Controversial California Law Meant to Spur New Housing Could Get More Teeth
Applications to Open for San Francisco’s 1st Affordable Housing Project for Educators
These California Companies Want to Buy Your Backyard — and Build a House
The Feds Want Organizations to Give Cash Straight to Renters. But Who Will Pay for It?
Berkeley Voters Could Face Competing Tenant Protection Measures in November
Despite Progress, Santa Clara County Sees Sharp Rise in First-Time Homelessness
Larkspur Voters to Decide Future of Rent Control in Their City
Proposition A: Why SF Is Asking Voters For a $300 Million Affordable Housing Bond
Concord Tenants Claim Victory With Council Approval of New Renter Protections
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The law allows developers to bypass local building rules and receive automatic approval for dense housing developments in jurisdictions that are out of compliance with state housing law.\u003c/p>\n\u003cp>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240AB1893\">AB 1893\u003c/a> updates the original law to reduce the amount of affordable housing required for builder’s remedy projects — from 20% to 10% — and exempt developments with 10 or fewer units from providing any affordable housing at all. It also clarifies where the projects can be located and establishes standards for how large they can be, among other changes.[pullquote size=\"medium\" align=\"right\" citation=\"Adam Mayberry, architect\"]‘A bill like this would lessen the uncertainty and the risk that developers that have submitted projects are going through.’[/pullquote]\u003c/p>\n\u003cp>Bonta said the bill clarifies “how the builder’s remedy will work in different situations.\u003c/p>\n\u003cp>“It provides clear and objective standards, to provide greater guidance, more clarity, more certainty as to when the builder’s remedy applies and when projects must be approved,” he said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>By reducing the bill’s requirements and providing legal clarity on a law filled with ambiguities could empower more developers to use the law. And since the builder’s remedy only applies to cities or counties that don’t comply with state housing law, Wicks said the bill should further incentivize those jurisdictions to get in line.\u003c/p>\n\u003cp>“The message to local jurisdictions is very clear: The days of shirking your responsibility to your neighbors are over,” she said. “This bill is not about taking away local control. It’s about creating consequences for ignoring the law.”\u003c/p>\n\u003cp>[aside postID=\"news_11945744,news_11938267\" label=\"Related Stories\"]Though the builder’s remedy has been on the books since 1990, developers have only recently been willing to use it. That changed, in part, due to a bevy of new housing laws that have been approved over the past half-decade as the state seeks to spur the construction of some \u003ca href=\"https://statewide-housing-plan-cahcd.hub.arcgis.com/\">2.5 million new homes by 2031\u003c/a>.\u003c/p>\n\u003cp>In particular, jurisdictions are required to submit plans to the state every eight years detailing where developers can build new housing. But, because of those recent changes to state law, cities and counties not only have to plan for more housing than ever before, they also have to locate more of that housing in neighborhoods with access to highly-rated schools, grocery stores and transportation.\u003c/p>\n\u003cp>That’s meant that cities and counties have often had to resubmit plans multiple times.\u003c/p>\n\u003cp>As of Tuesday, 40% of cities and counties across the state were \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-open-data-tools/housing-element-review-and-compliance-report\">out of compliance\u003c/a> with state housing law, and in the Bay Area, 37% were out of compliance — making them potentially vulnerable to builder’s remedy projects.\u003c/p>\n\u003cp>In the past two years, \u003ca href=\"https://airtable.com/app9RDx8iUzQMybXB/shrOu16SXIFWr5Bsy/tblCmd5iq08cbtxR8/viwdVopcBuGou2AfK?backgroundColor=green\">at least 93 builder’s remedy projects\u003c/a>, representing 17,000 potential new homes or apartments, have been proposed across California, according to the pro-housing advocacy organization, YIMBY Law, which keeps a running tally — though Sonja Trauss, the organization’s executive director, admits the tally is an undercount.\u003c/p>\n\u003cp>“When a jurisdiction is in compliance with housing element law, that means they’ve made it possible to build the housing that we need,” Wicks said. “That means that they have zoned to ensure there’s enough land where it’s legal to build housing. They’ve removed constraints so that their approval process is more efficient and objective.”\u003c/p>\n\u003cp>Even without the update proposed under AB 1893, Trauss said the law has been successful “at motivating cities to get in compliance” with state housing laws.\u003c/p>\n\u003cp>“We’re looking forward to continuing to see positive results in the courts on projects using the existing program, and also looking forward to the improvements this bill promises in making the builder’s remedy even easier to use to build housing faster,” she wrote in an email.\u003c/p>\n\u003cp>The projects, however, have faced opposition from cities that have sought to block approvals under the builder’s remedy. In the wealthy Los Angeles-area city of La Cañada Flintridge, for instance, city officials denied an application for a project with 80 mixed-income apartment units, along with hotel and office space, arguing it had “self-certified” its own housing plan, making it immune to the law. Last month, a court \u003ca href=\"https://oag.ca.gov/news/press-releases/attorney-general-bonta-court-orders-la-ca%C3%B1ada-flintridge-follow-state-housing#:~:text=OAKLAND%20%E2%80%94%20California%20Attorney%20General%20Rob,did%20not%20have%20a%20compliant\">ruled against the city\u003c/a>, forcing it to proceed with processing the application.\u003c/p>\n\u003cp>AB 1893 clarifies where housing could be built, designating sites already used for housing, retail or office as appropriate and prohibiting projects on or adjacent to industrial sites. It also provides clearer objective standards for development, allowing projects to more than double or sometimes triple the density of housing the jurisdiction currently allows.\u003c/p>\n\u003cp>All of which should make it easier for developers to make sure their projects can’t be challenged in court, said Muhammad Alameldin, a policy associate with the Terner Center for Housing Innovation at UC Berkeley.\u003c/p>\n\u003cp>“It establishes a definitive objective standard,” he said. “This also diminishes the ability for local governments to disapprove projects by adding onerous standards or refusing to process applications.”\u003c/p>\n\u003cp>Alameldin said the projects are more likely to be financially feasible by lowering the requirements to provide affordable housing.\u003c/p>\n\u003cp>“So what the bill hopes to do is that by lowering the threshold, more projects will be proposed,” he said. “By making [the affordable housing requirement] 10%, then projects could start penciling across the state.”\u003c/p>\n\u003cp>One developer, Sasha Zbrozek, wasted no time submitting an application to build a five-unit townhouse on his property in the Bay Area’s Los Altos Hills. But just a month after he submitted it, city officials found it incomplete.\u003c/p>\n\u003cp>A year later, his project still hasn’t broken ground — a result, he said, of a combination of factors, including high-interest rates and regulatory hurdles. Even with the changes proposed to the builder’s remedy, Zbrozek said it’s unlikely to spur enough housing to make a dent in the state’s affordability crisis.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>“I’ve realized that if I want to build homes, that it will need to be in a different state that has fewer and more favorable laws,” he said.\u003c/p>\n\n","blocks":[],"excerpt":"California Attorney General Rob Bonta is partnering with Assemblymember Buffy Wicks on a bill that would update a controversial housing measure known as the 'builder's remedy' meant to get more homes built — and scare cities into following state housing law.","status":"publish","parent":0,"modified":1712089238,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":26,"wordCount":1119},"headData":{"title":"Controversial California Law Meant to Spur New Housing Could Get More Teeth | KQED","description":"California Attorney General Rob Bonta is partnering with Assemblymember Buffy Wicks on a bill that would update a controversial housing measure known as the 'builder's remedy' meant to get more homes built — and scare cities into following state housing law.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11981595/controversial-california-law-meant-to-spur-new-housing-could-get-more-teeth","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>A controversial California law meant to scare cities into allowing more housing could grow a few more teeth.\u003c/p>\n\u003cp>Attorney General Rob Bonta announced Tuesday that he is sponsoring AB 1893, a bill by Assemblymember Buffy Wicks (D-Oakland) that would update the builder’s remedy. The law allows developers to bypass local building rules and receive automatic approval for dense housing developments in jurisdictions that are out of compliance with state housing law.\u003c/p>\n\u003cp>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240AB1893\">AB 1893\u003c/a> updates the original law to reduce the amount of affordable housing required for builder’s remedy projects — from 20% to 10% — and exempt developments with 10 or fewer units from providing any affordable housing at all. It also clarifies where the projects can be located and establishes standards for how large they can be, among other changes.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘A bill like this would lessen the uncertainty and the risk that developers that have submitted projects are going through.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Adam Mayberry, architect","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Bonta said the bill clarifies “how the builder’s remedy will work in different situations.\u003c/p>\n\u003cp>“It provides clear and objective standards, to provide greater guidance, more clarity, more certainty as to when the builder’s remedy applies and when projects must be approved,” he said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>By reducing the bill’s requirements and providing legal clarity on a law filled with ambiguities could empower more developers to use the law. And since the builder’s remedy only applies to cities or counties that don’t comply with state housing law, Wicks said the bill should further incentivize those jurisdictions to get in line.\u003c/p>\n\u003cp>“The message to local jurisdictions is very clear: The days of shirking your responsibility to your neighbors are over,” she said. “This bill is not about taking away local control. It’s about creating consequences for ignoring the law.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11945744,news_11938267","label":"Related Stories "},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Though the builder’s remedy has been on the books since 1990, developers have only recently been willing to use it. That changed, in part, due to a bevy of new housing laws that have been approved over the past half-decade as the state seeks to spur the construction of some \u003ca href=\"https://statewide-housing-plan-cahcd.hub.arcgis.com/\">2.5 million new homes by 2031\u003c/a>.\u003c/p>\n\u003cp>In particular, jurisdictions are required to submit plans to the state every eight years detailing where developers can build new housing. But, because of those recent changes to state law, cities and counties not only have to plan for more housing than ever before, they also have to locate more of that housing in neighborhoods with access to highly-rated schools, grocery stores and transportation.\u003c/p>\n\u003cp>That’s meant that cities and counties have often had to resubmit plans multiple times.\u003c/p>\n\u003cp>As of Tuesday, 40% of cities and counties across the state were \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-open-data-tools/housing-element-review-and-compliance-report\">out of compliance\u003c/a> with state housing law, and in the Bay Area, 37% were out of compliance — making them potentially vulnerable to builder’s remedy projects.\u003c/p>\n\u003cp>In the past two years, \u003ca href=\"https://airtable.com/app9RDx8iUzQMybXB/shrOu16SXIFWr5Bsy/tblCmd5iq08cbtxR8/viwdVopcBuGou2AfK?backgroundColor=green\">at least 93 builder’s remedy projects\u003c/a>, representing 17,000 potential new homes or apartments, have been proposed across California, according to the pro-housing advocacy organization, YIMBY Law, which keeps a running tally — though Sonja Trauss, the organization’s executive director, admits the tally is an undercount.\u003c/p>\n\u003cp>“When a jurisdiction is in compliance with housing element law, that means they’ve made it possible to build the housing that we need,” Wicks said. “That means that they have zoned to ensure there’s enough land where it’s legal to build housing. They’ve removed constraints so that their approval process is more efficient and objective.”\u003c/p>\n\u003cp>Even without the update proposed under AB 1893, Trauss said the law has been successful “at motivating cities to get in compliance” with state housing laws.\u003c/p>\n\u003cp>“We’re looking forward to continuing to see positive results in the courts on projects using the existing program, and also looking forward to the improvements this bill promises in making the builder’s remedy even easier to use to build housing faster,” she wrote in an email.\u003c/p>\n\u003cp>The projects, however, have faced opposition from cities that have sought to block approvals under the builder’s remedy. In the wealthy Los Angeles-area city of La Cañada Flintridge, for instance, city officials denied an application for a project with 80 mixed-income apartment units, along with hotel and office space, arguing it had “self-certified” its own housing plan, making it immune to the law. Last month, a court \u003ca href=\"https://oag.ca.gov/news/press-releases/attorney-general-bonta-court-orders-la-ca%C3%B1ada-flintridge-follow-state-housing#:~:text=OAKLAND%20%E2%80%94%20California%20Attorney%20General%20Rob,did%20not%20have%20a%20compliant\">ruled against the city\u003c/a>, forcing it to proceed with processing the application.\u003c/p>\n\u003cp>AB 1893 clarifies where housing could be built, designating sites already used for housing, retail or office as appropriate and prohibiting projects on or adjacent to industrial sites. It also provides clearer objective standards for development, allowing projects to more than double or sometimes triple the density of housing the jurisdiction currently allows.\u003c/p>\n\u003cp>All of which should make it easier for developers to make sure their projects can’t be challenged in court, said Muhammad Alameldin, a policy associate with the Terner Center for Housing Innovation at UC Berkeley.\u003c/p>\n\u003cp>“It establishes a definitive objective standard,” he said. “This also diminishes the ability for local governments to disapprove projects by adding onerous standards or refusing to process applications.”\u003c/p>\n\u003cp>Alameldin said the projects are more likely to be financially feasible by lowering the requirements to provide affordable housing.\u003c/p>\n\u003cp>“So what the bill hopes to do is that by lowering the threshold, more projects will be proposed,” he said. “By making [the affordable housing requirement] 10%, then projects could start penciling across the state.”\u003c/p>\n\u003cp>One developer, Sasha Zbrozek, wasted no time submitting an application to build a five-unit townhouse on his property in the Bay Area’s Los Altos Hills. But just a month after he submitted it, city officials found it incomplete.\u003c/p>\n\u003cp>A year later, his project still hasn’t broken ground — a result, he said, of a combination of factors, including high-interest rates and regulatory hurdles. Even with the changes proposed to the builder’s remedy, Zbrozek said it’s unlikely to spur enough housing to make a dent in the state’s affordability crisis.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“I’ve realized that if I want to build homes, that it will need to be in a different state that has fewer and more favorable laws,” he said.\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11981595/controversial-california-law-meant-to-spur-new-housing-could-get-more-teeth","authors":["11652","11672"],"categories":["news_6266","news_8"],"tags":["news_3921","news_32754","news_1386","news_20179","news_33942","news_18538","news_27626","news_1775","news_27208","news_21358"],"featImg":"news_11767898","label":"news"},"news_11981429":{"type":"posts","id":"news_11981429","meta":{"index":"posts_1591205157","site":"news","id":"11981429","score":null,"sort":[1711987256000]},"guestAuthors":[],"slug":"applications-to-open-for-san-franciscos-first-affordable-housing-project-for-educators","title":"Applications to Open for San Francisco’s 1st Affordable Housing Project for Educators","publishDate":1711987256,"format":"standard","headTitle":"Applications to Open for San Francisco’s 1st Affordable Housing Project for Educators | KQED","labelTerm":{"site":"news"},"content":"\u003cp>Applications open tomorrow for San Francisco’s first affordable housing project prioritizing the city’s public school educators and employees.\u003c/p>\n\u003cp>Located in San Francisco’s Sunset District, Shirley Chisholm Village is a 135-unit 100% affordable housing project slated to open in the fall of 2024.[pullquote size=\"medium\" align=\"right\" citation=\"Anne Stanley, communications manager, San Francisco Mayor's Office of Housing and Community Development\"]‘It’s really an opportunity for educators to have an opportunity to afford and to live and contribute to the neighborhoods and the communities where they teach and they work.’[/pullquote]\u003c/p>\n\u003cp>“People who work in San Francisco should be able to afford to live here, especially our teachers who are critical to our community,” said Mayor London Breed in a statement Monday morning. “Shirley Chisholm Village is an example of our work in action to address that issue.”\u003c/p>\n\u003cp>Applications to rent or buy a unit can be made through San Francisco’s housing portal, \u003ca href=\"https://housing.sfgov.org/\">DAHLIA\u003c/a>, and will remain open through Tuesday, April 23. While the initial applications in April are for San Francisco Unified School District educators and employees only, a second application round open to the general public is expected this summer, according to the \u003ca href=\"https://www.midpen-housing.org/shirley-chisholm-village-2024/\">housing project’s website\u003c/a>.\u003c/p>\n\u003cp>The mayor’s office said eligible applicants will need to provide employment verification, including their SFUSD job code, as part of the initial application on DAHLIA and that applicants \u003ca href=\"https://www.sf.gov/get-priority-housing-lottery\">will be further prioritized\u003c/a> if they are eligible for other local housing preference programs.\u003c/p>\n\u003cp>“This is a family housing building,” said Anne Stanley, communications manager for the Mayor’s Office of Housing and Community Development. “It’s really an opportunity for educators to have an opportunity to afford and to live and contribute to the neighborhoods and the communities where they teach and they work.”[aside postID=\"news_11976959,news_11975156,news_11970993\" label=\"Related Stories\"]\u003c/p>\n\u003cp>Built on the site of a beloved \u003ca href=\"https://www.sfexaminer.com/archives/beloved-sunset-district-park-to-make-way-for-teacher-housing/article_64dbdc6f-aef0-56a0-9fcb-7570669a851d.html\">Sunset park called Playland\u003c/a>, the development is named after the first Black woman elected to the U.S. Congress. Shirley Chisholm was a staunch advocate for public education.\u003c/p>\n\u003cp>“This is the first, 100% affordable educator housing project for the city and county of San Francisco,” Stanley said. “But last year, we did award two new projects to nonprofit developers. So, there are two additional educator housing projects on the horizon.”\u003c/p>\n\u003cp>The announcement Monday marks nearly a decade since the Board of Supervisors and the Board of Education passed resolutions supporting the development of educator housing in San Francisco in June 2015. Construction on the site didn’t begin until August 2022, after the project received $24 million in federal low-income housing tax credits as well as funding from banks, a voter-approved general obligation affordable housing bond, and the San Francisco Mayor’s Office of Housing and Community Development.\u003c/p>\n\u003cp>\u003cem>KQED’s Attila Pelit, Spencer Whitney, Sara Hossaini and Azul Dahlstrom Eckman contributed to this story.\u003c/em>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003c/p>\n","blocks":[],"excerpt":"Lottery applications for Shirley Chisholm Village, the first affordable housing project for San Francisco Unified School District teachers and staff, will begin April 2 and continue through April 23.","status":"publish","parent":0,"modified":1711994879,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":12,"wordCount":509},"headData":{"title":"Applications to Open for San Francisco’s 1st Affordable Housing Project for Educators | KQED","description":"Lottery applications for Shirley Chisholm Village, the first affordable housing project for San Francisco Unified School District teachers and staff, will begin April 2 and continue through April 23.