federally funded SNAP program. It provides monthly food benefits to low-income people through debit cards that can be used at grocery stores and farmer’s markets that accept them. Those benefits are secured for October. But if Congress doesn’t reach a deal, funding for those benefits will be disrupted starting next month, according to the county. Federal authorities \u003ca class=\"Link\" href=\"https://www.axios.com/2025/10/10/food-stamps-trump-administration-warning-shutdown\" target=\"_blank\" rel=\"noopener\" data-cms-ai=\"0\">\u003cu>told states last week\u003c/u>\u003c/a> that there’s not enough money to pay full SNAP benefits for November if the shutdown continues, and to not load money onto recipients’ cards for November until further notice.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>“Should the shutdown continue, our beneficiaries will definitely be impacted starting November…that impacts over 1.6 million individuals that we have on CalFresh,” said Michael Sylvester, who oversees administrative operations for the L.A. County department that administers the food program. If Congress doesn’t strike a deal by the end of this week to extend funding, Sylvester said officials are preparing public messages to alert CalFresh recipients of the anticipated effects and “start to refer them to other resources, such as food banks.”\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cb>Here are the morning’s top stories on Thursday, October 16, 2025…\u003c/b>\u003c/p>\n\u003cul>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">Thousands of California families rely on in-home daycares for their kids. But after the housing market collapse in 2008, the state lost 30% of these types of child care settings, leading to a crisis. As part of its effort to rebuild, California passed a law in 2019 forbidding landlords and homeowners’ associations from refusing to rent to in-home child care providers. But that hasn’t stopped the practice.\u003c/span>\u003c/li>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">California is joining 13 others to \u003ca href=\"https://www.kqed.org/news/12059996/california-joins-breakaway-public-health-alliance-in-rebuke-of-extremists-at-cdc\">create an alliance\u003c/a> aimed at coordinating public health policy– a direct rebuke of the Trump Administration.\u003c/span>\u003c/li>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">5.5 million Californians could soon \u003ca href=\"https://laist.com/news/calfresh-at-risk-if-shutdown-continues\">lose their food assistance\u003c/a> benefits, if Congress doesn’t end the shutdown and approve a budget agreement. That’s according to The California Department of Social Services, who oversees the program, CalFresh.\u003c/span>\u003c/li>\n\u003c/ul>\n\u003ch2>\u003cstrong>Despite Law In Place, In-Home Child Care Providers Face Challenges With Rent\u003c/strong>\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Thousands of California families rely on in-home daycares for their kids. But after the housing market collapse in 2008, the state lost 30% of these types of child care settings, leading to a crisis. As part of its effort to rebuild, California passed a law in 2019 forbidding landlords and homeowners’ associations from refusing to rent to in-home child care providers. But that hasn’t stopped the practice.\u003c/span>\u003c/p>\n\u003cp>For almost a decade, Mariam Younathan ran a daycare out of a spacious home she was renting in Manteca. “I was a very good renter, paid my rent every single month. A lot of my parents loved the home because I took care of it so well,” she said.\u003c/p>\n\u003cp>But when she contacted her landlord about two years ago to make some repairs – “He came over and he was making false accusations saying it’s because of my daycare that the AC broke, and I assured him that it’s not because of the daycare,” she said. Then, the landlord gave an ultimatum. “He stated that I could stay, but not the daycare. He said he was gonna send me a letter stating that I can no longer do daycare and I would need to sign it. I refused. And then after that, five days later I got an eviction notice.”\u003c/p>\n\u003cp>Younathan filed a complaint with the California Civil Rights Department, which determined through an investigation that the landlord discriminated against her based on her occupation.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Laurie Furstenfeld is director of legal advocacy at the Child Care Law Center in Berkeley. She says despite the explicit protections in the 2019 law, in-home child care providers still face housing discrimination. “Just this year, since January 1, we’ve received 81 complaints,” she said.\u003c/p>\n\u003ch2 class=\"routes-Site-routes-Post-Title-__Title__title\">\u003ca href=\"https://www.kqed.org/news/12059996/california-joins-breakaway-public-health-alliance-in-rebuke-of-extremists-at-cdc\">\u003cstrong>California Joins Breakaway Public Health Alliance In Rebuke Of ‘Extremists’ At CDC\u003c/strong>\u003c/a>\u003c/h2>\n\u003cp>California is joining 13 other states to create an alliance aimed at coordinating public health, Gov. \u003ca href=\"https://www.kqed.org/news/tag/gavin-newsom\">Gavin Newsom\u003c/a> announced Wednesday in a direct rebuke of the Trump administration and Health Secretary Robert F. Kennedy Jr.’s dramatic overhaul of the nation’s public health systems.\u003c/p>\n\u003cp>The move comes as public health experts grow increasingly concerned about Kennedy’s transformation of the Centers for Disease Control and Prevention, where he’s \u003ca href=\"https://www.kqed.org/news/12054282/its-been-a-week-of-chaos-at-the-cdc-here-are-5-things-to-know\">fired top officials\u003c/a>, \u003ca href=\"https://www.kqed.org/news/12051152/health-experts-alarmed-by-rfk-jr-s-frightening-cuts-to-mrna-vaccine-funding\">slashed research funding\u003c/a>, changed \u003ca href=\"https://www.kqed.org/news/12056934/rfk-jr-s-vaccine-panel-backs-away-from-plan-to-require-an-rx-for-a-covid-shot\">vaccine recommendations\u003c/a> and gutted the leadership of a key \u003ca href=\"https://www.kqed.org/forum/2010101910276/rfk-jr-stacks-key-federal-immunization-committee-with-vaccine-skeptics\">federal immunization committee\u003c/a> and replaced them with novices.\u003c/p>\n\u003cp>Newsom also noted the deep health care cuts President Trump and congressional Republicans have made this year in announcing the new alliance. “The American people deserve a public health system that puts science before politics,” Newsom said in a statement. “As extremists try to weaponize the CDC and spread misinformation, we’re stepping up to coordinate across states, protect communities, and ensure decisions are driven by data, facts, and the health of the American people.”\u003c/p>\n\u003cp>The new partnership is meant to coordinate public health leadership to improve communication, share information and position states to respond quickly to new threats. It includes the governors of Washington, Oregon, Hawaii, Colorado, Illinois, Massachusetts, New York, New Jersey, Connecticut, Rhode Island, Delaware, Maryland and North Carolina, plus the U.S. territory of Guam.\u003c/p>\n\u003ch2 class=\"ArticlePage-headline\">\u003ca href=\"https://laist.com/news/calfresh-at-risk-if-shutdown-continues\">\u003cstrong>Food Safety Net For Millions Of SoCal Residents Is At Risk If Shutdown Continues\u003c/strong>\u003c/a>\u003c/h2>\n\u003cp>People with low incomes who rely on California’s largest food program will likely be affected starting next month if the federal shutdown continues, officials are warning. It’s one of several safety net programs facing a funding cliff if the shutdown — which has shown no sign of ending — drags on.\u003c/p>\n\u003cp>Well over 1 million people in L.A. County get food benefits from CalFresh — the state’s implementation of the federally funded SNAP program. It provides monthly food benefits to low-income people through debit cards that can be used at grocery stores and farmer’s markets that accept them. Those benefits are secured for October. But if Congress doesn’t reach a deal, funding for those benefits will be disrupted starting next month, according to the county. Federal authorities \u003ca class=\"Link\" href=\"https://www.axios.com/2025/10/10/food-stamps-trump-administration-warning-shutdown\" target=\"_blank\" rel=\"noopener\" data-cms-ai=\"0\">\u003cu>told states last week\u003c/u>\u003c/a> that there’s not enough money to pay full SNAP benefits for November if the shutdown continues, and to not load money onto recipients’ cards for November until further notice.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>“Should the shutdown continue, our beneficiaries will definitely be impacted starting November…that impacts over 1.6 million individuals that we have on CalFresh,” said Michael Sylvester, who oversees administrative operations for the L.A. County department that administers the food program. If Congress doesn’t strike a deal by the end of this week to extend funding, Sylvester said officials are preparing public messages to alert CalFresh recipients of the anticipated effects and “start to refer them to other resources, such as food banks.”\u003c/p>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cp>\u003cb>Here are the morning’s top stories on Friday, September 19, 2025…\u003c/b>\u003c/p>\n\u003cul>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">Tequila is produced exclusively in Mexico and has become a star in California’s cocktail culture. More than 50 million cases of tequila were sold in the U.S. in 2023, with most of that consumed in the Golden State. And demand for tequila is growing faster than vodka, whiskey, and all other spirits combined. But this summer, \u003c/span>\u003ca href=\"https://www.kqed.org/news/12055094/whats-in-your-tequila-california-lawsuit-claims-some-labels-mislead-consumers\">\u003cspan style=\"font-weight: 400\">several legal battles have begun\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> which could shake up the entire industry. \u003c/span>\u003c/li>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">Bay Area immigrant advocates are suing the Trump administration to end its controversial immigration courthouse arrests, and stop detaining people for days in San Francisco holding rooms meant for only a few hours. \u003c/span>\u003c/li>\n\u003cli>When immigrants are detained by the feds, families often struggle to pay rent. LA County officials are now trying to \u003ca href=\"https://laist.com/news/housing-homelessness/los-angeles-county-supervisors-eviction-moratorium-ice-immigration-raids-detention-housing-rent-landlords\">help these families.\u003c/a>\u003c/li>\n\u003c/ul>\n\u003ch2 class=\"routes-Site-routes-Post-Title-__Title__title\">\u003ca href=\"https://www.kqed.org/news/12055094/whats-in-your-tequila-california-lawsuit-claims-some-labels-mislead-consumers\">\u003cstrong>What’s In Your Tequila? California Lawsuit Claims Some Labels Misled Consumers\u003c/strong>\u003c/a>\u003c/h2>\n\u003cp>Tequila has become the darling of \u003ca href=\"https://www.kqed.org/news/category/california\">California’s\u003c/a> cocktail culture. \u003ca href=\"https://www.thespiritsbusiness.com/issue/brand-champions-2024/\">According to industry data\u003c/a>, more than 50 million cases of tequila were sold in the United States in 2023, a 7.6% increase from the previous year. And California is \u003ca href=\"https://www.thespiritsbusiness.com/2023/04/tequila-sales-grew-by-17-in-california/\">the biggest market for the spirit\u003c/a> produced from the \u003ca href=\"https://www.academiapatron.com/making-tequila/agave-growth-and-harvesting/planting-selection-harvesting\">blue Weber agave\u003c/a> plant grown exclusively in a handful of states in Mexico — a demand \u003ca href=\"https://just-drinks.nridigital.com/just_drinks_magazine_nov22/tequila_us_market_forecast\">boosted by the state’s sizable Latino population\u003c/a>.\u003c/p>\n\u003cp>A handle of tequila can range up to $100 and beyond, depending on the brand, with many premium labels promoting that their liquor is made up of “100% agave.” This kind of tequila usually costs more because it “takes more agave to make,” said Mike Morales, Los Angeles-based executive editor and tasting director of the industry magazine \u003cem>Tequila Aficionado\u003c/em>. “It’s a big status symbol,” Morales said.\u003c/p>\n\u003cp>But a series of legal battles has begun this summer that could shake up the entire industry — one of them in the very state that has embraced tequila the most. \u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/09/Diageo-Class-Action-072025-1.pdf\">A San Francisco resident\u003c/a> has filed a class action suit in federal court against spirits giant Diageo — parent company of well-known tequila brands Don Julio and Casamigos — alleging the company intentionally misled consumers about the agave content in its tequila products labeled “100% agave” in order to profit from this deception.\u003c/p>\n\u003cp>The class action — filed in the U.S. District Court for the Northern District of California — claims to represent anyone “who purchased Diageo Premium Tequila Products” with the goal of recovering “financial losses sustained by consumers who were misled by [Diageo’s] false and misleading advertising.” This is actually the third lawsuit that Diageo faces from consumers regarding the agave content in their Don Julio and Casamigos brands, with one class action filed by consumers in New York in May and another in Florida shortly after.\u003c/p>\n\u003ch2>\u003cstrong>Lawsuit Filed Over Immigration Courthouse Arrests\u003c/strong>\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Bay Area immigrant rights advocates have filed a federal lawsuit against the Trump administration to end its \u003c/span>\u003ca href=\"https://www.kqed.org/news/12041473/unprecedented-ice-officers-operating-inside-bay-area-immigration-courts-lawyers-say\">\u003cspan style=\"font-weight: 400\">controversial immigration courthouse arrests\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> and stop federal officers from detaining people for days in a San Francisco holding facility not meant for overnight use. \u003c/span>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Since late May, U.S. Immigration and Customs Enforcement officers have been arresting asylum seekers and others in the halls of immigration courts in San Francisco, Concord and Sacramento. Lawyers say at least 85 people have been detained. \u003c/span>\u003cspan style=\"font-weight: 400\">“These arrests are often traumatic and needlessly violent,” the complaint said. “Immigrants leaving court are shackled and thrown to the floor while their families watch helplessly.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The unprecedented tactic has \u003c/span>\u003ca href=\"https://www.kqed.org/news/12043596/protesters-swarm-sf-immigration-court-after-more-ice-arrests\">\u003cspan style=\"font-weight: 400\">triggered heated protests\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, with some activists attempting to block arrests and \u003c/span>\u003ca href=\"https://www.kqed.org/news/12052975/federal-officers-detain-protester-after-clash-outside-san-francisco-ice-office\">\u003cspan style=\"font-weight: 400\">getting into clashes\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> with ICE officers.\u003c/span>\u003c/p>\n\u003ch2 class=\"ArticlePage-headline\">\u003ca href=\"https://laist.com/news/housing-homelessness/los-angeles-county-supervisors-eviction-moratorium-ice-immigration-raids-detention-housing-rent-landlords\">\u003cstrong>LA County Considers Reviving COVID-Era Eviction Policy To Aid Immigrants\u003c/strong>\u003c/a>\u003c/h2>\n\u003cp>Recent federal immigration raids in the Los Angeles area have separated breadwinners from their families, leaving many \u003ca class=\"Link\" href=\"https://laist.com/news/housing-homelessness/los-angeles-ice-immigration-raids-detention-economy-housing-costs-rent\" data-cms-ai=\"0\">\u003cu>struggling to pay rent\u003c/u>\u003c/a>. In response, county leaders are reviving an idea dating back to the COVID-19 pandemic: pausing evictions for those who can’t pay rent on time.\u003c/p>\n\u003cp>The L.A. County Board of Supervisors voted 4-0 Tuesday, with Supervisor Kathryn Barger absent, to instruct county lawyers to report back to the board in two weeks on options for a new “eviction moratorium” related to the immigration raids.\u003c/p>\n\u003cp>The plan, as written, would be to target relief to “individuals or households that have been financially impacted, lost employment or had family members taken by federal agents.” The county’s proposal will need further consideration and approval in future votes before any new limits on eviction are enacted.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The board also voted Tuesday to approve a new $30 million rent-relief program designed to assist tenants affected by the federal immigration detentions, as well as those who lost homes or income in January’s fires.