How Nonprofits Use a Legal Loophole to Flip California Homes — for a Profit
Real Estate Investor at Center of Oakland's 'Moms 4 Housing' Standoff Hit by State With $3.5 Million Penalty for Unlawful Evictions
From Foreclosure to Eviction: One Family's Struggle to Recover
10 Years After Housing Crash, Families Finally Make It on 'Dream Street'
California Foreclosures Ripple Even After Major Settlement
S.F. Backs New Strategy for Preventing Foreclosure in Low-Income Neighborhoods
Little Money Spent, Few Helped in State Program for Struggling Homeowners
Texas Firm Sues Calif. Homeowners With Foreclosed 2nd Mortgages
New Foreclosure Numbers: Vallejo-Fairfield Fourth Highest in the Nation
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I have painted every corner, put in every window,” Riggins said of the triplex he inherited. “This building was my parents’ life, and it became my life.”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923404\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg class=\"size-medium wp-image-11923404\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-800x533.jpg\" alt=\"An old photo album showing a black and white photo of a family.\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A photo of Dale Riggins, his parents and cousin in a photo album at his home in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins, 67, retired early from his career in construction and maintenance for the city of Richmond after a knee injury put him on disability in 2008. But, the income from his tenants helped keep him afloat. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“The building was in good shape, and I had good tenants,” Riggins said. “Everything was just happy. Until. Yeah, until.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins went through a divorce and sought a modification on his mortgage in 2019. While that was being considered, his lender foreclosed. Everything his parents had worked for seemed to slip through his fingers. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“That sent me through a great depression for a year,” he said. “When you do everything you can do, and it seems like it’s not enough, it’s like everything is against you.”\u003c/span>[pullquote size=\"medium\" align=\"right\" citation=\"Steve Boykin, locksmith, Thousand Oaks resident\"]'I just feel betrayed by my government. You work your whole life. My whole retirement is in my equity, in my home. And these guys legally come and steal it from me.'[/pullquote]\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The ultimate buyer was \u003c/span>\u003ca href=\"https://scdhc-nso.com/about-us\">\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, a limited partnership registered to an Encinitas, Calif., address. The general partner was a Virginia nonprofit, \u003c/span>\u003ca href=\"https://www.scdhc.com/\">\u003cspan style=\"font-weight: 400\">Southside Community Development and Housing Corporation\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">It was this partnership with a nonprofit that allowed the organization to buy the house under a 2020 California law, \u003c/span>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200SB1079\">\u003cspan style=\"font-weight: 400\">SB 1079\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">. It allows tenants of foreclosed homes, owner-occupants, governments and nonprofits an exclusive 45-day window to\u003c/span>\u003ca href=\"https://www.kqed.org/news/11840140/california-law-prioritizes-people-over-corporate-home-buyers\">\u003cspan style=\"font-weight: 400\"> match the winning bid\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> at a foreclosure auction. It was one of \u003c/span>\u003ca href=\"http://cert1.mail-west.com/m5Vyj5I/yuzjanmc7r/15Vgtm/ov4m4af7/5Vqvnq5V60iknp/vonuodf71/pogrlvoeu?_c=d%7Cze7pzanwmhlzgt%7C17sqbhabiiyetbc&_ce=1601327807.e25c9081aeaaaa8fa1ce46db3a83a073\">\u003cspan style=\"font-weight: 400\">15 housing bills\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> signed into law that year aimed at creating more affordable opportunities for renters and homeowners.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside’s website states its mission is “advocating for the needs of communities and families” to “stabilize communities throughout the United States.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">And while that should have been a relief to Riggins, it wasn’t. He couldn't understand why a nonprofit, nearly 3,000 miles away, had purchased his property. \u003c/span>[aside postID=\"news_11868037,news_11871064\" label=\"Related Posts\"]\u003cspan style=\"font-weight: 400\">\"Why would they want to buy something in California?\" Riggins wondered. \"And I think that's the part that just really has me just furious. Why would you want to invest in something that you have never seen?\"\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The two-story triplex, with its salmon-colored stucco and white trim, was one of at least 74 properties Southside Neighborhood Stabilization scooped up since it formed in early 2021. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The organization is one of at least three such entities created in California after SB 1079’s passage to purchase homes in partnership with nonprofits that have the stated goals of providing affordable housing to communities in need. But in a review of nearly 200 property records, and interviews with over a dozen homeowners and investors who've purchased properties from them, there’s little evidence these homes are actually being used as affordable housing.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“They’re all just being flipped,” said Jeff Cagle, a Central California house flipper who’s lost dozens of foreclosure auction bids to purchasers who invoked SB 1079. “The whole idea was that if nonprofits bought this, this was supposed to benefit affordable housing, but none of them were being retained as affordable housing.”\u003c/span>\u003c/p>\n\u003ch2>'Homes for homeowners, not corporations'\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">State Sen. Nancy Skinner (D-Berkeley) first introduced SB 1079 in February 2020 on the heels of a \u003c/span>\u003ca href=\"https://www.kqed.org/news/11797001/moms-4-housing-group-reaches-agreement-to-buy-vacant-house\">\u003cspan style=\"font-weight: 400\">powerful, two-month-long protest\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> that caught the nation’s attention.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">A group of unhoused mothers, called \u003c/span>\u003ca href=\"https://moms4housing.org/\">\u003cspan style=\"font-weight: 400\">Moms for Housing\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, had been occupying a vacant home in West Oakland in late 2019 and early 2020. The home was owned by \u003c/span>\u003ca href=\"https://www.kqed.org/news/11868037/grandma-challenges-real-estate-giant-in-early-test-of-new-california-law\">\u003cspan style=\"font-weight: 400\">Wedgewood\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, a Redondo Beach real estate firm that specializes in flipping foreclosed homes. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The moms’ protest intended to spotlight increasing corporate ownership of housing, which they said led to rising rents and growing homelessness. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">And SB 1079 was Skinner’s response. She dubbed the bill “\u003c/span>\u003ca href=\"https://sd09.senate.ca.gov/news/20200928-governor-signs-sb-1079-homes-homeowners-not-corporations\">\u003cspan style=\"font-weight: 400\">Homes for Homeowners, Not Corporations\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“The intention of SB 1079 was to give a fair chance for tenants, the homeowner who may have lost their home in the foreclosure, or affordable housing groups to be able to buy a foreclosed home at auction,” Skinner said. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11801339\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut.jpg\">\u003cimg class=\"size-full wp-image-11801339\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut.jpg\" alt=\"\" width=\"1920\" height=\"1440\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-160x120.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1020x765.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1832x1374.jpg 1832w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1376x1032.jpg 1376w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1044x783.jpg 1044w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-632x474.jpg 632w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-536x402.jpg 536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Members of the group Moms for Housing in late December in front of the West Oakland house they occupied for several months before being forcefully evicted in January. A community land trust has since agreed to purchase the house and allow the women to move back in. \u003ccite>(Kate Wolffe/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">After the Great Recession between 2008 and 2010 left millions of homeowners in foreclosure, private equity investors began buying the devalued homes by the thousands. Today, Wall Street-backed corporations own \u003c/span>\u003ca href=\"https://www.urban.org/urban-wire/five-things-might-surprise-you-about-fastest-growing-segment-housing-market\">\u003cspan style=\"font-weight: 400\">more than 200,000 single-family homes\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> across the country. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Skinner’s bill made it illegal to bundle properties together at foreclosure auctions, to make it easier for individuals to bid on them. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">She thought nonprofits would use the homes they purchased through SB 1079 to create more affordable housing, but the bill doesn’t specifically require it. Nor does it include any enforcement or accountability mechanisms to ensure that’s the case. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We thought we didn't need to,” Skinner said. “We do a bill with the best intention, but we can't always see exactly how it's going to be put into practice.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">A new bill, \u003c/span>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220AB1837\">\u003cspan style=\"font-weight: 400\">AB 1837\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, by Assemblymember Mia Bonta (D-Oakland) would mandate homes purchased by nonprofits be used to house residents with lower incomes for at least 30 years. The bill is expected to be voted on in the Senate this week, and return to the Assembly for a concurrence vote by the end of the month. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We want to ensure that a nonprofit housing developer actually is the recipient of this particular opportunity,” Bonta said, “and that it doesn't end up being a nonprofit that is kind of clothed in wolves’ clothing.”\u003c/span>\u003c/p>\n\u003ch2>An opportunity\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">In many ways, the same economic forces that drove Moms for Housing’s protest also prompted a Richmond, Va., nonprofit to get into the business of buying foreclosed homes. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Tim Hayes is the director of distressed assets for that nonprofit, Southside Community Development and Housing Corporation. He said the Blackwell neighborhood where SCDHC was born was gentrifying, in part due to the organization’s work improving the community. The organization turned to local banks for loans to help purchase properties in the neighborhood and keep people from being priced out. But, the banks wouldn’t lend to them. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Therefore private developers reaped the benefits of the years of SCDHC's work,” Hayes said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Then, in 2015, President Barack Obama \u003c/span>\u003ca href=\"https://content.next.westlaw.com/3-610-4325?__lrTS=20210130035919415&transitionType=Default&contextData=(sc.Default)&firstPage=true\">\u003cspan style=\"font-weight: 400\">directed the U.S. Department of Housing and Urban Development\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> to begin selling some of the foreclosed homes to verified nonprofits.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes saw an opportunity. SCDHC could buy the debt on homes going through foreclosure and sell the houses to homeowners, rather than allow investors to buy and rent them out. The sales would generate income for the nonprofit, which could help them expand their work developing affordable housing in and around Richmond, Va. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We had frustration with our community now being overtaken by developers,” Hayes said. “We go to the bank, they say no. HUD then says, ‘Hey, y’all might be able to work in this program. We think if done right, you can help people, but at the same time, you can make some money to help you expand your operations, to grow, develop.’”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">SCDHC became certified through HUD’s \u003c/span>\u003ca href=\"https://content.next.westlaw.com/3-610-4325?__lrTS=20210130035919415&transitionType=Default&contextData=(sc.Default)&firstPage=true\">\u003cspan style=\"font-weight: 400\">distressed asset stabilization program\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> and began buying non-performing loans on homes going through foreclosure across 33 states. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">They partnered with Louis Amaya, the CEO and founder of \u003c/span>\u003ca href=\"https://pemco-capital.com/\">\u003cspan style=\"font-weight: 400\">PEMCO Capital Management\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, to help them comply with each state’s policies around buying distressed assets.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923503\" class=\"wp-caption aligncenter\" style=\"max-width: 1577px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page.jpg\">\u003cimg class=\"size-full wp-image-11923503\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page.jpg\" alt=\"\" width=\"1577\" height=\"859\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page.jpg 1577w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page-800x436.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page-1020x556.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page-160x87.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page-1536x837.jpg 1536w\" sizes=\"(max-width: 1577px) 100vw, 1577px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">PEMCO's website explains its approach to asset management.\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Amaya didn’t respond to multiple requests for an interview. But his company’s website describes itself as “an institutional platform for investors to gain exposure in niche sectors within the distressed residential mortgage and real estate markets.