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11981429/applications-to-open-for-san-franciscos-first-affordable-housing-project-for-educators","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Applications open tomorrow for San Francisco’s first affordable housing project prioritizing the city’s public school educators and employees.\u003c/p>\n\u003cp>Located in San Francisco’s Sunset District, Shirley Chisholm Village is a 135-unit 100% affordable housing project slated to open in the fall of 2024.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘It’s really an opportunity for educators to have an opportunity to afford and to live and contribute to the neighborhoods and the communities where they teach and they work.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Anne Stanley, communications manager, San Francisco Mayor's Office of Housing and Community Development","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“People who work in San Francisco should be able to afford to live here, especially our teachers who are critical to our community,” said Mayor London Breed in a statement Monday morning. “Shirley Chisholm Village is an example of our work in action to address that issue.”\u003c/p>\n\u003cp>Applications to rent or buy a unit can be made through San Francisco’s housing portal, \u003ca href=\"https://housing.sfgov.org/\">DAHLIA\u003c/a>, and will remain open through Tuesday, April 23. While the initial applications in April are for San Francisco Unified School District educators and employees only, a second application round open to the general public is expected this summer, according to the \u003ca href=\"https://www.midpen-housing.org/shirley-chisholm-village-2024/\">housing project’s website\u003c/a>.\u003c/p>\n\u003cp>The mayor’s office said eligible applicants will need to provide employment verification, including their SFUSD job code, as part of the initial application on DAHLIA and that applicants \u003ca href=\"https://www.sf.gov/get-priority-housing-lottery\">will be further prioritized\u003c/a> if they are eligible for other local housing preference programs.\u003c/p>\n\u003cp>“This is a family housing building,” said Anne Stanley, communications manager for the Mayor’s Office of Housing and Community Development. “It’s really an opportunity for educators to have an opportunity to afford and to live and contribute to the neighborhoods and the communities where they teach and they work.”\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11976959,news_11975156,news_11970993","label":"Related Stories "},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Built on the site of a beloved \u003ca href=\"https://www.sfexaminer.com/archives/beloved-sunset-district-park-to-make-way-for-teacher-housing/article_64dbdc6f-aef0-56a0-9fcb-7570669a851d.html\">Sunset park called Playland\u003c/a>, the development is named after the first Black woman elected to the U.S. Congress. Shirley Chisholm was a staunch advocate for public education.\u003c/p>\n\u003cp>“This is the first, 100% affordable educator housing project for the city and county of San Francisco,” Stanley said. “But last year, we did award two new projects to nonprofit developers. So, there are two additional educator housing projects on the horizon.”\u003c/p>\n\u003cp>The announcement Monday marks nearly a decade since the Board of Supervisors and the Board of Education passed resolutions supporting the development of educator housing in San Francisco in June 2015. Construction on the site didn’t begin until August 2022, after the project received $24 million in federal low-income housing tax credits as well as funding from banks, a voter-approved general obligation affordable housing bond, and the San Francisco Mayor’s Office of Housing and Community Development.\u003c/p>\n\u003cp>\u003cem>KQED’s Attila Pelit, Spencer Whitney, Sara Hossaini and Azul Dahlstrom Eckman contributed to this story.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11981429/applications-to-open-for-san-franciscos-first-affordable-housing-project-for-educators","authors":["236"],"categories":["news_18540","news_6266","news_8"],"tags":["news_3921","news_20013","news_1775","news_23690","news_1290"],"featImg":"news_11981430","label":"news"},"news_11980785":{"type":"posts","id":"news_11980785","meta":{"index":"posts_1591205157","site":"news","id":"11980785","score":null,"sort":[1711537242000]},"guestAuthors":[],"slug":"these-california-companies-want-to-buy-your-backyard-and-build-a-house","title":"These California Companies Want to Buy Your Backyard — and Build a House","publishDate":1711537242,"format":"standard","headTitle":"These California Companies Want to Buy Your Backyard — and Build a House | KQED","labelTerm":{},"content":"\u003cp>Brian and Gail Tremaine moved to East San José 45 years ago for the quiet. On the outskirts of this Silicon Valley city, atop what was once an apricot orchard, the couple kept sheep, goats and horses.\u003c/p>\n\u003cp>They planted mulberry trees along the driveway and carved terraces and patios out of the sloping hillside, but a portion of the 1.7-acre property remained untamed.\u003c/p>\n\u003cp>“It’s just become an area where we need to do weed control and keep it clean because the county gets after us if the weeds get too high,” said Brian Tremaine, 75. “We’re getting to the age where we want less land.”\u003c/p>\n\u003cp>The couple first considered building an accessory dwelling unit (ADU) or backyard cottage. But the cost — with estimates ranging from $500,000 to $700,000 — was formidable, Brian Tremaine said, as was the idea of taking out a second mortgage.\u003c/p>\n\u003cfigure id=\"attachment_11979558\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979558\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Brian and Gail Tremaine stand in the parcel of land that will be carved from their original parcel in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>That’s when they learned about \u003ca href=\"https://www.buildcasa.com/\">BuildCasa \u003c/a>— a company that would purchase a portion of their backyard and assist them in splitting the lot under SB 9, a controversial law that went into effect in January 2022. It allows property owners to build up to two duplexes on most single-family properties.\u003c/p>\n\u003cp>At the time of its passage, supporters hailed it as the end of single-family zoning in California and an opportunity to spur more housing, while critics worried it would spark a dramatic shift in the makeup of California’s suburban neighborhoods. But in the first two years since the law was in effect, it has produced little in the way of either new lots or housing.\u003c/p>\n\u003cp>A KQED survey of 16 cities of varying sizes across the state found that between 2022 and 2023, the cities collectively approved 75 lot split applications and 112 applications for new units under the law. That’s compared to more than 8,800 ADUs the cities permitted during the same time frame.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"https://datawrapper.dwcdn.net/ih4uc/4/?v=3\" width=\"800\" height=\"620\" scrolling=\"yes\" class=\"iframe-class\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>However, a growing cadre of companies is hoping to jumpstart the construction of SB 9 projects by taking on the permitting and development work themselves, as well as making it easier for homeowners to take advantage of the law.\u003c/p>\n\u003cp>“These types of projects are really costly and complicated for a homeowner to take on,” said Ben Bear, co-founder and CEO of BuildCasa. “They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.”\u003c/p>\n\u003cp>In Southern California, \u003ca href=\"https://yardsworth.com/\">Yardsworth\u003c/a> has emerged with a model similar to BuildCasa. But unlike the latter company, which sells the lots to developers, Yardsworth plans to develop the lots themselves and either sell or rent out the new homes. Elsewhere in the state, other companies are specializing in particular aspects of SB 9.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Ben Bear, co-founder and CEO, BuildCasa.\"]‘These types of projects are really costly and complicated for a homeowner to take on. They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.’[/pullquote]Bear said his clients make, on average, just over $100,000 selling the new lot — though in high-priced areas of the state, the amounts have been as high as $400,000. Homeowners get to keep their existing home and mortgage.\u003c/p>\n\u003cp>The tradeoff, he said, is a reduction in the value of the existing property by 10% or less.\u003c/p>\n\u003cp>“So there’s a major positive benefit when you compare those two numbers,” Bear said.\u003c/p>\n\u003cp>Whether these offers are enticing enough to encourage more homeowners to take advantage of SB 9 remains to be seen.\u003c/p>\n\u003cp>Muhammad Alameldin, a policy associate at the Terner Center for Housing Innovation at UC Berkeley, is skeptical that these companies alone can kickstart the construction of new housing because few projects are financially viable under SB 9. He said that without changing the law itself, it would likely result in only a smattering of new homes each year.\u003c/p>\n\u003cp>“If we do not go back after implementation and reform and fix some of the requirements of [SB 9],” he said, “then what’s the point of even having this big fight in the first place?”\u003c/p>\n\u003ch2>Slow uptake\u003c/h2>\n\u003cp>After the law went into effect, many cities implemented their own restrictions on SB 9 projects. Alameldin co-authored a \u003ca href=\"https://ternercenter.berkeley.edu/research-and-policy/sb-9-turns-one-applications/\">2023 report\u003c/a> detailing many of them: limitations on the size of new units, open space requirements and burdensome fees, to name a few.\u003c/p>\n\u003cp>It was a story that had been told before — with ADUs, which were first \u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=In%202016%2C%20the%20state%20legislature,zoning%20ordinances%20and%20permitting%20processes.\">legalized statewide in 2016\u003c/a>. It took several years and nearly a dozen new laws to reduce regulations and spur construction. In 2016, just over\u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=As%20soon%20as%20the%20first,19%25%20of%20new%20housing%20permits.\"> 1,000 ADUs were approved\u003c/a> across the state. In 2022, there were nearly 25,000 — comprising \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-open-data-tools/housing-element-implementation-and-apr-dashboard\">nearly a fifth\u003c/a> of the state’s estimated housing supply.\u003c/p>\n\u003cfigure id=\"attachment_11979557\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979557\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The plot of land that will be carved off of Gail and Brian Tremaine’s original lot in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It wasn’t by accident,” Alameldin said. “It was years and years of legislation by multiple authors from the Assembly and Senate, who kept improving the law year after year.”\u003c/p>\n\u003cp>State Sen. Toni Atkins, SB 9’s original author, has introduced a bill, \u003ca href=\"https://sd39.senate.ca.gov/news/20230320-senate-leader-atkins-introduces-legislation-improve-access-oversight-california-home\">SB 450\u003c/a>, that begins to address some of the issues that developers, planning staff and homeowners have faced. It would set a time limit for jurisdictions to approve or reject applications for SB 9 projects and mandate that new housing not be held to stricter design standards than other homes.\u003c/p>\n\u003cp>The bill passed in the Senate and Assembly last year but was then put on hold. It’s eligible for a floor vote this year.\u003c/p>\n\u003cp>In a statement, Atkins acknowledged the slow rollout of SB 9 and said she was committed to “finding solutions to the housing crisis by building on past legislative efforts, like SB 9.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration,” Atkins wrote. “SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.”\u003c/p>\n\u003cp>But even with the proposed changes, some developers said SB 450 doesn’t go far enough. Several said they would like to see an anti-speculation measure removed that requires applicants to live on the property for three years after undergoing a lot split.\u003c/p>\n\u003cp>Doing so would make the projects more enticing to developers, said Peter Taormina, the managing owner of a development company called Cypress Pacific Investors, who is hoping the provision can be changed in subsequent legislation.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"State Sen. Toni Atkins (D-San Diego)\"]‘Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration. SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.’[/pullquote]“You’re going to have to let the people that do this for a living, roll up their sleeves and do it,” said Taormina, who is in the process of completing an SB 9 project in Marina, California, that consists of splitting three parcels into six with a home and an in-law unit on each. “The end result will be [that] housing will be created.”\u003c/p>\n\u003cp>But Matt Lucido, co-founder and CEO of Yardsworth, identified less tangible barriers, as well. Most people simply aren’t aware of the bill, he said, and even if they are, they may be reluctant to sell a portion of their backyard.\u003c/p>\n\u003cp>“It’s a really emotional thing. People are attached to their backyards, even if they don’t use them,” he said. “You’re asking them to carve off a piece of the American dream.”\u003c/p>\n\u003cp>To help potential clients overcome this hurdle, Yardsworth introduced a \u003ca href=\"https://zerodownca.com/\">new offer\u003c/a> earlier this month: The company will fund the down payment on a new home in exchange for a portion of the homebuyer’s yet-to-sentimentalized backyard. Lucido said that can help solve two problems simultaneously — adding housing amid a shortage and helping renters become owners.\u003c/p>\n\u003ch2>Homeowners leverage their lots\u003c/h2>\n\u003cp>For those willing to take on an SB 9 project, the leaders of BuildCasa and Yardsworth said their clients tended to fall into two categories: retirees looking to downsize in place — similar to the Tremaines in San José — or younger homeowners hoping to leverage the equity in their properties without taking on debt.\u003c/p>\n\u003cp>The latter was the case for one of Yardsworth’s clients, former Olympian Jamele Mason, who competed in the 2012 Summer Games in the men’s 400-meter hurdles. Mason bought his South Los Angeles home in February 2020, right before the pandemic lockdowns.\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"news_11968455,news_11806332,news_11770372\"]At first, he thought maintaining the large backyard, with its lemon tree and pergola, would be a fun pastime. But, he quickly realized it was more work than pleasure.\u003c/p>\n\u003cp>“So, I ripped up all the grass that was in the back. I put in artificial turf to try to make it as low maintenance as possible,” he said. “Turns out there is still maintenance that needs to be done.”\u003c/p>\n\u003cp>He learned about Yardsworth while researching ways to pull equity out of his house without having to sell and contacted the company last fall to begin the process. In January, he began working for Yardsworth as a sales manager.\u003c/p>\n\u003cp>Mason, 34, said he plans to use the $135,000 he got from Yardsworth to buy an investment property in Houston, where he grew up. He hopes the additional property will set him up for a more comfortable retirement, something he admitted was a constant worry.\u003c/p>\n\u003cp>“I put everything I had into purchasing this house,” Mason said. “So, when I found out that I could pull the money out, I was like, ‘Wow, that’s actually a really cool way to leverage what I have.’”\u003c/p>\n\u003cp>In other cases, homeowners opt to keep their split lots vacant as an investment — either to pass down to their children or sell later. Such was the case with roughly half of Peter Riechers’ 80 or so clients, who are spread out across the state, he said. The president of civil engineering firm Riechers Engineering said he was so motivated by SB 9’s potential that he came out of a 15-year retirement when the law went into effect.\u003c/p>\n\u003cp>“It was so exciting — still is very exciting,” he said. “You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.”\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Peter Riechers, president, Riechers Engineering\"]‘It was so exciting — still is very exciting. You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.’[/pullquote]Easton McAllister, the owner of DeBolt Civil Engineering, which is based out of Danville, said his company has taken on at least 50 lot splits. In roughly a dozen cases, he said he’s also offered to complete the work for free in exchange for an option to purchase the newly split lot.\u003c/p>\n\u003cp>It is unclear whether these companies’ models of shepherding property owners through the process — and then selling the newly split lots or developing them themselves — are in keeping with the spirit of SB 9’s anti-speculation protections. Atkins declined to be interviewed and didn’t respond to a request for comment via email.\u003c/p>\n\u003cp>But both Mason and the Tremaines said their projects wouldn’t have happened without some kind of professional assistance. Brian Tremaine said he wouldn’t even have known where to start.\u003c/p>\n\u003cp>“If you ever go to the county, it’s impossible. … Who do you talk to?” he said. “That would have taken months — probably years, literally — just to figure it out.”\u003c/p>\n\u003cp>In Los Angeles, Mason is bracing for a duplex to be built behind his single-story home, while the Tremaines said they don’t yet know what kind of home might be built in their backyard.\u003c/p>\n\u003cp>But that’s not what worries Gail Tremaine. The law requires at least 40% of the existing lot to be sectioned off, which, in the Tremaines’ case, made for an awkward gerrymandering of the property. It meant they not only had to carve off the unused portion of their backyard but a portion of their front yard, as well.\u003c/p>\n\u003cp>“That kind of tugs at my heart a little,” she said. “You know, change is always hard. And the older you get, the harder change is.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"SB 9, which went into effect in January 2022, allows property owners to split their lot into two parcels and build a duplex on each lot.","status":"publish","parent":0,"modified":1711498816,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":true,"iframeSrcs":["https://datawrapper.dwcdn.net/ih4uc/4/"],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":48,"wordCount":2254},"headData":{"title":"These California Companies Want to Buy Your Backyard — and Build a House | KQED","description":"SB 9, which went into effect in January 2022, allows property owners to split their lot into two parcels and build a duplex on each lot.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"source":"TCRAM","sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980785/these-california-companies-want-to-buy-your-backyard-and-build-a-house","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Brian and Gail Tremaine moved to East San José 45 years ago for the quiet. On the outskirts of this Silicon Valley city, atop what was once an apricot orchard, the couple kept sheep, goats and horses.\u003c/p>\n\u003cp>They planted mulberry trees along the driveway and carved terraces and patios out of the sloping hillside, but a portion of the 1.7-acre property remained untamed.\u003c/p>\n\u003cp>“It’s just become an area where we need to do weed control and keep it clean because the county gets after us if the weeds get too high,” said Brian Tremaine, 75. “We’re getting to the age where we want less land.”\u003c/p>\n\u003cp>The couple first considered building an accessory dwelling unit (ADU) or backyard cottage. But the cost — with estimates ranging from $500,000 to $700,000 — was formidable, Brian Tremaine said, as was the idea of taking out a second mortgage.\u003c/p>\n\u003cfigure id=\"attachment_11979558\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979558\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Brian and Gail Tremaine stand in the parcel of land that will be carved from their original parcel in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>That’s when they learned about \u003ca href=\"https://www.buildcasa.com/\">BuildCasa \u003c/a>— a company that would purchase a portion of their backyard and assist them in splitting the lot under SB 9, a controversial law that went into effect in January 2022. It allows property owners to build up to two duplexes on most single-family properties.\u003c/p>\n\u003cp>At the time of its passage, supporters hailed it as the end of single-family zoning in California and an opportunity to spur more housing, while critics worried it would spark a dramatic shift in the makeup of California’s suburban neighborhoods. But in the first two years since the law was in effect, it has produced little in the way of either new lots or housing.\u003c/p>\n\u003cp>A KQED survey of 16 cities of varying sizes across the state found that between 2022 and 2023, the cities collectively approved 75 lot split applications and 112 applications for new units under the law. That’s compared to more than 8,800 ADUs the cities permitted during the same time frame.