\u003c/p>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cb>Here are the morning’s top stories on Friday, September 19, 2025…\u003c/b>\u003c/p>\n\u003cul>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">Tequila is produced exclusively in Mexico and has become a star in California’s cocktail culture. More than 50 million cases of tequila were sold in the U.S. in 2023, with most of that consumed in the Golden State. And demand for tequila is growing faster than vodka, whiskey, and all other spirits combined. But this summer, \u003c/span>\u003ca href=\"https://www.kqed.org/news/12055094/whats-in-your-tequila-california-lawsuit-claims-some-labels-mislead-consumers\">\u003cspan style=\"font-weight: 400\">several legal battles have begun\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> which could shake up the entire industry. \u003c/span>\u003c/li>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">Bay Area immigrant advocates are suing the Trump administration to end its controversial immigration courthouse arrests, and stop detaining people for days in San Francisco holding rooms meant for only a few hours. \u003c/span>\u003c/li>\n\u003cli>When immigrants are detained by the feds, families often struggle to pay rent. LA County officials are now trying to \u003ca href=\"https://laist.com/news/housing-homelessness/los-angeles-county-supervisors-eviction-moratorium-ice-immigration-raids-detention-housing-rent-landlords\">help these families.\u003c/a>\u003c/li>\n\u003c/ul>\n\u003ch2 class=\"routes-Site-routes-Post-Title-__Title__title\">\u003ca href=\"https://www.kqed.org/news/12055094/whats-in-your-tequila-california-lawsuit-claims-some-labels-mislead-consumers\">\u003cstrong>What’s In Your Tequila? California Lawsuit Claims Some Labels Misled Consumers\u003c/strong>\u003c/a>\u003c/h2>\n\u003cp>Tequila has become the darling of \u003ca href=\"https://www.kqed.org/news/category/california\">California’s\u003c/a> cocktail culture. \u003ca href=\"https://www.thespiritsbusiness.com/issue/brand-champions-2024/\">According to industry data\u003c/a>, more than 50 million cases of tequila were sold in the United States in 2023, a 7.6% increase from the previous year. And California is \u003ca href=\"https://www.thespiritsbusiness.com/2023/04/tequila-sales-grew-by-17-in-california/\">the biggest market for the spirit\u003c/a> produced from the \u003ca href=\"https://www.academiapatron.com/making-tequila/agave-growth-and-harvesting/planting-selection-harvesting\">blue Weber agave\u003c/a> plant grown exclusively in a handful of states in Mexico — a demand \u003ca href=\"https://just-drinks.nridigital.com/just_drinks_magazine_nov22/tequila_us_market_forecast\">boosted by the state’s sizable Latino population\u003c/a>.\u003c/p>\n\u003cp>A handle of tequila can range up to $100 and beyond, depending on the brand, with many premium labels promoting that their liquor is made up of “100% agave.” This kind of tequila usually costs more because it “takes more agave to make,” said Mike Morales, Los Angeles-based executive editor and tasting director of the industry magazine \u003cem>Tequila Aficionado\u003c/em>. “It’s a big status symbol,” Morales said.\u003c/p>\n\u003cp>But a series of legal battles has begun this summer that could shake up the entire industry — one of them in the very state that has embraced tequila the most. \u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/09/Diageo-Class-Action-072025-1.pdf\">A San Francisco resident\u003c/a> has filed a class action suit in federal court against spirits giant Diageo — parent company of well-known tequila brands Don Julio and Casamigos — alleging the company intentionally misled consumers about the agave content in its tequila products labeled “100% agave” in order to profit from this deception.\u003c/p>\n\u003cp>The class action — filed in the U.S. District Court for the Northern District of California — claims to represent anyone “who purchased Diageo Premium Tequila Products” with the goal of recovering “financial losses sustained by consumers who were misled by [Diageo’s] false and misleading advertising.” This is actually the third lawsuit that Diageo faces from consumers regarding the agave content in their Don Julio and Casamigos brands, with one class action filed by consumers in New York in May and another in Florida shortly after.\u003c/p>\n\u003ch2>\u003cstrong>Lawsuit Filed Over Immigration Courthouse Arrests\u003c/strong>\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Bay Area immigrant rights advocates have filed a federal lawsuit against the Trump administration to end its \u003c/span>\u003ca href=\"https://www.kqed.org/news/12041473/unprecedented-ice-officers-operating-inside-bay-area-immigration-courts-lawyers-say\">\u003cspan style=\"font-weight: 400\">controversial immigration courthouse arrests\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> and stop federal officers from detaining people for days in a San Francisco holding facility not meant for overnight use. \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\">Since late May, U.S. Immigration and Customs Enforcement officers have been arresting asylum seekers and others in the halls of immigration courts in San Francisco, Concord and Sacramento. Lawyers say at least 85 people have been detained. \u003c/span>\u003cspan style=\"font-weight: 400\">“These arrests are often traumatic and needlessly violent,” the complaint said. “Immigrants leaving court are shackled and thrown to the floor while their families watch helplessly.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The unprecedented tactic has \u003c/span>\u003ca href=\"https://www.kqed.org/news/12043596/protesters-swarm-sf-immigration-court-after-more-ice-arrests\">\u003cspan style=\"font-weight: 400\">triggered heated protests\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, with some activists attempting to block arrests and \u003c/span>\u003ca href=\"https://www.kqed.org/news/12052975/federal-officers-detain-protester-after-clash-outside-san-francisco-ice-office\">\u003cspan style=\"font-weight: 400\">getting into clashes\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> with ICE officers.\u003c/span>\u003c/p>\n\u003ch2 class=\"ArticlePage-headline\">\u003ca href=\"https://laist.com/news/housing-homelessness/los-angeles-county-supervisors-eviction-moratorium-ice-immigration-raids-detention-housing-rent-landlords\">\u003cstrong>LA County Considers Reviving COVID-Era Eviction Policy To Aid Immigrants\u003c/strong>\u003c/a>\u003c/h2>\n\u003cp>Recent federal immigration raids in the Los Angeles area have separated breadwinners from their families, leaving many \u003ca class=\"Link\" href=\"https://laist.com/news/housing-homelessness/los-angeles-ice-immigration-raids-detention-economy-housing-costs-rent\" data-cms-ai=\"0\">\u003cu>struggling to pay rent\u003c/u>\u003c/a>. In response, county leaders are reviving an idea dating back to the COVID-19 pandemic: pausing evictions for those who can’t pay rent on time.\u003c/p>\n\u003cp>The L.A. County Board of Supervisors voted 4-0 Tuesday, with Supervisor Kathryn Barger absent, to instruct county lawyers to report back to the board in two weeks on options for a new “eviction moratorium” related to the immigration raids.\u003c/p>\n\u003cp>The plan, as written, would be to target relief to “individuals or households that have been financially impacted, lost employment or had family members taken by federal agents.” The county’s proposal will need further consideration and approval in future votes before any new limits on eviction are enacted.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The board also voted Tuesday to approve a new $30 million rent-relief program designed to assist tenants affected by the federal immigration detentions, as well as those who lost homes or income in January’s fires.\u003c/p>\n\n\u003c/div>\u003c/p>",
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"content": "\u003cp>Raye Michelle Vang knows what it’s like to start over.\u003c/p>\n\u003cp>The \u003ca href=\"https://www.kqed.org/news/tag/fresno\">Fresno\u003c/a> radio host and single mom of three said she wouldn’t be where she is today without the federal housing voucher she received nearly eight years ago. At the time, she was trying to leave an abusive relationship, raising two daughters, and pregnant with a third.\u003c/p>\n\u003cp>“I just thought, you know, what am I going to do? Am I going to go homeless with three kids?” Vang said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>She applied for a voucher on a whim, expecting to wait years. Instead, she was approved in a year. It changed everything.\u003c/p>\n\u003cp>The voucher, which pays 30% of her rent, allowed her to focus on providing for her daughters’ needs: diapers, new clothes and being present. She started taking communications classes at Clovis City College, where she landed the radio hosting job.\u003c/p>\n\u003cp>Vang now hosts a two-hour daily show on Hmong Radio where she speaks “Hmonglish.” She covers everything from parenting to voting in local elections.\u003c/p>\n\u003cfigure id=\"attachment_12051150\" class=\"wp-caption aligncenter\" style=\"max-width: 1080px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12051150\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/image-8.png\" alt=\"\" width=\"1080\" height=\"504\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/image-8.png 1080w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/image-8-160x75.png 160w\" sizes=\"auto, (max-width: 1080px) 100vw, 1080px\">\u003cfigcaption class=\"wp-caption-text\">Raye Michelle Vang (right) with her daughters at the Fresno Hmong New Year celebration in December 2024. \u003ccite>(Courtesy of Raye Michelle Vang)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“I would have never even thought about trying this [radio show], because I would be working two to three jobs,” she said.\u003c/p>\n\u003cp>But now, Vang fears she and thousands of others could lose their safety net.\u003c/p>\n\u003cp>Under pressure from the Trump administration, Congress is proposing sweeping cuts to the Department of Housing and Urban Development’s budget and programs.\u003c/p>\n\u003cp>More than 900,000 Californians rely on federal housing assistance, and only 1 in 4 eligible residents currently receive help, according to the California Budget & Policy Center.[aside postID=news_12049612 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/250723-SHELTERFAMILIES-05-BL-KQED.jpg']“If Congress doesn’t act, we could see tens of thousands of people, including seniors, people with disabilities, and working parents, pushed out of their homes,” said Monica Davalos, a housing policy analyst with the California Budget & Policy Center.\u003c/p>\n\u003cp>The Trump administration’s proposal aims to cap assistance at two years for able-bodied adults.\u003c/p>\n\u003cp>If implemented, that time cap could strip rental assistance from an estimated 306,800 people across the state, according to the \u003ca href=\"https://url.us.m.mimecastprotect.com/s/7_F_ClYpANik10XLs1t3izBJNg?domain=cbpp.org\">Center on Budget and Policy Priorities\u003c/a>.\u003c/p>\n\u003cp>“It’s a heinous proposal that ignores the realities of California’s housing market and what it actually takes for people to get back on their feet,” she said.\u003c/p>\n\u003cp>Neither the House nor Senate budget bills currently include that proposal, but Davalos warns that it reflects the kind of policy direction that could still shape final negotiations.\u003c/p>\n\u003cp>Congress is expected to finalize a federal budget by Oct. 1.\u003c/p>\n\u003cp>If federal cuts go through, the Fresno Housing Authority said up to 15,000 people across Fresno County could lose their homes. Other programs that help people transition off assistance, like Family Self-Sufficiency or Jobs Plus, are also on the chopping block.\u003c/p>\n\u003cfigure id=\"attachment_12051136\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12051136\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Housing advocates protest in Fresno on Dec. 11, 2021. \u003ccite>(Sasha Khoka/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It would totally restructure housing rental assistance across the state,” said Tyrone Williams, CEO of the Fresno Housing Authority. “Once they decide to cut this funding, we won’t be able to rein it back in.”\u003c/p>\n\u003cp>On top of the federal threats, Fresno is also facing the consequences of state-level setbacks.\u003c/p>\n\u003cp>In June, California’s Housing and Community Development department revoked the city’s pro-housing designation, a label that helped Fresno competitively apply for state housing grants. The city lost that status after falling behind on several key housing obligations.[aside postID=news_12049734 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/241203-FresnoCampingBan-25-BL_qed.jpg']“This doesn’t just limit funding,” said Marisa Moraza of \u003ca href=\"https://powercalifornia.org/history\">Power California\u003c/a>. “It reflects the city’s ongoing failure to meet the moment and to take bold action in a housing crisis.”\u003c/p>\n\u003cp>Advocates say Fresno’s housing strategy often focuses too much on new development and not enough on protecting the people already here.\u003c/p>\n\u003cp>“Over 50% of Fresno residents are renters,” Moraza said. “If we want to keep people housed, we have to protect them. That means rent caps, eviction defense, and deeply affordable units.”\u003c/p>\n\u003cp>Groups like Power CA Action and the Leadership Counsel for Justice and Accountability are pushing for stronger tenant protections, more community input, and investment in alternative housing models like land trusts or co-ops.\u003c/p>\n\u003cp>Vang is worried for herself and the neighbors she sees struggling.\u003c/p>\n\u003cp>“It’s like you finally catch your breath, and then you fall again,” she said. “We’re trying to get assistance. But you can’t get back on your feet in two years when you barely get a raise. You just can’t.”\u003c/p>\n\u003cp>If the voucher system is gutted, Vang would likely have to move her kids back into her parents’ house, which she called going back to “ground zero.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>She applied for a voucher on a whim, expecting to wait years. Instead, she was approved in a year. It changed everything.\u003c/p>\n\u003cp>The voucher, which pays 30% of her rent, allowed her to focus on providing for her daughters’ needs: diapers, new clothes and being present. She started taking communications classes at Clovis City College, where she landed the radio hosting job.\u003c/p>\n\u003cp>Vang now hosts a two-hour daily show on Hmong Radio where she speaks “Hmonglish.” She covers everything from parenting to voting in local elections.\u003c/p>\n\u003cfigure id=\"attachment_12051150\" class=\"wp-caption aligncenter\" style=\"max-width: 1080px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12051150\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/image-8.png\" alt=\"\" width=\"1080\" height=\"504\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/image-8.png 1080w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/image-8-160x75.png 160w\" sizes=\"auto, (max-width: 1080px) 100vw, 1080px\">\u003cfigcaption class=\"wp-caption-text\">Raye Michelle Vang (right) with her daughters at the Fresno Hmong New Year celebration in December 2024. \u003ccite>(Courtesy of Raye Michelle Vang)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“I would have never even thought about trying this [radio show], because I would be working two to three jobs,” she said.\u003c/p>\n\u003cp>But now, Vang fears she and thousands of others could lose their safety net.\u003c/p>\n\u003cp>Under pressure from the Trump administration, Congress is proposing sweeping cuts to the Department of Housing and Urban Development’s budget and programs.\u003c/p>\n\u003cp>More than 900,000 Californians rely on federal housing assistance, and only 1 in 4 eligible residents currently receive help, according to the California Budget & Policy Center.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“If Congress doesn’t act, we could see tens of thousands of people, including seniors, people with disabilities, and working parents, pushed out of their homes,” said Monica Davalos, a housing policy analyst with the California Budget & Policy Center.\u003c/p>\n\u003cp>The Trump administration’s proposal aims to cap assistance at two years for able-bodied adults.\u003c/p>\n\u003cp>If implemented, that time cap could strip rental assistance from an estimated 306,800 people across the state, according to the \u003ca href=\"https://url.us.m.mimecastprotect.com/s/7_F_ClYpANik10XLs1t3izBJNg?domain=cbpp.org\">Center on Budget and Policy Priorities\u003c/a>.\u003c/p>\n\u003cp>“It’s a heinous proposal that ignores the realities of California’s housing market and what it actually takes for people to get back on their feet,” she said.\u003c/p>\n\u003cp>Neither the House nor Senate budget bills currently include that proposal, but Davalos warns that it reflects the kind of policy direction that could still shape final negotiations.