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“There were certain expertises that we just didn’t have,” Hayes said. “We hired PEMCO to be part of the distressed asset sale team.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">As soon as SB 1079 went into effect in 2021, SCDHC formed a limited partnership, \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/2021-SNS-Limited-Partnership-Initial-Filing.pdf\">Southside Neighborhood Stabilization\u003c/a>, with Amaya managing the properties. Hayes said it was an extension of their ongoing work in California and other states. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The goal, Hayes said, is to help residents stay in their homes, either through refinancing or credit counseling. In instances where a tenant is living in the home, Hayes said Southside offers cash to help relocate. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But there’s always a balance, Hayes said. SCDHC partners with private investors to front the money to purchase the foreclosed homes. Those investors expect a return, he said. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“What we attempt to do also is balance outcomes with returns,” Hayes said. “We endeavor to do what’s right, to allow people an opportunity to re\u003c/span>\u003cspan style=\"font-weight: 400\">main in their homes.”\u003c/span>\u003c/p>\n\u003ch2>'Where are we going to go?'\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Before Riggins’ mother, Susie Riggins, died in 2003, she told her son, \"'Whatever you do, try to keep the building because your father built it,'\" Riggins said. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“That’s all she had to say,” he said. “And that’s what I set out to do.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">For Riggins’ parents, the apartment building wasn’t just a source of rental income; it was an investment in the community. They had moved from Arkansas and Louisiana to Richmond, Ca., in the mid-1940s as part of the Great Migration, when millions of African Americans moved from the South to the North and West in search of safer lives. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins’ father, Clinton Riggins, took a job as a steelworker at the Hunters Point Naval Shipyard in San Francisco. And despite the lack of traditional mortgages available to Black residents, Clinton Riggins was able to buy a home in Richmond. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“People didn't have nothing back then in the '30s and '40s,” Riggins said. “But when (my father) got here, he was able to do it.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins said his parents always instructed him to keep the rents low, and if he had to raise them, to do it gradually. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“My mother said, ‘Your father built this to help people, not to make money,’” Riggins said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">It’s one reason Riggins’ tenants stayed so long and, in some cases, came back. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923435\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg class=\"size-medium wp-image-11923435\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-800x533.jpg\" alt=\"A person sitting outdoors near a home.\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cynthia Hernandez sits on her porch in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Cynthia Hernandez first moved from the Mission District in San Francisco to Riggins’ building with her mom in 2009, when she was just 18 years old. She eventually left to live on her own as a young adult but returned in 2019, when she and her husband moved back in with her mom.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We were looking more towards buying a home in this area,” Hernandez said, “so we wanted to save a few bucks.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">When the pandemic hit, the unit next door became vacant, so she and her husband moved in. And it was around this time that she said their relationship with Riggins changed from a typical tenant-landlord relationship to one that was more familiar. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We got a lot closer,” Hernandez said. “We were helping each other out with groceries, with toilet paper, with all the essentials.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">After he separated from his wife, Riggins said he worked with the community group Richmond Neighborhood Housing Services to fill out mortgage modification forms required by his lender, \u003c/span>\u003ca href=\"https://www.nytimes.com/2009/05/15/business/economy/15norris.html\">\u003cspan style=\"font-weight: 400\">World Savings Bank\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">He couldn’t understand why the company, in the midst of that process, started to foreclose. Riggins has since hired a lawyer that’s suing the servicer on the loan, Rushmore Loan Management Services, for allegedly violating the state’s \u003c/span>\u003ca href=\"https://oag.ca.gov/hbor\">\u003cspan style=\"font-weight: 400\">Homeowner Bill of Rights\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> — a set of laws that protect homeowners facing foreclosure. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">When the notice of default on the mortgage appeared, speculators began bombarding the house with flyers, letters and calls. So Hernandez began looking for help — both to understand what was happening and to figure out what her rights were if she faced eviction. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I freaked out,” Hernandez said. “Where are we going to go? Like, what can we do?”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923432\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1.jpg\">\u003cimg class=\"size-full wp-image-11923432\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1.jpg\" alt=\"A person's hands are on a desk alongside paperwork.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cynthia Hernandez looks through paperwork she collected during the foreclosure of the building where she lives with her family on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hernandez eventually found \u003c/span>\u003ca href=\"https://www.richmondland.org/potowski-av\">\u003cspan style=\"font-weight: 400\">Richmond Land\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, a new community land trust based in Richmond, Ca., that was looking for its first project. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">By this point, Southside had already purchased the property, and had served the residents with eviction papers. Hayes said the company first offered the residents $5,000, but didn’t get a response, so they proceeded with the eviction process. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We made it clear to (Southside) that what was happening was problematic,” said Mia Carbajal, director of place-keeping at Richmond Land, “and that we are really interested in stopping the eviction by purchasing the building.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization eventually agreed to sell the building to Richmond Land for $600,000 — which is $59,000 more than the $541,000 it paid to purchase it. The amount barely covered Southside’s expenses, Hayes said. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Looking back, Carbajal said she doesn’t begrudge Southside for wanting a return on the purchase, or its practice of buying foreclosed homes as a way of generating income for the nonprofit’s work in Richmond, Va. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I think it just really speaks to our nation's austerity, our disinvestment in housing,” Carbajal said, “and organizations that are in the business of affordable housing, doing what they need to do to cover their expenses.”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923436\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg class=\"size-medium wp-image-11923436\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-800x533.jpg\" alt=\"Two people holding the hands of a child to lift them up in the air.\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cynthia Hernandez walks with her family on the street in front of her home in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">In the end, it all worked out for Hernandez and Riggins: They got to stay in their homes and will eventually have the opportunity to buy the building. Richmond Land will maintain ownership of the land itself, ensuring the property is sold at an affordable price to all future buyers. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But others who dealt with Southside were less satisfied with the results. \u003c/span>\u003c/p>\n\u003ch2>Neighborhood stabilization\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization shelled out nearly $29 million to purchase 74 properties under SB 1079. So far, more than half — 47 — have already been sold for a total of about $6 million in gross revenue, according to property records. Of those, 32 are now owner-occupied. The rest have gone to investors.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside requires its buyers to sign an affidavit, attesting that they will either live in the property or sell to someone who will. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes said that’s because the organization’s goal is to create more homeownership opportunities, which is also a stated goal of SB 1079. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We view ourselves as a holistic organization, but also realizing that most wealth accumulation comes from homeownership,” Hayes said. “And when I can never access homeownership, it then limits so many things, let alone generational wealth transfers. So, that’s the mission that we really have.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But some of the homeowners and investors who have encountered Southside question whether their practices actually make it easier for people to afford their homes. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923427\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-scaled.jpg\">\u003cimg class=\"size-medium wp-image-11923427\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-800x600.jpg\" alt=\"A home with a tanned rooftop.\" width=\"800\" height=\"600\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-1020x765.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-160x120.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-1536x1152.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-2048x1536.jpg 2048w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-1920x1440.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Steve Boykin paid $239,000 to Southside to get the deed to his home back, property records show. \u003ccite>(Courtesy of Steve Boykin)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">In Thousand Oaks, Steve Boykin paid Southside Neighborhood Stabilization nearly a quarter of a million dollars just to get the deed to his home back. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Boykin, a locksmith and lifelong Thousand Oaks resident, had taken out a home equity line of credit in 2007 for $150,000, though he says he only used about $44,000 of it. The loan was sold to another company, which then charged him a higher interest rate. Boykin got a lawyer to dispute the new charges, and in the meantime, the bank foreclosed.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization bought the debt on his property for $166,100. Boykin negotiated to pay them $239,000 to buy it back, according to property records. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I had to pay them, I didn’t have a choice,” he said. “They’re holding (the deed) over my head. You know, ‘We’re going to sell your house. We have the deed to the house, and we can sell it.’”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes said Boykin’s case was “an amazing outcome.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Rather than being evicted, we allowed the owner to remain in their home,” he said. “All processes can be improved. However, it continues to feel as if SCDHC — on an incredibly small sample — is being painted as a bad actor, and we are not.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But Boykin didn’t see it that way. He sold two plots of land in Paso Robles, where he had planned to build his retirement home, to pay Southside. At 63, he expected to retire in two years. Now, he knows he’ll be working much longer. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I just feel betrayed by my government,” Boykin said. “You work your whole life. My whole retirement is in my equity, in my home. And these guys legally come and steal it from me.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Other investors and homeowners who purchased homes from Southside said the sales felt like typical flips and questioned what kind of value the nonprofit added. The homes often needed major repairs, but they weren’t sold at a discount. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Lauren Every-Wortman purchased a home near Joshua Tree National Park in January for $453,000 — about $100,000 higher than the current median-priced home there, according to Zillow — even though it needed a new roof and floors, a new irrigation system and a new deck.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Every-Wortman’s boyfriend dug into the property records and found that Southside purchased the home for $295,000.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">\"It’s inflating the market,\" Every-Wortman said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes said the organization is transparent about the conditions of the homes it sells.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">\"We could fix everything,\" Hayes said, \"but the reality of it is that then changes the price point.\"\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">They also have to absorb costs, Hayes said, from the real estate agents to lawyers, to closing and filing costs.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">By the fall of 2021, Hayes said Southside decided to stop purchasing properties through SB 1079. They had gotten some inquiries about its activities, he said, and they didn’t want to continue “until the Legislature can create more clarity about what we’ve done.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We began to get more inquiries that were trying to paint us in a certain picture,” Hayes said. “And in Tim Hayes terminology, we're like, ‘Screw this. We've done too much to now all of a sudden to be backed into a corner.’”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">According to property records, Southside’s last two purchases in California were made on January 4. But while Southside began winding down its operations, other nonprofits were just getting started. \u003c/span>\u003c/p>\n\u003ch2>Corporations clothed as nonprofits\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">In the summer of 2021, two California-based house-flipping corporations created their own affordable housing nonprofits and began using SB 1079 to purchase and flip foreclosed homes, according to public records. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">One of the groups, \u003c/span>\u003cspan style=\"font-weight: 400\">called the \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20220818-Articles-of-Incorporation-CV-Neighborhood-Stabilization-Foundation-later-Dove-Street.pdf\">CV Neighborhood Stabilization Foundation\u003c/a>, says its mission is to “create and implement programs for the development of and preservation of affordable housing.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The foundation later\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210907-CV-Neighborhood-Stablization-Foundation-name-change-to-Dove-Street-Housing-Foundation.pdf\"> changed its name to Dove Street Housing Foundation \u003c/a>and formed a \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20220218-DS-Housing-AHP-Title-Holdings-LP.pdf\">number\u003c/a> of \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210921-DS-HOUSING-CCCRR-01-LP-with-Dove-Street-Housing-Foundation.pdf\">different\u003c/a> limited \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210921-DS-HOUSING-AHP-01-LP.pdf\">partnerships, \u003c/a>which together purchased at least 68 properties since November. At least 12 of them used SB 1079, according to property records. \u003c/span>\u003cspan style=\"font-weight: 400\">Dove Street’s nonprofit status is what enables the partnerships to use SB 1079 to match foreclosure auction bids.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923505\" class=\"wp-caption aligncenter\" style=\"max-width: 1485px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res.jpg\">\u003cimg class=\"size-full wp-image-11923505\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res.jpg\" alt=\"\" width=\"1485\" height=\"316\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res.jpg 1485w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res-800x170.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res-1020x217.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res-160x34.jpg 160w\" sizes=\"(max-width: 1485px) 100vw, 1485px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">ClearVue Real Estate Services' website.\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">The foundation’s president, Matt Regan, is also the co-founder, president and COO of \u003c/span>\u003ca href=\"https://clearvueres.com/about-us/\">\u003cspan style=\"font-weight: 400\">ClearVue Real Estate Services\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> LLC, which, according to its website, “specializes in the acquisition, management, and disposition of residential REO [real estate owned] properties and targeted whole loans nationwide.” Regan did not respond to requests for comment. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Of the 34 properties Dove Street has already sold, property records show 25 have gone to other investors. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">One of those investors was Gerry Ochoa, a small-time landlord who purchased a property in Bakersfield from one of Dove Street’s limited partnerships. A fire had gutted the two manufactured homes on the lot. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">He expects he’ll spend upward of $380,000 to demolish the homes and construct a five-unit building in their place, which he plans to market as luxury units.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I’m targeting more of these young folks that work at home nowadays,” Ochoa said. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923402\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn.jpg\">\u003cimg class=\"size-medium wp-image-11923402\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-800x370.jpg\" alt=\"Real estate signs on a lawn.\" width=\"800\" height=\"370\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-800x370.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-1020x471.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-160x74.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn.jpg 1344w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">When William Rawls purchased his Tulare home, the sign in the front lawn directed him to Capitol Real Estate Group. Property records show the owner of the property was actually RMMC LP, a limited partnership with an affordable housing nonprofit, called Affordable Housing NFP Inc., listed as the general partner. \u003ccite>(Courtesy of William Rawls)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">In Tulare, William Rawls had just gone through a divorce when, earlier this year, he began looking for a new home. He bought a beige, one-story tract home from \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210706-cert-of-LP-for-RMMC-general-partnership-with-Affordable-Housing-NFP-Inc.pdf\">RMMC LP\u003c/a> in March.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Rawls was surprised to learn that RMMC is a limited partnership with an affordable housing nonprofit, called \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210604-Articles-of-Incorporation-Nonrprofit-Affordable-Housing-NFP-Inc.pdf\">Affordable Housing NFP Inc.\u003c/a>, listed as the general partner, and property records show they used SB 1079 to buy the home.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“They just slapped lipstick on a pig,” Rawls said, adding that he’s in the process of replacing all the floors that had grown mold due to leaking pipes. “It was a gut job.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">RMMC LP formed in July 2021 and bought its first property in November. So far, it’s purchased at least 56 mostly single-family homes, and property records show that at least 22 of the buys were SB 1079 purchases. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The nonprofit’s president, Armando Banuelos, is also the CEO of \u003c/span>\u003ca href=\"https://capitolreg.com/\">\u003cspan style=\"font-weight: 400\">Capitol Real Estate Group\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">. A recent \u003c/span>\u003ca href=\"https://www.meetup.com/bakersfield-real-estate-investing-meetup-group-reitribe/events/287601283/\">\u003cspan style=\"font-weight: 400\">Bakersfield meetup\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> described Banuelos as a specialist in “\u003c/span>\u003cspan style=\"font-weight: 400\">fix-n-flip, rentals,” and other real estate ventures. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Banuelos and other representatives from the company didn’t respond to requests for comment. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">On the front lawn of Rawls’ eventual home, Capitol had posted signs directing buyers to their company. Rawls said there was never any mention of using the homes as affordable housing. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“If it’s supposed to be affordable housing, then they lied,” Rawls said. “What a farce.”\u003c/span>\u003c/p>\n\u003ch2>Closing the loophole\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Under Bonta’s new bill, AB 1837, properties purchased by nonprofits under SB 1079 would carry deed restrictions that mandate the housing remains affordable for at least 30 years. And nonprofits would have to have board members with California addresses. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Several people involved in the house-flipping industry said the changes would help close the loophole in SB 1079, but the new legislation may not go as far as the author intends. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Foreclosure auctions typically involve all-cash buys. And it’s unlikely that owners or tenants of foreclosed properties have the hundreds of thousands of dollars on hand to compete. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“The idea that regular people are just going to (use) this,” said Jeff Cagle, the Central California house flipper, “it's not going to happen.”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923403\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg class=\"size-full wp-image-11923403\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut.jpg\" alt=\"\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Dale Riggins stands outside his home in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Nonprofits may stand a better chance at matching the auction prices, and last year, the Legislature approved a $500 million revolving fund, called the \u003c/span>\u003ca href=\"https://www.hcd.ca.gov/foreclosure-intervention-housing-preservation-program#:~:text=FIHPP%20was%20added%20to%20California%27s,funds)%20to%20manage%20the%20program.\">\u003cspan style=\"font-weight: 400\">Foreclosure Intervention Housing Preservation Program\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, to help them do just that. Those funds are expected to be available sometime this year. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But even with this fund, Hayes said few nonprofits have the capacity to operate at scale, which is why he thinks partnerships with private investors are so effective. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’re just concerned that it's being guided in the path of some unique outcomes that will not really impact all nonprofits. It may connect a sliver of nonprofits,” he said, adding that the vast majority of foreclosed homes will be purchased by “the same people that have always done it.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">For Bonta, however, the goal of her legislation is more narrowly focused on reforming SB 1079 and ensuring that if nonprofits buy the homes, they use them as affordable housing for residents with low incomes. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We're trying to make sure that the intention of our legislation,” she said, “matches the actual implementation.”\u003c/span>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"A 2020 law intended to make it easier for homeowners and nonprofits to buy foreclosed homes has been used by fake and out-of-state nonprofits to scoop up nearly 200 foreclosed homes across California, property records show.","status":"publish","parent":0,"modified":1661460403,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":113,"wordCount":4383},"headData":{"title":"How Nonprofits Use a Legal Loophole to Flip California Homes — for a Profit | KQED","description":"A 2020 law intended to make it easier for homeowners and nonprofits to buy foreclosed homes has been used by fake and out-of-state nonprofits to scoop up nearly 200 foreclosed homes across California, property records show.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"How Nonprofits Use a Legal Loophole to Flip California Homes — for a Profit","datePublished":"2022-08-25T13:00:27.000Z","dateModified":"2022-08-25T20:46:43.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"disqusIdentifier":"11923467 https://ww2.kqed.org/news/?p=11923467","disqusUrl":"https://ww2.kqed.org/news/2022/08/25/how-nonprofits-use-a-legal-loophole-to-flip-california-homes-for-a-profit/","disqusTitle":"How Nonprofits Use a Legal Loophole to Flip California Homes — for a Profit","excludeFromSiteSearch":"Include","path":"/news/11923467/how-nonprofits-use-a-legal-loophole-to-flip-california-homes-for-a-profit","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cspan style=\"font-weight: 400\">Dale Riggins was 7 years old when, in 1968, his father began building the small Richmond apartment complex where Riggins now lives. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Every day during the 10-month construction, he went to the site after school, dragging tools and two-by-fours on the sloped lot set against a small hill where the building began to rise.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I have touched everything in this building. I have painted every corner, put in every window,” Riggins said of the triplex he inherited. “This building was my parents’ life, and it became my life.”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923404\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg class=\"size-medium wp-image-11923404\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-800x533.jpg\" alt=\"An old photo album showing a black and white photo of a family.\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57846_004_KQED_RichmondHousing_08162022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">A photo of Dale Riggins, his parents and cousin in a photo album at his home in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins, 67, retired early from his career in construction and maintenance for the city of Richmond after a knee injury put him on disability in 2008. But, the income from his tenants helped keep him afloat. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“The building was in good shape, and I had good tenants,” Riggins said. “Everything was just happy. Until. Yeah, until.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins went through a divorce and sought a modification on his mortgage in 2019. While that was being considered, his lender foreclosed. Everything his parents had worked for seemed to slip through his fingers. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“That sent me through a great depression for a year,” he said. “When you do everything you can do, and it seems like it’s not enough, it’s like everything is against you.”\u003c/span>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"'I just feel betrayed by my government. You work your whole life. My whole retirement is in my equity, in my home. And these guys legally come and steal it from me.'","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Steve Boykin, locksmith, Thousand Oaks resident","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The ultimate buyer was \u003c/span>\u003ca href=\"https://scdhc-nso.com/about-us\">\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, a limited partnership registered to an Encinitas, Calif., address. The general partner was a Virginia nonprofit, \u003c/span>\u003ca href=\"https://www.scdhc.com/\">\u003cspan style=\"font-weight: 400\">Southside Community Development and Housing Corporation\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">It was this partnership with a nonprofit that allowed the organization to buy the house under a 2020 California law, \u003c/span>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200SB1079\">\u003cspan style=\"font-weight: 400\">SB 1079\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">. It allows tenants of foreclosed homes, owner-occupants, governments and nonprofits an exclusive 45-day window to\u003c/span>\u003ca href=\"https://www.kqed.org/news/11840140/california-law-prioritizes-people-over-corporate-home-buyers\">\u003cspan style=\"font-weight: 400\"> match the winning bid\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> at a foreclosure auction. It was one of \u003c/span>\u003ca href=\"http://cert1.mail-west.com/m5Vyj5I/yuzjanmc7r/15Vgtm/ov4m4af7/5Vqvnq5V60iknp/vonuodf71/pogrlvoeu?