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"https://datawrapper.dwcdn.net/ih4uc/4/?v=3\" width=\"800\" height=\"620\" scrolling=\"yes\" class=\"iframe-class\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>However, a growing cadre of companies is hoping to jumpstart the construction of SB 9 projects by taking on the permitting and development work themselves, as well as making it easier for homeowners to take advantage of the law.\u003c/p>\n\u003cp>“These types of projects are really costly and complicated for a homeowner to take on,” said Ben Bear, co-founder and CEO of BuildCasa. “They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.”\u003c/p>\n\u003cp>In Southern California, \u003ca href=\"https://yardsworth.com/\">Yardsworth\u003c/a> has emerged with a model similar to BuildCasa. But unlike the latter company, which sells the lots to developers, Yardsworth plans to develop the lots themselves and either sell or rent out the new homes. Elsewhere in the state, other companies are specializing in particular aspects of SB 9.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘These types of projects are really costly and complicated for a homeowner to take on. They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Ben Bear, co-founder and CEO, BuildCasa.","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Bear said his clients make, on average, just over $100,000 selling the new lot — though in high-priced areas of the state, the amounts have been as high as $400,000. Homeowners get to keep their existing home and mortgage.\u003c/p>\n\u003cp>The tradeoff, he said, is a reduction in the value of the existing property by 10% or less.\u003c/p>\n\u003cp>“So there’s a major positive benefit when you compare those two numbers,” Bear said.\u003c/p>\n\u003cp>Whether these offers are enticing enough to encourage more homeowners to take advantage of SB 9 remains to be seen.\u003c/p>\n\u003cp>Muhammad Alameldin, a policy associate at the Terner Center for Housing Innovation at UC Berkeley, is skeptical that these companies alone can kickstart the construction of new housing because few projects are financially viable under SB 9. He said that without changing the law itself, it would likely result in only a smattering of new homes each year.\u003c/p>\n\u003cp>“If we do not go back after implementation and reform and fix some of the requirements of [SB 9],” he said, “then what’s the point of even having this big fight in the first place?”\u003c/p>\n\u003ch2>Slow uptake\u003c/h2>\n\u003cp>After the law went into effect, many cities implemented their own restrictions on SB 9 projects. Alameldin co-authored a \u003ca href=\"https://ternercenter.berkeley.edu/research-and-policy/sb-9-turns-one-applications/\">2023 report\u003c/a> detailing many of them: limitations on the size of new units, open space requirements and burdensome fees, to name a few.\u003c/p>\n\u003cp>It was a story that had been told before — with ADUs, which were first \u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=In%202016%2C%20the%20state%20legislature,zoning%20ordinances%20and%20permitting%20processes.\">legalized statewide in 2016\u003c/a>. It took several years and nearly a dozen new laws to reduce regulations and spur construction. In 2016, just over\u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=As%20soon%20as%20the%20first,19%25%20of%20new%20housing%20permits.\"> 1,000 ADUs were approved\u003c/a> across the state. In 2022, there were nearly 25,000 — comprising \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-open-data-tools/housing-element-implementation-and-apr-dashboard\">nearly a fifth\u003c/a> of the state’s estimated housing supply.\u003c/p>\n\u003cfigure id=\"attachment_11979557\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979557\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The plot of land that will be carved off of Gail and Brian Tremaine’s original lot in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It wasn’t by accident,” Alameldin said. “It was years and years of legislation by multiple authors from the Assembly and Senate, who kept improving the law year after year.”\u003c/p>\n\u003cp>State Sen. Toni Atkins, SB 9’s original author, has introduced a bill, \u003ca href=\"https://sd39.senate.ca.gov/news/20230320-senate-leader-atkins-introduces-legislation-improve-access-oversight-california-home\">SB 450\u003c/a>, that begins to address some of the issues that developers, planning staff and homeowners have faced. It would set a time limit for jurisdictions to approve or reject applications for SB 9 projects and mandate that new housing not be held to stricter design standards than other homes.\u003c/p>\n\u003cp>The bill passed in the Senate and Assembly last year but was then put on hold. It’s eligible for a floor vote this year.\u003c/p>\n\u003cp>In a statement, Atkins acknowledged the slow rollout of SB 9 and said she was committed to “finding solutions to the housing crisis by building on past legislative efforts, like SB 9.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration,” Atkins wrote. “SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.”\u003c/p>\n\u003cp>But even with the proposed changes, some developers said SB 450 doesn’t go far enough. Several said they would like to see an anti-speculation measure removed that requires applicants to live on the property for three years after undergoing a lot split.\u003c/p>\n\u003cp>Doing so would make the projects more enticing to developers, said Peter Taormina, the managing owner of a development company called Cypress Pacific Investors, who is hoping the provision can be changed in subsequent legislation.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration. SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"State Sen. Toni Atkins (D-San Diego)","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“You’re going to have to let the people that do this for a living, roll up their sleeves and do it,” said Taormina, who is in the process of completing an SB 9 project in Marina, California, that consists of splitting three parcels into six with a home and an in-law unit on each. “The end result will be [that] housing will be created.”\u003c/p>\n\u003cp>But Matt Lucido, co-founder and CEO of Yardsworth, identified less tangible barriers, as well. Most people simply aren’t aware of the bill, he said, and even if they are, they may be reluctant to sell a portion of their backyard.\u003c/p>\n\u003cp>“It’s a really emotional thing. People are attached to their backyards, even if they don’t use them,” he said. “You’re asking them to carve off a piece of the American dream.”\u003c/p>\n\u003cp>To help potential clients overcome this hurdle, Yardsworth introduced a \u003ca href=\"https://zerodownca.com/\">new offer\u003c/a> earlier this month: The company will fund the down payment on a new home in exchange for a portion of the homebuyer’s yet-to-sentimentalized backyard. Lucido said that can help solve two problems simultaneously — adding housing amid a shortage and helping renters become owners.\u003c/p>\n\u003ch2>Homeowners leverage their lots\u003c/h2>\n\u003cp>For those willing to take on an SB 9 project, the leaders of BuildCasa and Yardsworth said their clients tended to fall into two categories: retirees looking to downsize in place — similar to the Tremaines in San José — or younger homeowners hoping to leverage the equity in their properties without taking on debt.\u003c/p>\n\u003cp>The latter was the case for one of Yardsworth’s clients, former Olympian Jamele Mason, who competed in the 2012 Summer Games in the men’s 400-meter hurdles. Mason bought his South Los Angeles home in February 2020, right before the pandemic lockdowns.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"Related Stories ","postid":"news_11968455,news_11806332,news_11770372"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>At first, he thought maintaining the large backyard, with its lemon tree and pergola, would be a fun pastime. But, he quickly realized it was more work than pleasure.\u003c/p>\n\u003cp>“So, I ripped up all the grass that was in the back. I put in artificial turf to try to make it as low maintenance as possible,” he said. “Turns out there is still maintenance that needs to be done.”\u003c/p>\n\u003cp>He learned about Yardsworth while researching ways to pull equity out of his house without having to sell and contacted the company last fall to begin the process. In January, he began working for Yardsworth as a sales manager.\u003c/p>\n\u003cp>Mason, 34, said he plans to use the $135,000 he got from Yardsworth to buy an investment property in Houston, where he grew up. He hopes the additional property will set him up for a more comfortable retirement, something he admitted was a constant worry.\u003c/p>\n\u003cp>“I put everything I had into purchasing this house,” Mason said. “So, when I found out that I could pull the money out, I was like, ‘Wow, that’s actually a really cool way to leverage what I have.’”\u003c/p>\n\u003cp>In other cases, homeowners opt to keep their split lots vacant as an investment — either to pass down to their children or sell later. Such was the case with roughly half of Peter Riechers’ 80 or so clients, who are spread out across the state, he said. The president of civil engineering firm Riechers Engineering said he was so motivated by SB 9’s potential that he came out of a 15-year retirement when the law went into effect.\u003c/p>\n\u003cp>“It was so exciting — still is very exciting,” he said. “You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘It was so exciting — still is very exciting. You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Peter Riechers, president, Riechers Engineering","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Easton McAllister, the owner of DeBolt Civil Engineering, which is based out of Danville, said his company has taken on at least 50 lot splits. In roughly a dozen cases, he said he’s also offered to complete the work for free in exchange for an option to purchase the newly split lot.\u003c/p>\n\u003cp>It is unclear whether these companies’ models of shepherding property owners through the process — and then selling the newly split lots or developing them themselves — are in keeping with the spirit of SB 9’s anti-speculation protections. Atkins declined to be interviewed and didn’t respond to a request for comment via email.\u003c/p>\n\u003cp>But both Mason and the Tremaines said their projects wouldn’t have happened without some kind of professional assistance. Brian Tremaine said he wouldn’t even have known where to start.\u003c/p>\n\u003cp>“If you ever go to the county, it’s impossible. … Who do you talk to?” he said. “That would have taken months — probably years, literally — just to figure it out.”\u003c/p>\n\u003cp>In Los Angeles, Mason is bracing for a duplex to be built behind his single-story home, while the Tremaines said they don’t yet know what kind of home might be built in their backyard.\u003c/p>\n\u003cp>But that’s not what worries Gail Tremaine. The law requires at least 40% of the existing lot to be sectioned off, which, in the Tremaines’ case, made for an awkward gerrymandering of the property. It meant they not only had to carve off the unused portion of their backyard but a portion of their front yard, as well.\u003c/p>\n\u003cp>“That kind of tugs at my heart a little,” she said. “You know, change is always hard. And the older you get, the harder change is.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980785/these-california-companies-want-to-buy-your-backyard-and-build-a-house","authors":["11652"],"programs":["news_72"],"categories":["news_31795","news_6266","news_8"],"tags":["news_3921","news_18538","news_27626","news_31235","news_1775","news_27208","news_21358","news_33930","news_33929","news_29952","news_33928","news_5986"],"featImg":"news_11980876","label":"source_news_11980785"},"news_11980565":{"type":"posts","id":"news_11980565","meta":{"index":"posts_1591205157","site":"news","id":"11980565","score":null,"sort":[1711209608000]},"guestAuthors":[],"slug":"the-feds-want-organizations-to-give-cash-straight-to-renters-but-who-will-pay-for-it","title":"The Feds Want Organizations to Give Cash Straight to Renters. But Who Will Pay for It?","publishDate":1711209608,"format":"standard","headTitle":"The Feds Want Organizations to Give Cash Straight to Renters. But Who Will Pay for It? | KQED","labelTerm":{},"content":"\u003cp>Guaranteed income has become a buzzword in California as the state struggles to stop people from getting priced out of their homes and landing on the streets.\u003c/p>\n\u003cp>The latest entity pushing to give cash directly to people in need isn’t a nonprofit or an uber-progressive politician — it’s a massive federal agency not typically known for its innovation.\u003c/p>\n\u003cp>The U.S. Department of Housing and Urban Development is encouraging local housing authorities to experiment with giving cash directly to renters in pilot programs it wants to track. It wants to know if this simplified method, which cuts down on red tape and puts more power in tenants’ hands, works better than its decades-old approach: a voucher system where money flows from the federal government to the local housing authority to the landlord’s pocket.\u003c/p>\n\u003cp>If the tests succeed, they could inspire national change.\u003c/p>\n\u003cp>“This could be a significant sea change in how HUD implements subsidies,” said Jimar Wilson, vice president of the Southern California market for national housing nonprofit Enterprise Community Partners, which is considering getting involved in the test program.\u003c/p>\n\u003cp>Advocates say the pilots could help more people find housing by making landlords less likely to discriminate against renters who get federal aid. At least one California housing authority — in Silicon Valley — is very interested in participating.\u003c/p>\n\u003cp>But nobody knows what these programs would look like and, most importantly, how they would be funded. Despite advocating for guaranteed income pilot programs, HUD said it can’t use federal money, placing the idea in limbo until funding sources come forward. Santa Clara County’s housing authority has pushed back on HUD’s claim that it can’t use federal money for this purpose.\u003c/p>\n\u003cp>[aside link1='https://www.kqed.org/podcasts/soldout,Sold Out - Rethinking Housing in America' hero='https://cdn.kqed.org/wp-content/uploads/sites/35/2023/10/horizontal-image-1020x574.png']“HUD doing this and being willing to look at the role of cash aid or direct cash assistance or subsidies in this way is moving in the right direction,” said Jennifer Loving, CEO of Santa Clara County-based nonprofit Destination: Home. “What would make it incredibly perfect is if they were championing new funding for this.”\u003c/p>\n\u003cp>HUD published \u003ca href=\"https://www.huduser.gov/portal/pdredge/pdr-edge-frm-asst-sec-090523.html\">an online article in September\u003c/a> calling for nonprofits to partner with it on cash-aid pilots, convened \u003ca href=\"https://www.huduser.gov/portal/event/quarterlyupdate-November2023.html#:~:text=On%20Thursday%2C%20November%2016%2C%202023,cash%20assistance%20programs%20and%20housing.\">an in-person event in November\u003c/a> to discuss cash aid and has been hosting monthly virtual meetings on the topic attended by nonprofits and housing authorities around the country.\u003c/p>\n\u003cp>HUD offered CalMatters an interview with one of the September article’s co-authors — then rescinded the offer two days later. Instead, a HUD spokesperson sent an emailed statement that referenced the article, November event, and monthly meetings but failed to address several of CalMatters’ questions.\u003c/p>\n\u003cp>“The Biden-Harris Administration has made strides to expand, streamline, and strengthen the (Housing Choice Voucher) program, including continuing to explore a broad range of actions to improve and expand rental assistance for low-income households,” spokesperson Andra Higgs wrote.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003ch2>Why give people cash?\u003c/h2>\n\u003cp>The idea of giving cash directly to people in need, known as guaranteed income, is \u003ca href=\"https://calmatters.org/california-divide/2023/02/universal-basic-income/\">swiftly gaining traction in California\u003c/a>. Nonprofits, \u003ca href=\"https://www.kqed.org/forum/2010101895209/concord-launches-guaranteed-income-pilot-as-programs-gain-traction-in-the-bay-area\">cities\u003c/a> and counties throughout the state have launched \u003ca href=\"https://calmatters.org/california-divide/2024/01/guaranteed-income-program/\">dozens\u003c/a> of \u003ca href=\"https://www.kqed.org/news/11934613/gift-is-san-franciscos-guaranteed-income-program-for-transgender-people-heres-how-to-apply\">local programs\u003c/a>. Even Gov. Gavin Newsom recently \u003ca href=\"https://www.cdss.ca.gov/Portals/13/Press%20Releases/2023/CDSS-News-Release-Guaranteed-Income-Pilots.pdf\">set aside $35 million (PDF)\u003c/a> to fund a handful of programs testing the idea. \u003ca href=\"https://www.kqed.org/news/11946467/study-shows-limits-of-stocktons-guaranteed-income-program-during-pandemic\">Early results\u003c/a> suggest this model has helped people become more financially stable.\u003c/p>\n\u003cp>Philadelphia is already \u003ca href=\"https://phdcphila.org/residents-and-landlords/homebuyers-and-renters/phlhousing-plus/\">testing giving 300 renters cash instead of housing vouchers\u003c/a> — a program \u003ca href=\"https://www.npr.org/2024/03/19/1238053555/rent-cash-philadelphia-hud-housing-vouchers\">HUD is keeping a close eye on\u003c/a>.\u003c/p>\n\u003cp>So far, cash aid programs have been limited to scattered, small-scale, temporary pilots that lack the resources to scale up. HUD jumping into the ring marks the first time a federal agency is taking a cohesive look at the model and potentially creating a path for it to influence national policy.\u003c/p>\n\u003cp>“That’s what’s exciting about this, the fact that the initial call has come from HUD,” said Alexa Rosenberg, who co-leads Enterprise’s economic mobility initiatives.\u003c/p>\n\u003cp>HUD operates the country’s Housing Choice Voucher program (also known as Section 8), which doles out vouchers to low-income tenants who can’t afford market-rate rent. The program started in the 1970s as an alternative to place-based subsidized housing. Instead of having to rent an apartment in a building specifically designated as affordable housing, the tenant can use the voucher to pay a portion of the rent at any market-rate property. Payments under the voucher system go directly to the landlord, who first has to pass a housing inspection. Tenants pay 30% of their income toward rent, and the voucher covers the rest.\u003c/p>\n\u003cp>That system, which is a cornerstone of America’s subsidized housing program, has several problems. People languish for years on waitlists before they get a voucher, and many never get one at all. \u003ca href=\"https://www.cbpp.org/research/housing/families-wait-years-for-housing-vouchers-due-to-inadequate-funding\">Only about one in four households\u003c/a> eligible for rental assistance receives it, according to the Center on Budget and Policy Priorities.\u003c/p>\n\u003cp>For those tenants lucky enough to score a voucher, \u003ca href=\"https://www.huduser.gov/portal/portal/sites/default/files/pdf/Voucher-Success_Rates.pdf\">about 40% can’t use it (PDF)\u003c/a>: They either can’t find an apartment that meets HUD’s requirements or a landlord willing to accept the voucher, according to HUD data. Though California prohibits landlords from discriminating against a potential tenant based on their source of income, \u003ca href=\"https://www.latimes.com/california/story/2022-11-19/california-outlawed-section-8-housing-discrimination-why-it-still-persists\">many still refuse to rent to voucher-holders\u003c/a>.\u003c/p>\n\u003cp>The direct cash program could eliminate some of those issues. \u003ca href=\"https://www.huduser.gov/portal/sites/default/files/pdredge/DRA-proposal-9-5-23.pdf\">The housing department (PDF)\u003c/a> envisions allowing the tenant to inspect their own unit rather than having to wait for an official inspection from their local housing authority. And the landlord would not have to sign a contract with the housing authority. Instead, the renter would pay the landlord directly, just like any other renter. Advocates say that could help prevent discrimination.\u003c/p>\n\u003cp>Santa Clara County’s housing authority is “very interested” in participating, said deputy executive director Angie Garcia-Nguyen. Her team has been attending monthly virtual meetings hosted by HUD.\u003c/p>\n\u003cp>“We thought this would be a good opportunity to learn where we have been a barrier in folks achieving housing,” she said.\u003c/p>\n\u003cp>Margarita Lares, chief programs officer for the Housing Authority of the City of Los Angeles, is less convinced. She worries that without oversight, renters will spend the cash they get from this program on things other than rent — leaving their landlords in the lurch.\u003c/p>\n\u003cp>Not everyone within HUD is convinced cash is necessarily the answer, either. The current voucher system is working, said Richard Monocchio, principal deputy assistant secretary of HUD’s Office of Public and Indian Housing. He called it “the best homelessness prevention program of all time.” While he said he has nothing against testing cash aid, he doesn’t think it will prevent discrimination, and he’s focused instead on increasing resources for the existing program.