\u003c/p>\n\u003cp>Congress is expected to finalize a federal budget by Oct. 1.\u003c/p>\n\u003cp>If federal cuts go through, the Fresno Housing Authority said up to 15,000 people across Fresno County could lose their homes. Other programs that help people transition off assistance, like Family Self-Sufficiency or Jobs Plus, are also on the chopping block.\u003c/p>\n\u003cfigure id=\"attachment_12051136\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12051136\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/08/Fresno-homeless-1_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Housing advocates protest in Fresno on Dec. 11, 2021. \u003ccite>(Sasha Khoka/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It would totally restructure housing rental assistance across the state,” said Tyrone Williams, CEO of the Fresno Housing Authority. “Once they decide to cut this funding, we won’t be able to rein it back in.”\u003c/p>\n\u003cp>On top of the federal threats, Fresno is also facing the consequences of state-level setbacks.\u003c/p>\n\u003cp>In June, California’s Housing and Community Development department revoked the city’s pro-housing designation, a label that helped Fresno competitively apply for state housing grants. The city lost that status after falling behind on several key housing obligations.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>“This doesn’t just limit funding,” said Marisa Moraza of \u003ca href=\"https://powercalifornia.org/history\">Power California\u003c/a>. “It reflects the city’s ongoing failure to meet the moment and to take bold action in a housing crisis.”\u003c/p>\n\u003cp>Advocates say Fresno’s housing strategy often focuses too much on new development and not enough on protecting the people already here.\u003c/p>\n\u003cp>“Over 50% of Fresno residents are renters,” Moraza said. “If we want to keep people housed, we have to protect them. That means rent caps, eviction defense, and deeply affordable units.”\u003c/p>\n\u003cp>Groups like Power CA Action and the Leadership Counsel for Justice and Accountability are pushing for stronger tenant protections, more community input, and investment in alternative housing models like land trusts or co-ops.\u003c/p>\n\u003cp>Vang is worried for herself and the neighbors she sees struggling.\u003c/p>\n\u003cp>“It’s like you finally catch your breath, and then you fall again,” she said. “We’re trying to get assistance. But you can’t get back on your feet in two years when you barely get a raise. You just can’t.”\u003c/p>\n\u003cp>If the voucher system is gutted, Vang would likely have to move her kids back into her parents’ house, which she called going back to “ground zero.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"slug": "childrens-hospital-los-angeles-ends-transgender-care",
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"content": "\u003cp>\u003cb>Here are the morning’s top stories on Wednesday, July 23, 2025…\u003c/b>\u003c/p>\n\u003cul>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">For the past 30 years, Children’s Hospital Los Angeles has provided gender-affirming care to trans children and young adults. But for nearly 3,000 patients, that \u003c/span>\u003ca href=\"https://www.kcrw.com/news/shows/kcrw-features/trans-youth-chla\">\u003cspan style=\"font-weight: 400\">ended this week\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, under pressure from the Trump administration.\u003c/span>\u003c/li>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">Immigrants in Los Angeles have been losing income because of federal immigration raids. Cities \u003c/span>\u003ca href=\"https://laist.com/news/housing-homelessness/los-angeles-cash-assistance-immigration-ice-raids-private-donor-rent-relief-funds\">\u003cspan style=\"font-weight: 400\">want to help\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, but they’ve been dealing with budget cuts.\u003c/span>\u003c/li>\n\u003cli> California Planned Parenthood, the largest provider of abortions in the state, \u003ca href=\"https://calmatters.org/health/2025/07/planned-parenthood-california-defunded/\">lost its federal funding this week\u003c/a> under a court order that allows that money to be withheld, while a larger legal dispute plays out.\u003c/li>\n\u003c/ul>\n\u003ch2>\u003ca href=\"https://www.kcrw.com/news/shows/kcrw-features/trans-youth-chla\">\u003cstrong>Children’s Hospital Los Angeles Closes Transyouth Center\u003c/strong>\u003c/a>\u003c/h2>\n\u003cp>Sage Sol Pitchenik was scrolling through Substack on June 12 when they were startled by a post that said Children’s Hospital Los Angeles (CHLA) was ending gender-affirming care on July 22. They had received that kind of care for the past six years. The 16-year-old patient called their dad, and he confirmed it. “I started crying,” said Pitchenik.\u003c/p>\n\u003cp>CHLA’s \u003ca href=\"https://www.chla.org/adolescent-and-young-adult-medicine/center-transyouth-health-and-development\">Center for Transyouth Health and Development\u003c/a> has provided essential treatments to thousands of trans children and young adults for over 30 years, making it one of the oldest and largest programs in the country. Now, nearly 3,000 patients there will need to find new medical providers. CHLA’s decision follows an executive order signed by President Trump in January that \u003ca href=\"https://www.whitehouse.gov/presidential-actions/2025/01/protecting-children-from-chemical-and-surgical-mutilation/\">threatened to cut funding for hospitals\u003c/a> that help patients under age 19 medically transition. CHLA receives two-thirds of its funding from federal sources, and said in a statement that federal agencies have already terminated some of its grants. “Despite [a] deeply held commitment to supporting LA’s gender-diverse community, the hospital has been left with no viable path forward,” the statement said.\u003c/p>\n\u003cp>In response, local organizations, including the Los Angeles LGBT Center and Gender Justice LA, scheduled a series of protests over the closure. On June 26, Pitchenik attended one of these rallies in front of the hospital, and stood on a bench to speak to the crowd: “I learned how to not only survive, but also thrive in my own body, because of the life-saving health care provided to me right here through Children’s Hospital Los Angeles.” Pitchenik is trans and nonbinary, and says they hated themselves deeply before they started counseling and medical treatment. “[Now] the next generation of trans youth aren’t going to be able to have the resource that we did,” they say.\u003c/p>\n\u003cp>LGBT advocates tell KCRW they are concerned current low-income patients won’t be able to find new doctors. “We’ve never had enough providers when it comes to trans youth care,” says Kathie Moehlig, the founder and executive director of the San Diego-based nonprofit \u003ca href=\"https://transfamilysos.org/\">TranFamily Support Services\u003c/a>, and the mom of a trans child. Moehlig and her staff are helping about 100 of the CHLA families find new options for their kids. Even though gender-affirming care for minors is legal in California, Moehlig says fewer doctors are offering it. She’s spoken to some physicians who run private practices, and they’re scared they could be prosecuted.\u003c/p>\n\u003ch2 class=\"ArticlePage-headline\">\u003ca href=\"https://laist.com/news/housing-homelessness/los-angeles-cash-assistance-immigration-ice-raids-private-donor-rent-relief-funds\">\u003cstrong>Cash-Strapped LA Cities Ask Private Donors To Help Immigrants Pay Rent\u003c/strong>\u003c/a>\u003c/h2>\n\u003cp>Recent immigration raids have stripped many Los Angeles families of their primary breadwinner. Other immigrant workers who have not been detained are also losing income as workplaces shut down to avoid becoming the next target for masked, armed federal agents.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The economic fallout has made \u003ca class=\"Link\" href=\"https://laist.com/news/housing-homelessness/los-angeles-ice-immigration-raids-detention-economy-housing-costs-rent\" data-cms-ai=\"0\">\u003cu>paying rent even more challenging\u003c/u>\u003c/a> for undocumented L.A. tenants, two-thirds of whom were already paying rents considered unaffordable by federal government standards. Now, local governments such as the city of L.A., Long Beach and L.A. County are asking philanthropists to fund cash assistance programs. The goal is to use private dollars to help families affected by the raids pay for rent and other expenses.\u003c/p>\n\u003cp>So far the efforts have been relatively small in scale. Some immigrant and tenant rights groups say cities should be digging deeper to help families in need. Local relief efforts have been complicated by municipal budget shortfalls. With the Trump administration spearheading the immigration raids, cash-strapped cities cannot rely on the federal government to provide rent relief funds, as they did \u003ca class=\"Link\" href=\"https://laist.com/news/housing-homelessness/los-angeles-county-rent-relief-program-application-deadline-landlord-tenant-covid-debt-how-to-apply-friday-january-12\" data-cms-ai=\"0\">\u003cu>during the COVID-19 pandemic\u003c/u>\u003c/a>.\u003c/p>\n\u003ch2 class=\"entry-title \">\u003cstrong>\u003ca href=\"https://calmatters.org/health/2025/07/planned-parenthood-california-defunded/\">Planned Parenthood Of California Loses $300 Million In Federal Funding\u003c/a>\u003c/strong>\u003c/h2>\n\u003cp>California Planned Parenthood, the largest \u003ca href=\"https://calmatters.org/tag/abortion/\" target=\"_blank\" rel=\"noreferrer noopener\">abortion\u003c/a> provider in the state, lost all federal funding this week under a preliminary court order that allows the money to be withheld while a larger legal dispute plays out.\u003c/p>\n\u003cp>Planned Parenthood Federation of America sued the Trump Administration on behalf of its members earlier in July over \u003ca href=\"https://calmatters.org/health/2025/07/federal-budget-health-care-medicaid-medi-cal/\" target=\"_blank\" rel=\"noreferrer noopener\">provisions of the congressional reconciliation bill\u003c/a> that prohibited Medicaid reimbursements for large nonprofit health clinics that provide abortions. The lawsuit argues that the law defunds Planned Parenthood’s services in violation of multiple constitutional amendments.\u003c/p>\n\u003cp>The ruling, which left both parties dissatisfied, partly blocked the law from taking effect but only for a \u003ca href=\"https://litigationtracker.law.georgetown.edu/wp-content/uploads/2025/07/Planned-Parenthood-Federation-of-America_2025.07.21_MEMORANDUM-ORDER.pdf\">small fraction of Planned Parenthood organizations\u003c/a>. None of California’s Planned Parenthood health centers are included.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>In the Monday night ruling, U.S. District Court Judge Indira Talwani stated that Planned Parenthood’s arguments show a “substantial likelihood of success,” but her order did not apply to most of the organization’s nearly 600 clinics. Instead the only clinics that may continue to receive funding while the lawsuit is ongoing are those that do not provide abortions because they are located in states where it is banned. Smaller health centers that received less than $800,000 in federal funds will also be allowed to receive federal reimbursements. A previous temporary restraining order that blocked the funding cut for all Planned Parenthood health centers expired Monday. The new order replaces it. In California, the funding loss amounts to roughly $300 million and jeopardizes the sexual and reproductive health clinic network’s ability to keep its doors open throughout the state, said Jodi Hicks, president and chief executive of Planned Parenthood Affiliates of California.\u003c/p>\n\u003caside class=\"scaip scaip-1 \">\u003c/aside>\n\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cb>Here are the morning’s top stories on Wednesday, July 23, 2025…\u003c/b>\u003c/p>\n\u003cul>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">For the past 30 years, Children’s Hospital Los Angeles has provided gender-affirming care to trans children and young adults. But for nearly 3,000 patients, that \u003c/span>\u003ca href=\"https://www.kcrw.com/news/shows/kcrw-features/trans-youth-chla\">\u003cspan style=\"font-weight: 400\">ended this week\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, under pressure from the Trump administration.\u003c/span>\u003c/li>\n\u003cli style=\"font-weight: 400\">\u003cspan style=\"font-weight: 400\">Immigrants in Los Angeles have been losing income because of federal immigration raids. Cities \u003c/span>\u003ca href=\"https://laist.com/news/housing-homelessness/los-angeles-cash-assistance-immigration-ice-raids-private-donor-rent-relief-funds\">\u003cspan style=\"font-weight: 400\">want to help\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, but they’ve been dealing with budget cuts.\u003c/span>\u003c/li>\n\u003cli> California Planned Parenthood, the largest provider of abortions in the state, \u003ca href=\"https://calmatters.org/health/2025/07/planned-parenthood-california-defunded/\">lost its federal funding this week\u003c/a> under a court order that allows that money to be withheld, while a larger legal dispute plays out.\u003c/li>\n\u003c/ul>\n\u003ch2>\u003ca href=\"https://www.kcrw.com/news/shows/kcrw-features/trans-youth-chla\">\u003cstrong>Children’s Hospital Los Angeles Closes Transyouth Center\u003c/strong>\u003c/a>\u003c/h2>\n\u003cp>Sage Sol Pitchenik was scrolling through Substack on June 12 when they were startled by a post that said Children’s Hospital Los Angeles (CHLA) was ending gender-affirming care on July 22. They had received that kind of care for the past six years. The 16-year-old patient called their dad, and he confirmed it. “I started crying,” said Pitchenik.\u003c/p>\n\u003cp>CHLA’s \u003ca href=\"https://www.chla.org/adolescent-and-young-adult-medicine/center-transyouth-health-and-development\">Center for Transyouth Health and Development\u003c/a> has provided essential treatments to thousands of trans children and young adults for over 30 years, making it one of the oldest and largest programs in the country. Now, nearly 3,000 patients there will need to find new medical providers. CHLA’s decision follows an executive order signed by President Trump in January that \u003ca href=\"https://www.whitehouse.gov/presidential-actions/2025/01/protecting-children-from-chemical-and-surgical-mutilation/\">threatened to cut funding for hospitals\u003c/a> that help patients under age 19 medically transition. CHLA receives two-thirds of its funding from federal sources, and said in a statement that federal agencies have already terminated some of its grants. “Despite [a] deeply held commitment to supporting LA’s gender-diverse community, the hospital has been left with no viable path forward,” the statement said.\u003c/p>\n\u003cp>In response, local organizations, including the Los Angeles LGBT Center and Gender Justice LA, scheduled a series of protests over the closure. On June 26, Pitchenik attended one of these rallies in front of the hospital, and stood on a bench to speak to the crowd: “I learned how to not only survive, but also thrive in my own body, because of the life-saving health care provided to me right here through Children’s Hospital Los Angeles.” Pitchenik is trans and nonbinary, and says they hated themselves deeply before they started counseling and medical treatment. “[Now] the next generation of trans youth aren’t going to be able to have the resource that we did,” they say.\u003c/p>\n\u003cp>LGBT advocates tell KCRW they are concerned current low-income patients won’t be able to find new doctors. “We’ve never had enough providers when it comes to trans youth care,” says Kathie Moehlig, the founder and executive director of the San Diego-based nonprofit \u003ca href=\"https://transfamilysos.org/\">TranFamily Support Services\u003c/a>, and the mom of a trans child. Moehlig and her staff are helping about 100 of the CHLA families find new options for their kids. Even though gender-affirming care for minors is legal in California, Moehlig says fewer doctors are offering it. She’s spoken to some physicians who run private practices, and they’re scared they could be prosecuted.\u003c/p>\n\u003ch2 class=\"ArticlePage-headline\">\u003ca href=\"https://laist.com/news/housing-homelessness/los-angeles-cash-assistance-immigration-ice-raids-private-donor-rent-relief-funds\">\u003cstrong>Cash-Strapped LA Cities Ask Private Donors To Help Immigrants Pay Rent\u003c/strong>\u003c/a>\u003c/h2>\n\u003cp>Recent immigration raids have stripped many Los Angeles families of their primary breadwinner. Other immigrant workers who have not been detained are also losing income as workplaces shut down to avoid becoming the next target for masked, armed federal agents.