_c=d%7Cze7pzanwmhlzgt%7C17sqbhabiiyetbc&_ce=1601327807.e25c9081aeaaaa8fa1ce46db3a83a073\">\u003cspan style=\"font-weight: 400\">15 housing bills\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> signed into law that year aimed at creating more affordable opportunities for renters and homeowners.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside’s website states its mission is “advocating for the needs of communities and families” to “stabilize communities throughout the United States.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">And while that should have been a relief to Riggins, it wasn’t. He couldn't understand why a nonprofit, nearly 3,000 miles away, had purchased his property. \u003c/span>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11868037,news_11871064","label":"Related Posts "},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cspan style=\"font-weight: 400\">\"Why would they want to buy something in California?\" Riggins wondered. \"And I think that's the part that just really has me just furious. Why would you want to invest in something that you have never seen?\"\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The two-story triplex, with its salmon-colored stucco and white trim, was one of at least 74 properties Southside Neighborhood Stabilization scooped up since it formed in early 2021. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The organization is one of at least three such entities created in California after SB 1079’s passage to purchase homes in partnership with nonprofits that have the stated goals of providing affordable housing to communities in need. But in a review of nearly 200 property records, and interviews with over a dozen homeowners and investors who've purchased properties from them, there’s little evidence these homes are actually being used as affordable housing.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“They’re all just being flipped,” said Jeff Cagle, a Central California house flipper who’s lost dozens of foreclosure auction bids to purchasers who invoked SB 1079. “The whole idea was that if nonprofits bought this, this was supposed to benefit affordable housing, but none of them were being retained as affordable housing.”\u003c/span>\u003c/p>\n\u003ch2>'Homes for homeowners, not corporations'\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">State Sen. Nancy Skinner (D-Berkeley) first introduced SB 1079 in February 2020 on the heels of a \u003c/span>\u003ca href=\"https://www.kqed.org/news/11797001/moms-4-housing-group-reaches-agreement-to-buy-vacant-house\">\u003cspan style=\"font-weight: 400\">powerful, two-month-long protest\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> that caught the nation’s attention.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">A group of unhoused mothers, called \u003c/span>\u003ca href=\"https://moms4housing.org/\">\u003cspan style=\"font-weight: 400\">Moms for Housing\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, had been occupying a vacant home in West Oakland in late 2019 and early 2020. The home was owned by \u003c/span>\u003ca href=\"https://www.kqed.org/news/11868037/grandma-challenges-real-estate-giant-in-early-test-of-new-california-law\">\u003cspan style=\"font-weight: 400\">Wedgewood\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, a Redondo Beach real estate firm that specializes in flipping foreclosed homes. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The moms’ protest intended to spotlight increasing corporate ownership of housing, which they said led to rising rents and growing homelessness. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">And SB 1079 was Skinner’s response. She dubbed the bill “\u003c/span>\u003ca href=\"https://sd09.senate.ca.gov/news/20200928-governor-signs-sb-1079-homes-homeowners-not-corporations\">\u003cspan style=\"font-weight: 400\">Homes for Homeowners, Not Corporations\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“The intention of SB 1079 was to give a fair chance for tenants, the homeowner who may have lost their home in the foreclosure, or affordable housing groups to be able to buy a foreclosed home at auction,” Skinner said. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11801339\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut.jpg\">\u003cimg class=\"size-full wp-image-11801339\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut.jpg\" alt=\"\" width=\"1920\" height=\"1440\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-160x120.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1020x765.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1832x1374.jpg 1832w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1376x1032.jpg 1376w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-1044x783.jpg 1044w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-632x474.jpg 632w, https://ww2.kqed.org/app/uploads/sites/10/2020/02/RS40613_IMG_2315-qut-536x402.jpg 536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Members of the group Moms for Housing in late December in front of the West Oakland house they occupied for several months before being forcefully evicted in January. A community land trust has since agreed to purchase the house and allow the women to move back in. \u003ccite>(Kate Wolffe/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">After the Great Recession between 2008 and 2010 left millions of homeowners in foreclosure, private equity investors began buying the devalued homes by the thousands. Today, Wall Street-backed corporations own \u003c/span>\u003ca href=\"https://www.urban.org/urban-wire/five-things-might-surprise-you-about-fastest-growing-segment-housing-market\">\u003cspan style=\"font-weight: 400\">more than 200,000 single-family homes\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> across the country. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Skinner’s bill made it illegal to bundle properties together at foreclosure auctions, to make it easier for individuals to bid on them. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">She thought nonprofits would use the homes they purchased through SB 1079 to create more affordable housing, but the bill doesn’t specifically require it. Nor does it include any enforcement or accountability mechanisms to ensure that’s the case. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We thought we didn't need to,” Skinner said. “We do a bill with the best intention, but we can't always see exactly how it's going to be put into practice.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">A new bill, \u003c/span>\u003ca href=\"https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220AB1837\">\u003cspan style=\"font-weight: 400\">AB 1837\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, by Assemblymember Mia Bonta (D-Oakland) would mandate homes purchased by nonprofits be used to house residents with lower incomes for at least 30 years. The bill is expected to be voted on in the Senate this week, and return to the Assembly for a concurrence vote by the end of the month. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We want to ensure that a nonprofit housing developer actually is the recipient of this particular opportunity,” Bonta said, “and that it doesn't end up being a nonprofit that is kind of clothed in wolves’ clothing.”\u003c/span>\u003c/p>\n\u003ch2>An opportunity\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">In many ways, the same economic forces that drove Moms for Housing’s protest also prompted a Richmond, Va., nonprofit to get into the business of buying foreclosed homes. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Tim Hayes is the director of distressed assets for that nonprofit, Southside Community Development and Housing Corporation. He said the Blackwell neighborhood where SCDHC was born was gentrifying, in part due to the organization’s work improving the community. The organization turned to local banks for loans to help purchase properties in the neighborhood and keep people from being priced out. But, the banks wouldn’t lend to them. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Therefore private developers reaped the benefits of the years of SCDHC's work,” Hayes said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Then, in 2015, President Barack Obama \u003c/span>\u003ca href=\"https://content.next.westlaw.com/3-610-4325?__lrTS=20210130035919415&transitionType=Default&contextData=(sc.Default)&firstPage=true\">\u003cspan style=\"font-weight: 400\">directed the U.S. Department of Housing and Urban Development\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> to begin selling some of the foreclosed homes to verified nonprofits.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes saw an opportunity. SCDHC could buy the debt on homes going through foreclosure and sell the houses to homeowners, rather than allow investors to buy and rent them out. The sales would generate income for the nonprofit, which could help them expand their work developing affordable housing in and around Richmond, Va. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We had frustration with our community now being overtaken by developers,” Hayes said. “We go to the bank, they say no. HUD then says, ‘Hey, y’all might be able to work in this program. We think if done right, you can help people, but at the same time, you can make some money to help you expand your operations, to grow, develop.’”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">SCDHC became certified through HUD’s \u003c/span>\u003ca href=\"https://content.next.westlaw.com/3-610-4325?__lrTS=20210130035919415&transitionType=Default&contextData=(sc.Default)&firstPage=true\">\u003cspan style=\"font-weight: 400\">distressed asset stabilization program\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> and began buying non-performing loans on homes going through foreclosure across 33 states. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">They partnered with Louis Amaya, the CEO and founder of \u003c/span>\u003ca href=\"https://pemco-capital.com/\">\u003cspan style=\"font-weight: 400\">PEMCO Capital Management\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, to help them comply with each state’s policies around buying distressed assets.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923503\" class=\"wp-caption aligncenter\" style=\"max-width: 1577px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page.jpg\">\u003cimg class=\"size-full wp-image-11923503\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page.jpg\" alt=\"\" width=\"1577\" height=\"859\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page.jpg 1577w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page-800x436.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page-1020x556.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page-160x87.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/PemCo-About-Us-page-1536x837.jpg 1536w\" sizes=\"(max-width: 1577px) 100vw, 1577px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">PEMCO's website explains its approach to asset management.\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Amaya didn’t respond to multiple requests for an interview. But his company’s website describes itself as “an institutional platform for investors to gain exposure in niche sectors within the distressed residential mortgage and real estate markets.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“There were certain expertises that we just didn’t have,” Hayes said. “We hired PEMCO to be part of the distressed asset sale team.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">As soon as SB 1079 went into effect in 2021, SCDHC formed a limited partnership, \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/2021-SNS-Limited-Partnership-Initial-Filing.pdf\">Southside Neighborhood Stabilization\u003c/a>, with Amaya managing the properties. Hayes said it was an extension of their ongoing work in California and other states. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The goal, Hayes said, is to help residents stay in their homes, either through refinancing or credit counseling. In instances where a tenant is living in the home, Hayes said Southside offers cash to help relocate. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But there’s always a balance, Hayes said. SCDHC partners with private investors to front the money to purchase the foreclosed homes. Those investors expect a return, he said. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“What we attempt to do also is balance outcomes with returns,” Hayes said. “We endeavor to do what’s right, to allow people an opportunity to re\u003c/span>\u003cspan style=\"font-weight: 400\">main in their homes.”\u003c/span>\u003c/p>\n\u003ch2>'Where are we going to go?'\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Before Riggins’ mother, Susie Riggins, died in 2003, she told her son, \"'Whatever you do, try to keep the building because your father built it,'\" Riggins said. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“That’s all she had to say,” he said. “And that’s what I set out to do.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">For Riggins’ parents, the apartment building wasn’t just a source of rental income; it was an investment in the community. They had moved from Arkansas and Louisiana to Richmond, Ca., in the mid-1940s as part of the Great Migration, when millions of African Americans moved from the South to the North and West in search of safer lives. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins’ father, Clinton Riggins, took a job as a steelworker at the Hunters Point Naval Shipyard in San Francisco. And despite the lack of traditional mortgages available to Black residents, Clinton Riggins was able to buy a home in Richmond. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“People didn't have nothing back then in the '30s and '40s,” Riggins said. “But when (my father) got here, he was able to do it.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Riggins said his parents always instructed him to keep the rents low, and if he had to raise them, to do it gradually. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“My mother said, ‘Your father built this to help people, not to make money,’” Riggins said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">It’s one reason Riggins’ tenants stayed so long and, in some cases, came back. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923435\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg class=\"size-medium wp-image-11923435\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-800x533.jpg\" alt=\"A person sitting outdoors near a home.\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57859_016_KQED_RichmondHousing_08162022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cynthia Hernandez sits on her porch in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Cynthia Hernandez first moved from the Mission District in San Francisco to Riggins’ building with her mom in 2009, when she was just 18 years old. She eventually left to live on her own as a young adult but returned in 2019, when she and her husband moved back in with her mom.