\u003c/p>\n\u003cp>“I don’t want to do anything to diminish this program,” he said. “I mean, it’s the largest rental assistance program in history, and it works.”\u003c/p>\n\u003cfigure id=\"attachment_11980574\" class=\"wp-caption aligncenter\" style=\"max-width: 1024px\">\u003ca href=\"https://ww2.kqed.org/news/2024/03/23/the-feds-want-organizations-to-give-cash-straight-to-renters-but-who-will-pay-for-it/sfchroniclehousingcrunch/\" rel=\"attachment wp-att-11980574\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980574\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817.jpg\" alt=\"\" width=\"1024\" height=\"683\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817.jpg 1024w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817-800x534.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817-160x107.jpg 160w\" sizes=\"(max-width: 1024px) 100vw, 1024px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">With the housing crisis in California, many nonprofit groups and advocates are eager for new ways to improve access to affordable housing. \u003ccite>(Gabrielle Lurie/The San Francisco Chronicle via Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>So, who’s paying for this?\u003c/h2>\n\u003cp>Santa Clara County’s main hang-up when it comes to a cash-aid pilot? A lack of money.\u003c/p>\n\u003cp>\u003ca href=\"https://www.huduser.gov/portal/pdredge/pdr-edge-frm-asst-sec-090523.html\">HUD said it doesn’t have the authority\u003c/a> to use federal funds to pay for this experiment. Garcia-Nguyen disagrees. She said Santa Clara County, as part of \u003ca href=\"https://www.hud.gov/mtw\">HUD’s Moving to Work program\u003c/a> — which is supposed to fund innovation — should be allowed to use federal dollars.\u003c/p>\n\u003cp>Without federal money, Garcia-Nguyen doesn’t see a way forward. Their average housing voucher payment is $2,200 per month. HUD envisions these pilots lasting up to four years, and experts say each one likely would need a few hundred people in order to demonstrate convincing results.\u003c/p>\n\u003cp>“We’re going to need a lot of money,” Garcia-Nguyen said.\u003c/p>\n\u003cp>HUD has indicated it will reconsider its position on Moving to Work funds, Garcia-Nguyen said, and now they’re waiting for the agency’s final determination.\u003c/p>\n\u003cp>HUD declined to comment to CalMatters on the funding question.\u003c/p>\n\u003cp>In the meantime, HUD expects nonprofits to pay for this effort. But so far, none has committed.\u003c/p>\n\u003cp>“We haven’t seen our members jumping at this,” said Amanda Misiko Andere, CEO of Funders Together to End Homelessness, an organization made up of homelessness nonprofits.\u003c/p>\n\u003cp>[pullquote size=\"medium\" align=\"right\" citation=\"Angie Garcia-Nguyen, Santa Clara County housing authority\"]‘We’re going to need a lot of money.’[/pullquote]Housing organizations generally support the concept of cash aid, but are reluctant to be the first one to throw their hat in the ring, said Jeanne Fekade-Sellassie, executive director of Funders for Housing and Opportunity. Before they commit, they want more details about what the programs will look like.\u003c/p>\n\u003cp>So far, HUD’s best bet is likely Enterprise. The national housing nonprofit could act as an umbrella agency that helps coordinate the pilots — making sure they operate with similar guidelines, setting evaluation metrics and bringing together funders, Rosenberg said.\u003c/p>\n\u003cp>Enterprise wants a year to plan its approach, pick locations for pilots and identify resources. Just to fund that year of planning, Enterprise will need about $850,000, Rosenberg said. After that, she estimates it would cost between $4.7 million and $7.7 million to fund each pilot for between three and five years, plus an additional $2 or $3 million in infrastructure costs. She hopes they launch at least five pilots.\u003c/p>\n\u003cp>But Enterprise isn’t committing to anything until it has funding in hand.\u003c/p>\n\u003ch2>What comes next for HUD rent experiment?\u003c/h2>\n\u003cp>Even if these pilot programs get off the ground and succeed — essentially proving to the federal government that cash payments work — what happens next is unclear. HUD has promised to watch these pilots carefully and learn from them, and if they work, it could use the data to encourage Congress to fund larger programs where HUD plays a bigger role.\u003c/p>\n\u003cp>Any overarching change to the way HUD doles out housing assistance also would require Congressional approval, which is no small feat. That could take years if it happens at all.\u003c/p>\n\u003cp>But in the meantime, HUD could incorporate the change into its policy in smaller ways. For example, HUD could decide that the roughly 130 members of its Moving to Work program (including Santa Clara County) can give cash directly to renters, Rosenberg said.\u003c/p>\n\u003cp>Garcia-Nguyen hopes the pilot program will help spark some sort of federal change.\u003c/p>\n\u003cp>“Would I see it in my lifetime? I don’t know,” she said. “But I hope to at least be part of it, part of what helped discover it.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"The U.S. Department of Housing and Urban Development wants to study pilot programs that give cash straight to renters — instead of vouchers.","status":"publish","parent":0,"modified":1711391953,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":43,"wordCount":1879},"headData":{"title":"The Feds Want Organizations to Give Cash Straight to Renters. But Who Will Pay for It? | KQED","description":"The U.S. Department of Housing and Urban Development wants to study pilot programs that give cash straight to renters — instead of vouchers.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"source":"CalMatters","sourceUrl":"https://calmatters.org/housing/homelessness/2024/03/california-renters-federal-cash/","sticky":false,"nprByline":"\u003ca href=\"https://calmatters.org/author/marisa-kendall/\">Marisa Kendall\u003c/a>","excludeFromSiteSearch":"Include","showOnAuthorArchivePages":"No","articleAge":"0","path":"/news/11980565/the-feds-want-organizations-to-give-cash-straight-to-renters-but-who-will-pay-for-it","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Guaranteed income has become a buzzword in California as the state struggles to stop people from getting priced out of their homes and landing on the streets.\u003c/p>\n\u003cp>The latest entity pushing to give cash directly to people in need isn’t a nonprofit or an uber-progressive politician — it’s a massive federal agency not typically known for its innovation.\u003c/p>\n\u003cp>The U.S. Department of Housing and Urban Development is encouraging local housing authorities to experiment with giving cash directly to renters in pilot programs it wants to track. It wants to know if this simplified method, which cuts down on red tape and puts more power in tenants’ hands, works better than its decades-old approach: a voucher system where money flows from the federal government to the local housing authority to the landlord’s pocket.\u003c/p>\n\u003cp>If the tests succeed, they could inspire national change.\u003c/p>\n\u003cp>“This could be a significant sea change in how HUD implements subsidies,” said Jimar Wilson, vice president of the Southern California market for national housing nonprofit Enterprise Community Partners, which is considering getting involved in the test program.\u003c/p>\n\u003cp>Advocates say the pilots could help more people find housing by making landlords less likely to discriminate against renters who get federal aid. At least one California housing authority — in Silicon Valley — is very interested in participating.\u003c/p>\n\u003cp>But nobody knows what these programs would look like and, most importantly, how they would be funded. Despite advocating for guaranteed income pilot programs, HUD said it can’t use federal money, placing the idea in limbo until funding sources come forward. Santa Clara County’s housing authority has pushed back on HUD’s claim that it can’t use federal money for this purpose.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"link1":"https://www.kqed.org/podcasts/soldout,Sold Out - Rethinking Housing in America","hero":"https://cdn.kqed.org/wp-content/uploads/sites/35/2023/10/horizontal-image-1020x574.png","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“HUD doing this and being willing to look at the role of cash aid or direct cash assistance or subsidies in this way is moving in the right direction,” said Jennifer Loving, CEO of Santa Clara County-based nonprofit Destination: Home. “What would make it incredibly perfect is if they were championing new funding for this.”\u003c/p>\n\u003cp>HUD published \u003ca href=\"https://www.huduser.gov/portal/pdredge/pdr-edge-frm-asst-sec-090523.html\">an online article in September\u003c/a> calling for nonprofits to partner with it on cash-aid pilots, convened \u003ca href=\"https://www.huduser.gov/portal/event/quarterlyupdate-November2023.html#:~:text=On%20Thursday%2C%20November%2016%2C%202023,cash%20assistance%20programs%20and%20housing.\">an in-person event in November\u003c/a> to discuss cash aid and has been hosting monthly virtual meetings on the topic attended by nonprofits and housing authorities around the country.\u003c/p>\n\u003cp>HUD offered CalMatters an interview with one of the September article’s co-authors — then rescinded the offer two days later. Instead, a HUD spokesperson sent an emailed statement that referenced the article, November event, and monthly meetings but failed to address several of CalMatters’ questions.\u003c/p>\n\u003cp>“The Biden-Harris Administration has made strides to expand, streamline, and strengthen the (Housing Choice Voucher) program, including continuing to explore a broad range of actions to improve and expand rental assistance for low-income households,” spokesperson Andra Higgs wrote.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003ch2>Why give people cash?\u003c/h2>\n\u003cp>The idea of giving cash directly to people in need, known as guaranteed income, is \u003ca href=\"https://calmatters.org/california-divide/2023/02/universal-basic-income/\">swiftly gaining traction in California\u003c/a>. Nonprofits, \u003ca href=\"https://www.kqed.org/forum/2010101895209/concord-launches-guaranteed-income-pilot-as-programs-gain-traction-in-the-bay-area\">cities\u003c/a> and counties throughout the state have launched \u003ca href=\"https://calmatters.org/california-divide/2024/01/guaranteed-income-program/\">dozens\u003c/a> of \u003ca href=\"https://www.kqed.org/news/11934613/gift-is-san-franciscos-guaranteed-income-program-for-transgender-people-heres-how-to-apply\">local programs\u003c/a>. Even Gov. Gavin Newsom recently \u003ca href=\"https://www.cdss.ca.gov/Portals/13/Press%20Releases/2023/CDSS-News-Release-Guaranteed-Income-Pilots.pdf\">set aside $35 million (PDF)\u003c/a> to fund a handful of programs testing the idea. \u003ca href=\"https://www.kqed.org/news/11946467/study-shows-limits-of-stocktons-guaranteed-income-program-during-pandemic\">Early results\u003c/a> suggest this model has helped people become more financially stable.\u003c/p>\n\u003cp>Philadelphia is already \u003ca href=\"https://phdcphila.org/residents-and-landlords/homebuyers-and-renters/phlhousing-plus/\">testing giving 300 renters cash instead of housing vouchers\u003c/a> — a program \u003ca href=\"https://www.npr.org/2024/03/19/1238053555/rent-cash-philadelphia-hud-housing-vouchers\">HUD is keeping a close eye on\u003c/a>.\u003c/p>\n\u003cp>So far, cash aid programs have been limited to scattered, small-scale, temporary pilots that lack the resources to scale up. HUD jumping into the ring marks the first time a federal agency is taking a cohesive look at the model and potentially creating a path for it to influence national policy.\u003c/p>\n\u003cp>“That’s what’s exciting about this, the fact that the initial call has come from HUD,” said Alexa Rosenberg, who co-leads Enterprise’s economic mobility initiatives.\u003c/p>\n\u003cp>HUD operates the country’s Housing Choice Voucher program (also known as Section 8), which doles out vouchers to low-income tenants who can’t afford market-rate rent. The program started in the 1970s as an alternative to place-based subsidized housing. Instead of having to rent an apartment in a building specifically designated as affordable housing, the tenant can use the voucher to pay a portion of the rent at any market-rate property. Payments under the voucher system go directly to the landlord, who first has to pass a housing inspection. Tenants pay 30% of their income toward rent, and the voucher covers the rest.\u003c/p>\n\u003cp>That system, which is a cornerstone of America’s subsidized housing program, has several problems. People languish for years on waitlists before they get a voucher, and many never get one at all. \u003ca href=\"https://www.cbpp.org/research/housing/families-wait-years-for-housing-vouchers-due-to-inadequate-funding\">Only about one in four households\u003c/a> eligible for rental assistance receives it, according to the Center on Budget and Policy Priorities.\u003c/p>\n\u003cp>For those tenants lucky enough to score a voucher, \u003ca href=\"https://www.huduser.gov/portal/portal/sites/default/files/pdf/Voucher-Success_Rates.pdf\">about 40% can’t use it (PDF)\u003c/a>: They either can’t find an apartment that meets HUD’s requirements or a landlord willing to accept the voucher, according to HUD data. Though California prohibits landlords from discriminating against a potential tenant based on their source of income, \u003ca href=\"https://www.latimes.com/california/story/2022-11-19/california-outlawed-section-8-housing-discrimination-why-it-still-persists\">many still refuse to rent to voucher-holders\u003c/a>.\u003c/p>\n\u003cp>The direct cash program could eliminate some of those issues. \u003ca href=\"https://www.huduser.gov/portal/sites/default/files/pdredge/DRA-proposal-9-5-23.pdf\">The housing department (PDF)\u003c/a> envisions allowing the tenant to inspect their own unit rather than having to wait for an official inspection from their local housing authority. And the landlord would not have to sign a contract with the housing authority. Instead, the renter would pay the landlord directly, just like any other renter. Advocates say that could help prevent discrimination.\u003c/p>\n\u003cp>Santa Clara County’s housing authority is “very interested” in participating, said deputy executive director Angie Garcia-Nguyen. Her team has been attending monthly virtual meetings hosted by HUD.\u003c/p>\n\u003cp>“We thought this would be a good opportunity to learn where we have been a barrier in folks achieving housing,” she said.\u003c/p>\n\u003cp>Margarita Lares, chief programs officer for the Housing Authority of the City of Los Angeles, is less convinced. She worries that without oversight, renters will spend the cash they get from this program on things other than rent — leaving their landlords in the lurch.\u003c/p>\n\u003cp>Not everyone within HUD is convinced cash is necessarily the answer, either. The current voucher system is working, said Richard Monocchio, principal deputy assistant secretary of HUD’s Office of Public and Indian Housing. He called it “the best homelessness prevention program of all time.” While he said he has nothing against testing cash aid, he doesn’t think it will prevent discrimination, and he’s focused instead on increasing resources for the existing program.\u003c/p>\n\u003cp>“I don’t want to do anything to diminish this program,” he said. “I mean, it’s the largest rental assistance program in history, and it works.”\u003c/p>\n\u003cfigure id=\"attachment_11980574\" class=\"wp-caption aligncenter\" style=\"max-width: 1024px\">\u003ca href=\"https://ww2.kqed.org/news/2024/03/23/the-feds-want-organizations-to-give-cash-straight-to-renters-but-who-will-pay-for-it/sfchroniclehousingcrunch/\" rel=\"attachment wp-att-11980574\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980574\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817.jpg\" alt=\"\" width=\"1024\" height=\"683\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817.jpg 1024w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817-800x534.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1309172817-160x107.jpg 160w\" sizes=\"(max-width: 1024px) 100vw, 1024px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">With the housing crisis in California, many nonprofit groups and advocates are eager for new ways to improve access to affordable housing. \u003ccite>(Gabrielle Lurie/The San Francisco Chronicle via Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>So, who’s paying for this?\u003c/h2>\n\u003cp>Santa Clara County’s main hang-up when it comes to a cash-aid pilot? A lack of money.\u003c/p>\n\u003cp>\u003ca href=\"https://www.huduser.gov/portal/pdredge/pdr-edge-frm-asst-sec-090523.html\">HUD said it doesn’t have the authority\u003c/a> to use federal funds to pay for this experiment. Garcia-Nguyen disagrees. She said Santa Clara County, as part of \u003ca href=\"https://www.hud.gov/mtw\">HUD’s Moving to Work program\u003c/a> — which is supposed to fund innovation — should be allowed to use federal dollars.\u003c/p>\n\u003cp>Without federal money, Garcia-Nguyen doesn’t see a way forward. Their average housing voucher payment is $2,200 per month. HUD envisions these pilots lasting up to four years, and experts say each one likely would need a few hundred people in order to demonstrate convincing results.\u003c/p>\n\u003cp>“We’re going to need a lot of money,” Garcia-Nguyen said.\u003c/p>\n\u003cp>HUD has indicated it will reconsider its position on Moving to Work funds, Garcia-Nguyen said, and now they’re waiting for the agency’s final determination.\u003c/p>\n\u003cp>HUD declined to comment to CalMatters on the funding question.\u003c/p>\n\u003cp>In the meantime, HUD expects nonprofits to pay for this effort. But so far, none has committed.\u003c/p>\n\u003cp>“We haven’t seen our members jumping at this,” said Amanda Misiko Andere, CEO of Funders Together to End Homelessness, an organization made up of homelessness nonprofits.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘We’re going to need a lot of money.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Angie Garcia-Nguyen, Santa Clara County housing authority","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Housing organizations generally support the concept of cash aid, but are reluctant to be the first one to throw their hat in the ring, said Jeanne Fekade-Sellassie, executive director of Funders for Housing and Opportunity. Before they commit, they want more details about what the programs will look like.\u003c/p>\n\u003cp>So far, HUD’s best bet is likely Enterprise. The national housing nonprofit could act as an umbrella agency that helps coordinate the pilots — making sure they operate with similar guidelines, setting evaluation metrics and bringing together funders, Rosenberg said.\u003c/p>\n\u003cp>Enterprise wants a year to plan its approach, pick locations for pilots and identify resources. Just to fund that year of planning, Enterprise will need about $850,000, Rosenberg said. After that, she estimates it would cost between $4.7 million and $7.7 million to fund each pilot for between three and five years, plus an additional $2 or $3 million in infrastructure costs. She hopes they launch at least five pilots.\u003c/p>\n\u003cp>But Enterprise isn’t committing to anything until it has funding in hand.\u003c/p>\n\u003ch2>What comes next for HUD rent experiment?\u003c/h2>\n\u003cp>Even if these pilot programs get off the ground and succeed — essentially proving to the federal government that cash payments work — what happens next is unclear. HUD has promised to watch these pilots carefully and learn from them, and if they work, it could use the data to encourage Congress to fund larger programs where HUD plays a bigger role.\u003c/p>\n\u003cp>Any overarching change to the way HUD doles out housing assistance also would require Congressional approval, which is no small feat. That could take years if it happens at all.\u003c/p>\n\u003cp>But in the meantime, HUD could incorporate the change into its policy in smaller ways. For example, HUD could decide that the roughly 130 members of its Moving to Work program (including Santa Clara County) can give cash directly to renters, Rosenberg said.\u003c/p>\n\u003cp>Garcia-Nguyen hopes the pilot program will help spark some sort of federal change.\u003c/p>\n\u003cp>“Would I see it in my lifetime? I don’t know,” she said. “But I hope to at least be part of it, part of what helped discover it.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980565/the-feds-want-organizations-to-give-cash-straight-to-renters-but-who-will-pay-for-it","authors":["byline_news_11980565"],"categories":["news_6266","news_8"],"tags":["news_3921","news_829","news_20809"],"affiliates":["news_18481"],"featImg":"news_11980571","label":"source_news_11980565"},"news_11980492":{"type":"posts","id":"news_11980492","meta":{"index":"posts_1591205157","site":"news","id":"11980492","score":null,"sort":[1711139574000]},"guestAuthors":[],"slug":"berkeley-voters-could-face-competing-tenant-protection-measures-in-november","title":"Berkeley Voters Could Face Competing Tenant Protection Measures in November","publishDate":1711139574,"format":"standard","headTitle":"Berkeley Voters Could Face Competing Tenant Protection Measures in November | KQED","labelTerm":{"site":"news"},"content":"\u003cp>Berkeley landlords aim to get a measure on the November ballot that would de-fang the city’s rent board and dedicate more money for rent relief — an initiative that could potentially set the stage for dueling ballot measures between landlord and tenant groups.