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The economic fallout has made \u003ca class=\"Link\" href=\"https://laist.com/news/housing-homelessness/los-angeles-ice-immigration-raids-detention-economy-housing-costs-rent\" data-cms-ai=\"0\">\u003cu>paying rent even more challenging\u003c/u>\u003c/a> for undocumented L.A. tenants, two-thirds of whom were already paying rents considered unaffordable by federal government standards. Now, local governments such as the city of L.A., Long Beach and L.A. County are asking philanthropists to fund cash assistance programs. The goal is to use private dollars to help families affected by the raids pay for rent and other expenses.\u003c/p>\n\u003cp>So far the efforts have been relatively small in scale. Some immigrant and tenant rights groups say cities should be digging deeper to help families in need. Local relief efforts have been complicated by municipal budget shortfalls. With the Trump administration spearheading the immigration raids, cash-strapped cities cannot rely on the federal government to provide rent relief funds, as they did \u003ca class=\"Link\" href=\"https://laist.com/news/housing-homelessness/los-angeles-county-rent-relief-program-application-deadline-landlord-tenant-covid-debt-how-to-apply-friday-january-12\" data-cms-ai=\"0\">\u003cu>during the COVID-19 pandemic\u003c/u>\u003c/a>.\u003c/p>\n\u003ch2 class=\"entry-title \">\u003cstrong>\u003ca href=\"https://calmatters.org/health/2025/07/planned-parenthood-california-defunded/\">Planned Parenthood Of California Loses $300 Million In Federal Funding\u003c/a>\u003c/strong>\u003c/h2>\n\u003cp>California Planned Parenthood, the largest \u003ca href=\"https://calmatters.org/tag/abortion/\" target=\"_blank\" rel=\"noreferrer noopener\">abortion\u003c/a> provider in the state, lost all federal funding this week under a preliminary court order that allows the money to be withheld while a larger legal dispute plays out.\u003c/p>\n\u003cp>Planned Parenthood Federation of America sued the Trump Administration on behalf of its members earlier in July over \u003ca href=\"https://calmatters.org/health/2025/07/federal-budget-health-care-medicaid-medi-cal/\" target=\"_blank\" rel=\"noreferrer noopener\">provisions of the congressional reconciliation bill\u003c/a> that prohibited Medicaid reimbursements for large nonprofit health clinics that provide abortions. The lawsuit argues that the law defunds Planned Parenthood’s services in violation of multiple constitutional amendments.\u003c/p>\n\u003cp>The ruling, which left both parties dissatisfied, partly blocked the law from taking effect but only for a \u003ca href=\"https://litigationtracker.law.georgetown.edu/wp-content/uploads/2025/07/Planned-Parenthood-Federation-of-America_2025.07.21_MEMORANDUM-ORDER.pdf\">small fraction of Planned Parenthood organizations\u003c/a>. None of California’s Planned Parenthood health centers are included.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>In the Monday night ruling, U.S. District Court Judge Indira Talwani stated that Planned Parenthood’s arguments show a “substantial likelihood of success,” but her order did not apply to most of the organization’s nearly 600 clinics. Instead the only clinics that may continue to receive funding while the lawsuit is ongoing are those that do not provide abortions because they are located in states where it is banned. Smaller health centers that received less than $800,000 in federal funds will also be allowed to receive federal reimbursements. A previous temporary restraining order that blocked the funding cut for all Planned Parenthood health centers expired Monday. The new order replaces it. In California, the funding loss amounts to roughly $300 million and jeopardizes the sexual and reproductive health clinic network’s ability to keep its doors open throughout the state, said Jodi Hicks, president and chief executive of Planned Parenthood Affiliates of California.\u003c/p>\n\u003caside class=\"scaip scaip-1 \">\u003c/aside>\n\n\u003c/div>\u003c/p>",
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"slug": "sf-supervisor-proposes-overhauling-outdated-housing-code-to-allow-shared-living",
"title": "SF Supervisor Proposes Overhauling ‘Outdated’ Housing Code to Allow Shared Living",
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"content": "\u003cp>San Francisco Supervisor Bilal Mahmood is introducing legislation that could \u003ca href=\"https://www.kqed.org/housing\">expand access to shared housing\u003c/a> by removing the city’s current cap on the number of unrelated individuals who can legally live together.\u003c/p>\n\u003cp>Mahmood’s proposal this week calls for an update of an obscure city planning code which restricts the number of individuals who can legally live together in the same “dwelling unit” to five — unless they’re legally related or share meals and groceries.\u003c/p>\n\u003cp>Mahmood’s legislation would replace the term “family” with “household” throughout the Planning Code.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“We’re one of the last cities to actually amend our city code to make sure that we’re not discriminating between how people want to live,” Mahmood told KQED, alluding to a state \u003ca href=\"https://calcivilrights.ca.gov/housing/#:~:text=California%20law%20protects%20individuals%20from,roommate%2C%20or%20any%20other%20associate.\">law \u003c/a>that bars discrimination between related and unrelated people.\u003c/p>\n\u003cp>“So I think it’s time that San Francisco has our city code reflect our inclusive values,” he said.\u003c/p>\n\u003cp>The proposed change comes as young people have left San Francisco in droves, with the share of the population of residents in their 20s decreasing from 18% to 14% between 2013 and 2023 — the largest drop of any big city in the U.S., the San Francisco Chronicle \u003ca href=\"https://www.sfchronicle.com/sf/article/san-francisco-20somethings-exodus-20178534.php\">reported\u003c/a>.\u003c/p>\n\u003cfigure id=\"attachment_12046919\" class=\"wp-caption aligncenter\" style=\"max-width: 1999px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12046919\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/230609-InTheBlack-41-BL_qed.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/230609-InTheBlack-41-BL_qed.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/230609-InTheBlack-41-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/230609-InTheBlack-41-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003cfigcaption class=\"wp-caption-text\">A bus passes by a Victorian home next to a modern apartment building in the Fillmore district of San Francisco on June 9, 2023. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Josh Masimore, a 30-year-old property manager of a co-living space in Russian Hill, said he received over 400 applications for a single spot in his shared space this year.\u003c/p>\n\u003cp>While San Francisco has long embraced co-living arrangements in tech dorms or “pods,” single-family homes and large apartments have been off-limits.\u003c/p>\n\u003cp>Turning down so many people was disheartening, Masimore said, and he reached out to real estate agents and architects about the prospect of potentially acquiring another property to make into a co-living space and expanding his community.\u003c/p>\n\u003cp>“Well, this property has more than five bedrooms, you’re breaking the law, you shouldn’t do that,” Masimore said, recounting realtors’ responses to their inquiries. “We were just hearing pushback.”[aside postID=news_12046558 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/06/GavinNewsomAP3.jpg']Those reactions emphasized the need, Masimore said, for a legislative overhaul.\u003c/p>\n\u003cp>“The industry creates their housing products with that rule in mind,” Masimore said.\u003c/p>\n\u003cp>Under San Francisco’s present \u003ca href=\"https://generalplan.sfplanning.org/I1_Housing_Implementing_Programs.htm\">code\u003c/a>, households with more than five unrelated residents must meet more stringent “group housing standards”. This includes barring group housing units from having a full kitchen, and allowing only “limited cooking facilities.”\u003c/p>\n\u003cp>Dan Sider, the city planning department’s chief of staff, confirmed that since 2020, his agency has taken action against those violating the five-person law 14 times.\u003c/p>\n\u003cp>Mahmood, who was elected in November, said developers and residents have already reached out to his office with reservations about breaking the law.\u003c/p>\n\u003cp>“When they found out about this law, they were afraid of building more co-ops and more shared housing,” Mahmood said. “They didn’t want to cross this five-person threshold.”\u003cbr>\nMasimore said he believes this new legislation could see more co-living spaces and co-ops sprouting in the city.\u003c/p>\n\u003cp>“If we just completely fail to deliver on this type of housing product, the housing option that so many young people want, they’re gonna go to the places where they can have it.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>San Francisco Supervisor Bilal Mahmood is introducing legislation that could \u003ca href=\"https://www.kqed.org/housing\">expand access to shared housing\u003c/a> by removing the city’s current cap on the number of unrelated individuals who can legally live together.\u003c/p>\n\u003cp>Mahmood’s proposal this week calls for an update of an obscure city planning code which restricts the number of individuals who can legally live together in the same “dwelling unit” to five — unless they’re legally related or share meals and groceries.\u003c/p>\n\u003cp>Mahmood’s legislation would replace the term “family” with “household” throughout the Planning Code.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“We’re one of the last cities to actually amend our city code to make sure that we’re not discriminating between how people want to live,” Mahmood told KQED, alluding to a state \u003ca href=\"https://calcivilrights.ca.gov/housing/#:~:text=California%20law%20protects%20individuals%20from,roommate%2C%20or%20any%20other%20associate.\">law \u003c/a>that bars discrimination between related and unrelated people.\u003c/p>\n\u003cp>“So I think it’s time that San Francisco has our city code reflect our inclusive values,” he said.\u003c/p>\n\u003cp>The proposed change comes as young people have left San Francisco in droves, with the share of the population of residents in their 20s decreasing from 18% to 14% between 2013 and 2023 — the largest drop of any big city in the U.S., the San Francisco Chronicle \u003ca href=\"https://www.sfchronicle.com/sf/article/san-francisco-20somethings-exodus-20178534.php\">reported\u003c/a>.\u003c/p>\n\u003cfigure id=\"attachment_12046919\" class=\"wp-caption aligncenter\" style=\"max-width: 1999px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12046919\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/230609-InTheBlack-41-BL_qed.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/230609-InTheBlack-41-BL_qed.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/230609-InTheBlack-41-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/07/230609-InTheBlack-41-BL_qed-1536x1024.jpg 1536w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003cfigcaption class=\"wp-caption-text\">A bus passes by a Victorian home next to a modern apartment building in the Fillmore district of San Francisco on June 9, 2023. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Josh Masimore, a 30-year-old property manager of a co-living space in Russian Hill, said he received over 400 applications for a single spot in his shared space this year.\u003c/p>\n\u003cp>While San Francisco has long embraced co-living arrangements in tech dorms or “pods,” single-family homes and large apartments have been off-limits.\u003c/p>\n\u003cp>Turning down so many people was disheartening, Masimore said, and he reached out to real estate agents and architects about the prospect of potentially acquiring another property to make into a co-living space and expanding his community.\u003c/p>\n\u003cp>“Well, this property has more than five bedrooms, you’re breaking the law, you shouldn’t do that,” Masimore said, recounting realtors’ responses to their inquiries. “We were just hearing pushback.”\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>Those reactions emphasized the need, Masimore said, for a legislative overhaul.\u003c/p>\n\u003cp>“The industry creates their housing products with that rule in mind,” Masimore said.\u003c/p>\n\u003cp>Under San Francisco’s present \u003ca href=\"https://generalplan.sfplanning.org/I1_Housing_Implementing_Programs.htm\">code\u003c/a>, households with more than five unrelated residents must meet more stringent “group housing standards”. This includes barring group housing units from having a full kitchen, and allowing only “limited cooking facilities.”\u003c/p>\n\u003cp>Dan Sider, the city planning department’s chief of staff, confirmed that since 2020, his agency has taken action against those violating the five-person law 14 times.\u003c/p>\n\u003cp>Mahmood, who was elected in November, said developers and residents have already reached out to his office with reservations about breaking the law.\u003c/p>\n\u003cp>“When they found out about this law, they were afraid of building more co-ops and more shared housing,” Mahmood said. “They didn’t want to cross this five-person threshold.”\u003cbr>\nMasimore said he believes this new legislation could see more co-living spaces and co-ops sprouting in the city.\u003c/p>\n\u003cp>“If we just completely fail to deliver on this type of housing product, the housing option that so many young people want, they’re gonna go to the places where they can have it.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"title": "Facing Costly Lawsuit, Berkeley Pauses Its Ban on Rent-Setting Algorithms",
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"content": "\u003cp>\u003cem>Updated 12:15 p.m. Wednesday\u003c/em>\u003c/p>\n\u003cp>Berkeley postponed its recent ban on \u003ca href=\"https://www.kqed.org/news/11995878/ai-raising-the-rent-san-francisco-could-be-the-first-city-to-ban-the-practice\">rent-setting algorithms\u003c/a>, several months after a leading property management software company \u003ca href=\"https://www.berkeleyside.org/2025/04/03/realpage-sues-berkeley-over-impending-ban-on-rent-pricing-algorithms\">sued \u003c/a>the city in federal court.\u003c/p>\n\u003cp>The City Council voted unanimously Tuesday evening to push back the ban — originally intended to go into effect this spring — in an effort to avoid a costly legal battle with RealPage, the Texas-based company that filed suit in April, arguing the ban violates its First Amendment rights.\u003c/p>\n\u003cp>The deferral, to March 2026, follows \u003ca href=\"https://berkeleyca.gov/sites/default/files/documents/2025-03-11%20Item%2018%20Adopt%20an%20Ordinance%20to%20Prohibit.pdf\">a warning from\u003c/a> City Attorney Farimah Brown that the pending litigation poses “significant costs for the City,” which already faces \u003ca href=\"https://www.berkeleyside.org/2025/04/24/berkeley-budget-deficit-spending-cut-hiring-freeze\">a $27 million budget deficit\u003c/a>. RealPage has tentatively agreed to suspend its lawsuit if the city repeals the ban or delays enforcement of it, she said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“The postponement action is intended to give the Council time to facilitate a resolution of the RealPage litigation and to determine a path forward for the ordinance without the time pressure imposed by litigation deadlines,” Brown told KQED in an email. “Council will likely be debating a range of possible next steps in the months to come.”\u003c/p>\n\u003cp>The ordinance, which the council overwhelmingly approved in March, would bar landlords from using the algorithmic software sold by companies like RealPage that offer pricing and occupancy recommendations based on proprietary rental data. Tenants’ advocates argue the tools allow landlords to collude on pricing decisions, driving up rents and vacancy rates.\u003c/p>\n\u003cp>“These recommendations allow landlords to manipulate the market and the practice amounts to illegal price-fixing,” the city’s Housing Advisory Commission, which sponsored the ordinance, wrote in its \u003ca href=\"https://berkeleyca.gov/sites/default/files/documents/2025-03-11%20Item%2018%20Adopt%20an%20Ordinance%20to%20Prohibit.pdf\">March report\u003c/a> to the council.\u003c/p>\n\u003cfigure id=\"attachment_12035868\" class=\"wp-caption aligncenter\" style=\"max-width: 1999px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12035868\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003cfigcaption class=\"wp-caption-text\">Single-family homes line Claremont Boulevard in the Claremont neighborhood of Berkeley on July 18, 2024. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“The use of algorithmic devices in setting rents and occupancy levels contributes to double-digit rent increases, increased rates of eviction, and artificial housing scarcity.”\u003c/p>\n\u003cp>Nearly 60% of Berkeley’s residents are renters, over half of whom are considered lower income and pay a significant portion of their income on rent, according to the commission.