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We were looking more towards buying a home in this area,” Hernandez said, “so we wanted to save a few bucks.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">When the pandemic hit, the unit next door became vacant, so she and her husband moved in. And it was around this time that she said their relationship with Riggins changed from a typical tenant-landlord relationship to one that was more familiar. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We got a lot closer,” Hernandez said. “We were helping each other out with groceries, with toilet paper, with all the essentials.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">After he separated from his wife, Riggins said he worked with the community group Richmond Neighborhood Housing Services to fill out mortgage modification forms required by his lender, \u003c/span>\u003ca href=\"https://www.nytimes.com/2009/05/15/business/economy/15norris.html\">\u003cspan style=\"font-weight: 400\">World Savings Bank\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">He couldn’t understand why the company, in the midst of that process, started to foreclose. Riggins has since hired a lawyer that’s suing the servicer on the loan, Rushmore Loan Management Services, for allegedly violating the state’s \u003c/span>\u003ca href=\"https://oag.ca.gov/hbor\">\u003cspan style=\"font-weight: 400\">Homeowner Bill of Rights\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> — a set of laws that protect homeowners facing foreclosure. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">When the notice of default on the mortgage appeared, speculators began bombarding the house with flyers, letters and calls. So Hernandez began looking for help — both to understand what was happening and to figure out what her rights were if she faced eviction. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I freaked out,” Hernandez said. “Where are we going to go? Like, what can we do?”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923432\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1.jpg\">\u003cimg class=\"size-full wp-image-11923432\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1.jpg\" alt=\"A person's hands are on a desk alongside paperwork.\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57860_014_KQED_RichmondHousing_08162022-qut-1-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cynthia Hernandez looks through paperwork she collected during the foreclosure of the building where she lives with her family on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hernandez eventually found \u003c/span>\u003ca href=\"https://www.richmondland.org/potowski-av\">\u003cspan style=\"font-weight: 400\">Richmond Land\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, a new community land trust based in Richmond, Ca., that was looking for its first project. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">By this point, Southside had already purchased the property, and had served the residents with eviction papers. Hayes said the company first offered the residents $5,000, but didn’t get a response, so they proceeded with the eviction process. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We made it clear to (Southside) that what was happening was problematic,” said Mia Carbajal, director of place-keeping at Richmond Land, “and that we are really interested in stopping the eviction by purchasing the building.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization eventually agreed to sell the building to Richmond Land for $600,000 — which is $59,000 more than the $541,000 it paid to purchase it. The amount barely covered Southside’s expenses, Hayes said. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Looking back, Carbajal said she doesn’t begrudge Southside for wanting a return on the purchase, or its practice of buying foreclosed homes as a way of generating income for the nonprofit’s work in Richmond, Va. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I think it just really speaks to our nation's austerity, our disinvestment in housing,” Carbajal said, “and organizations that are in the business of affordable housing, doing what they need to do to cover their expenses.”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923436\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg class=\"size-medium wp-image-11923436\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-800x533.jpg\" alt=\"Two people holding the hands of a child to lift them up in the air.\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57863_019_KQED_RichmondHousing_08162022-qut.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Cynthia Hernandez walks with her family on the street in front of her home in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">In the end, it all worked out for Hernandez and Riggins: They got to stay in their homes and will eventually have the opportunity to buy the building. Richmond Land will maintain ownership of the land itself, ensuring the property is sold at an affordable price to all future buyers. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But others who dealt with Southside were less satisfied with the results. \u003c/span>\u003c/p>\n\u003ch2>Neighborhood stabilization\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization shelled out nearly $29 million to purchase 74 properties under SB 1079. So far, more than half — 47 — have already been sold for a total of about $6 million in gross revenue, according to property records. Of those, 32 are now owner-occupied. The rest have gone to investors.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside requires its buyers to sign an affidavit, attesting that they will either live in the property or sell to someone who will. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes said that’s because the organization’s goal is to create more homeownership opportunities, which is also a stated goal of SB 1079. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We view ourselves as a holistic organization, but also realizing that most wealth accumulation comes from homeownership,” Hayes said. “And when I can never access homeownership, it then limits so many things, let alone generational wealth transfers. So, that’s the mission that we really have.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But some of the homeowners and investors who have encountered Southside question whether their practices actually make it easier for people to afford their homes. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923427\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-scaled.jpg\">\u003cimg class=\"size-medium wp-image-11923427\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-800x600.jpg\" alt=\"A home with a tanned rooftop.\" width=\"800\" height=\"600\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-1020x765.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-160x120.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-1536x1152.jpg 1536w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-2048x1536.jpg 2048w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Steve-Boykin-Thousand-Oaks-home-1920x1440.jpg 1920w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Steve Boykin paid $239,000 to Southside to get the deed to his home back, property records show. \u003ccite>(Courtesy of Steve Boykin)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">In Thousand Oaks, Steve Boykin paid Southside Neighborhood Stabilization nearly a quarter of a million dollars just to get the deed to his home back. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Boykin, a locksmith and lifelong Thousand Oaks resident, had taken out a home equity line of credit in 2007 for $150,000, though he says he only used about $44,000 of it. The loan was sold to another company, which then charged him a higher interest rate. Boykin got a lawyer to dispute the new charges, and in the meantime, the bank foreclosed.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Southside Neighborhood Stabilization bought the debt on his property for $166,100. Boykin negotiated to pay them $239,000 to buy it back, according to property records. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I had to pay them, I didn’t have a choice,” he said. “They’re holding (the deed) over my head. You know, ‘We’re going to sell your house. We have the deed to the house, and we can sell it.’”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes said Boykin’s case was “an amazing outcome.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“Rather than being evicted, we allowed the owner to remain in their home,” he said. “All processes can be improved. However, it continues to feel as if SCDHC — on an incredibly small sample — is being painted as a bad actor, and we are not.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But Boykin didn’t see it that way. He sold two plots of land in Paso Robles, where he had planned to build his retirement home, to pay Southside. At 63, he expected to retire in two years. Now, he knows he’ll be working much longer. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I just feel betrayed by my government,” Boykin said. “You work your whole life. My whole retirement is in my equity, in my home. And these guys legally come and steal it from me.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Other investors and homeowners who purchased homes from Southside said the sales felt like typical flips and questioned what kind of value the nonprofit added. The homes often needed major repairs, but they weren’t sold at a discount. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Lauren Every-Wortman purchased a home near Joshua Tree National Park in January for $453,000 — about $100,000 higher than the current median-priced home there, according to Zillow — even though it needed a new roof and floors, a new irrigation system and a new deck.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Every-Wortman’s boyfriend dug into the property records and found that Southside purchased the home for $295,000.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">\"It’s inflating the market,\" Every-Wortman said.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Hayes said the organization is transparent about the conditions of the homes it sells.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">\"We could fix everything,\" Hayes said, \"but the reality of it is that then changes the price point.\"\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">They also have to absorb costs, Hayes said, from the real estate agents to lawyers, to closing and filing costs.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">By the fall of 2021, Hayes said Southside decided to stop purchasing properties through SB 1079. They had gotten some inquiries about its activities, he said, and they didn’t want to continue “until the Legislature can create more clarity about what we’ve done.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We began to get more inquiries that were trying to paint us in a certain picture,” Hayes said. “And in Tim Hayes terminology, we're like, ‘Screw this. We've done too much to now all of a sudden to be backed into a corner.’”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">According to property records, Southside’s last two purchases in California were made on January 4. But while Southside began winding down its operations, other nonprofits were just getting started. \u003c/span>\u003c/p>\n\u003ch2>Corporations clothed as nonprofits\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">In the summer of 2021, two California-based house-flipping corporations created their own affordable housing nonprofits and began using SB 1079 to purchase and flip foreclosed homes, according to public records. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">One of the groups, \u003c/span>\u003cspan style=\"font-weight: 400\">called the \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20220818-Articles-of-Incorporation-CV-Neighborhood-Stabilization-Foundation-later-Dove-Street.pdf\">CV Neighborhood Stabilization Foundation\u003c/a>, says its mission is to “create and implement programs for the development of and preservation of affordable housing.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The foundation later\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210907-CV-Neighborhood-Stablization-Foundation-name-change-to-Dove-Street-Housing-Foundation.pdf\"> changed its name to Dove Street Housing Foundation \u003c/a>and formed a \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20220218-DS-Housing-AHP-Title-Holdings-LP.pdf\">number\u003c/a> of \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210921-DS-HOUSING-CCCRR-01-LP-with-Dove-Street-Housing-Foundation.pdf\">different\u003c/a> limited \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210921-DS-HOUSING-AHP-01-LP.pdf\">partnerships, \u003c/a>which together purchased at least 68 properties since November. At least 12 of them used SB 1079, according to property records. \u003c/span>\u003cspan style=\"font-weight: 400\">Dove Street’s nonprofit status is what enables the partnerships to use SB 1079 to match foreclosure auction bids.\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923505\" class=\"wp-caption aligncenter\" style=\"max-width: 1485px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res.jpg\">\u003cimg class=\"size-full wp-image-11923505\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res.jpg\" alt=\"\" width=\"1485\" height=\"316\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res.jpg 1485w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res-800x170.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res-1020x217.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/ClearVue-Res-160x34.jpg 160w\" sizes=\"(max-width: 1485px) 100vw, 1485px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">ClearVue Real Estate Services' website.\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">The foundation’s president, Matt Regan, is also the co-founder, president and COO of \u003c/span>\u003ca href=\"https://clearvueres.com/about-us/\">\u003cspan style=\"font-weight: 400\">ClearVue Real Estate Services\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> LLC, which, according to its website, “specializes in the acquisition, management, and disposition of residential REO [real estate owned] properties and targeted whole loans nationwide.” Regan did not respond to requests for comment. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Of the 34 properties Dove Street has already sold, property records show 25 have gone to other investors. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">One of those investors was Gerry Ochoa, a small-time landlord who purchased a property in Bakersfield from one of Dove Street’s limited partnerships. A fire had gutted the two manufactured homes on the lot. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">He expects he’ll spend upward of $380,000 to demolish the homes and construct a five-unit building in their place, which he plans to market as luxury units.