\u003c/p>\n\u003cp>It’s the latest effort by Bay Area property owners to fight tenant protections at the ballot box. In Concord, a referendum drive is underway to undo the city’s recently adopted rent control plan. A \u003ca href=\"https://www.kqed.org/news/11977071/larkspur-voters-to-decide-future-of-rent-control-in-their-city\">similar referendum\u003c/a> in Larkspur narrowly failed earlier this month.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Krista Gulbransen, executive director, Berkeley Property Owners Association\"]‘I think the voters are ready for a citizens’ initiative like this one. I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.’[/pullquote]Property owners in Berkeley began gathering signatures on Thursday in hopes of putting their own initiative on the ballot that would make sweeping changes to the city’s rent board, modify grounds for evictions, and exempt more properties from the city’s rent stabilization and eviction ordinance. The plan also calls for a rent relief fund for certain tenants who can’t pay, among other changes.\u003c/p>\n\u003cp>“I think the voters are ready for a citizens’ initiative like this one,” said Krista Gulbransen, executive director of the Berkeley Property Owners Association, which is behind the effort. “I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.”\u003c/p>\n\u003cp>The effort follows one from renters’ advocates, who have been collecting signatures since early March for their own measure that would strengthen the city’s tenant protections. In a statement, rent board chair Leah Simon-Weisberg blasted the property owners’ proposal.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos,” Simon-Weisberg said. “Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.”\u003c/p>\n\u003cp>The property owners’ initiative would exempt more owner-occupied properties from the city’s rent stabilization and eviction ordinance, raise the rent cap slightly to 7.1%, and allow landlords to negotiate with tenants for even higher increases in exchange for more services or amenities.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Leah Simon-Weisberg, chair, Berkeley Rent Board\"]‘I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos. Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.’[/pullquote]But perhaps the most substantial of its proposed changes are to the city’s rent board. It would strip the rent board of certain powers, including eliminating its ability to reduce rents in the case of tenant relocation or repairs, determine whether property owners comply with health and safety laws, and intervene as an interested party in lawsuits. It would also eliminate commissioners’ salaries and require the board to be audited every three years.\u003c/p>\n\u003cp>Should the proposal be challenged in court, the city must defend the initiative and protect its proponents from damages.\u003c/p>\n\u003cp>For the rent relief fund proposed in the initiative, Gulbransen said property owners are still reeling from rents lost during the pandemic.\u003c/p>\n\u003cp>“This rent relief fund is critical,” she said. “I have property owners who are still struggling.”\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"news_11977071,news_11970062,news_11975969\"]Gulbransen has \u003ca href=\"https://www.berkeleyside.org/2017/03/31/opinion-berkeley-done-bait-switch-using-housing-funds-buy-new-council-chambers\">criticized city leaders\u003c/a> for misusing money from the measure. The Berkeley Property Owners Association sponsored a competing initiative at the time, Measure DD, that would have implemented a more modest tax increase. Voters rejected that measure \u003ca href=\"https://www.berkeleyside.org/2016/10/12/real-estate-interests-spend-big-in-berkeley-to-defeat-spike-in-rental-tax\">despite landlords spending over $780,000\u003c/a>.\u003c/p>\n\u003cp>The association’s initiative would ensure that a portion of the 2016 tax is dedicated to rent relief, raising an estimated $1.2 million annually and creating a new committee to oversee the program.\u003c/p>\n\u003cp>Berkeley’s current rent relief fund, the \u003ca href=\"https://berkeleyca.gov/community-recreation/affordable-housing-berkeley/housing-retention-program\">Housing Retention Program\u003c/a>, is administered by the Eviction Defense Center. Anne Tamiko Omura, Executive Director of the center, called the program one of the best in the Bay Area.\u003c/p>\n\u003cp>“It has put millions of dollars into landlord pockets and kept hundreds of low-income tenants housed,” she wrote in an email to KQED. “My gut reaction is, ‘If it ain’t broken, don’t fix it.'”\u003c/p>\n\u003cp>Berkeley Rent Board Vice Chair Soli Alpert said he wants to see more money dedicated to the city’s existing rent relief fund, but he’s critical of the association’s proposal, dismissing it as “a distraction.”\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Anne Tamiko Omura, executive director, Eviction Defense Center\"]‘My gut reaction is, ‘If it ain’t broken, don’t fix it.”[/pullquote]“I don’t think the landlords should be in charge of what happens with the landlord tax,” he said. “Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.”\u003c/p>\n\u003cp>Simon-Weisberg and Alpert are the proponents behind another ballot measure, developed and approved by the rent board. It would strengthen existing renter protections by removing an exception for two-unit rentals that were grandfathered into the Berkeley Rent Stabilization Ordinance, subjecting them to both rent control and just-cause protections.\u003c/p>\n\u003cp>The proposed Berkeley Tenant Protection and Right to Organize Act would also establish the right to form tenant associations. With support from 50% plus one occupied units in a complex, tenants could form a union and demand their landlord negotiate over grievances.\u003c/p>\n\u003cp>San Francisco became the first city in the country to pass such \u003ca href=\"https://www.sf.gov/news/new-legislation-tenant-organizing-and-tenant-associations#:~:text=The%20Right%2DTo%2DOrganize%20legislation,surveys)%20to%20ascertain%20interest%20in\">right-to-organize legislation\u003c/a> in 2022.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Soli Alpert, vice chair, Berkeley Rent Board\"]‘I don’t think the landlords should be in charge of what happens with the landlord tax. Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.’[/pullquote]The initiative by the Berkeley Property Owners Association would establish a higher threshold for creating a tenants’ union, requiring two-thirds of occupied rental units to sign on. Owners would have to confer with associations in good faith, but unlike the tenant advocates’ proposal, the rent board wouldn’t have the authority to define the terms of a “good faith” negotiation.\u003c/p>\n\u003cp>The property owners’ proposal also seeks a less restrictive form of eviction protection than what the tenant advocates are seeking. Under the tenants’ plan, renters couldn’t be evicted if they owe less than the equivalent of one month’s fair market rent — an amount determined by the federal Department of Housing and Urban Development.\u003c/p>\n\u003cp>Under the property owners’ proposal, evictions would be prohibited if the tenant owes less than one month of the rent outlined in their lease agreement unless they haven’t paid for more than 90 days, among a few other modifications.\u003c/p>\n\u003cp>Gulbransen said the association added these changes in response to the tenants’ proposed ballot initiative in the hopes that it would entice more voters to support their competing proposal.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"Landlords and tenant advocates are gathering signatures to put competing rent control and tenant protection measures on the November ballot.","status":"publish","parent":0,"modified":1711141817,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":26,"wordCount":1282},"headData":{"title":"Berkeley Voters Could Face Competing Tenant Protection Measures in November | KQED","description":"Landlords and tenant advocates are gathering signatures to put competing rent control and tenant protection measures on the November ballot.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980492/berkeley-voters-could-face-competing-tenant-protection-measures-in-november","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Berkeley landlords aim to get a measure on the November ballot that would de-fang the city’s rent board and dedicate more money for rent relief — an initiative that could potentially set the stage for dueling ballot measures between landlord and tenant groups.\u003c/p>\n\u003cp>It’s the latest effort by Bay Area property owners to fight tenant protections at the ballot box. In Concord, a referendum drive is underway to undo the city’s recently adopted rent control plan. A \u003ca href=\"https://www.kqed.org/news/11977071/larkspur-voters-to-decide-future-of-rent-control-in-their-city\">similar referendum\u003c/a> in Larkspur narrowly failed earlier this month.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I think the voters are ready for a citizens’ initiative like this one. I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Krista Gulbransen, executive director, Berkeley Property Owners Association","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Property owners in Berkeley began gathering signatures on Thursday in hopes of putting their own initiative on the ballot that would make sweeping changes to the city’s rent board, modify grounds for evictions, and exempt more properties from the city’s rent stabilization and eviction ordinance. The plan also calls for a rent relief fund for certain tenants who can’t pay, among other changes.\u003c/p>\n\u003cp>“I think the voters are ready for a citizens’ initiative like this one,” said Krista Gulbransen, executive director of the Berkeley Property Owners Association, which is behind the effort. “I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.”\u003c/p>\n\u003cp>The effort follows one from renters’ advocates, who have been collecting signatures since early March for their own measure that would strengthen the city’s tenant protections. In a statement, rent board chair Leah Simon-Weisberg blasted the property owners’ proposal.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos,” Simon-Weisberg said. “Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.”\u003c/p>\n\u003cp>The property owners’ initiative would exempt more owner-occupied properties from the city’s rent stabilization and eviction ordinance, raise the rent cap slightly to 7.1%, and allow landlords to negotiate with tenants for even higher increases in exchange for more services or amenities.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos. Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Leah Simon-Weisberg, chair, Berkeley Rent Board","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>But perhaps the most substantial of its proposed changes are to the city’s rent board. It would strip the rent board of certain powers, including eliminating its ability to reduce rents in the case of tenant relocation or repairs, determine whether property owners comply with health and safety laws, and intervene as an interested party in lawsuits. It would also eliminate commissioners’ salaries and require the board to be audited every three years.\u003c/p>\n\u003cp>Should the proposal be challenged in court, the city must defend the initiative and protect its proponents from damages.\u003c/p>\n\u003cp>For the rent relief fund proposed in the initiative, Gulbransen said property owners are still reeling from rents lost during the pandemic.\u003c/p>\n\u003cp>“This rent relief fund is critical,” she said. “I have property owners who are still struggling.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"Related Stories ","postid":"news_11977071,news_11970062,news_11975969"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Gulbransen has \u003ca href=\"https://www.berkeleyside.org/2017/03/31/opinion-berkeley-done-bait-switch-using-housing-funds-buy-new-council-chambers\">criticized city leaders\u003c/a> for misusing money from the measure. The Berkeley Property Owners Association sponsored a competing initiative at the time, Measure DD, that would have implemented a more modest tax increase. Voters rejected that measure \u003ca href=\"https://www.berkeleyside.org/2016/10/12/real-estate-interests-spend-big-in-berkeley-to-defeat-spike-in-rental-tax\">despite landlords spending over $780,000\u003c/a>.\u003c/p>\n\u003cp>The association’s initiative would ensure that a portion of the 2016 tax is dedicated to rent relief, raising an estimated $1.2 million annually and creating a new committee to oversee the program.\u003c/p>\n\u003cp>Berkeley’s current rent relief fund, the \u003ca href=\"https://berkeleyca.gov/community-recreation/affordable-housing-berkeley/housing-retention-program\">Housing Retention Program\u003c/a>, is administered by the Eviction Defense Center. Anne Tamiko Omura, Executive Director of the center, called the program one of the best in the Bay Area.\u003c/p>\n\u003cp>“It has put millions of dollars into landlord pockets and kept hundreds of low-income tenants housed,” she wrote in an email to KQED. “My gut reaction is, ‘If it ain’t broken, don’t fix it.'”\u003c/p>\n\u003cp>Berkeley Rent Board Vice Chair Soli Alpert said he wants to see more money dedicated to the city’s existing rent relief fund, but he’s critical of the association’s proposal, dismissing it as “a distraction.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘My gut reaction is, ‘If it ain’t broken, don’t fix it.”","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Anne Tamiko Omura, executive director, Eviction Defense Center","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“I don’t think the landlords should be in charge of what happens with the landlord tax,” he said. “Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.”\u003c/p>\n\u003cp>Simon-Weisberg and Alpert are the proponents behind another ballot measure, developed and approved by the rent board. It would strengthen existing renter protections by removing an exception for two-unit rentals that were grandfathered into the Berkeley Rent Stabilization Ordinance, subjecting them to both rent control and just-cause protections.\u003c/p>\n\u003cp>The proposed Berkeley Tenant Protection and Right to Organize Act would also establish the right to form tenant associations. With support from 50% plus one occupied units in a complex, tenants could form a union and demand their landlord negotiate over grievances.\u003c/p>\n\u003cp>San Francisco became the first city in the country to pass such \u003ca href=\"https://www.sf.gov/news/new-legislation-tenant-organizing-and-tenant-associations#:~:text=The%20Right%2DTo%2DOrganize%20legislation,surveys)%20to%20ascertain%20interest%20in\">right-to-organize legislation\u003c/a> in 2022.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I don’t think the landlords should be in charge of what happens with the landlord tax. Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Soli Alpert, vice chair, Berkeley Rent Board","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>The initiative by the Berkeley Property Owners Association would establish a higher threshold for creating a tenants’ union, requiring two-thirds of occupied rental units to sign on. Owners would have to confer with associations in good faith, but unlike the tenant advocates’ proposal, the rent board wouldn’t have the authority to define the terms of a “good faith” negotiation.\u003c/p>\n\u003cp>The property owners’ proposal also seeks a less restrictive form of eviction protection than what the tenant advocates are seeking. Under the tenants’ plan, renters couldn’t be evicted if they owe less than the equivalent of one month’s fair market rent — an amount determined by the federal Department of Housing and Urban Development.\u003c/p>\n\u003cp>Under the property owners’ proposal, evictions would be prohibited if the tenant owes less than one month of the rent outlined in their lease agreement unless they haven’t paid for more than 90 days, among a few other modifications.\u003c/p>\n\u003cp>Gulbransen said the association added these changes in response to the tenants’ proposed ballot initiative in the hopes that it would entice more voters to support their competing proposal.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980492/berkeley-voters-could-face-competing-tenant-protection-measures-in-november","authors":["11276"],"categories":["news_6266","news_8"],"tags":["news_33470","news_3921","news_129","news_33922","news_21883","news_27626","news_1775","news_27208","news_3924","news_29083","news_33663"],"featImg":"news_11980500","label":"news"},"news_11977258":{"type":"posts","id":"news_11977258","meta":{"index":"posts_1591205157","site":"news","id":"11977258","score":null,"sort":[1709071234000]},"guestAuthors":[],"slug":"despite-progress-santa-clara-county-sees-sharp-rise-in-first-time-homelessness","title":"Despite Progress, Santa Clara County Sees Sharp Rise in First-Time Homelessness","publishDate":1709071234,"format":"standard","headTitle":"Despite Progress, Santa Clara County Sees Sharp Rise in First-Time Homelessness | KQED","labelTerm":{"site":"news"},"content":"\u003cp>The rate of new people falling into homelessness in Santa Clara County spiked 24% last year, even as the county housed more people than ever before in a single year, according to a \u003ca href=\"https://destinationhomesv.org/documents/2024/02/2023-year-end-progress-report.pdf/\">report released Tuesday\u003c/a>.\u003c/p>\n\u003cp>The report from The Santa Clara County Continuum of Care and Destination Home details the county’s progress toward meeting the goals of its 2020–25 Community Plan to End Homelessness. It found that the county was able to place nearly 4,500 people into permanent homes in 2023, a 29% increase from 2022. But more people were falling into homelessness.\u003c/p>\n\u003cp>“What this data tells us is families are under a great deal of stress,” said Jennifer Loving, CEO of Destination Home, a research and advocacy organization that helps implement the county plan.\u003c/p>\n\u003cp>[pullquote size=\"medium\" align=\"right\" citation=\"Consuelo Hernandez, director, Santa Clara County Office of Supportive Housing\"]‘Our countywide efforts to create new housing and end experiences of homelessness are clearly working, but we need more investments in these scalable solutions to keep pace with the increase in people being pushed into homelessness.’[/pullquote]The number of households becoming unhoused for the first time in Santa Clara County rose by 824. Loving said the jump is the result of ongoing rent increases, stagnant wages, and the expiration of pandemic-era protections that aren’t just impacting Santa Clara County but the entire nation. A \u003ca href=\"https://www.jchs.harvard.edu/americas-rental-housing-2024\">recent report\u003c/a> from Harvard’s Joint Center for Housing Studies found half of Americans cannot pay their rent.\u003c/p>\n\u003cp>“It’s not a surprise because we as a nation have not ever in our nation’s history prioritized the building of deeply affordable housing at scale,” she said. “This is not about individual failings. This is not about crime. This is not about any of the myths that people like to throw in the way of simply addressing our affordable housing crisis.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>[aside postID=\"news_11974385,news_11975319,news_11973859\" label=\"Related Stories\"]Despite the recent spike in people becoming unhoused, Tuesday’s report shows the rate is still an improvement since 2019. For every household placed into housing in 2019, 2.5 became unhoused. In 2023, the ratio was 1 to 1.7. Officials credit those gains to a significant investment in housing production and subsidies over the past decade.\u003c/p>\n\u003cp>“We will never be able to catch up to the need if we don’t get more pragmatic with our approach,” San Jose Mayor Matt Mahan said in a statement. “We need to treat homelessness like the crisis it is — and that means challenging the status quo approach that says the only solution to the situation on our streets is standing up brand new apartments that cost $1 million per door and take five-plus years to build. We need to pivot fast and prioritize prevention and basic, safe shelter that takes a fraction of the time and cost.”\u003c/p>\n\u003cp>Since 2020, the county has moved 13,817 people into permanent housing, 19,575 people into temporary housing and shelter, and provided homelessness prevention assistance to 28,235 people. Shelter options have increased 44% since 2020.\u003c/p>\n\u003cp>“Our countywide efforts to create new housing and end experiences of homelessness are clearly working, but we need more investments in these scalable solutions to keep pace with the increase in people being pushed into homelessness,” Consuelo Hernandez, director of the Santa Clara County Office of Supportive Housing, said in a statement.\u003c/p>\n\u003cp>Loving is an advocate for cash aid and guaranteed income programs that prevent homelessness. A \u003ca href=\"https://destinationhomesv.org/news/2023/08/02/new-6-year-randomized-control-trial-prevention-is-a-proven-solution-to-keeping-families-from-becoming-homeless/\">six-year study\u003c/a> of the Santa Clara County Homelessness Prevention System, which Destination Home helps administer, found that giving $2,000 each month to people who were at imminent risk of getting evicted or becoming homeless reduced their chances of ending up unhoused by 81% within six months and 73% within a year.