\u003c/p>\n\u003cp>“The use of these algorithmic devices is widespread in markets throughout the country and has helped fuel the national housing affordability crisis,” the commission wrote.\u003c/p>\n\u003cp>Berkeley is the first city to be sued by RealPage over such a prohibition, even though similar bans have recently been adopted in a growing number of cities across the country, including \u003ca href=\"https://www.kqed.org/news/11995878/ai-raising-the-rent-san-francisco-could-be-the-first-city-to-ban-the-practice\">San Francisco\u003c/a>, which led the charge last year, followed by \u003ca href=\"https://stateline.org/2025/03/28/cities-lead-bans-on-algorithmic-rent-hikes-as-states-lag-behind/\">Philadelphia, Minneapolis\u003c/a> and \u003ca href=\"https://www.nbcsandiego.com/news/local/san-diego-bans-algorithmic-rent-price-fixing/3825140/\">San Diego\u003c/a>.\u003c/p>\n\u003cp>RealPage did not respond to KQED’s questions about the litigation, and specifically why it sued Berkeley and not other larger, more well-resourced cities.[aside postID=news_11995878 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/07/008_SanFrancisco_Housing_07292021_qed-1020x680.jpg']In its lawsuit, the company contends that Berkeley’s ban is based on “misinformation” and illegally prevents the company from communicating data-driven pricing recommendations to its clients.\u003c/p>\n\u003cp>On its website, it argues that the “misguided” ordinance could ultimately have a “detrimental” impact on housing in the city.\u003c/p>\n\u003cp>RealPage’s software is simply intended “to optimize revenue — not to maximize rents,” the company said. “It makes rental price recommendations in all directions: higher, lower, or at the current rent price.”\u003c/p>\n\u003cp>More than 30 class-action lawsuits have been filed in recent years against RealPage and landlords who use the software, including a \u003ca href=\"https://www.courthousenews.com/wp-content/uploads/2025/04/realpage-v-berkeley-northern-district-california-free-speech-landlords.pdf\">2022 suit\u003c/a> accusing nearly 50 trade associations — including the East Bay Rental Housing Association and the Berkeley Property Owners Association — of serving as “conduits of the cartel.”\u003c/p>\n\u003cp>Six major real estate firms named in lawsuits over the software own over 1,300 apartments in Berkeley, the city’s housing commission reported.\u003c/p>\n\u003cp>Last year, the Biden administration’s Justice Department — joined by California and seven other states — \u003ca href=\"https://www.justice.gov/archives/opa/pr/justice-department-sues-realpage-algorithmic-pricing-scheme-harms-millions-american-renters\">sued the company\u003c/a> “for its unlawful scheme to decrease competition among landlords in apartment pricing,” accusing it of scheming to “monopolize the market.” The suit is moving forward under the Trump administration.\u003c/p>\n\u003cp>“By feeding sensitive data into a sophisticated algorithm powered by artificial intelligence, RealPage has found a modern way to violate a century-old law through systematic coordination of rental housing prices — undermining competition and fairness for consumers in the process,” former Deputy Attorney General Lisa Monaco said in a statement last August announcing the suit. “Training a machine to break the law is still breaking the law.”\u003c/p>\n\u003cp>\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>Updated 12:15 p.m. Wednesday\u003c/em>\u003c/p>\n\u003cp>Berkeley postponed its recent ban on \u003ca href=\"https://www.kqed.org/news/11995878/ai-raising-the-rent-san-francisco-could-be-the-first-city-to-ban-the-practice\">rent-setting algorithms\u003c/a>, several months after a leading property management software company \u003ca href=\"https://www.berkeleyside.org/2025/04/03/realpage-sues-berkeley-over-impending-ban-on-rent-pricing-algorithms\">sued \u003c/a>the city in federal court.\u003c/p>\n\u003cp>The City Council voted unanimously Tuesday evening to push back the ban — originally intended to go into effect this spring — in an effort to avoid a costly legal battle with RealPage, the Texas-based company that filed suit in April, arguing the ban violates its First Amendment rights.\u003c/p>\n\u003cp>The deferral, to March 2026, follows \u003ca href=\"https://berkeleyca.gov/sites/default/files/documents/2025-03-11%20Item%2018%20Adopt%20an%20Ordinance%20to%20Prohibit.pdf\">a warning from\u003c/a> City Attorney Farimah Brown that the pending litigation poses “significant costs for the City,” which already faces \u003ca href=\"https://www.berkeleyside.org/2025/04/24/berkeley-budget-deficit-spending-cut-hiring-freeze\">a $27 million budget deficit\u003c/a>. RealPage has tentatively agreed to suspend its lawsuit if the city repeals the ban or delays enforcement of it, she said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“The postponement action is intended to give the Council time to facilitate a resolution of the RealPage litigation and to determine a path forward for the ordinance without the time pressure imposed by litigation deadlines,” Brown told KQED in an email. “Council will likely be debating a range of possible next steps in the months to come.”\u003c/p>\n\u003cp>The ordinance, which the council overwhelmingly approved in March, would bar landlords from using the algorithmic software sold by companies like RealPage that offer pricing and occupancy recommendations based on proprietary rental data. Tenants’ advocates argue the tools allow landlords to collude on pricing decisions, driving up rents and vacancy rates.\u003c/p>\n\u003cp>“These recommendations allow landlords to manipulate the market and the practice amounts to illegal price-fixing,” the city’s Housing Advisory Commission, which sponsored the ordinance, wrote in its \u003ca href=\"https://berkeleyca.gov/sites/default/files/documents/2025-03-11%20Item%2018%20Adopt%20an%20Ordinance%20to%20Prohibit.pdf\">March report\u003c/a> to the council.\u003c/p>\n\u003cfigure id=\"attachment_12035868\" class=\"wp-caption aligncenter\" style=\"max-width: 1999px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12035868\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed.jpg\" alt=\"\" width=\"1999\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed.jpg 1999w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/240718-BerkeleyMissingMiddleHousing-45-BL_qed-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 1999px) 100vw, 1999px\">\u003cfigcaption class=\"wp-caption-text\">Single-family homes line Claremont Boulevard in the Claremont neighborhood of Berkeley on July 18, 2024. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“The use of algorithmic devices in setting rents and occupancy levels contributes to double-digit rent increases, increased rates of eviction, and artificial housing scarcity.”\u003c/p>\n\u003cp>Nearly 60% of Berkeley’s residents are renters, over half of whom are considered lower income and pay a significant portion of their income on rent, according to the commission.\u003c/p>\n\u003cp>“The use of these algorithmic devices is widespread in markets throughout the country and has helped fuel the national housing affordability crisis,” the commission wrote.\u003c/p>\n\u003cp>Berkeley is the first city to be sued by RealPage over such a prohibition, even though similar bans have recently been adopted in a growing number of cities across the country, including \u003ca href=\"https://www.kqed.org/news/11995878/ai-raising-the-rent-san-francisco-could-be-the-first-city-to-ban-the-practice\">San Francisco\u003c/a>, which led the charge last year, followed by \u003ca href=\"https://stateline.org/2025/03/28/cities-lead-bans-on-algorithmic-rent-hikes-as-states-lag-behind/\">Philadelphia, Minneapolis\u003c/a> and \u003ca href=\"https://www.nbcsandiego.com/news/local/san-diego-bans-algorithmic-rent-price-fixing/3825140/\">San Diego\u003c/a>.\u003c/p>\n\u003cp>RealPage did not respond to KQED’s questions about the litigation, and specifically why it sued Berkeley and not other larger, more well-resourced cities.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>In its lawsuit, the company contends that Berkeley’s ban is based on “misinformation” and illegally prevents the company from communicating data-driven pricing recommendations to its clients.\u003c/p>\n\u003cp>On its website, it argues that the “misguided” ordinance could ultimately have a “detrimental” impact on housing in the city.\u003c/p>\n\u003cp>RealPage’s software is simply intended “to optimize revenue — not to maximize rents,” the company said. “It makes rental price recommendations in all directions: higher, lower, or at the current rent price.”\u003c/p>\n\u003cp>More than 30 class-action lawsuits have been filed in recent years against RealPage and landlords who use the software, including a \u003ca href=\"https://www.courthousenews.com/wp-content/uploads/2025/04/realpage-v-berkeley-northern-district-california-free-speech-landlords.pdf\">2022 suit\u003c/a> accusing nearly 50 trade associations — including the East Bay Rental Housing Association and the Berkeley Property Owners Association — of serving as “conduits of the cartel.”\u003c/p>\n\u003cp>Six major real estate firms named in lawsuits over the software own over 1,300 apartments in Berkeley, the city’s housing commission reported.\u003c/p>\n\u003cp>Last year, the Biden administration’s Justice Department — joined by California and seven other states — \u003ca href=\"https://www.justice.gov/archives/opa/pr/justice-department-sues-realpage-algorithmic-pricing-scheme-harms-millions-american-renters\">sued the company\u003c/a> “for its unlawful scheme to decrease competition among landlords in apartment pricing,” accusing it of scheming to “monopolize the market.” The suit is moving forward under the Trump administration.\u003c/p>\n\u003cp>“By feeding sensitive data into a sophisticated algorithm powered by artificial intelligence, RealPage has found a modern way to violate a century-old law through systematic coordination of rental housing prices — undermining competition and fairness for consumers in the process,” former Deputy Attorney General Lisa Monaco said in a statement last August announcing the suit. “Training a machine to break the law is still breaking the law.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>",
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"slug": "renter-tenant-protections-without-lease-california-contract-renting-law",
"title": "Renting Your Home Without a Lease? In California, You Still Have Tenant Protections",
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"content": "\u003cp>\u003ca href=\"https://www.kqed.org/news/12046933/renta-sin-contrato-tiene-derechos-california\">\u003cem>Leer en español\u003c/em>\u003c/a>\u003c/p>\n\u003cp>In California, almost 17 million people \u003ca href=\"https://www.kqed.org/news/12040028/paying-rent-in-california-it-could-now-help-your-credit-score\">rent their homes\u003c/a>. And while many sign a contract at the start of their lease, others rent without a written agreement.\u003c/p>\n\u003cp>It’s hard to calculate exactly how many people rent without a contract, but \u003ca href=\"https://www.bls.gov/spotlight/2022/housing-leases-in-the-u-s-rental-market/home.htm\">according to federal data\u003c/a>, California is the state with the highest proportion of leases that are month-to-month, something usually seen when there’s no written lease.\u003c/p>\n\u003cp>For many tenants, renting without a contract provides a certain flexibility that works well when living with family or friends, and it’s also an option \u003ca href=\"https://www.law.georgetown.edu/poverty-journal/wp-content/uploads/sites/25/2021/07/159-Ayano-Tenants-Without-Rights.pdf\">used by folks who have migrated to the United States\u003c/a> and are adapting to a new life. But this arrangement can also lead to issues between the tenant and landlord, said Ora Prochovnick, director of litigation for the San Francisco tenants’ rights group, Eviction Defense Collaborative (EDC).\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“If you have a written agreement that has been signed, you know exactly what the rules are in terms of how much the rent is, when it’s due, who’s going to pay the utilities. … All that’s very clear,” she said. “If it’s verbal, it’s not as clear what the agreement is.”\u003c/p>\n\u003ch2>\u003cstrong>The power of a verbal contract\u003c/strong>\u003c/h2>\n\u003cp>Tenants in these “informal” agreements can \u003ca href=\"https://www.law.georgetown.edu/poverty-journal/wp-content/uploads/sites/25/2021/07/159-Ayano-Tenants-Without-Rights.pdf\">experience abuse or neglect\u003c/a> from their landlords, who may think that, because there is no written contract, housing laws do not apply. But tenants without a written lease have the same rights as those with one, Prochovnick said.\u003c/p>\n\u003cp>[aside postID=news_12038224 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/04/2022-9-28-KQED-News_Tenant-Organizing_006_qed-1020x681.jpg']\u003c/p>\n\u003cp>“There \u003cem>is\u003c/em> a contract — it’s just not in writing,” she said. “The contract is a verbal contract, and you could prove it because the tenant’s been paying rent.”\u003c/p>\n\u003cp>According to state law, leases established verbally are legally binding agreements — as long as the lease \u003ca href=\"https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1624.\">is one year or less\u003c/a>. If, for example, you are renting a room in your cousin’s home month-to-month and coordinated the lease through a phone call, that is an agreement recognized by law.\u003c/p>\n\u003cp>KQED spoke to legal experts to understand what protections tenants have when there’s no written lease agreement, along with the responsibilities of landlords. For some tenants, it may be difficult to speak openly with their landlord, especially if they’re renting from a family member or someone who is threatening to evict them. Keep reading for advice on how to handle these important conversations.\u003c/p>\n\u003cp>\u003cstrong>Skip ahead to:\u003c/strong>\u003c/p>\n\u003cul>\n\u003cli>\u003cstrong>\u003ca href=\"#A\">How much can my landlord increase my rent?\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"#B\">What are my privacy rights when I rent a room in someone’s house?\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"#C\">What can I do if my home needs repairs?\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"#D\">When can my landlord actually evict me?\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"#E\">I am undocumented and my landlord is threatening me based on my immigration status.\u003c/a>\u003c/strong>\u003c/li>\n\u003c/ul>\n\u003ch2>\u003cstrong>Protecting your lease\u003c/strong>\u003c/h2>\n\u003cp>The most dangerous thing a tenant without a written lease can do is pay their rent in cash, said Leah Simon-Weisberg, executive director of California Center for Movement Legal Services. “It’s really difficult to prove that you paid,” she said.\u003c/p>\n\u003cp>But if — for whatever reason — you do pay rent in cash, make sure to ask your landlord for a receipt, which could be an email or text message that includes confirmation you paid rent, how much you paid and for what (if the lease comes with a parking spot, for example). Having receipts will also protect you in the future, as you will have some form of documentation that proves your lease exists.\u003c/p>\n\u003cp>If you’re paying with a check or a money order, make sure to add your address, Simon-Weisberg said. “So when they’re cashed, it’s proof that the landlord acknowledges that you live there.”\u003c/p>\n\u003cp>There’s other things you can do to document your lease, including getting \u003ca href=\"https://www.kqed.org/news/12027050/apply-for-real-id-deadline-may-7-can-i-fly-without\">a driver’s license or state ID\u003c/a> with your address or saving bills from utilities. If you have kids, make sure they are enrolled in school with your current address, as you can then ask the school in the future for official documentation that includes that information.”Or you can even mail yourself a letter,” Simon-Weisberg said.\u003c/p>\n\u003ch2>\u003cstrong>\u003ca id=\"A\">\u003c/a>How much can my rent go up when I don’t have a written lease?\u003c/strong>\u003c/h2>\n\u003cp>“One of the protections tenants have, whether the lease is verbal or written, is rent control,” Prochovnick said.[aside postID=news_12021928 hero='https://ww2.kqed.org/app/uploads/sites/10/2020/12/RS46311_031_KQED_SanFrancisco_COVIDShutdown_12062020-qut-1020x680.jpg']If you are paying $1,000 per month for a room, your landlord cannot raise the rent to $2,000 from one month to the next — as that would exceed the limits allowed by the state’s rent cap.\u003c/p>\n\u003cp>That rent cap \u003ca href=\"https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=1947.12.&lawCode=CIV\">blocks landlords from raising the rent by more than 10%\u003c/a> over a 12-month period — unless you live in a newer property that was built within the past 15 years. \u003ca href=\"https://oag.ca.gov/consumers/general/landlord-tenant-issues#:~:text=Eviction%20Process%20guide.