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“I’m targeting more of these young folks that work at home nowadays,” Ochoa said. \u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923402\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn.jpg\">\u003cimg class=\"size-medium wp-image-11923402\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-800x370.jpg\" alt=\"Real estate signs on a lawn.\" width=\"800\" height=\"370\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-800x370.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-1020x471.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn-160x74.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/Capitol-Real-Estate-Group-sign-on-William-Rawls-front-lawn.jpg 1344w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">When William Rawls purchased his Tulare home, the sign in the front lawn directed him to Capitol Real Estate Group. Property records show the owner of the property was actually RMMC LP, a limited partnership with an affordable housing nonprofit, called Affordable Housing NFP Inc., listed as the general partner. \u003ccite>(Courtesy of William Rawls)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">In Tulare, William Rawls had just gone through a divorce when, earlier this year, he began looking for a new home. He bought a beige, one-story tract home from \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210706-cert-of-LP-for-RMMC-general-partnership-with-Affordable-Housing-NFP-Inc.pdf\">RMMC LP\u003c/a> in March.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Rawls was surprised to learn that RMMC is a limited partnership with an affordable housing nonprofit, called \u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/20210604-Articles-of-Incorporation-Nonrprofit-Affordable-Housing-NFP-Inc.pdf\">Affordable Housing NFP Inc.\u003c/a>, listed as the general partner, and property records show they used SB 1079 to buy the home.\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“They just slapped lipstick on a pig,” Rawls said, adding that he’s in the process of replacing all the floors that had grown mold due to leaking pipes. “It was a gut job.” \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">RMMC LP formed in July 2021 and bought its first property in November. So far, it’s purchased at least 56 mostly single-family homes, and property records show that at least 22 of the buys were SB 1079 purchases. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">The nonprofit’s president, Armando Banuelos, is also the CEO of \u003c/span>\u003ca href=\"https://capitolreg.com/\">\u003cspan style=\"font-weight: 400\">Capitol Real Estate Group\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">. A recent \u003c/span>\u003ca href=\"https://www.meetup.com/bakersfield-real-estate-investing-meetup-group-reitribe/events/287601283/\">\u003cspan style=\"font-weight: 400\">Bakersfield meetup\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\"> described Banuelos as a specialist in “\u003c/span>\u003cspan style=\"font-weight: 400\">fix-n-flip, rentals,” and other real estate ventures. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Banuelos and other representatives from the company didn’t respond to requests for comment. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">On the front lawn of Rawls’ eventual home, Capitol had posted signs directing buyers to their company. Rawls said there was never any mention of using the homes as affordable housing. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“If it’s supposed to be affordable housing, then they lied,” Rawls said. “What a farce.”\u003c/span>\u003c/p>\n\u003ch2>Closing the loophole\u003c/h2>\n\u003cp>\u003cspan style=\"font-weight: 400\">Under Bonta’s new bill, AB 1837, properties purchased by nonprofits under SB 1079 would carry deed restrictions that mandate the housing remains affordable for at least 30 years. And nonprofits would have to have board members with California addresses. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Several people involved in the house-flipping industry said the changes would help close the loophole in SB 1079, but the new legislation may not go as far as the author intends. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">Foreclosure auctions typically involve all-cash buys. And it’s unlikely that owners or tenants of foreclosed properties have the hundreds of thousands of dollars on hand to compete. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“The idea that regular people are just going to (use) this,” said Jeff Cagle, the Central California house flipper, “it's not going to happen.”\u003c/span>\u003c/p>\n\u003cfigure id=\"attachment_11923403\" class=\"wp-caption aligncenter\" style=\"max-width: 1920px\">\u003ca href=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut.jpg\">\u003cimg class=\"size-full wp-image-11923403\" src=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut.jpg\" alt=\"\" width=\"1920\" height=\"1280\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2022/08/RS57856_012_KQED_RichmondHousing_08162022-qut-1536x1024.jpg 1536w\" sizes=\"(max-width: 1920px) 100vw, 1920px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Dale Riggins stands outside his home in Richmond on Aug. 16, 2022. \u003ccite>(Beth LaBerge/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cspan style=\"font-weight: 400\">Nonprofits may stand a better chance at matching the auction prices, and last year, the Legislature approved a $500 million revolving fund, called the \u003c/span>\u003ca href=\"https://www.hcd.ca.gov/foreclosure-intervention-housing-preservation-program#:~:text=FIHPP%20was%20added%20to%20California%27s,funds)%20to%20manage%20the%20program.\">\u003cspan style=\"font-weight: 400\">Foreclosure Intervention Housing Preservation Program\u003c/span>\u003c/a>\u003cspan style=\"font-weight: 400\">, to help them do just that. Those funds are expected to be available sometime this year. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">But even with this fund, Hayes said few nonprofits have the capacity to operate at scale, which is why he thinks partnerships with private investors are so effective. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We’re just concerned that it's being guided in the path of some unique outcomes that will not really impact all nonprofits. It may connect a sliver of nonprofits,” he said, adding that the vast majority of foreclosed homes will be purchased by “the same people that have always done it.”\u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">For Bonta, however, the goal of her legislation is more narrowly focused on reforming SB 1079 and ensuring that if nonprofits buy the homes, they use them as affordable housing for residents with low incomes. \u003c/span>\u003c/p>\n\u003cp>\u003cspan style=\"font-weight: 400\">“We're trying to make sure that the intention of our legislation,” she said, “matches the actual implementation.”\u003c/span>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11923467/how-nonprofits-use-a-legal-loophole-to-flip-california-homes-for-a-profit","authors":["11652"],"categories":["news_6266","news_8"],"tags":["news_3921","news_31501","news_27626","news_1776","news_31235","news_1775","news_31500","news_31499","news_27233","news_29391"],"featImg":"news_11923434","label":"news"},"news_11898493":{"type":"posts","id":"news_11898493","meta":{"index":"posts_1591205157","site":"news","id":"11898493","score":null,"sort":[1639017229000]},"guestAuthors":[],"slug":"real-estate-investor-at-center-of-oaklands-moms-4-housing-standoff-fined-3-5-million-for-unlawful-evictions","title":"Real Estate Investor at Center of Oakland's 'Moms 4 Housing' Standoff Hit by State With $3.5 Million Penalty for Unlawful Evictions","publishDate":1639017229,"format":"quote","headTitle":"KQED News","labelTerm":{"site":"news"},"content":"\u003cp>California Attorney General Rob Bonta on Wednesday announced a $3.5 million judgment against real estate investment firm Wedgewood — known for its 2019 standoff with Oakland activist group Moms 4 Housing — over accusations it unlawfully evicted tenants from foreclosed houses.\u003c/p>\n\u003cp>The Redondo Beach-based company, which describes itself as an \"acquirer of distressed residential real estate,\" allegedly used a variety of illegal tactics to push out existing tenants in order to quickly fix up and resell — or \"flip\" — the properties for profit.[pullquote size=\"medium\" align=\"right\" citation=\"California Attorney General Rob Bonta\"]'Even amid this housing crisis, there are some who pursue profits over the interest of families and, worse, profits over the law.’[/pullquote]\"Unfortunately, for too many Californians, their home has been ripped away from them, while others live on the precipice of eviction,\" Bonta said at Wednesday's press briefing, underscoring the importance of housing laws and tenant protections. \"But even amid this crisis, there are some who pursue profits over the interest of families and, worse, profits over the law.\"\u003c/p>\n\u003cp>As the property owner, Bonta said, Wedgewood deprived tenants of their legal right to continue living in their homes under preexisting leases for at least 90 days after foreclosure. The company's alleged tactics included evicting tenants without just cause in rent-controlled jurisdictions, filing false declarations to support unlawful evictions and failing to provide essential utility services to tenants, he said.\u003c/p>\n\u003cp>\"When you break the law, you will be held to account. There will be consequences,\" said Bonta, touting his office's recent housing initiatives.\u003c/p>\n\u003cp>Wedgewood drew national attention in 2019 when \u003ca href=\"https://www.kqed.org/news/11793299/moms-4-housing-in-oakland-vow-to-fight-potential-eviction\">activist group Moms 4 Housing\u003c/a> occupied a then-vacant house in West Oakland and remained there for several months before being forced out in a court-ordered eviction. The firm eventually \u003ca href=\"https://www.kqed.org/news/11797001/moms-4-housing-group-reaches-agreement-to-buy-vacant-house\">sold the property to a community land trust\u003c/a>, which offered some of the activists involved access to the property.\u003c/p>\n\u003cp>Although Bonta noted that Wedgewood, under certain conditions, is legally entitled to evict tenants, he said the company's business model of rapidly buying, renovating and reselling properties often resulted in tenants being pushed out faster than the law allows.\u003c/p>\n\u003cp>\u003ca href=\"https://oag.ca.gov/system/files/attachments/press-docs/complaint%20%281%29.pdf\">According to the complaint from Bonta's office\u003c/a>, Wedgewood often filed eviction lawsuits against absentee homeowners who had lost their properties to foreclosure — as opposed to the current tenants — and used that \"as leverage to either pressure or remove tenants who were lawfully residing on the property.\"\u003c/p>\n\u003cp>\"We will be flipping Wedgewood's business model on its head, ensuring that tenants of its homes are afforded full protection under the law,\" Bonta said. \"If you are breaking our housing laws, I suggest you reconsider. Californians deserve better and I promise you, this is just the beginning. We will do everything in our power to hold those who violate our housing laws, and all laws, to account and bring them to justice.\"[aside postID=\"news_11868037,news_11793299,forum_2010101875112\" label=\"Related Posts\"]\u003ca href=\"https://oag.ca.gov/news/press-releases/attorney-general-bonta-announces-judgment-against-real-estate-investment-company?print=true\">While part of the settlement\u003c/a>, which Wedgewood has agreed to, awaits court approval, the firm must pay $2.75 million to wrongfully evicted tenants and $750,000 in civil penalties and programs that support tenants or help combat homelessness.\u003c/p>\n\u003cp>The company also must submit regular updates to the attorney general’s office to demonstrate compliance with eviction laws, provide adequate notice and compensation to tenants when properties are sold, and educate its staff on tenants' rights.\u003c/p>\n\u003cp>In an unsigned statement sent from a generic company email, Wedgewood denied any wrongdoing.\u003c/p>\n\u003cp>\"Ultimately, Wedgewood made the business decision to reach a settlement and move forward with our ongoing commitment to revitalize and recirculate residential properties back into California’s housing supply, creating thousands of homeownership opportunities across the state,\" the statement said.\u003c/p>\n\u003cp>For Oakland Councilmember Carroll Fife, who formerly led a grassroots group that supported Moms 4 Housing, Wednesday's announcement came as a welcome surprise.\u003c/p>\n\u003cp>\"I'm excited that there's been some action by the attorney general to listen to what the people's legal teams have been saying, which is there needs to be attention to how Wedgewood operates in California,\" she said. \"And it's a big deal because we also will utilize this as evidence that we will hold you accountable if you're engaged in practices that harm tenants.\"\u003c/p>\n\u003cp>\u003cem>KQED's Tara Siler and Erin Baldassari contributed reporting to this post.\u003c/em>\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003c/p>\n","blocks":[],"excerpt":"State Attorney General Rob Bonta announced the judgment against Wedgewood over allegations it unlawfully evicted tenants from foreclosed properties it had purchased and was seeking to flip.","status":"publish","parent":0,"modified":1639025460,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":16,"wordCount":733},"headData":{"title":"Real Estate Investor at Center of Oakland's 'Moms 4 Housing' Standoff Hit by State With $3.5 Million Penalty for Unlawful Evictions | KQED","description":"State Attorney General Rob Bonta announced the judgment against Wedgewood over allegations it unlawfully evicted tenants from foreclosed properties it had purchased and was seeking to flip.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"Real Estate Investor at Center of Oakland's 'Moms 4 Housing' Standoff Hit by State With $3.5 Million Penalty for Unlawful Evictions","datePublished":"2021-12-09T02:33:49.000Z","dateModified":"2021-12-09T04:51:00.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"disqusIdentifier":"11898493 https://ww2.kqed.org/news/?p=11898493","disqusUrl":"https://ww2.kqed.org/news/2021/12/08/real-estate-investor-at-center-of-oaklands-moms-4-housing-standoff-fined-3-5-million-for-unlawful-evictions/","disqusTitle":"Real Estate Investor at Center of Oakland's 'Moms 4 Housing' Standoff Hit by State With $3.5 Million Penalty for Unlawful Evictions","excludeFromSiteSearch":"Include","path":"/news/11898493/real-estate-investor-at-center-of-oaklands-moms-4-housing-standoff-fined-3-5-million-for-unlawful-evictions","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>California Attorney General Rob Bonta on Wednesday announced a $3.5 million judgment against real estate investment firm Wedgewood — known for its 2019 standoff with Oakland activist group Moms 4 Housing — over accusations it unlawfully evicted tenants from foreclosed houses.