\u003c/p>\n\u003cp>“It’s far cheaper than what it costs to address the needs of a family once they become unhoused, and it is far more humane to keep a family home rather than having them enter homelessness,” Loving said, noting that Santa Clara County is investing in a number of guaranteed income pilot programs.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The Community Plan to End Homelessness calls for reducing the annual inflow into homelessness by 30%, doubling temporary housing and shelter capacity, and housing 20,000 people by 2025.\u003c/p>\n\n","blocks":[],"excerpt":"The number of households becoming homeless for the first time spiked last year. Advocates say ongoing rent increases, stagnant wages and the expiration of pandemic-era protections are to blame.","status":"publish","parent":0,"modified":1709168747,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":14,"wordCount":744},"headData":{"title":"Despite Progress, Santa Clara County Sees Sharp Rise in First-Time Homelessness | KQED","description":"The number of households becoming homeless for the first time spiked last year. Advocates say ongoing rent increases, stagnant wages and the expiration of pandemic-era protections are to blame.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11977258/despite-progress-santa-clara-county-sees-sharp-rise-in-first-time-homelessness","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>The rate of new people falling into homelessness in Santa Clara County spiked 24% last year, even as the county housed more people than ever before in a single year, according to a \u003ca href=\"https://destinationhomesv.org/documents/2024/02/2023-year-end-progress-report.pdf/\">report released Tuesday\u003c/a>.\u003c/p>\n\u003cp>The report from The Santa Clara County Continuum of Care and Destination Home details the county’s progress toward meeting the goals of its 2020–25 Community Plan to End Homelessness. It found that the county was able to place nearly 4,500 people into permanent homes in 2023, a 29% increase from 2022. But more people were falling into homelessness.\u003c/p>\n\u003cp>“What this data tells us is families are under a great deal of stress,” said Jennifer Loving, CEO of Destination Home, a research and advocacy organization that helps implement the county plan.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Our countywide efforts to create new housing and end experiences of homelessness are clearly working, but we need more investments in these scalable solutions to keep pace with the increase in people being pushed into homelessness.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Consuelo Hernandez, director, Santa Clara County Office of Supportive Housing","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>The number of households becoming unhoused for the first time in Santa Clara County rose by 824. Loving said the jump is the result of ongoing rent increases, stagnant wages, and the expiration of pandemic-era protections that aren’t just impacting Santa Clara County but the entire nation. A \u003ca href=\"https://www.jchs.harvard.edu/americas-rental-housing-2024\">recent report\u003c/a> from Harvard’s Joint Center for Housing Studies found half of Americans cannot pay their rent.\u003c/p>\n\u003cp>“It’s not a surprise because we as a nation have not ever in our nation’s history prioritized the building of deeply affordable housing at scale,” she said. “This is not about individual failings. This is not about crime. This is not about any of the myths that people like to throw in the way of simply addressing our affordable housing crisis.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11974385,news_11975319,news_11973859","label":"Related Stories "},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Despite the recent spike in people becoming unhoused, Tuesday’s report shows the rate is still an improvement since 2019. For every household placed into housing in 2019, 2.5 became unhoused. In 2023, the ratio was 1 to 1.7. Officials credit those gains to a significant investment in housing production and subsidies over the past decade.\u003c/p>\n\u003cp>“We will never be able to catch up to the need if we don’t get more pragmatic with our approach,” San Jose Mayor Matt Mahan said in a statement. “We need to treat homelessness like the crisis it is — and that means challenging the status quo approach that says the only solution to the situation on our streets is standing up brand new apartments that cost $1 million per door and take five-plus years to build. We need to pivot fast and prioritize prevention and basic, safe shelter that takes a fraction of the time and cost.”\u003c/p>\n\u003cp>Since 2020, the county has moved 13,817 people into permanent housing, 19,575 people into temporary housing and shelter, and provided homelessness prevention assistance to 28,235 people. Shelter options have increased 44% since 2020.\u003c/p>\n\u003cp>“Our countywide efforts to create new housing and end experiences of homelessness are clearly working, but we need more investments in these scalable solutions to keep pace with the increase in people being pushed into homelessness,” Consuelo Hernandez, director of the Santa Clara County Office of Supportive Housing, said in a statement.\u003c/p>\n\u003cp>Loving is an advocate for cash aid and guaranteed income programs that prevent homelessness. A \u003ca href=\"https://destinationhomesv.org/news/2023/08/02/new-6-year-randomized-control-trial-prevention-is-a-proven-solution-to-keeping-families-from-becoming-homeless/\">six-year study\u003c/a> of the Santa Clara County Homelessness Prevention System, which Destination Home helps administer, found that giving $2,000 each month to people who were at imminent risk of getting evicted or becoming homeless reduced their chances of ending up unhoused by 81% within six months and 73% within a year.\u003c/p>\n\u003cp>“It’s far cheaper than what it costs to address the needs of a family once they become unhoused, and it is far more humane to keep a family home rather than having them enter homelessness,” Loving said, noting that Santa Clara County is investing in a number of guaranteed income pilot programs.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The Community Plan to End Homelessness calls for reducing the annual inflow into homelessness by 30%, doubling temporary housing and shelter capacity, and housing 20,000 people by 2025.\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11977258/despite-progress-santa-clara-county-sees-sharp-rise-in-first-time-homelessness","authors":["11276"],"categories":["news_6266","news_8"],"tags":["news_3921","news_27626","news_4020","news_1775","news_18188"],"featImg":"news_11977283","label":"news"},"news_11977071":{"type":"posts","id":"news_11977071","meta":{"index":"posts_1591205157","site":"news","id":"11977071","score":null,"sort":[1708989603000]},"guestAuthors":[],"slug":"larkspur-voters-to-decide-future-of-rent-control-in-their-city","title":"Larkspur Voters to Decide Future of Rent Control in Their City","publishDate":1708989603,"format":"audio","headTitle":"Larkspur Voters to Decide Future of Rent Control in Their City | KQED","labelTerm":{"site":"news"},"content":"\u003cp>\u003cem>Note: This story contains a clarification.\u003c/em>\u003c/p>\n\u003cp>After heated city council meetings and a months-long referendum campaign rife with accusations of fraud, voters in Larkspur next week will decide the fate of rent control in their city.\u003c/p>\n\u003cp>They’ll be asked to vote on Measure D, a 7% rent cap.\u003c/p>\n\u003cp>“Rent control is almost a loaded word,” said City Councilmember Gabe Paulson, who championed the rent stabilization plan in the picturesque Marin County community. “It just creates an emotional reaction.”\u003c/p>\n\u003cp>[pullquote size=\"medium\" align=\"right\" citation=\"Gabe Paulson, Larkspur City Council member\"]‘What really matters now is on March 5, will the 8,000 or so voters in Larkspur understand what’s really being voted on, and what it means to them?’[/pullquote]Led by Paulson, the City Council voted last September to cap annual residential rent increases at 5% plus inflation, or 7%, whichever is lower, bringing the ceiling down from the state cap of 10%. The city manager \u003ca href=\"https://www.cityoflarkspur.org/DocumentCenter/View/16407/41-Rent-Workshop\">estimates\u003c/a> it will cost up to $400,000 in its first year and roughly $200,000 per year thereafter. Landlords would pay an estimated $100 to $200 annual fee per unit to cover the bulk of those costs.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>That plan would have gone into effect last October, but opponents launched a petition to \u003ca href=\"https://cityoflarkspur.org/DocumentCenter/View/18442/Item-81---Referendum-for-1067\">send a referendum on the plan to voters as Measure D\u003c/a>. Former Larkspur mayor Bill Howard supports the referendum and called the city’s proposed rent cap “deeply flawed.”\u003c/p>\n\u003cfigure id=\"attachment_11976593\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11976593 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2.jpg\" alt=\"A closeup of a white man wearing a white hat and glasses. \" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Bill Howard stands outside of an 8-unit apartment complex he owns, 30 Locust Avenue Apartments, in Larkspur on Feb. 17, 2024. Howard is opposed to Measure D, which is scheduled to appear on the March 2024 ballot. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It’s just a dangerous thing to regulate the market,” he said.\u003c/p>\n\u003cp>[aside postID=\"news_11970062,news_11976600\" label=\"Related Stories\"]The campaign to overturn the city’s ordinance has been loudly criticized by supporters of the city’s plan. Opponents \u003ca href=\"https://www.marinij.com/2024/02/12/marin-elections-larkspur-rent-control-opposition-leads-donation-list/\">spent over $90,000 to gather signatures\u003c/a> for the referendum, employing some tactics that raised alarm bells for tenant advocates.\u003c/p>\n\u003cp>Residents complained to the city that the signature-gatherers were misrepresenting the petition, and Paulson said one resident even filed a police report. Doorbell camera footage shared with KQED by tenant advocates appears to show a signature gatherer wrongly telling a resident that supporting the petition would establish rent control in the city. The company hired to manage signature gathering, On the Ground Inc., did not respond to a request for comment.\u003c/p>\n\u003cp>“What really matters now is on March 5, will the 8,000 or so voters in Larkspur understand what’s really being voted on and what it means to them?” Paulson said.\u003c/p>\n\u003cp>He sees rent control as a necessary tool for keeping seniors on a fixed income and essential workers from being displaced amid the city’s housing shortage. The apartment listing website, \u003ca href=\"https://www.zillow.com/rental-manager/market-trends/larkspur-ca/\">Zillow, estimates\u003c/a> “typical” rents in Marin County have gone up 33% since 2015, from $2,760 to $3,680.\u003c/p>\n\u003cp>“What everybody is waiting for is more housing,” Paulson said, adding that until that housing is built, “The question is how many people are we going to displace?”\u003c/p>\n\u003cp>The Tenant Protection Act, which the state legislature approved in 2019, covers most rental units that are more than 15 years old and caps rental increases at 10% annually. Local rent control ordinances are subject to the Costa-Hawkins Rental Housing Act, which excludes units built after 1995. In Larkspur, the \u003ca href=\"https://www.cityoflarkspur.org/DocumentCenter/View/16407/41-Rent-Workshop\">city manager estimates\u003c/a> that would leave 1,825 rental units subject to the city’s proposed cap.\u003c/p>\n\u003cfigure id=\"attachment_11976597\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11976597 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2.jpg\" alt=\"A white woman wearing a dark green sweater and necklace stands inside a home.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Dorothy O’Leary stands in the 1-bedroom apartment she shares with her cat Mara in Larkspur on Feb. 17, 2024. O’Leary said she is organizing with residents from her apartment complex, Skylark Apartments, as well as renters from Bon Air Apartments, Woodlark Residences and Serenity Knolls. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Dorothy O’Leary is one of them and an avid supporter of Measure D.\u003c/p>\n\u003cp>A couple of years ago, a new owner, Prime Residential, took over the sprawling apartment complex where she lives. O’Leary said the company increased tenants’ rents every year since, and her most recent annual increase added $186 to her monthly bill.\u003c/p>\n\u003cp>“That might not sound like a lot to some people, but it’s significant to me,” she said. “They are maximizing rent increases at an exponential rate that people can’t tolerate, and all over the place, people started moving out.”\u003c/p>\n\u003cp>Daniel Goldstein, a spokesperson for Prime Residential, said that when the company took over the property, some longtime tenants were paying rents that were 30% to 50% below those at similar properties in the area. The spokesperson said Prime has undertaken significant renovations, including seismic retrofits, and average rents at the complex are less than 25% of median household income.\u003c/p>\n\u003cp>O’Leary and her neighbors began to organize and drew in residents from other apartment complexes to form what they’ve dubbed the Keep Larkspur Fair and Affordable movement. They put pressure on the City Council, O’Leary said, “begging for help.”\u003c/p>\n\u003cp>The 7% cap Paulson eventually put forward was a disappointment to the group because, she said, it was too weak. The tenants group is now gathering signatures to put \u003ca href=\"https://www.larkspur4rentcontrol.com/\">a stronger rent control measure on the November ballot\u003c/a>. It would limit annual increases to 3%.\u003c/p>\n\u003cp>But even the proposed 7% ceiling has met fervent opposition from property owners, with the No on Measure D campaign \u003ca href=\"https://www.cityoflarkspur.org/840/Campaign-Disclosures\">raising some $300,000\u003c/a>.\u003c/p>\n\u003cfigure id=\"attachment_11976594\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11976594 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2.jpg\" alt=\"A white man wearing glasses and a dark jacket stands outside a building in a parking lot.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Bill Howard, 89, of Larkspur, stands outside of an 8-unit apartment complex he owns, 30 Locust Avenue Apartments, in Larkspur on Feb. 17, 2024. Howard is opposed to Measure D, which would establish rent control in Larkspur and is scheduled to appear on the March 2024 ballot. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Howard acknowledged that in the short term, the city’s proposed rent cap wouldn’t impact his rental business; he typically raises rents each year by 2% to 4%, which is already below the city’s proposed threshold. His opposition to the measure is rooted in what he sees as negative long-term impacts on the city’s housing market.\u003c/p>\n\u003cp>“The only way you’re going to beat the problems associated with the cost of housing and rentals is to build more housing,” he said, arguing that curbing owners’ ability to turn a profit ultimately discourages new construction and only exacerbates the housing affordability crisis.\u003c/p>\n\u003cp>“Why would somebody want to build something if they know that they’re going to get tagged for all kinds of controls?” he said. “Smart money doesn’t do that.”\u003c/p>\n\u003cp>\u003ca href=\"https://dornsife.usc.edu/eri/publications/rent-matters/\">Researchers have reached\u003c/a> mixed \u003ca href=\"https://www.urban.org/sites/default/files/publication/99646/rent_control._what_does_the_research_tell_us_about_the_effectiveness_of_local_action_1.pdf\">conclusions on the subject (PDF)\u003c/a>. \u003ca href=\"https://www.gsb.stanford.edu/faculty-research/publications/effects-rent-control-expansion-tenants-landlords-inequality-evidence\">Some studies\u003c/a> find rent control reduces tenant displacement in the short run but deters\u003ca href=\"https://www.sciencedirect.com/science/article/abs/pii/S0166046213000641\"> landlords from investing in maintenance\u003c/a> and drives up rents in the long term; others find \u003ca href=\"https://www.sciencedirect.com/science/article/abs/pii/S0264275115001122\">no impact on housing markets\u003c/a>; some \u003ca href=\"https://www.gsb.stanford.edu/faculty-research/publications/effects-rent-control-expansion-tenants-landlords-inequality-evidence\">find people of color are more likely to benefit\u003c/a>, while others conclude \u003ca href=\"https://ideas.repec.org/a/bpj/bejeap/v11y2011i1n27.html\">white, wealthier people are\u003c/a>.\u003c/p>\n\u003cp>Larkspur’s rent control push is part of a broader trend across California as cities struggle to rein in rising housing costs. In 2016, a wave of rent stabilization measures went before Bay Area voters, with about half approved.\u003c/p>\n\u003cp>More recently, \u003ca href=\"https://www.kqed.org/news/11971884/fairfax-tenants-rally-against-what-they-say-are-unlawful-rent-hikes\">Fairfax\u003c/a> became the first city in Marin County to enact a rent cap. In Contra Costa County, Antioch adopted, and \u003ca href=\"https://www.kqed.org/news/11975969/concord-tenants-claim-victory-with-passage-of-new-renter-protections\">Concord is poised to adopt\u003c/a> its own limits. In three other Bay Area cities this year — \u003ca href=\"https://www.kqed.org/news/11970062/these-4-bay-area-cities-could-see-rent-control-measures-on-2024-ballot\">Pittsburg, San Pablo and Redwood City\u003c/a> — proponents are collecting signatures to put rent control measures on the November ballot. Voters statewide will also weigh in on a November \u003ca href=\"https://justiceforrenters.org/\">measure\u003c/a> that would allow cities to expand local rent control measures by repealing the Costa-Hawkins Rental Housing Act.\u003c/p>\n\u003cp>Russell Lowery, executive director of the California Rental Housing Association, has watched with disillusionment as the momentum builds for rent control — something he views as a counterproductive strategy.\u003c/p>\n\u003cp>“As people look for answers to California’s housing crisis, they look at good ideas and bad ideas,” he said. “This is one of the bad ideas.”\u003c/p>\n\u003cfigure id=\"attachment_11976595\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11976595\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2.jpg\" alt=\"An apartment building.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">30 Locust Avenue Apartments in Larkspur on Feb. 17, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>His organization decried a \u003ca href=\"https://www.reuters.com/legal/us-supreme-court-wont-hear-challenge-rent-stabilization-laws-2024-02-20/\">February Supreme Court decision\u003c/a> that upheld New York’s rent control ordinance. He advocates for rental assistance programs, either public or private, as a better solution.\u003c/p>\n\u003cp>In response to the concerns of tenants and City Council members, the company that took over the management of O’Leary’s apartment complex tried this strategy. Prime Residential began offering 15% monthly discounts to tenants whose incomes fell below 50% of the area’s median income — or $65,250 for an individual — and limited their annual rent increases to inflation.\u003c/p>\n\u003cp>Goldstein said 100 households out of the 456 apartments are enrolled today.\u003c/p>\n\u003cp>In a \u003ca href=\"https://www.cityoflarkspur.org/DocumentCenter/View/16407/41-Rent-Workshop\">report last year\u003c/a>, some participants told city staff the subsidy offered a bit of relief, but they still wanted rent control.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cem>Editor’s note: This story has been updated to clarify that the $100 to $200 estimated annual registration fees for landlords would be charged per unit.\u003c/em>\u003c/p>\n\n","blocks":[],"excerpt":"Larkspur landlords are spending big to take down Measure D, which would impose rent control in the city, but tenant activists say it doesn’t go far enough.","status":"publish","parent":0,"modified":1709757200,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":35,"wordCount":1590},"headData":{"title":"Larkspur Voters to Decide Future of Rent Control in Their City | KQED","description":"Larkspur landlords are spending big to take down Measure D, which would impose rent control in the city, but tenant activists say it doesn’t go far enough.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"audioUrl":"https://traffic.omny.fm/d/clips/0af137ef-751e-4b19-a055-aaef00d2d578/ffca7e9f-6831-41c5-bcaf-aaef00f5a073/5928626f-ddc5-496d-a6a2-b12601193040/audio.mp3","sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11977071/larkspur-voters-to-decide-future-of-rent-control-in-their-city","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>Note: This story contains a clarification.\u003c/em>\u003c/p>\n\u003cp>After heated city council meetings and a months-long referendum campaign rife with accusations of fraud, voters in Larkspur next week will decide the fate of rent control in their city.