-,Who%20These%20Protections%20Apply%20To,Section%208%20Housing%20Choice%20Vouchers.\">Other exceptions\u003c/a> include certain single-family homes, most mobile homes and duplexes where the landlord lives in one of the units.\u003c/p>\n\u003cp>Some counties — including Alameda, Contra Costa, Marin, San Francisco and San Mateo in the Bay Area — have \u003ca href=\"https://oag.ca.gov/system/files/media/Know-Your-Rights-Tenants-English.pdf\">additional rent control rules\u003c/a>, which may further limit how much landlords can raise the rent each year.\u003c/p>\n\u003cp>Rent control also applies if you are leasing month-to-month. Any rent increase has to be done through a formal written notice \u003ca href=\"https://oag.ca.gov/system/files/media/Know-Your-Rights-Tenants-English.pdf\">at least 30 days in advance\u003c/a>.\u003c/p>\n\u003ch2>\u003cstrong>\u003ca id=\"B\">\u003c/a>Living in someone else’s home? You have the right to privacy\u003c/strong>\u003c/h2>\n\u003cp>One situation that EDC’s Prochovnick has seen before is when tenants rent a room at a family member’s home and arguments come up when the tenant’s privacy is not respected. “Even if your landlord is your cousin or your parent, they cannot enter your bedroom without a proper reason and proper notice,” she said.\u003c/p>\n\u003cp>One of those reasons could be that you have invited your landlord to enter your room, or there’s an emergency. Otherwise, your landlord \u003ca href=\"https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=1954.&lawCode=CIV\">can only come in\u003c/a> to:\u003c/p>\n\u003cul>\n\u003cli>Make necessary or agreed-upon repairs.\u003c/li>\n\u003cli>Inspect the room’s condition at the start or end of your lease.\u003c/li>\n\u003cli>Show the space to a potential tenant.\u003c/li>\n\u003c/ul>\n\u003cp>If any of these conditions apply, your landlord still needs to let you know — in writing — at least 24 hours in advance.\u003c/p>\n\u003cp>“Their reason can’t just be because they want to see what’s going on and look in your drawers,” Prochovnick said. And one way to avoid misunderstandings could be for the tenant and landlord to clearly establish which spaces the tenant is renting, she suggested.\u003c/p>\n\u003cp>“Are they renting the whole apartment? Are they just renting one bedroom?” she said. “What is their space that they’re getting in exchange for their rent?”\u003c/p>\n\u003ch2>\u003cstrong>\u003ca id=\"C\">\u003c/a>My home needs repairs. Who’s responsible?\u003c/strong>\u003c/h2>\n\u003cp>Your landlord must follow \u003ca href=\"https://nchh.org/resource-library/HH_Codes_CA_9-9-07.pdf\">the state’s health and safety code\u003c/a>, which requires that a home have a working bathroom, functional plumbing, heating equipment that \u003ca href=\"https://www.kqed.org/news/11970546/rental-home-getting-cold-this-winter-what-you-can-legally-ask-of-your-landlord\">can keep the indoor temperature at a minimum of 70 degrees\u003c/a> and be free of insects and rodents, among other rules.\u003c/p>\n\u003cp>“Whether the lease is written or not, the landlord has the responsibility of maintaining the property,” Simon-Weisberg said. “That’s just state law; it has nothing to do with the contract.”\u003c/p>\n\u003cp>[aside postID=\"news_11970546\" hero=\"https://ww2.kqed.org/app/uploads/sites/10/2023/12/GettyImages-1457400106-1020x680.jpg\"]\u003c/p>\n\u003cp>If you are a subtenant and the master tenant is leasing from someone else, it’s the owner of the property who is liable.\u003c/p>\n\u003ch2>\u003cstrong>\u003ca id=\"D\">\u003c/a>Eviction: What changes when there’s no written lease?\u003c/strong>\u003c/h2>\n\u003cp>Although California has some of the \u003ca href=\"https://calmatters.org/housing/2024/09/california-eviction-law/\">strongest protections against evictions\u003c/a> in the country, some landlords still push out their tenants through threats, disinformation or even changing the locks on the door. These “shadow evictions” were e\u003ca href=\"https://www.kqed.org/news/11890298/the-unofficial-evictions-affecting-latino-immigrants\">specially seen during the COVID-19 pandemic\u003c/a> as landlords sought to get around the state’s eviction moratorium.\u003c/p>\n\u003cp>“Landlords can’t just put your things out on the street and change the locks,” Prochovnick said. “They have to go through a proper court procedure to evict the tenant.”\u003c/p>\n\u003cp>The state’s \u003ca href=\"https://oag.ca.gov/system/files/media/Tenant-Protection-Act-Landlords-and-Property-Managers-English.pdf\">Tenant Protection Act\u003c/a> requires a landlord to have a “just cause” in order to evict a tenant, which can include:\u003c/p>\n\u003cul>\n\u003cli>The tenant has not paid their rent.\u003c/li>\n\u003cli>The tenant has violated the terms of the lease.\u003c/li>\n\u003cli>The landlord no longer wants to rent out the space.\u003c/li>\n\u003cli>The landlord wants to use the home for themselves or a family member.\u003c/li>\n\u003cli>The landlord plans to demolish the home or substantially remodel it, which could include removing lead paint, mold or asbestos.\u003c/li>\n\u003cli>The landlord has received a government order for the home to be vacated.\u003c/li>\n\u003c/ul>\n\u003cp>A landlord then has to \u003ca href=\"https://selfhelp.courts.ca.gov/eviction-landlord/notice-deliver\">give you a written notice\u003c/a>, either in person or through the mail, explaining why they are evicting you, along with a deadline for when you need to move out. How much time you get \u003ca href=\"https://selfhelp.courts.ca.gov/eviction-tenant/notice-types\">depends on the circumstances of the eviction\u003c/a>. “Even if the lease is verbal, the notice to terminate has to be in writing,” Prochovnick said.[aside postID=news_12008424 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/018_SanJose_AntiEvictionProtest_01272021_qed-1020x680.jpg']You have the ability to challenge the eviction order in court: After receiving the eviction notice from your landlord, you have 10 days to file a response with your county’s court. With this form, you can explain the circumstances of your lease and any issues that have come up with your landlord in the past, and a judge will then \u003ca href=\"https://selfhelp.courts.ca.gov/eviction-tenant/trial\">hold an eviction trial\u003c/a> to decide whether you have to leave your home. \u003ca href=\"https://selfhelp.courts.ca.gov/eviction-tenant/respond\">\u003cstrong>Learn more about how to respond to an eviction notice.\u003c/strong>\u003c/a>\u003c/p>\n\u003cp>If you do decide to go to court, legal experts recommend having receipts and documentation ready to prove that you have been paying rent to live in your home and for how long.\u003c/p>\n\u003ch2>\u003cstrong>\u003ca id=\"E\">\u003c/a>I am undocumented. Is my immigration status a problem when renting?\u003c/strong>\u003c/h2>\n\u003cp>In 2017, California lawmakers approved\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201720180AB291\"> AB 291\u003c/a>, which makes it illegal for a landlord to threaten undocumented tenants with reporting them to immigration authorities. Immigration advocates \u003ca href=\"https://www.sanpabloca.gov/DocumentCenter/View/17573/AB-291-Immigration-Tenant-Protection-Fact-Sheet\">have pointed out for years\u003c/a> that undocumented immigrants are especially vulnerable to neglect and abuse from their landlords, who may threaten them with contacting law enforcement if they speak up about needed repairs or an unlawful eviction.\u003c/p>\n\u003cp>“Regardless of whether you’re documented or not, there’s no difference: We all have the same housing rights,” Simon-Weisberg said. “If a landlord is discriminating against you based on your immigration status, that’s illegal.”\u003c/p>\n\u003cp>A court could fine a landlord up to $2,000 for violating this law.\u003c/p>\n\u003ch2>\u003cstrong>How can I effectively talk to my landlord about this stuff — particularly if they’re family?\u003c/strong>\u003c/h2>\n\u003cp>Yes, it could feel strange or even uncomfortable bringing up all this legal talk, especially if your landlord is a friend or family member.\u003c/p>\n\u003cp>But it’s important to find a balance between seeing this person as someone you know and someone you have a business relationship with, Simon-Weisberg said. “Whether you’re related to the person or not, one person owns it, and one person’s renting,” she said.\u003c/p>\n\u003cp>One issue she’s seen over the years is tenants disagreeing with their landlord over what’s actually included in the lease. She recommends sending your landlord an email or a text message after an important conversation that summarizes what the two of you agreed on.\u003c/p>\n\u003cp>“Don’t take it for granted that you are renting from somebody you know,” she said. “If you are working for a friend, you still want to do all the things that you normally would do because it doesn’t protect you that they’re a friend, necessarily.”\u003c/p>\n\u003cp>While you have the right to ask your landlord to stay out of your bedroom or provide necessary repairs, “it’s understandable that tenants feel nervous,” Prochovnick said. “There’s a power dynamic between landlords and tenants.”\u003c/p>\n\u003cp>“We all need shelter, and we don’t want to put that at risk by pushing back,” she said, but “our legal rights are only as strong as we’re willing to argue for them.”\u003c/p>\n\u003cp>These conversations don’t have to be \u003cem>arguments \u003c/em>either, she said, pointing out that many community groups in California offer mediation services between landlords and tenants. “That might be something for people in these situations to try instead of ending up in court fighting each other, especially if they’re family members, and they want to preserve what was once a good relationship,” she said.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003ca href=\"https://www.kqed.org/news/12046933/renta-sin-contrato-tiene-derechos-california\">\u003cem>Leer en español\u003c/em>\u003c/a>\u003c/p>\n\u003cp>In California, almost 17 million people \u003ca href=\"https://www.kqed.org/news/12040028/paying-rent-in-california-it-could-now-help-your-credit-score\">rent their homes\u003c/a>. And while many sign a contract at the start of their lease, others rent without a written agreement.\u003c/p>\n\u003cp>It’s hard to calculate exactly how many people rent without a contract, but \u003ca href=\"https://www.bls.gov/spotlight/2022/housing-leases-in-the-u-s-rental-market/home.htm\">according to federal data\u003c/a>, California is the state with the highest proportion of leases that are month-to-month, something usually seen when there’s no written lease.\u003c/p>\n\u003cp>For many tenants, renting without a contract provides a certain flexibility that works well when living with family or friends, and it’s also an option \u003ca href=\"https://www.law.georgetown.edu/poverty-journal/wp-content/uploads/sites/25/2021/07/159-Ayano-Tenants-Without-Rights.pdf\">used by folks who have migrated to the United States\u003c/a> and are adapting to a new life. But this arrangement can also lead to issues between the tenant and landlord, said Ora Prochovnick, director of litigation for the San Francisco tenants’ rights group, Eviction Defense Collaborative (EDC).\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“If you have a written agreement that has been signed, you know exactly what the rules are in terms of how much the rent is, when it’s due, who’s going to pay the utilities. … All that’s very clear,” she said. “If it’s verbal, it’s not as clear what the agreement is.”\u003c/p>\n\u003ch2>\u003cstrong>The power of a verbal contract\u003c/strong>\u003c/h2>\n\u003cp>Tenants in these “informal” agreements can \u003ca href=\"https://www.law.georgetown.edu/poverty-journal/wp-content/uploads/sites/25/2021/07/159-Ayano-Tenants-Without-Rights.pdf\">experience abuse or neglect\u003c/a> from their landlords, who may think that, because there is no written contract, housing laws do not apply. But tenants without a written lease have the same rights as those with one, Prochovnick said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“There \u003cem>is\u003c/em> a contract — it’s just not in writing,” she said. “The contract is a verbal contract, and you could prove it because the tenant’s been paying rent.”\u003c/p>\n\u003cp>According to state law, leases established verbally are legally binding agreements — as long as the lease \u003ca href=\"https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1624.\">is one year or less\u003c/a>. If, for example, you are renting a room in your cousin’s home month-to-month and coordinated the lease through a phone call, that is an agreement recognized by law.\u003c/p>\n\u003cp>KQED spoke to legal experts to understand what protections tenants have when there’s no written lease agreement, along with the responsibilities of landlords. For some tenants, it may be difficult to speak openly with their landlord, especially if they’re renting from a family member or someone who is threatening to evict them. Keep reading for advice on how to handle these important conversations.\u003c/p>\n\u003cp>\u003cstrong>Skip ahead to:\u003c/strong>\u003c/p>\n\u003cul>\n\u003cli>\u003cstrong>\u003ca href=\"#A\">How much can my landlord increase my rent?\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"#B\">What are my privacy rights when I rent a room in someone’s house?\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"#C\">What can I do if my home needs repairs?\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"#D\">When can my landlord actually evict me?\u003c/a>\u003c/strong>\u003c/li>\n\u003cli>\u003cstrong>\u003ca href=\"#E\">I am undocumented and my landlord is threatening me based on my immigration status.\u003c/a>\u003c/strong>\u003c/li>\n\u003c/ul>\n\u003ch2>\u003cstrong>Protecting your lease\u003c/strong>\u003c/h2>\n\u003cp>The most dangerous thing a tenant without a written lease can do is pay their rent in cash, said Leah Simon-Weisberg, executive director of California Center for Movement Legal Services. “It’s really difficult to prove that you paid,” she said.\u003c/p>\n\u003cp>But if — for whatever reason — you do pay rent in cash, make sure to ask your landlord for a receipt, which could be an email or text message that includes confirmation you paid rent, how much you paid and for what (if the lease comes with a parking spot, for example). Having receipts will also protect you in the future, as you will have some form of documentation that proves your lease exists.\u003c/p>\n\u003cp>If you’re paying with a check or a money order, make sure to add your address, Simon-Weisberg said. “So when they’re cashed, it’s proof that the landlord acknowledges that you live there.”\u003c/p>\n\u003cp>There’s other things you can do to document your lease, including getting \u003ca href=\"https://www.kqed.org/news/12027050/apply-for-real-id-deadline-may-7-can-i-fly-without\">a driver’s license or state ID\u003c/a> with your address or saving bills from utilities. If you have kids, make sure they are enrolled in school with your current address, as you can then ask the school in the future for official documentation that includes that information.”Or you can even mail yourself a letter,” Simon-Weisberg said.\u003c/p>\n\u003ch2>\u003cstrong>\u003ca id=\"A\">\u003c/a>How much can my rent go up when I don’t have a written lease?\u003c/strong>\u003c/h2>\n\u003cp>“One of the protections tenants have, whether the lease is verbal or written, is rent control,” Prochovnick said.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>If you are paying $1,000 per month for a room, your landlord cannot raise the rent to $2,000 from one month to the next — as that would exceed the limits allowed by the state’s rent cap.\u003c/p>\n\u003cp>That rent cap \u003ca href=\"https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=1947.12.&lawCode=CIV\">blocks landlords from raising the rent by more than 10%\u003c/a> over a 12-month period — unless you live in a newer property that was built within the past 15 years. \u003ca href=\"https://oag.ca.gov/consumers/general/landlord-tenant-issues#:~:text=Eviction%20Process%20guide.-,Who%20These%20Protections%20Apply%20To,Section%208%20Housing%20Choice%20Vouchers.\">Other exceptions\u003c/a> include certain single-family homes, most mobile homes and duplexes where the landlord lives in one of the units.\u003c/p>\n\u003cp>Some counties — including Alameda, Contra Costa, Marin, San Francisco and San Mateo in the Bay Area — have \u003ca href=\"https://oag.ca.gov/system/files/media/Know-Your-Rights-Tenants-English.pdf\">additional rent control rules\u003c/a>, which may further limit how much landlords can raise the rent each year.\u003c/p>\n\u003cp>Rent control also applies if you are leasing month-to-month. Any rent increase has to be done through a formal written notice \u003ca href=\"https://oag.ca.gov/system/files/media/Know-Your-Rights-Tenants-English.pdf\">at least 30 days in advance\u003c/a>.