\u003c/p>\n\u003cp>The Redondo Beach-based company, which describes itself as an \"acquirer of distressed residential real estate,\" allegedly used a variety of illegal tactics to push out existing tenants in order to quickly fix up and resell — or \"flip\" — the properties for profit.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"'Even amid this housing crisis, there are some who pursue profits over the interest of families and, worse, profits over the law.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"California Attorney General Rob Bonta","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\"Unfortunately, for too many Californians, their home has been ripped away from them, while others live on the precipice of eviction,\" Bonta said at Wednesday's press briefing, underscoring the importance of housing laws and tenant protections. \"But even amid this crisis, there are some who pursue profits over the interest of families and, worse, profits over the law.\"\u003c/p>\n\u003cp>As the property owner, Bonta said, Wedgewood deprived tenants of their legal right to continue living in their homes under preexisting leases for at least 90 days after foreclosure. The company's alleged tactics included evicting tenants without just cause in rent-controlled jurisdictions, filing false declarations to support unlawful evictions and failing to provide essential utility services to tenants, he said.\u003c/p>\n\u003cp>\"When you break the law, you will be held to account. There will be consequences,\" said Bonta, touting his office's recent housing initiatives.\u003c/p>\n\u003cp>Wedgewood drew national attention in 2019 when \u003ca href=\"https://www.kqed.org/news/11793299/moms-4-housing-in-oakland-vow-to-fight-potential-eviction\">activist group Moms 4 Housing\u003c/a> occupied a then-vacant house in West Oakland and remained there for several months before being forced out in a court-ordered eviction. The firm eventually \u003ca href=\"https://www.kqed.org/news/11797001/moms-4-housing-group-reaches-agreement-to-buy-vacant-house\">sold the property to a community land trust\u003c/a>, which offered some of the activists involved access to the property.\u003c/p>\n\u003cp>Although Bonta noted that Wedgewood, under certain conditions, is legally entitled to evict tenants, he said the company's business model of rapidly buying, renovating and reselling properties often resulted in tenants being pushed out faster than the law allows.\u003c/p>\n\u003cp>\u003ca href=\"https://oag.ca.gov/system/files/attachments/press-docs/complaint%20%281%29.pdf\">According to the complaint from Bonta's office\u003c/a>, Wedgewood often filed eviction lawsuits against absentee homeowners who had lost their properties to foreclosure — as opposed to the current tenants — and used that \"as leverage to either pressure or remove tenants who were lawfully residing on the property.\"\u003c/p>\n\u003cp>\"We will be flipping Wedgewood's business model on its head, ensuring that tenants of its homes are afforded full protection under the law,\" Bonta said. \"If you are breaking our housing laws, I suggest you reconsider. Californians deserve better and I promise you, this is just the beginning. We will do everything in our power to hold those who violate our housing laws, and all laws, to account and bring them to justice.\"\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11868037,news_11793299,forum_2010101875112","label":"Related Posts "},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003ca href=\"https://oag.ca.gov/news/press-releases/attorney-general-bonta-announces-judgment-against-real-estate-investment-company?print=true\">While part of the settlement\u003c/a>, which Wedgewood has agreed to, awaits court approval, the firm must pay $2.75 million to wrongfully evicted tenants and $750,000 in civil penalties and programs that support tenants or help combat homelessness.\u003c/p>\n\u003cp>The company also must submit regular updates to the attorney general’s office to demonstrate compliance with eviction laws, provide adequate notice and compensation to tenants when properties are sold, and educate its staff on tenants' rights.\u003c/p>\n\u003cp>In an unsigned statement sent from a generic company email, Wedgewood denied any wrongdoing.\u003c/p>\n\u003cp>\"Ultimately, Wedgewood made the business decision to reach a settlement and move forward with our ongoing commitment to revitalize and recirculate residential properties back into California’s housing supply, creating thousands of homeownership opportunities across the state,\" the statement said.\u003c/p>\n\u003cp>For Oakland Councilmember Carroll Fife, who formerly led a grassroots group that supported Moms 4 Housing, Wednesday's announcement came as a welcome surprise.\u003c/p>\n\u003cp>\"I'm excited that there's been some action by the attorney general to listen to what the people's legal teams have been saying, which is there needs to be attention to how Wedgewood operates in California,\" she said. \"And it's a big deal because we also will utilize this as evidence that we will hold you accountable if you're engaged in practices that harm tenants.\"\u003c/p>\n\u003cp>\u003cem>KQED's Tara Siler and Erin Baldassari contributed reporting to this post.\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/11898493/real-estate-investor-at-center-of-oaklands-moms-4-housing-standoff-fined-3-5-million-for-unlawful-evictions","authors":["11784","1263"],"categories":["news_6266","news_8"],"tags":["news_17699","news_30348","news_18372","news_27626","news_1776","news_27233","news_137","news_30349"],"featImg":"news_11898555","label":"news"},"news_11465371":{"type":"posts","id":"news_11465371","meta":{"index":"posts_1591205157","site":"news","id":"11465371","score":null,"sort":[1499472357000]},"guestAuthors":[],"slug":"from-foreclosure-to-eviction-one-familys-struggle-to-recover","title":"From Foreclosure to Eviction: One Family's Struggle to Recover","publishDate":1499472357,"format":"image","headTitle":"The California Report | KQED News","labelTerm":{"term":72,"site":"news"},"content":"\u003cp>When Vanessa and Richard Bulnes got an eviction notice, it felt sadly ironic. The Bulneses were unable to pay the rent because their corporate landlord took three years to remediate high levels of lead in the backyard soil, which caused Vanessa to lose her business -- a family home child care that she had run for more than 20 years.\u003c/p>\n\u003cp>\"There were nights where I would wake up and think, 'We're squatters.' And we felt really bad about that because it was never our intention to not pay rent,\" Vanessa said. \"Because after you lose a house for not paying your mortgage, we knew that’s not the way to go. This was like a second chance. We didn’t want to be at the mercy of somebody saying, 'You gotta get out' again.\"\u003c/p>\n\u003cp>It was the latest in a string of injustices that happened to the Bulnes family: first, loan modification fraud, then foreclosure, now the threat of eviction. Their story is emblematic of a bigger problem: the disproportionate loss of African-American and Latino wealth during the foreclosure crisis and the obstacles to build up that wealth again. Between 2007 and 2013, so many African-American and Latino homeowners in Oakland were wiped out by foreclosure that entire neighborhoods were transformed. Many of the homes that were lost ended up in the hands of corporate investors, who then rented them out, sometimes to the same families who had lost their own homes. And that put those families, like the Bulneses, at risk of much more loss.\u003c/p>\n\u003caside class=\"alignright\">[audio src=\"http://www.kqed.org/.stream/anon/radio/RDnews/2017/05/StavelyBulnesPart1.mp3\" program=\"KQED News\" title=\"Part 1: From Foreclosure to Eviction: One Family’s Struggle to Recover\" image=\"https://u.s.kqed.net/2017/05/26/RS25501MG2276qut.jpg\"]\u003cbr>\n[audio src=\"http://www.kqed.org/.stream/anon/radio/RDnews/2017/05/20170531stavely.mp3\" program=\"KQED News\" title=\"Part 2: From Foreclosure to Eviction: One Family’s Struggle to Recover\" image=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/bulneses-1920b.jpg\"]\u003cbr>\n[audio src=\"http://www.kqed.org/.stream/anon/radio/RDnews/2017/06/20170601stavely3.mp3\" program=\"KQED News\" title=\"Part 3: From Foreclosure to Eviction: One Family’s Struggle to Recover\" image=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/bulneses-1920d.jpg\"]\n\u003c/aside>\n\u003cp>Richard and Vanessa met at church in Oakland. Richard is Latino and grew up in San Francisco. Vanessa is African-American and grew up in North Carolina. They bought their house on 104th Avenue in East Oakland in 1992, shortly after they got married. It cost $141,500, and Richard’s sister was kind enough to give them the money for a $20,000 down payment.\u003c/p>\n\u003cp>For them, this house is where they became a family. It's where they brought their third baby, a daughter, home from the hospital. It's where they took prom photos of their kids and all their friends when they were in high school. It was also where Vanessa started her own child care business, planting collard greens in the backyard with the kids in her care.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Their financial troubles all started one morning in 2008. Richard woke up early, as he likes to, took a shower and began to comb his hair.\u003c/p>\n\u003cp>\"I pride myself on my hair, because so many people are bald-headed now, especially at my age. But I am not,\" said Richard, 68, with a wry smile. \"[But] as I tried to comb my hair, I couldn’t lift up my right arm. I came in the bedroom, woke up my wife and told her, 'I think you need to take me to the hospital.' \"\u003c/p>\n\u003cp>Losing a home often begins this way: A family hits a hard spot, a health crisis or a loss of income. At the time of the stroke, Richard was working at Meals on Wheels. The family lost about $2,000 a month in income, about the same amount as their mortgage payment at the time, which had ballooned after they refinanced. They still had Vanessa's income from her child care business, but they decided their best option was to try to modify their loan.\u003c/p>\n\u003cp>The Bulneses, though, were caught up in a bigger web. Oakland and other cities across the country are now suing big banks for targeting African-American and Latino homeowners with loans that \u003ca href=\"http://www.tandfonline.com/doi/abs/10.1080/10511482.2013.771788\" target=\"_blank\" rel=\"noopener noreferrer\">had abusive rates\u003c/a>. At the same time, many banks weren't playing fair to help homeowners modify their loans.\u003c/p>\n\u003cp>\"It seemed like at every point, when we got to where we thought we were going to get a modification, they needed another piece of paperwork, they needed another bank statement,\" said Vanessa, who is 58. \"There was always something else they needed, and when we gave them that, 'Oh we lost that, could you send something else?' \"\u003c/p>\n\u003cfigure id=\"attachment_11484034\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11484034\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/bulneses-1920b-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Vanessa strokes Richard Bulnes' hair as he declares that he is still in love with her after 29 years. \u003ccite>(Deborah Svoboda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>What Vanessa describes sounds really familiar to Maeve Elise Brown, director of the statewide organization \u003ca href=\"http://www.heraca.org/\" target=\"_blank\" rel=\"noopener noreferrer\">Housing and Economic Rights Advocates\u003c/a>. In 2009, President Barack Obama had introduced the Home Affordable Modification Program to help struggling homeowners modify their loans, but homeowner advocates, researchers and news organizations like ProPublica found that \u003ca href=\"https://www.propublica.org/article/by-the-numbers-a-revealing-look-at-the-mortgage-mod-meltdown\" target=\"_blank\" rel=\"noopener noreferrer\">banks often broke the rules\u003c/a>.\u003c/p>\n\u003cp>\"Mortgage servicers were telling people to turn in paperwork over and over and over again. They weren’t looking at it, they would shred it. They would deny people instantly,\" Brown said. \"Not everyone qualified, but a whole bunch of people could, but were prevented from accessing that relief by the mortgage servicing companies.\"\u003c/p>\n\u003cp>Latino and African-American neighborhoods, like the Bulneses', were hit the hardest by the foreclosure crisis. These are the same neighborhoods that were \u003ca href=\"http://www.npr.org/sections/thetwo-way/2016/10/19/498536077/interactive-redlining-map-zooms-in-on-americas-history-of-discrimination\" target=\"_blank\" rel=\"noopener noreferrer\">redlined\u003c/a> decades ago, with residents denied mortgages simply because of where they lived. Across the country, African-American and Latino neighborhoods lost three to four times more homes than white neighborhoods during the recent mortgage crisis, according to \u003ca href=\"http://news.cornell.edu/stories/2015/05/home-foreclosures-fueled-racial-segregation-us\" target=\"_blank\" rel=\"noopener noreferrer\">Cornell University research\u003c/a>. On the Bulneses' six-block street alone, at least 35 properties were foreclosed between January 2006 and December 2012, according to the website \u003ca href=\"https://www.propertyradar.com/\" target=\"_blank\" rel=\"noopener noreferrer\">PropertyRadar\u003c/a>, which tracks foreclosures.\u003c/p>\n\u003cfigure id=\"attachment_11484036\" class=\"wp-caption alignright\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11484036\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/bulneses-1920c-800x1200.jpg\" alt=\"\" width=\"800\" height=\"1200\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-800x1200.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-160x240.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-1020x1530.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-1180x1770.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-960x1440.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-240x360.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-375x563.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-520x780.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Richard Bulnes chokes up on stage after talking with Bishop J.W. Macklin about his hospital visits. Vanessa Bulnes comforts him at the Sunday morning service at Glad Tidings Church in Hayward. \u003ccite>(Deborah Svoboda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\"Our neighbors right next to us, they both work for AC Transit, and we saw them lose their house. So we started praying harder. Then we saw the neighbor next door to us on the other side lose their house,\" Vanessa said.\u003c/p>\n\u003cp>Foreclosure seemed almost like a virus that Vanessa and Richard Bulnes could catch. They decided to pay an attorney to help them. Other companies began circling them. Vanessa called them vultures.\u003c/p>\n\u003cp>\"We would get all kinds of letters in the mail saying, 'Call this number,' and you’d call that number, and they’d say, 'Are you behind on your mortgage?', and we’d say, 'No,' and they'd say, 'We can help you. The first thing you do is stop paying your mortgage,' \" Vanessa said.