\u003c/p>\n\u003cp>They’ll be asked to vote on Measure D, a 7% rent cap.\u003c/p>\n\u003cp>“Rent control is almost a loaded word,” said City Councilmember Gabe Paulson, who championed the rent stabilization plan in the picturesque Marin County community. “It just creates an emotional reaction.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘What really matters now is on March 5, will the 8,000 or so voters in Larkspur understand what’s really being voted on, and what it means to them?’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Gabe Paulson, Larkspur City Council member","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Led by Paulson, the City Council voted last September to cap annual residential rent increases at 5% plus inflation, or 7%, whichever is lower, bringing the ceiling down from the state cap of 10%. The city manager \u003ca href=\"https://www.cityoflarkspur.org/DocumentCenter/View/16407/41-Rent-Workshop\">estimates\u003c/a> it will cost up to $400,000 in its first year and roughly $200,000 per year thereafter. Landlords would pay an estimated $100 to $200 annual fee per unit to cover the bulk of those costs.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>That plan would have gone into effect last October, but opponents launched a petition to \u003ca href=\"https://cityoflarkspur.org/DocumentCenter/View/18442/Item-81---Referendum-for-1067\">send a referendum on the plan to voters as Measure D\u003c/a>. Former Larkspur mayor Bill Howard supports the referendum and called the city’s proposed rent cap “deeply flawed.”\u003c/p>\n\u003cfigure id=\"attachment_11976593\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11976593 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2.jpg\" alt=\"A closeup of a white man wearing a white hat and glasses. \" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-03-KQED-2-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Bill Howard stands outside of an 8-unit apartment complex he owns, 30 Locust Avenue Apartments, in Larkspur on Feb. 17, 2024. Howard is opposed to Measure D, which is scheduled to appear on the March 2024 ballot. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It’s just a dangerous thing to regulate the market,” he said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11970062,news_11976600","label":"Related Stories "},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>The campaign to overturn the city’s ordinance has been loudly criticized by supporters of the city’s plan. Opponents \u003ca href=\"https://www.marinij.com/2024/02/12/marin-elections-larkspur-rent-control-opposition-leads-donation-list/\">spent over $90,000 to gather signatures\u003c/a> for the referendum, employing some tactics that raised alarm bells for tenant advocates.\u003c/p>\n\u003cp>Residents complained to the city that the signature-gatherers were misrepresenting the petition, and Paulson said one resident even filed a police report. Doorbell camera footage shared with KQED by tenant advocates appears to show a signature gatherer wrongly telling a resident that supporting the petition would establish rent control in the city. The company hired to manage signature gathering, On the Ground Inc., did not respond to a request for comment.\u003c/p>\n\u003cp>“What really matters now is on March 5, will the 8,000 or so voters in Larkspur understand what’s really being voted on and what it means to them?” Paulson said.\u003c/p>\n\u003cp>He sees rent control as a necessary tool for keeping seniors on a fixed income and essential workers from being displaced amid the city’s housing shortage. The apartment listing website, \u003ca href=\"https://www.zillow.com/rental-manager/market-trends/larkspur-ca/\">Zillow, estimates\u003c/a> “typical” rents in Marin County have gone up 33% since 2015, from $2,760 to $3,680.\u003c/p>\n\u003cp>“What everybody is waiting for is more housing,” Paulson said, adding that until that housing is built, “The question is how many people are we going to displace?”\u003c/p>\n\u003cp>The Tenant Protection Act, which the state legislature approved in 2019, covers most rental units that are more than 15 years old and caps rental increases at 10% annually. Local rent control ordinances are subject to the Costa-Hawkins Rental Housing Act, which excludes units built after 1995. In Larkspur, the \u003ca href=\"https://www.cityoflarkspur.org/DocumentCenter/View/16407/41-Rent-Workshop\">city manager estimates\u003c/a> that would leave 1,825 rental units subject to the city’s proposed cap.\u003c/p>\n\u003cfigure id=\"attachment_11976597\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11976597 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2.jpg\" alt=\"A white woman wearing a dark green sweater and necklace stands inside a home.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-16-KQED-2-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Dorothy O’Leary stands in the 1-bedroom apartment she shares with her cat Mara in Larkspur on Feb. 17, 2024. O’Leary said she is organizing with residents from her apartment complex, Skylark Apartments, as well as renters from Bon Air Apartments, Woodlark Residences and Serenity Knolls. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Dorothy O’Leary is one of them and an avid supporter of Measure D.\u003c/p>\n\u003cp>A couple of years ago, a new owner, Prime Residential, took over the sprawling apartment complex where she lives. O’Leary said the company increased tenants’ rents every year since, and her most recent annual increase added $186 to her monthly bill.\u003c/p>\n\u003cp>“That might not sound like a lot to some people, but it’s significant to me,” she said. “They are maximizing rent increases at an exponential rate that people can’t tolerate, and all over the place, people started moving out.”\u003c/p>\n\u003cp>Daniel Goldstein, a spokesperson for Prime Residential, said that when the company took over the property, some longtime tenants were paying rents that were 30% to 50% below those at similar properties in the area. The spokesperson said Prime has undertaken significant renovations, including seismic retrofits, and average rents at the complex are less than 25% of median household income.\u003c/p>\n\u003cp>O’Leary and her neighbors began to organize and drew in residents from other apartment complexes to form what they’ve dubbed the Keep Larkspur Fair and Affordable movement. They put pressure on the City Council, O’Leary said, “begging for help.”\u003c/p>\n\u003cp>The 7% cap Paulson eventually put forward was a disappointment to the group because, she said, it was too weak. The tenants group is now gathering signatures to put \u003ca href=\"https://www.larkspur4rentcontrol.com/\">a stronger rent control measure on the November ballot\u003c/a>. It would limit annual increases to 3%.\u003c/p>\n\u003cp>But even the proposed 7% ceiling has met fervent opposition from property owners, with the No on Measure D campaign \u003ca href=\"https://www.cityoflarkspur.org/840/Campaign-Disclosures\">raising some $300,000\u003c/a>.\u003c/p>\n\u003cfigure id=\"attachment_11976594\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"wp-image-11976594 size-full\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2.jpg\" alt=\"A white man wearing glasses and a dark jacket stands outside a building in a parking lot.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-08-KQED-2-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Bill Howard, 89, of Larkspur, stands outside of an 8-unit apartment complex he owns, 30 Locust Avenue Apartments, in Larkspur on Feb. 17, 2024. Howard is opposed to Measure D, which would establish rent control in Larkspur and is scheduled to appear on the March 2024 ballot. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Howard acknowledged that in the short term, the city’s proposed rent cap wouldn’t impact his rental business; he typically raises rents each year by 2% to 4%, which is already below the city’s proposed threshold. His opposition to the measure is rooted in what he sees as negative long-term impacts on the city’s housing market.\u003c/p>\n\u003cp>“The only way you’re going to beat the problems associated with the cost of housing and rentals is to build more housing,” he said, arguing that curbing owners’ ability to turn a profit ultimately discourages new construction and only exacerbates the housing affordability crisis.\u003c/p>\n\u003cp>“Why would somebody want to build something if they know that they’re going to get tagged for all kinds of controls?” he said. “Smart money doesn’t do that.”\u003c/p>\n\u003cp>\u003ca href=\"https://dornsife.usc.edu/eri/publications/rent-matters/\">Researchers have reached\u003c/a> mixed \u003ca href=\"https://www.urban.org/sites/default/files/publication/99646/rent_control._what_does_the_research_tell_us_about_the_effectiveness_of_local_action_1.pdf\">conclusions on the subject (PDF)\u003c/a>. \u003ca href=\"https://www.gsb.stanford.edu/faculty-research/publications/effects-rent-control-expansion-tenants-landlords-inequality-evidence\">Some studies\u003c/a> find rent control reduces tenant displacement in the short run but deters\u003ca href=\"https://www.sciencedirect.com/science/article/abs/pii/S0166046213000641\"> landlords from investing in maintenance\u003c/a> and drives up rents in the long term; others find \u003ca href=\"https://www.sciencedirect.com/science/article/abs/pii/S0264275115001122\">no impact on housing markets\u003c/a>; some \u003ca href=\"https://www.gsb.stanford.edu/faculty-research/publications/effects-rent-control-expansion-tenants-landlords-inequality-evidence\">find people of color are more likely to benefit\u003c/a>, while others conclude \u003ca href=\"https://ideas.repec.org/a/bpj/bejeap/v11y2011i1n27.html\">white, wealthier people are\u003c/a>.\u003c/p>\n\u003cp>Larkspur’s rent control push is part of a broader trend across California as cities struggle to rein in rising housing costs. In 2016, a wave of rent stabilization measures went before Bay Area voters, with about half approved.\u003c/p>\n\u003cp>More recently, \u003ca href=\"https://www.kqed.org/news/11971884/fairfax-tenants-rally-against-what-they-say-are-unlawful-rent-hikes\">Fairfax\u003c/a> became the first city in Marin County to enact a rent cap. In Contra Costa County, Antioch adopted, and \u003ca href=\"https://www.kqed.org/news/11975969/concord-tenants-claim-victory-with-passage-of-new-renter-protections\">Concord is poised to adopt\u003c/a> its own limits. In three other Bay Area cities this year — \u003ca href=\"https://www.kqed.org/news/11970062/these-4-bay-area-cities-could-see-rent-control-measures-on-2024-ballot\">Pittsburg, San Pablo and Redwood City\u003c/a> — proponents are collecting signatures to put rent control measures on the November ballot. Voters statewide will also weigh in on a November \u003ca href=\"https://justiceforrenters.org/\">measure\u003c/a> that would allow cities to expand local rent control measures by repealing the Costa-Hawkins Rental Housing Act.\u003c/p>\n\u003cp>Russell Lowery, executive director of the California Rental Housing Association, has watched with disillusionment as the momentum builds for rent control — something he views as a counterproductive strategy.\u003c/p>\n\u003cp>“As people look for answers to California’s housing crisis, they look at good ideas and bad ideas,” he said. “This is one of the bad ideas.”\u003c/p>\n\u003cfigure id=\"attachment_11976595\" class=\"wp-caption aligncenter\" style=\"max-width: 2000px\">\u003ca href=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2.jpg\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11976595\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2.jpg\" alt=\"An apartment building.\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/240217-LARKSPUR-RENT-CONTROL-KSM-09-KQED-2-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">30 Locust Avenue Apartments in Larkspur on Feb. 17, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>His organization decried a \u003ca href=\"https://www.reuters.com/legal/us-supreme-court-wont-hear-challenge-rent-stabilization-laws-2024-02-20/\">February Supreme Court decision\u003c/a> that upheld New York’s rent control ordinance. He advocates for rental assistance programs, either public or private, as a better solution.\u003c/p>\n\u003cp>In response to the concerns of tenants and City Council members, the company that took over the management of O’Leary’s apartment complex tried this strategy. Prime Residential began offering 15% monthly discounts to tenants whose incomes fell below 50% of the area’s median income — or $65,250 for an individual — and limited their annual rent increases to inflation.\u003c/p>\n\u003cp>Goldstein said 100 households out of the 456 apartments are enrolled today.\u003c/p>\n\u003cp>In a \u003ca href=\"https://www.cityoflarkspur.org/DocumentCenter/View/16407/41-Rent-Workshop\">report last year\u003c/a>, some participants told city staff the subsidy offered a bit of relief, but they still wanted rent control.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cem>Editor’s note: This story has been updated to clarify that the $100 to $200 estimated annual registration fees for landlords would be charged per unit.\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11977071/larkspur-voters-to-decide-future-of-rent-control-in-their-city","authors":["11276"],"categories":["news_6266","news_8"],"tags":["news_3921","news_27626","news_1775","news_21358","news_3463","news_3924"],"featImg":"news_11976596","label":"news"},"news_11976959":{"type":"posts","id":"news_11976959","meta":{"index":"posts_1591205157","site":"news","id":"11976959","score":null,"sort":[1708948820000]},"guestAuthors":[],"slug":"proposition-a-why-sf-is-asking-voters-for-a-300-million-affordable-housing-bond","title":"Proposition A: Why SF Is Asking Voters For a $300 Million Affordable Housing Bond","publishDate":1708948820,"format":"standard","headTitle":"Proposition A: Why SF Is Asking Voters For a $300 Million Affordable Housing Bond | KQED","labelTerm":{"site":"news"},"content":"\u003cp>In next week’s election, San Francisco voters are being asked to approve a $300 million affordable housing bond that supporters say is desperately needed, but critics worry won’t be efficiently used.\u003c/p>\n\u003cp>Proposition A promises to create more than 1,600 new homes and apartments for low-income residents of San Francisco, including housing specifically for seniors and survivors of domestic violence. The measure requires a citizen’s oversight committee to audit how the bond money is spent annually. It needs a two-thirds supermajority to pass.\u003c/p>\n\u003cp>Supporters — including Mayor London Breed, the San Francisco Labor Council and the Council of Community Housing Organizations — say the funding is critical to meet the state’s mandate of building 46,000 affordable houses and apartments by 2031. Critics, however, point to the almost $1 billion in affordable housing bonds voters approved over the past decade that they say has done little to solve the city’s housing crisis.\u003c/p>\n\u003cp>[aside label='What to Know About the March 5 Election' link1='https://www.kqed.org/voterguide,KQED 2024 Voter Guide' link2='https://www.kqed.org/news/11973915/california-primary-election-2024-find-your-early-voting-site-or-ballot-drop-off-location,Find Your Early Voting Sites and Ballot Dropoff Locations' link3='https://www.kqed.org/news/11974134/no-party-preference-how-to-vote-california-presidential-primary,How Do I Vote As No Party Prefernce?' hero='https://cdn.kqed.org/wp-content/uploads/sites/80/2024/01/KQED-Presidential-Primary-2024-Election-1200x675@2x-1020x574.png']General obligation bonds are a type of municipal bond that allow the city to borrow money at a fixed interest rate. Though cities sometimes increase property taxes through these kinds of bonds, San Francisco’s policy requires the city to issue new bonds only as prior bonds are paid off, and if property taxes were to rise, they could only rise to 2006 levels.\u003c/p>\n\u003cp>San Francisco Board of Supervisors President Aaron Peskin, who recently rallied in support of the measure, told KQED he’s fairly confident Proposition A will get voter approval.\u003c/p>\n\u003cp>San Franciscans have voted on — and approved — a bevy of measures to fund affordable housing over the past decade. In 2015 and 2019, voters approved $310 million and $600 million bonds, respectively. Then, in 2016, voters also passed a $260 seismic safety bond, which was partly dedicated to funding the preservation and rehabilitation of existing affordable apartments. And, although it wasn’t a bond measure, voters in 2018 also approved Proposition C, which imposed a tax on individuals and businesses that earn more than $50 million in annual income to fund services and housing for people experiencing homelessness.\u003c/p>\n\u003cp>But in the years since those measures passed, the housing crisis has worsened, and residents are expressing frustration over how long it has taken to build more affordable housing in the city. Peskin said he and other elected officials are working hard to ensure Proposition A passes.\u003c/p>\n\u003cp>“These are complicated times,” Peskin told KQED. “People see a $300 million bond, and even though it doesn’t cost them any additional money, doesn’t raise their taxes, people are in a cranky mood these days.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Between 2018 and 2022, local revenue sources, such as general obligation bonds and special taxes, contributed \u003ca href=\"https://onesanfrancisco.org/sites/default/files/2023-08/Agenda%20Item%205%20-%202024%20Affordable%20Housing%20Bond%20Presentation.pdf\">about $200 million annually in funding for affordable housing (PDF)\u003c/a>. Of that, general obligation bonds made up 36% — making them the single largest source of local funding for housing.\u003c/p>\n\u003cp>Annie Fryman, director of special projects at the think tank and housing advocacy group, SPUR, said San Francisco, like many other big cities across the country, has a cyclical boom-and-bust style economy. Unlike many other revenue sources, which she said depend on that cycle’s whims, general obligation bonds offer a source of stability.\u003c/p>\n\u003cp>“If you fund affordable housing with a general obligation bond, that investment in affordable housing is not necessarily bound to that year’s budget deficit or budget surplus,” she said. “It allows nonprofit housing developers to have reliability about the amount of local money going into affordable housing.”\u003c/p>\n\u003cp>The rest of the city’s affordable housing funding comes from state and federal agencies, which provide a bevy of tax credits and competitive grant programs that can also vary in amount from year to year.\u003c/p>\n\u003cp>This year, as the state faced a nearly $40 billion budget shortfall, Gov. Gavin Newsom proposed \u003ca href=\"https://www.kqed.org/news/11937777/newsoms-proposed-budget-keeps-most-housing-homeless-funding-intact-advocates-want-more\">cuts to affordable housing programs\u003c/a>. Especially in times like these where state funding is uncertain, Fryman said it’s important to have access to steady, reliable funding.\u003c/p>\n\u003cp>But opponents like Larry Marso, a member of the San Francisco Republican County Central Committee, argue adding more dense housing for low-income people could fundamentally change the character of every San Francisco neighborhood. And, despite all the measures voters have approved over the past decade to fund affordable housing, he said the problem is as dire as ever.\u003c/p>\n\u003cp>“Our government has proven incompetent at managing the problems of homelessness, drug abuse and mental health on the streets, particularly in our highest-density neighborhoods,” Marso said. “Voting ‘No’ on Prop A is really the only opportunity San Francisco voters have to say, ‘We need to change the direction of housing policy.’”\u003c/p>\n\u003cp>Advocates for Proposition A say the housing built with funding from general obligations bonds takes years before tenants can move in. In 2015 — the first time in a decade that San Francisco residents voted on a general obligation bond for housing — officials promised it would create 1,568 homes and apartments. \u003ca href=\"https://www.sf.gov/sites/default/files/2023-10/CGOBOC%202015%20Housing%20Bond%20Report%20063023.pdf\">As of a 2023 city report (PDF)\u003c/a>, 1,015 of those homes have been built, while 553 remain under construction or are in the pre-development phase.\u003c/p>\n\u003cp>The 2019 general obligation bond proposed 2,770 new homes and apartments. According to \u003ca href=\"https://onesanfrancisco.org/sites/default/files/2023-08/Agenda%20Item%205%20-%202024%20Affordable%20Housing%20GO%20Bond%20Report.pdf\">an August report published by the city (PDF)\u003c/a>, most of those new units won’t be completed until 2028.\u003c/p>\n\u003cp>Fryman said to think of funding affordable housing like other kinds of infrastructure, which requires a constant stream of revenue to support it. In fact, over a decade ago, the city government started viewing deed-restricted affordable housing as a form of public infrastructure.\u003c/p>\n\u003cp>“Just think of the American freeway system or our public transit systems — there’s not one investment that’s made, and transportation is solved forever,” she said. “We need to constantly invest in affordable housing.”