\u003c/p>\n\u003ch2>\u003cstrong>\u003ca id=\"B\">\u003c/a>Living in someone else’s home? You have the right to privacy\u003c/strong>\u003c/h2>\n\u003cp>One situation that EDC’s Prochovnick has seen before is when tenants rent a room at a family member’s home and arguments come up when the tenant’s privacy is not respected. “Even if your landlord is your cousin or your parent, they cannot enter your bedroom without a proper reason and proper notice,” she said.\u003c/p>\n\u003cp>One of those reasons could be that you have invited your landlord to enter your room, or there’s an emergency. Otherwise, your landlord \u003ca href=\"https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=1954.&lawCode=CIV\">can only come in\u003c/a> to:\u003c/p>\n\u003cul>\n\u003cli>Make necessary or agreed-upon repairs.\u003c/li>\n\u003cli>Inspect the room’s condition at the start or end of your lease.\u003c/li>\n\u003cli>Show the space to a potential tenant.\u003c/li>\n\u003c/ul>\n\u003cp>If any of these conditions apply, your landlord still needs to let you know — in writing — at least 24 hours in advance.\u003c/p>\n\u003cp>“Their reason can’t just be because they want to see what’s going on and look in your drawers,” Prochovnick said. And one way to avoid misunderstandings could be for the tenant and landlord to clearly establish which spaces the tenant is renting, she suggested.\u003c/p>\n\u003cp>“Are they renting the whole apartment? Are they just renting one bedroom?” she said. “What is their space that they’re getting in exchange for their rent?”\u003c/p>\n\u003ch2>\u003cstrong>\u003ca id=\"C\">\u003c/a>My home needs repairs. Who’s responsible?\u003c/strong>\u003c/h2>\n\u003cp>Your landlord must follow \u003ca href=\"https://nchh.org/resource-library/HH_Codes_CA_9-9-07.pdf\">the state’s health and safety code\u003c/a>, which requires that a home have a working bathroom, functional plumbing, heating equipment that \u003ca href=\"https://www.kqed.org/news/11970546/rental-home-getting-cold-this-winter-what-you-can-legally-ask-of-your-landlord\">can keep the indoor temperature at a minimum of 70 degrees\u003c/a> and be free of insects and rodents, among other rules.\u003c/p>\n\u003cp>“Whether the lease is written or not, the landlord has the responsibility of maintaining the property,” Simon-Weisberg said. “That’s just state law; it has nothing to do with the contract.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>If you are a subtenant and the master tenant is leasing from someone else, it’s the owner of the property who is liable.\u003c/p>\n\u003ch2>\u003cstrong>\u003ca id=\"D\">\u003c/a>Eviction: What changes when there’s no written lease?\u003c/strong>\u003c/h2>\n\u003cp>Although California has some of the \u003ca href=\"https://calmatters.org/housing/2024/09/california-eviction-law/\">strongest protections against evictions\u003c/a> in the country, some landlords still push out their tenants through threats, disinformation or even changing the locks on the door. These “shadow evictions” were e\u003ca href=\"https://www.kqed.org/news/11890298/the-unofficial-evictions-affecting-latino-immigrants\">specially seen during the COVID-19 pandemic\u003c/a> as landlords sought to get around the state’s eviction moratorium.\u003c/p>\n\u003cp>“Landlords can’t just put your things out on the street and change the locks,” Prochovnick said. “They have to go through a proper court procedure to evict the tenant.”\u003c/p>\n\u003cp>The state’s \u003ca href=\"https://oag.ca.gov/system/files/media/Tenant-Protection-Act-Landlords-and-Property-Managers-English.pdf\">Tenant Protection Act\u003c/a> requires a landlord to have a “just cause” in order to evict a tenant, which can include:\u003c/p>\n\u003cul>\n\u003cli>The tenant has not paid their rent.\u003c/li>\n\u003cli>The tenant has violated the terms of the lease.\u003c/li>\n\u003cli>The landlord no longer wants to rent out the space.\u003c/li>\n\u003cli>The landlord wants to use the home for themselves or a family member.\u003c/li>\n\u003cli>The landlord plans to demolish the home or substantially remodel it, which could include removing lead paint, mold or asbestos.\u003c/li>\n\u003cli>The landlord has received a government order for the home to be vacated.\u003c/li>\n\u003c/ul>\n\u003cp>A landlord then has to \u003ca href=\"https://selfhelp.courts.ca.gov/eviction-landlord/notice-deliver\">give you a written notice\u003c/a>, either in person or through the mail, explaining why they are evicting you, along with a deadline for when you need to move out. How much time you get \u003ca href=\"https://selfhelp.courts.ca.gov/eviction-tenant/notice-types\">depends on the circumstances of the eviction\u003c/a>. “Even if the lease is verbal, the notice to terminate has to be in writing,” Prochovnick said.\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>You have the ability to challenge the eviction order in court: After receiving the eviction notice from your landlord, you have 10 days to file a response with your county’s court. With this form, you can explain the circumstances of your lease and any issues that have come up with your landlord in the past, and a judge will then \u003ca href=\"https://selfhelp.courts.ca.gov/eviction-tenant/trial\">hold an eviction trial\u003c/a> to decide whether you have to leave your home. \u003ca href=\"https://selfhelp.courts.ca.gov/eviction-tenant/respond\">\u003cstrong>Learn more about how to respond to an eviction notice.\u003c/strong>\u003c/a>\u003c/p>\n\u003cp>If you do decide to go to court, legal experts recommend having receipts and documentation ready to prove that you have been paying rent to live in your home and for how long.\u003c/p>\n\u003ch2>\u003cstrong>\u003ca id=\"E\">\u003c/a>I am undocumented. Is my immigration status a problem when renting?\u003c/strong>\u003c/h2>\n\u003cp>In 2017, California lawmakers approved\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201720180AB291\"> AB 291\u003c/a>, which makes it illegal for a landlord to threaten undocumented tenants with reporting them to immigration authorities. Immigration advocates \u003ca href=\"https://www.sanpabloca.gov/DocumentCenter/View/17573/AB-291-Immigration-Tenant-Protection-Fact-Sheet\">have pointed out for years\u003c/a> that undocumented immigrants are especially vulnerable to neglect and abuse from their landlords, who may threaten them with contacting law enforcement if they speak up about needed repairs or an unlawful eviction.\u003c/p>\n\u003cp>“Regardless of whether you’re documented or not, there’s no difference: We all have the same housing rights,” Simon-Weisberg said. “If a landlord is discriminating against you based on your immigration status, that’s illegal.”\u003c/p>\n\u003cp>A court could fine a landlord up to $2,000 for violating this law.\u003c/p>\n\u003ch2>\u003cstrong>How can I effectively talk to my landlord about this stuff — particularly if they’re family?\u003c/strong>\u003c/h2>\n\u003cp>Yes, it could feel strange or even uncomfortable bringing up all this legal talk, especially if your landlord is a friend or family member.\u003c/p>\n\u003cp>But it’s important to find a balance between seeing this person as someone you know and someone you have a business relationship with, Simon-Weisberg said. “Whether you’re related to the person or not, one person owns it, and one person’s renting,” she said.\u003c/p>\n\u003cp>One issue she’s seen over the years is tenants disagreeing with their landlord over what’s actually included in the lease. She recommends sending your landlord an email or a text message after an important conversation that summarizes what the two of you agreed on.\u003c/p>\n\u003cp>“Don’t take it for granted that you are renting from somebody you know,” she said. “If you are working for a friend, you still want to do all the things that you normally would do because it doesn’t protect you that they’re a friend, necessarily.”\u003c/p>\n\u003cp>While you have the right to ask your landlord to stay out of your bedroom or provide necessary repairs, “it’s understandable that tenants feel nervous,” Prochovnick said. “There’s a power dynamic between landlords and tenants.”\u003c/p>\n\u003cp>“We all need shelter, and we don’t want to put that at risk by pushing back,” she said, but “our legal rights are only as strong as we’re willing to argue for them.”\u003c/p>\n\u003cp>These conversations don’t have to be \u003cem>arguments \u003c/em>either, she said, pointing out that many community groups in California offer mediation services between landlords and tenants. “That might be something for people in these situations to try instead of ending up in court fighting each other, especially if they’re family members, and they want to preserve what was once a good relationship,” she said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"title": "Paying Rent in California? It Could Now Help Your Credit Score",
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"content": "\u003cp>As buying a home becomes \u003ca href=\"https://lao.ca.gov/LAOEconTax/Article/Detail/793\">more expensive each year\u003c/a>, families in California are renting for longer periods of time. According to the most recently available data, more than 40% of Californians are \u003ca href=\"https://www.kqed.org/news/tag/housing\">renters\u003c/a> — a higher proportion \u003ca href=\"https://www.ppic.org/blog/californias-renters/#:~:text=Renters%20make%20up%20a%20much%20larger%20share,remarkably%20consistent%20over%20the%20last%20six%20decades\">than any other state in the country\u003c/a> except New York.\u003c/p>\n\u003cp>One of the many economic benefits of owning your own home, in addition to boosting your family’s wealth and long-term stability, is building credit through mortgage payments. Now, a recently enacted California law also offers renters a way to use their \u003cem>rent \u003c/em>payments to do the same thing — as long as they pay on time.\u003c/p>\n\u003cp>With the passage of \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202320240AB2747\">Assembly Bill 2747\u003c/a>, tenants can ask their landlord to share rent payments made on time — however, their lease defines that timeframe — to at least one credit bureau. Assemblymember Matt Haney, D-San Francisco, authored AB 2747 to give tenants an additional tool to boost their credit score, said Nate Allbee, Haney’s communications director.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“People take paying rent seriously,” Allbee said. “What we’re hoping is that people who are making this financial commitment and doing the right thing, see their credit increase.”\u003c/p>\n\u003cp>So, how does sharing your rent payments with credit bureaus work if you choose to take advantage of this new law? Keep reading to learn what’s expected of landlords and what tenants should know before they make a decision about sharing this information.\u003c/p>\n\u003ch2>How does reporting rent payments to credit bureaus work?\u003c/h2>\n\u003cp>In the United States, three major credit bureaus — Equifax, TransUnion and Experian — \u003ca href=\"https://www.consumerfinance.gov/consumer-tools/credit-reports-and-scores/consumer-reporting-companies/companies-list/\">collect data on individual consumers\u003c/a> who take out loans or use credit cards. These companies then use that information to calculate a person’s credit score: a number that impacts their ability to take out a major loan, like a mortgage, or even to secure their next apartment.\u003c/p>\n\u003cp>Each credit bureau \u003ca href=\"https://www.consumerfinance.gov/ask-cfpb/what-is-a-credit-score-en-315/\">has different ways of calculating somebody’s credit score\u003c/a> and may prioritize payments for certain loans — like a mortgage or car payment — more than others. But generally, the better you are at paying back your loans and other financial obligations on time, the easier it will be for you \u003ca href=\"https://www.consumerfinance.gov/ask-cfpb/how-do-i-get-and-keep-a-good-credit-score-en-318/\">to increase your credit score\u003c/a> and have access to more credit — and larger loans — in the future.\u003c/p>\n\u003cfigure id=\"attachment_12040032\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12040032\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed.jpg\" alt=\"\" width=\"2000\" height=\"1305\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed-800x522.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed-1020x666.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed-160x104.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed-1536x1002.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed-1920x1253.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A sign advertising an apartment for rent hangs from a fire escape in front of an apartment building on July 8, 2009, in San Francisco, California. \u003ccite>(Justin Sullivan/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Landlords can already share \u003cem>late \u003c/em>rent payments with credit bureaus, which ends up hurting tenants’ credit scores. However, under AB 2747, a tenant can choose for at least one of these credit bureaus to be notified when they make an on-time rent payment. However, it’s the responsibility of the landlord — not the tenant — to make sure that credit bureaus receive this information.\u003c/p>\n\u003cp>As of April 1, the law said California landlords must offer their tenants the option to share on-time payments with credit bureaus at the time of signing the lease. And even if the tenant declines at the time, the landlord is expected to then offer this option again at least once a year.\u003c/p>\n\u003cp>If you’re a tenant on an existing lease, according to the law, your landlord should have spoken to you by now about this option — specifically, at least once between the time span of Jan. 1 and April 1.\u003c/p>\n\u003cp>If your landlord didn’t do this, the law doesn’t specify any penalties for landlords that failed to have these conversations during that time period — but as a tenant, you can still bring them up now.\u003c/p>\n\u003cp>“We want people to feel empowered and strong — the law is on your side here,” said Allbee, adding that landlords have “a responsibility to be updated with the laws of the state of California.”\u003c/p>\n\u003ch2>Tenants: Before you make a decision …\u003c/h2>\n\u003cp>The goal behind AB 2747 is to help tenants improve their credit scores. But just how a credit score is calculated \u003ca href=\"https://www.consumerfinance.gov/ask-cfpb/what-is-a-credit-score-en-315/\">is pretty complicated\u003c/a> — and can change depending on the credit bureau you’re looking at.\u003c/p>\n\u003cp>“There are so many different factors that go into your credit score,” said Lily Liu, CEO of Piñata, which has \u003ca href=\"https://www.pinata.ai/california-rent-reporting-ab2747/\">an online system where California landlords can share on-time rent payment history\u003c/a> with all three credit bureaus at once. These factors include “consistency of payments and history of \u003ca href=\"https://www.americanexpress.com/en-us/credit-cards/credit-intel/credit-tradelines/\">tradelines,\u003c/a>” she said.\u003c/p>\n\u003cp>[aside postID=news_12039595 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/GettyImages-1778666769-1020x765.jpg']\u003c/p>\n\u003cp>If you’re concerned about your ability to keep up these consistent, on-time payments over a longer period of time, you should factor this in before making a decision regarding AB 2747, said Leah Simon-Weisberg, legal director for the tenants rights group \u003ca href=\"https://www.acceaction.org/renterhelp\">Alliance of Californians for Community Empowerment (ACCE)\u003c/a>.\u003c/p>\n\u003cp>“Are you ready to make a long-term commitment to not only paying on time, but also paying for this reporting?” she said. Simon-Weisberg has joined other housing advocates in criticizing AB 2747 for having tenants themselves cover the costs of sharing payment information with credit bureaus.\u003c/p>\n\u003cp>“Tenants shouldn’t have to pay for credit reporting, because you don’t pay your credit card company to do the same,” she said.\u003c/p>\n\u003cp>It’s still unclear how credit bureaus will process on-time rent payment data from tenants, she said. But she urged those who \u003cem>do\u003c/em> decide to move forward with sharing their information to take the long view.\u003c/p>\n\u003cp>“Make a long-term commitment in doing it,” she said. “Because if you’re only reporting positive payments, and then there’s nothing, [credit bureaus] are going to assume that it’s negative.”\u003c/p>\n\u003ch2>Who is exempt from this new law?\u003c/h2>\n\u003cp>Individual landlords who own a property with 15 or fewer units are excluded from this new requirement.\u003c/p>\n\u003cp>But if your landlord owns 15 or less units as either a corporation, an LLC or real estate investment trust — rather than as an individual — they \u003cem>will\u003c/em> have to offer tenants the option to share on-time payments with credit bureaus.