\u003c/p>\n\u003cp>\u003c/p>\n","blocks":[],"excerpt":"It’s the third time in a decade that San Francisco voters will be asked to approve a general obligation bond for affordable housing. ","status":"publish","parent":0,"modified":1709166566,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":21,"wordCount":1102},"headData":{"title":"Proposition A: Why SF Is Asking Voters For a $300 Million Affordable Housing Bond | KQED","description":"It’s the third time in a decade that San Francisco voters will be asked to approve a general obligation bond for affordable housing. ","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11976959/proposition-a-why-sf-is-asking-voters-for-a-300-million-affordable-housing-bond","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>In next week’s election, San Francisco voters are being asked to approve a $300 million affordable housing bond that supporters say is desperately needed, but critics worry won’t be efficiently used.\u003c/p>\n\u003cp>Proposition A promises to create more than 1,600 new homes and apartments for low-income residents of San Francisco, including housing specifically for seniors and survivors of domestic violence. The measure requires a citizen’s oversight committee to audit how the bond money is spent annually. It needs a two-thirds supermajority to pass.\u003c/p>\n\u003cp>Supporters — including Mayor London Breed, the San Francisco Labor Council and the Council of Community Housing Organizations — say the funding is critical to meet the state’s mandate of building 46,000 affordable houses and apartments by 2031. Critics, however, point to the almost $1 billion in affordable housing bonds voters approved over the past decade that they say has done little to solve the city’s housing crisis.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"What to Know About the March 5 Election ","link1":"https://www.kqed.org/voterguide,KQED 2024 Voter Guide","link2":"https://www.kqed.org/news/11973915/california-primary-election-2024-find-your-early-voting-site-or-ballot-drop-off-location,Find Your Early Voting Sites and Ballot Dropoff Locations","link3":"https://www.kqed.org/news/11974134/no-party-preference-how-to-vote-california-presidential-primary,How Do I Vote As No Party Prefernce?","hero":"https://cdn.kqed.org/wp-content/uploads/sites/80/2024/01/KQED-Presidential-Primary-2024-Election-1200x675@2x-1020x574.png"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>General obligation bonds are a type of municipal bond that allow the city to borrow money at a fixed interest rate. Though cities sometimes increase property taxes through these kinds of bonds, San Francisco’s policy requires the city to issue new bonds only as prior bonds are paid off, and if property taxes were to rise, they could only rise to 2006 levels.\u003c/p>\n\u003cp>San Francisco Board of Supervisors President Aaron Peskin, who recently rallied in support of the measure, told KQED he’s fairly confident Proposition A will get voter approval.\u003c/p>\n\u003cp>San Franciscans have voted on — and approved — a bevy of measures to fund affordable housing over the past decade. In 2015 and 2019, voters approved $310 million and $600 million bonds, respectively. Then, in 2016, voters also passed a $260 seismic safety bond, which was partly dedicated to funding the preservation and rehabilitation of existing affordable apartments. And, although it wasn’t a bond measure, voters in 2018 also approved Proposition C, which imposed a tax on individuals and businesses that earn more than $50 million in annual income to fund services and housing for people experiencing homelessness.\u003c/p>\n\u003cp>But in the years since those measures passed, the housing crisis has worsened, and residents are expressing frustration over how long it has taken to build more affordable housing in the city. Peskin said he and other elected officials are working hard to ensure Proposition A passes.\u003c/p>\n\u003cp>“These are complicated times,” Peskin told KQED. “People see a $300 million bond, and even though it doesn’t cost them any additional money, doesn’t raise their taxes, people are in a cranky mood these days.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Between 2018 and 2022, local revenue sources, such as general obligation bonds and special taxes, contributed \u003ca href=\"https://onesanfrancisco.org/sites/default/files/2023-08/Agenda%20Item%205%20-%202024%20Affordable%20Housing%20Bond%20Presentation.pdf\">about $200 million annually in funding for affordable housing (PDF)\u003c/a>. Of that, general obligation bonds made up 36% — making them the single largest source of local funding for housing.\u003c/p>\n\u003cp>Annie Fryman, director of special projects at the think tank and housing advocacy group, SPUR, said San Francisco, like many other big cities across the country, has a cyclical boom-and-bust style economy. Unlike many other revenue sources, which she said depend on that cycle’s whims, general obligation bonds offer a source of stability.\u003c/p>\n\u003cp>“If you fund affordable housing with a general obligation bond, that investment in affordable housing is not necessarily bound to that year’s budget deficit or budget surplus,” she said. “It allows nonprofit housing developers to have reliability about the amount of local money going into affordable housing.”\u003c/p>\n\u003cp>The rest of the city’s affordable housing funding comes from state and federal agencies, which provide a bevy of tax credits and competitive grant programs that can also vary in amount from year to year.\u003c/p>\n\u003cp>This year, as the state faced a nearly $40 billion budget shortfall, Gov. Gavin Newsom proposed \u003ca href=\"https://www.kqed.org/news/11937777/newsoms-proposed-budget-keeps-most-housing-homeless-funding-intact-advocates-want-more\">cuts to affordable housing programs\u003c/a>. Especially in times like these where state funding is uncertain, Fryman said it’s important to have access to steady, reliable funding.\u003c/p>\n\u003cp>But opponents like Larry Marso, a member of the San Francisco Republican County Central Committee, argue adding more dense housing for low-income people could fundamentally change the character of every San Francisco neighborhood. And, despite all the measures voters have approved over the past decade to fund affordable housing, he said the problem is as dire as ever.\u003c/p>\n\u003cp>“Our government has proven incompetent at managing the problems of homelessness, drug abuse and mental health on the streets, particularly in our highest-density neighborhoods,” Marso said. “Voting ‘No’ on Prop A is really the only opportunity San Francisco voters have to say, ‘We need to change the direction of housing policy.’”\u003c/p>\n\u003cp>Advocates for Proposition A say the housing built with funding from general obligations bonds takes years before tenants can move in. In 2015 — the first time in a decade that San Francisco residents voted on a general obligation bond for housing — officials promised it would create 1,568 homes and apartments. \u003ca href=\"https://www.sf.gov/sites/default/files/2023-10/CGOBOC%202015%20Housing%20Bond%20Report%20063023.pdf\">As of a 2023 city report (PDF)\u003c/a>, 1,015 of those homes have been built, while 553 remain under construction or are in the pre-development phase.\u003c/p>\n\u003cp>The 2019 general obligation bond proposed 2,770 new homes and apartments. According to \u003ca href=\"https://onesanfrancisco.org/sites/default/files/2023-08/Agenda%20Item%205%20-%202024%20Affordable%20Housing%20GO%20Bond%20Report.pdf\">an August report published by the city (PDF)\u003c/a>, most of those new units won’t be completed until 2028.\u003c/p>\n\u003cp>Fryman said to think of funding affordable housing like other kinds of infrastructure, which requires a constant stream of revenue to support it. In fact, over a decade ago, the city government started viewing deed-restricted affordable housing as a form of public infrastructure.\u003c/p>\n\u003cp>“Just think of the American freeway system or our public transit systems — there’s not one investment that’s made, and transportation is solved forever,” she said. “We need to constantly invest in affordable housing.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11976959/proposition-a-why-sf-is-asking-voters-for-a-300-million-affordable-housing-bond","authors":["11672"],"categories":["news_6266","news_8","news_13"],"tags":["news_3921","news_27626","news_1775","news_27208","news_26928","news_38"],"featImg":"news_11976962","label":"news"},"news_11975969":{"type":"posts","id":"news_11975969","meta":{"index":"posts_1591205157","site":"news","id":"11975969","score":null,"sort":[1707957338000]},"guestAuthors":[],"slug":"concord-tenants-claim-victory-with-passage-of-new-renter-protections","title":"Concord Tenants Claim Victory With Council Approval of New Renter Protections","publishDate":1707957338,"format":"standard","headTitle":"Concord Tenants Claim Victory With Council Approval of New Renter Protections | KQED","labelTerm":{"site":"news"},"content":"\u003cp>Concord is poised to enact a rent stabilization and tenant protection ordinance that advocates say is a victory seven years in the making.\u003c/p>\n\u003cp>The Concord City Council voted 4–1 Tuesday night in favor of the new rules after a more than five-hour meeting that at times got heated. The council plans to review Tuesday’s changes at a second meeting on March 5. If approved, the ordinance would go into effect on April 4.\u003c/p>\n\u003cp>The ordinance would strengthen eviction protections for most rentals and cap rent increases on about half of the rental units in the city at 3% annually or 60% of the Consumer Price Index, whichever is lower, according to a city staff report.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The potential new rules come as a push to enact greater protections for renters has been building in the city since 2017 — and as landlords lobbied hard in recent months to oppose them. During hourslong city council meetings in December and January, tenants and landlords butted heads as the council made amendments and adjustments to the proposed ordinance.\u003c/p>\n\u003cp>The discussion got so acrimonious that Concord Mayor Edi Birsan said council members received threats and personal attacks. [pullquote size=\"medium\" align=\"right\" citation=\"Concord Mayor Edi Birsan\"]‘We were post-pandemic trying to figure out how to do something that answers the crisis that we are recognizing in our community.’[/pullquote]“It has been like running blindfolded through a cactus patch,” he said.\u003c/p>\n\u003cp>Birsan said the ordinance is meant to address a “real crisis” that tenants in the city are experiencing, including “excessive” rent increases.\u003c/p>\n\u003cp>“We were post-pandemic trying to figure out how to do something that answers the crisis that we are recognizing in our community,” he said.\u003c/p>\n\u003cp>Landlord groups staunchly opposed the measure and said it would result in “unintended consequences” for the city, including discouraging developers from building more housing.\u003c/p>\n\u003cfigure id=\"attachment_11975979\" class=\"wp-caption aligncenter\" style=\"max-width: 1171px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11975979\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/image-3.png\" alt=\"A group of advocates hold signs and pose for a photo.\" width=\"1171\" height=\"878\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/image-3.png 1171w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/image-3-800x600.png 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/image-3-1020x765.png 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/image-3-160x120.png 160w\" sizes=\"(max-width: 1171px) 100vw, 1171px\">\u003cfigcaption class=\"wp-caption-text\">Tenants and advocates in support of the ordinance rally in front of Concord City Hall before the meeting on Tuesday. \u003ccite>(Courtesy of Rising Juntos)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Places where rent control is, we see a serious deterioration in the rental housing market,” said Chris Tipton, a spokesperson for East Bay Rental Housing Association.\u003c/p>\n\u003cp>The rent control portion of the measure would apply to rentals with two or more units built before Feb.1, 1995. The cap would also apply retroactively to the amount of rent charged one year before the ordinance goes into effect. [pullquote size=\"medium\" align=\"right\" citation=\"Rhea Laughlin, executive director, Rising Juntos\"]‘Renters will no longer have to guess if their next rent increase will be what leaves them homeless.’[/pullquote]“Renters will no longer have to guess if their next rent increase will be what leaves them homeless,” said Rhea Laughlin, executive director of Rising Juntos, a tenant advocacy group.\u003c/p>\n\u003cp>The ordinance also extends eviction protections to single-family homes and condominiums, which state just-cause eviction rules do not cover. It doesn’t apply to in-law units or duplexes where the owner lives in one of the units.\u003c/p>\n\u003cp>In addition, the new rules would shore up what advocates have called a “loophole” in just-cause eviction protections: the “owner move-in” clause.\u003c/p>\n\u003cp>With the new protections, a tenant could only be evicted when an owner wants to move in if that individual has at least 25% ownership of the property and will live in the unit for at least 24 months. [aside label='More on Housing' tag='housing']Laughlin said these eviction protections could help “curb abuse from landlords that may be using evictions as a way to get families out so they can raise the rent for the next renter.”\u003c/p>\n\u003cp>If a no-fault eviction, such as an owner move-in, does occur, the new ordinance would require landlords to pay relocation assistance. Owners would have to pay up to three months’ rent plus up to $3,000.\u003c/p>\n\u003cp>Advocates for landlords have said the eviction protections and relocation assistance could especially hurt owners of single-family homes.\u003c/p>\n\u003cp>“That’s a lot of money to pay a renter just because you want to have a family member or someone move into a property that you own,” Tipton said.\u003c/p>\n\u003cp>If the second reading of the ordinance passes, Laughlin said the tenant advocacy work will continue.\u003c/p>\n\u003cp>“From there, we will be hitting the streets and the community to ensure that renters know about this policy, they’re informed of their rights, they know how to access the petition process if they face any abuses of the policy,” she said. “We’ll be working in partnership with our allies to be sure that the policy is enforced.”\u003c/p>\n\u003cp>\u003c/p>\n","blocks":[],"excerpt":"The protections include a 3% cap on annual rent increases, just cause for eviction protections and more stringent owner move-in requirements. ","status":"publish","parent":0,"modified":1708019583,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":20,"wordCount":809},"headData":{"title":"Concord Tenants Claim Victory With Council Approval of New Renter Protections | KQED","description":"The protections include a 3% cap on annual rent increases, just cause for eviction protections and more stringent owner move-in requirements. ","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11975969/concord-tenants-claim-victory-with-passage-of-new-renter-protections","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Concord is poised to enact a rent stabilization and tenant protection ordinance that advocates say is a victory seven years in the making.\u003c/p>\n\u003cp>The Concord City Council voted 4–1 Tuesday night in favor of the new rules after a more than five-hour meeting that at times got heated. The council plans to review Tuesday’s changes at a second meeting on March 5. If approved, the ordinance would go into effect on April 4.\u003c/p>\n\u003cp>The ordinance would strengthen eviction protections for most rentals and cap rent increases on about half of the rental units in the city at 3% annually or 60% of the Consumer Price Index, whichever is lower, according to a city staff report.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>The potential new rules come as a push to enact greater protections for renters has been building in the city since 2017 — and as landlords lobbied hard in recent months to oppose them. During hourslong city council meetings in December and January, tenants and landlords butted heads as the council made amendments and adjustments to the proposed ordinance.\u003c/p>\n\u003cp>The discussion got so acrimonious that Concord Mayor Edi Birsan said council members received threats and personal attacks. \u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘We were post-pandemic trying to figure out how to do something that answers the crisis that we are recognizing in our community.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Concord Mayor Edi Birsan","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“It has been like running blindfolded through a cactus patch,” he said.\u003c/p>\n\u003cp>Birsan said the ordinance is meant to address a “real crisis” that tenants in the city are experiencing, including “excessive” rent increases.\u003c/p>\n\u003cp>“We were post-pandemic trying to figure out how to do something that answers the crisis that we are recognizing in our community,” he said.\u003c/p>\n\u003cp>Landlord groups staunchly opposed the measure and said it would result in “unintended consequences” for the city, including discouraging developers from building more housing.\u003c/p>\n\u003cfigure id=\"attachment_11975979\" class=\"wp-caption aligncenter\" style=\"max-width: 1171px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11975979\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/image-3.png\" alt=\"A group of advocates hold signs and pose for a photo.\" width=\"1171\" height=\"878\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/image-3.png 1171w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/image-3-800x600.png 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/image-3-1020x765.png 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/02/image-3-160x120.png 160w\" sizes=\"(max-width: 1171px) 100vw, 1171px\">\u003cfigcaption class=\"wp-caption-text\">Tenants and advocates in support of the ordinance rally in front of Concord City Hall before the meeting on Tuesday. \u003ccite>(Courtesy of Rising Juntos)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Places where rent control is, we see a serious deterioration in the rental housing market,” said Chris Tipton, a spokesperson for East Bay Rental Housing Association.\u003c/p>\n\u003cp>The rent control portion of the measure would apply to rentals with two or more units built before Feb.1, 1995. The cap would also apply retroactively to the amount of rent charged one year before the ordinance goes into effect. \u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Renters will no longer have to guess if their next rent increase will be what leaves them homeless.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Rhea Laughlin, executive director, Rising Juntos","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“Renters will no longer have to guess if their next rent increase will be what leaves them homeless,” said Rhea Laughlin, executive director of Rising Juntos, a tenant advocacy group.\u003c/p>\n\u003cp>The ordinance also extends eviction protections to single-family homes and condominiums, which state just-cause eviction rules do not cover. It doesn’t apply to in-law units or duplexes where the owner lives in one of the units.\u003c/p>\n\u003cp>In addition, the new rules would shore up what advocates have called a “loophole” in just-cause eviction protections: the “owner move-in” clause.\u003c/p>\n\u003cp>With the new protections, a tenant could only be evicted when an owner wants to move in if that individual has at least 25% ownership of the property and will live in the unit for at least 24 months. \u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"More on Housing ","tag":"housing"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Laughlin said these eviction protections could help “curb abuse from landlords that may be using evictions as a way to get families out so they can raise the rent for the next renter.”\u003c/p>\n\u003cp>If a no-fault eviction, such as an owner move-in, does occur, the new ordinance would require landlords to pay relocation assistance. Owners would have to pay up to three months’ rent plus up to $3,000.\u003c/p>\n\u003cp>Advocates for landlords have said the eviction protections and relocation assistance could especially hurt owners of single-family homes.\u003c/p>\n\u003cp>“That’s a lot of money to pay a renter just because you want to have a family member or someone move into a property that you own,” Tipton said.\u003c/p>\n\u003cp>If the second reading of the ordinance passes, Laughlin said the tenant advocacy work will continue.\u003c/p>\n\u003cp>“From there, we will be hitting the streets and the community to ensure that renters know about this policy, they’re informed of their rights, they know how to access the petition process if they face any abuses of the policy,” she said. “We’ll be working in partnership with our allies to be sure that the policy is enforced.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11975969/concord-tenants-claim-victory-with-passage-of-new-renter-protections","authors":["11896"],"categories":["news_6266","news_8"],"tags":["news_3921","news_18053","news_27626","news_1775","news_3924"],"featImg":"news_11975970","label":"news"}},"programsReducer":{"possible":{"id":"possible","title":"Possible","info":"Possible is hosted by entrepreneur Reid Hoffman and writer Aria Finger. 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