\u003c/p>\n\u003cfigure id=\"attachment_12011966\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12011966\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">An apartment for rent sign is posted in South Pasadena, California, on Oct. 19, 2022. \u003ccite>(Frederic J. Brown/AFP via Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>So, to give real-world examples, if you’re renting a room at a friend or family member’s house and that’s the only home they own, this law does not apply to your situation. However, if your landlord is a corporation that owns three different apartment buildings throughout the city, they must follow AB 2747.\u003c/p>\n\u003ch2>What should tenants and landlords know about complying with AB 2747?\u003c/h2>\n\u003cp>\u003cstrong>If you’re a tenant …\u003c/strong>\u003c/p>\n\u003cp>If you decide that you \u003cem>do\u003c/em> want your landlord to share your on-time rent payments to a credit bureau, you are expected to pay your landlord an additional $10 \u003cem>each time\u003c/em> you want your information shared.\u003c/p>\n\u003cp>This fee is meant to cover the costs for the landlord to pass this information on to a credit bureau, and is intended to cover the costs of their time and any fees charged by the company itself. However, the fee cannot be greater than $10 each month.\u003c/p>\n\u003cp>The tenant gets to choose when they want their on-time rent payments shared, and how frequently. For example, even if you pay your rent on time every month, you could tell your landlord to report only your payments during the first six months of the year — and you’d only have to pay your landlord the $10 fee for those six months.\u003c/p>\n\u003cp>Your landlord also cannot penalize you for not paying the $10 fee, and they can’t take it from your deposit or add it to your rent payment. Conversely, if a tenant fails to pay the $10 fee, the landlord is not obligated to report their payment information that month — even if it’s on time.\u003c/p>\n\u003cp>What if you want to stop having your landlord share your rent payments with credit bureaus? You can opt out at any time, but the law requires you to wait at least six months before you request to have your on-time payments shared once again.\u003c/p>\n\u003cp>\u003cstrong>If you’re a landlord …\u003c/strong>\u003c/p>\n\u003cp>If your tenant wants you to report their on-time payments to a credit bureau, you’ll have to provide them with a contract that specifies:\u003c/p>\n\u003cul>\n\u003cli>Which credit bureau you’ll be sharing their information with\u003c/li>\n\u003cli>The monthly fee you’ll charge them for doing so (which cannot exceed $10)\u003c/li>\n\u003cli>Instructions on how to opt out in the future.\u003c/li>\n\u003c/ul>\n\u003cp>The California Apartment Association (CAA) offers its members sample versions of these contracts for both \u003ca href=\"https://caanet.org/kb/notice-of-offer-of-positive-rental-payment-information-reporting/\">new tenants\u003c/a> and \u003ca href=\"https://caanet.org/kb/offer-of-positive-rental-payment-information-reporting-addendum/\">existing tenants\u003c/a>. [aside postID=news_12039317 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2021/10/IMG_1625-1020x765.jpg']CAA has \u003ca href=\"https://caanet.org/april-1-is-fast-approaching-get-ready-for-new-rent-reporting-and-security-deposit-photo-requirements/\">additional guidance for landlords on complying with AB 2747\u003c/a>.\u003c/p>\n\u003cp>As for passing on your tenants’ information to a credit bureau, each credit bureau \u003ca href=\"https://osbornehomes.com/how-to-report-tenants-to-credit-agencies-in-california/\">has different rules on submitting this type of data\u003c/a>. Landlords can also use a paid platform like Piñata, which helps landlords comply with this part of the law.\u003c/p>\n\u003cp>“Typically, we’re plugging straight into their rent payment processing system or property management software,” said Liu.\u003c/p>\n\u003ch2>What other questions do you have about housing?\u003c/h2>\n\u003cp>Housing is one of the most crucial — and contentious — issues in the Bay Area, and here at KQED, we have \u003ca href=\"https://www.kqed.org/housing\">a whole team dedicated to exploring stories about housing affordability\u003c/a>.\u003c/p>\n\u003cp>As part of our work, we also want to bring you explainers and guides about housing in the region, offering practical advice and insight for renters, homeowners and unhoused folks on a wide range of housing situations. We also want you to send us your story ideas and tips, share your personal experience with housing in the Bay Area or volunteer to be one of the KQED readers and listeners we consult about housing stories.\u003c/p>\n\u003cp>You can use the comment box below to submit your question about housing in the Bay Area or California more widely. The information you provide here will be shared with the folks who work on KQED’s housing coverage, and we may follow up with you directly through the contact details you provide. (We’ll never share your information outside of KQED without your permission.) We won’t be able to reply to everyone who submits a question, but what you tell us will make our reporting stronger on KQED.org, KQED Public Radio and our social media channels.\u003c/p>\n\u003cp>https://docs.google.com/forms/d/e/1FAIpQLSfZ-ZKtuSHdeWqxooQwfEcr-oiOpdpJcf2RLZInU7aqjjQlRQ/viewform?embedded=true\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n",
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"excerpt": "In California, AB 2747 now requires landlords to give tenants the option to share on-time rent payments with credit bureaus.\r\n",
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"title": "Paying Rent in California? It Could Now Help Your Credit Score | KQED",
"description": "In California, AB 2747 now requires landlords to give tenants the option to share on-time rent payments with credit bureaus.\r\n",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003cp>As buying a home becomes \u003ca href=\"https://lao.ca.gov/LAOEconTax/Article/Detail/793\">more expensive each year\u003c/a>, families in California are renting for longer periods of time. According to the most recently available data, more than 40% of Californians are \u003ca href=\"https://www.kqed.org/news/tag/housing\">renters\u003c/a> — a higher proportion \u003ca href=\"https://www.ppic.org/blog/californias-renters/#:~:text=Renters%20make%20up%20a%20much%20larger%20share,remarkably%20consistent%20over%20the%20last%20six%20decades\">than any other state in the country\u003c/a> except New York.\u003c/p>\n\u003cp>One of the many economic benefits of owning your own home, in addition to boosting your family’s wealth and long-term stability, is building credit through mortgage payments. Now, a recently enacted California law also offers renters a way to use their \u003cem>rent \u003c/em>payments to do the same thing — as long as they pay on time.\u003c/p>\n\u003cp>With the passage of \u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202320240AB2747\">Assembly Bill 2747\u003c/a>, tenants can ask their landlord to share rent payments made on time — however, their lease defines that timeframe — to at least one credit bureau. Assemblymember Matt Haney, D-San Francisco, authored AB 2747 to give tenants an additional tool to boost their credit score, said Nate Allbee, Haney’s communications director.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“People take paying rent seriously,” Allbee said. “What we’re hoping is that people who are making this financial commitment and doing the right thing, see their credit increase.”\u003c/p>\n\u003cp>So, how does sharing your rent payments with credit bureaus work if you choose to take advantage of this new law? Keep reading to learn what’s expected of landlords and what tenants should know before they make a decision about sharing this information.\u003c/p>\n\u003ch2>How does reporting rent payments to credit bureaus work?\u003c/h2>\n\u003cp>In the United States, three major credit bureaus — Equifax, TransUnion and Experian — \u003ca href=\"https://www.consumerfinance.gov/consumer-tools/credit-reports-and-scores/consumer-reporting-companies/companies-list/\">collect data on individual consumers\u003c/a> who take out loans or use credit cards. These companies then use that information to calculate a person’s credit score: a number that impacts their ability to take out a major loan, like a mortgage, or even to secure their next apartment.\u003c/p>\n\u003cp>Each credit bureau \u003ca href=\"https://www.consumerfinance.gov/ask-cfpb/what-is-a-credit-score-en-315/\">has different ways of calculating somebody’s credit score\u003c/a> and may prioritize payments for certain loans — like a mortgage or car payment — more than others. But generally, the better you are at paying back your loans and other financial obligations on time, the easier it will be for you \u003ca href=\"https://www.consumerfinance.gov/ask-cfpb/how-do-i-get-and-keep-a-good-credit-score-en-318/\">to increase your credit score\u003c/a> and have access to more credit — and larger loans — in the future.\u003c/p>\n\u003cfigure id=\"attachment_12040032\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12040032\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed.jpg\" alt=\"\" width=\"2000\" height=\"1305\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed-800x522.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed-1020x666.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed-160x104.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed-1536x1002.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2025/05/88900824_qed-1920x1253.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">A sign advertising an apartment for rent hangs from a fire escape in front of an apartment building on July 8, 2009, in San Francisco, California. \u003ccite>(Justin Sullivan/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Landlords can already share \u003cem>late \u003c/em>rent payments with credit bureaus, which ends up hurting tenants’ credit scores. However, under AB 2747, a tenant can choose for at least one of these credit bureaus to be notified when they make an on-time rent payment. However, it’s the responsibility of the landlord — not the tenant — to make sure that credit bureaus receive this information.\u003c/p>\n\u003cp>As of April 1, the law said California landlords must offer their tenants the option to share on-time payments with credit bureaus at the time of signing the lease. And even if the tenant declines at the time, the landlord is expected to then offer this option again at least once a year.\u003c/p>\n\u003cp>If you’re a tenant on an existing lease, according to the law, your landlord should have spoken to you by now about this option — specifically, at least once between the time span of Jan. 1 and April 1.\u003c/p>\n\u003cp>If your landlord didn’t do this, the law doesn’t specify any penalties for landlords that failed to have these conversations during that time period — but as a tenant, you can still bring them up now.\u003c/p>\n\u003cp>“We want people to feel empowered and strong — the law is on your side here,” said Allbee, adding that landlords have “a responsibility to be updated with the laws of the state of California.”\u003c/p>\n\u003ch2>Tenants: Before you make a decision …\u003c/h2>\n\u003cp>The goal behind AB 2747 is to help tenants improve their credit scores. But just how a credit score is calculated \u003ca href=\"https://www.consumerfinance.gov/ask-cfpb/what-is-a-credit-score-en-315/\">is pretty complicated\u003c/a> — and can change depending on the credit bureau you’re looking at.\u003c/p>\n\u003cp>“There are so many different factors that go into your credit score,” said Lily Liu, CEO of Piñata, which has \u003ca href=\"https://www.pinata.ai/california-rent-reporting-ab2747/\">an online system where California landlords can share on-time rent payment history\u003c/a> with all three credit bureaus at once. These factors include “consistency of payments and history of \u003ca href=\"https://www.americanexpress.com/en-us/credit-cards/credit-intel/credit-tradelines/\">tradelines,\u003c/a>” she said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>",
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"content": "\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>If you’re concerned about your ability to keep up these consistent, on-time payments over a longer period of time, you should factor this in before making a decision regarding AB 2747, said Leah Simon-Weisberg, legal director for the tenants rights group \u003ca href=\"https://www.acceaction.org/renterhelp\">Alliance of Californians for Community Empowerment (ACCE)\u003c/a>.\u003c/p>\n\u003cp>“Are you ready to make a long-term commitment to not only paying on time, but also paying for this reporting?” she said. Simon-Weisberg has joined other housing advocates in criticizing AB 2747 for having tenants themselves cover the costs of sharing payment information with credit bureaus.\u003c/p>\n\u003cp>“Tenants shouldn’t have to pay for credit reporting, because you don’t pay your credit card company to do the same,” she said.\u003c/p>\n\u003cp>It’s still unclear how credit bureaus will process on-time rent payment data from tenants, she said. But she urged those who \u003cem>do\u003c/em> decide to move forward with sharing their information to take the long view.\u003c/p>\n\u003cp>“Make a long-term commitment in doing it,” she said. “Because if you’re only reporting positive payments, and then there’s nothing, [credit bureaus] are going to assume that it’s negative.”\u003c/p>\n\u003ch2>Who is exempt from this new law?\u003c/h2>\n\u003cp>Individual landlords who own a property with 15 or fewer units are excluded from this new requirement.\u003c/p>\n\u003cp>But if your landlord owns 15 or less units as either a corporation, an LLC or real estate investment trust — rather than as an individual — they \u003cem>will\u003c/em> have to offer tenants the option to share on-time payments with credit bureaus.\u003c/p>\n\u003cfigure id=\"attachment_12011966\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-12011966\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/10/GETTYIMAGES-1244095544-KQED-1920x1280.jpg 1920w\" sizes=\"auto, (max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">An apartment for rent sign is posted in South Pasadena, California, on Oct. 19, 2022. \u003ccite>(Frederic J. Brown/AFP via Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>So, to give real-world examples, if you’re renting a room at a friend or family member’s house and that’s the only home they own, this law does not apply to your situation. However, if your landlord is a corporation that owns three different apartment buildings throughout the city, they must follow AB 2747.\u003c/p>\n\u003ch2>What should tenants and landlords know about complying with AB 2747?\u003c/h2>\n\u003cp>\u003cstrong>If you’re a tenant …\u003c/strong>\u003c/p>\n\u003cp>If you decide that you \u003cem>do\u003c/em> want your landlord to share your on-time rent payments to a credit bureau, you are expected to pay your landlord an additional $10 \u003cem>each time\u003c/em> you want your information shared.\u003c/p>\n\u003cp>This fee is meant to cover the costs for the landlord to pass this information on to a credit bureau, and is intended to cover the costs of their time and any fees charged by the company itself. However, the fee cannot be greater than $10 each month.\u003c/p>\n\u003cp>The tenant gets to choose when they want their on-time rent payments shared, and how frequently. For example, even if you pay your rent on time every month, you could tell your landlord to report only your payments during the first six months of the year — and you’d only have to pay your landlord the $10 fee for those six months.\u003c/p>\n\u003cp>Your landlord also cannot penalize you for not paying the $10 fee, and they can’t take it from your deposit or add it to your rent payment. Conversely, if a tenant fails to pay the $10 fee, the landlord is not obligated to report their payment information that month — even if it’s on time.\u003c/p>\n\u003cp>What if you want to stop having your landlord share your rent payments with credit bureaus? You can opt out at any time, but the law requires you to wait at least six months before you request to have your on-time payments shared once again.\u003c/p>\n\u003cp>\u003cstrong>If you’re a landlord …\u003c/strong>\u003c/p>\n\u003cp>If your tenant wants you to report their on-time payments to a credit bureau, you’ll have to provide them with a contract that specifies:\u003c/p>\n\u003cul>\n\u003cli>Which credit bureau you’ll be sharing their information with\u003c/li>\n\u003cli>The monthly fee you’ll charge them for doing so (which cannot exceed $10)\u003c/li>\n\u003cli>Instructions on how to opt out in the future.\u003c/li>\n\u003c/ul>\n\u003cp>The California Apartment Association (CAA) offers its members sample versions of these contracts for both \u003ca href=\"https://caanet.org/kb/notice-of-offer-of-positive-rental-payment-information-reporting/\">new tenants\u003c/a> and \u003ca href=\"https://caanet.org/kb/offer-of-positive-rental-payment-information-reporting-addendum/\">existing tenants\u003c/a>. \u003c/p>\u003c/div>",
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