\u003c/p>\n\u003cp>She was skeptical. But one letter from \"The Gordon Law Firm\" had a logo that looked like it was from the U.S. Department of Housing and Urban Development, or HUD. On this firm’s advice they stopped paying their mortgage. But the firm was lying. They weren’t HUD, and they couldn’t modify Vanessa and Richard’s loan. Years later, through a \u003ca href=\"http://www.cfpbconsumerprotection-gordon.org/Home/Faq\" target=\"_blank\" rel=\"noopener noreferrer\">class-action lawsuit\u003c/a>, the Bulneses won $3,500 back, but that’s just a fraction of the wealth they lost.\u003c/p>\n\u003cp>In September 2012, the foreclosure was final. The house Vanessa and Richard owned on 104th Avenue was no longer theirs.\u003c/p>\n\u003cp>\"I cried like a baby,\" said Richard, remembering when he and his wife lost their home to foreclosure. \"A grown man, crying like a baby. We had lived here 21 years. I raised three kids here. So, this is what we knew.\"\u003c/p>\n\u003cp>Vanessa knew they had to find a place by Christmas, so her daughter would have a place to come home to during winter break from her freshman year at college, and so the kids at her day care could transition easily while school was out.\u003c/p>\n\u003cp>\"My wife, because she’s so practical, she said, 'Babe, you gotta wipe the tears out of your eyes,' \" Richard remembered. \"I said, 'Man, I ain’t finished crying yet.' She said, 'Well, whether you’re finished or not, we got to find another house.' \"\u003c/p>\n\u003cp>Many families who lost their homes were forced out of Oakland, but Vanessa and Richard Bulnes were able to find a new place to rent. What they didn't know is that they were now at risk of losing a lot more.\u003c/p>\n\u003cp>\u003cstrong>Renting from a Wall Street Landlord\u003c/strong>\u003c/p>\n\u003cp>Vanessa and Richard were paying more to rent their new house than they had been paying on their mortgage before their first home was lost to foreclosure, but in many ways, the rental was perfect. It only had one level, so Richard didn’t have too many steps to climb, which was hard after his stroke. And the house was spacious, with lots of room for Vanessa's day care, Tender Arms Family Child Care. She had a contract with Head Start to care for low-income children.\u003c/p>\n\u003cp>Vanessa wanted to plant greens with the kids in the backyard as she had at her old home, so in the fall she called a group to come out and test the soil. That’s when she ran into a big problem: The level of lead in the soil was 1,350 parts per million, right in the area that the kids used for the playground.\u003c/p>\n\u003cfigure id=\"attachment_11484038\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11484038\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/bulneses-1920d-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Vanessa and Richard Bulnes sit on the couch of their rental home looking through an old photo album reminiscing about the past. \u003ccite>(Deborah Svoboda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The amount of lead in the Bulneses' backyard was more than three times the amount the federal \u003ca href=\"https://www.epa.gov/lead/hazard-standards-lead-paint-dust-and-soil-tsca-section-403\" target=\"_blank\" rel=\"noopener noreferrer\">Environmental Protection Agency\u003c/a> considers a hazard in play areas, and almost 17 times the amount California's \u003ca href=\"https://oehha.ca.gov/risk/soils091709\" target=\"_blank\" rel=\"noopener noreferrer\">Office of Environmental Health Hazard Assessment\u003c/a> considers a health risk.\u003c/p>\n\u003cp>When Vanessa got the lead results back, she called Head Start immediately, and they came out and put a temporary rubber cover on part of the patio. But they emphasized a permanent solution had to be found if she wanted to keep her contract. Alameda County has a \u003ca href=\"http://www.achhd.org/programs/leadfunding.htm#financial\" target=\"_blank\" rel=\"noopener noreferrer\">financial assistance program\u003c/a> to help low-income residents remove or fix lead problems, with priority for family child care providers like Vanessa. If Vanessa still lived in a home she owned, she would have had it done right away. But now, she was renting.\u003c/p>\n\u003cp>\"Because we’re not the owners, we couldn’t apply to have the work done. We needed the owners to give us consent, and that’s where we didn’t get any cooperation with the property owner,\" Vanessa said.\u003c/p>\n\u003cp>The owner of the Bulneses' new home wasn’t just any landlord. It was a corporation: Waypoint Homes. It merged in 2016 with another top real estate investor, Colony American Homes, to become \u003ca href=\"http://colonystarwood.com/\" target=\"_blank\" rel=\"noopener noreferrer\">Colony Starwood Homes\u003c/a>. Co-chairman of the board, Thomas Barrack, is a billionaire who helped raise $35 million for President Trump’s campaign and chaired his inaugural committee. The company owns more than 30,000 single-family homes across the country and close to 4,000 in California. On the company website, Colony Starwood boasts, \"We recognized the unique opportunity created by the housing crisis and acted upon it in a bold way.\"\u003c/p>\n\u003cp>The Urban Strategies Council found that in Oakland, 42 percent of foreclosed homes between 2007 and 2011 were \u003ca href=\"http://community-wealth.org/content/who-owns-your-neighborhood-role-investors-post-foreclosure-oakland\" target=\"_blank\" rel=\"noopener noreferrer\">snapped up by corporate investors\u003c/a>.\u003c/p>\n\u003cp>In Oakland, corporate takeover of homes happened mostly in low-income neighborhoods, essentially shifting ownership from the hands of largely Latino and African-American residents to the hands of Wall Street corporations. Latino and African-American buyers are still largely locked out of home loans in the city. \u003ca href=\"http://greenlining.org/issues/2016/new-report-finds-racial-disparities-possible-redlining-in-oakland-mortgage-lending/\" target=\"_blank\" rel=\"noopener noreferrer\">One report\u003c/a> found that in 2013, the top 12 lenders financed only four homes for African-American buyers and only seven for Latino buyers, compared with 40 for white buyers.\u003c/p>\n\u003cp>Not only did investors snap up homes. They also decided to keep them and make money off them by renting them out. Since single-family homes are exempt from limits on rent increases under California's Costa-Hawkins Rental Housing Act, for the most part, property owners could charge higher rents for them. It was a new moneymaking venture.\u003c/p>\n\u003cfigure id=\"attachment_11484040\" class=\"wp-caption alignleft\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11484040\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/bulneses-1920e-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Vanessa and Richard Bulnes had lead in the backyard of their new rental house. In order to have a day care out of their home they placed this turf down, but they needed the property owner to do more in order to keep their business. \u003ccite>(Deborah Svoboda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>A 2015 survey conducted by the group Tenants Together found that 40 percent of Californians renting from the top three Wall Street real estate investors reported that these landlords \u003ca href=\"http://www.tenantstogether.org/updates/report-released-tenant-experience-renting-wall-street-landlords\" target=\"_blank\" rel=\"noopener noreferrer\">weren’t repairing or maintaining\u003c/a> homes as they should. The three companies included both Waypoint Homes and Colony American Homes. Now, Vanessa Bulnes had to rely on them to get the lead fixed, so she could keep her contract with Head Start.\u003c/p>\n\u003cp>\"So I’m on the phone, my husband and I, we’re calling Waypoint, and emails and everything like that,\" Vanessa said. \"Here we are, the clock is ticking. I’m like OK, I’m taking pictures, this is the area, this is how big it is, this is what we need you to have done.\"\u003c/p>\n\u003cp>Vanessa first contacted Waypoint in 2013, when the lead was found. But she says property managers came and went, and each time she had to start the process again. In June 2016, almost three years after the lead had been found, Head Start told Vanessa they couldn’t renew for the next school year if the lead wasn’t fixed by September.\u003c/p>\n\u003cp>\"And I’m like, 'OK, this is affecting my income.' I give all these red flags about what’s going to happen if nothing is done. Still no urgency on their part,\" Vanessa said.\u003c/p>\n\u003cp>In one email in August 2016, a regional manager for Waypoint Homes wrote, \"Unfortunately, we are not in a position to work with this program at this time.\"\u003c/p>\n\u003cp>It wasn’t until November that someone from Waypoint Homes finally came to walk through the property with an Alameda County representative. When questioned why it took the company so long to fix the lead problem, a spokesperson did not respond, instead stating that the company finished the work on Nov. 28, 2016.\u003c/p>\n\u003cp>By that time, three years after Vanessa's initial request, it was too late. The school year had already begun, and Head Start had canceled her contract. The family’s main source of income, which had gotten them through the stroke and the foreclosure, was gone. They had to apply for assistance for food, and Vanessa had to change her health insurance from Covered California to Medi-Cal. They began to fall behind on their rent.\u003c/p>\n\u003cp>Even before they started working on the lead remediation, Colony Starwood Homes had already begun trying to evict the Bulneses.\u003c/p>\n\u003cp>\u003cstrong>The Ripple Effect\u003c/strong>\u003c/p>\n\u003cp>It would take a protest at the headquarters of Thomas Barrack's real estate investment company Colony NorthStar in Los Angeles, organized by the \u003ca href=\"http://www.acceaction.org/\" target=\"_blank\" rel=\"noopener noreferrer\">Alliance of Californians for Community Empowerment\u003c/a>, legal help, and financial support from their church for the Bulneses to finally get their corporate landlord to back off. In January, Colony Starwood Homes agreed to cancel the eviction, plus four months of back rent. Vanessa now has a job at an outside day care and is trying to make due off her hourly salary of $17. She says that amounts to about a third of what she brought in when she had her own child care business at home. She can pay the rent, but she says she's behind on other bills.\u003c/p>\n\u003cfigure id=\"attachment_11484035\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11484035\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/welcome-1920a-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Vanessa Bulnes hangs a \"Welcome\" sign on the door of their rental house. It's the same sign she used to have up when the children arrived for day care. \u003ccite>(Deborah Svoboda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Their precarious situation could now affect their children's financial future. When you don't own a home and are one step away from eviction, you're a lot farther behind people who can help their children with a down payment or pay for college. In fact, there are \u003ca href=\"https://www.stlouisfed.org/publications/in-the-balance/issue12-2015/why-didnt-higher-education-protect-hispanic-and-black-wealth\" target=\"_blank\" rel=\"noopener noreferrer\">data showing that black college graduates \u003c/a>have lost wealth over the past generation, while white college graduates’ wealth has grown.\u003c/p>\n\u003cp>The Bulnes family's youngest daughter is about to graduate from a historically black college in Texas. Vanessa says her daughter has had to call on other relatives and friends from church to help out when she needs money at school. Still, she says, there are other lessons she's passing on to her daughter.\u003c/p>\n\u003cp>\"When she has a day that’s trying and she thinks she can't make it, she’ll text me, and she’s like, 'Mom, this is so hard,' and she’s really down and sorry for herself. I’m like, 'But think about your mom, what you’ve seen me go through, what you’ve seen us go through. You came from me,' \" Vanessa said. \"Those are the kinds of things we’re passing on to our kids. It may not be money. It may not be a house. But there’s so much more that we want to pass on.\"\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>Some of that is financial advice, learned the hard way. And then there's this: Vanessa is now an active community organizer, helping other Oaklanders try to fight off their landlords and stay in their homes.\u003c/p>\n\n","blocks":[],"excerpt":"Thousands of families had their wealth wiped out when they lost their homes to foreclosure. Many of their homes ended up in the hands of large corporations.","status":"publish","parent":0,"modified":1499725975,"stats":{"hasAudio":true,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":48,"wordCount":3097},"headData":{"title":"From Foreclosure to Eviction: One Family's Struggle to Recover | KQED","description":"Thousands of families had their wealth wiped out when they lost their homes to foreclosure. Many of their homes ended up in the hands of large corporations.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"From Foreclosure to Eviction: One Family's Struggle to Recover","datePublished":"2017-07-08T00:05:57.000Z","dateModified":"2017-07-10T22:32:55.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"disqusIdentifier":"11465371 https://ww2.kqed.org/news/?p=11465371","disqusUrl":"https://ww2.kqed.org/news/2017/07/07/from-foreclosure-to-eviction-one-familys-struggle-to-recover/","disqusTitle":"From Foreclosure to Eviction: One Family's Struggle to Recover","path":"/news/11465371/from-foreclosure-to-eviction-one-familys-struggle-to-recover","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>When Vanessa and Richard Bulnes got an eviction notice, it felt sadly ironic. The Bulneses were unable to pay the rent because their corporate landlord took three years to remediate high levels of lead in the backyard soil, which caused Vanessa to lose her business -- a family home child care that she had run for more than 20 years.\u003c/p>\n\u003cp>\"There were nights where I would wake up and think, 'We're squatters.' And we felt really bad about that because it was never our intention to not pay rent,\" Vanessa said. \"Because after you lose a house for not paying your mortgage, we knew that’s not the way to go. This was like a second chance. We didn’t want to be at the mercy of somebody saying, 'You gotta get out' again.\"\u003c/p>\n\u003cp>It was the latest in a string of injustices that happened to the Bulnes family: first, loan modification fraud, then foreclosure, now the threat of eviction. Their story is emblematic of a bigger problem: the disproportionate loss of African-American and Latino wealth during the foreclosure crisis and the obstacles to build up that wealth again. Between 2007 and 2013, so many African-American and Latino homeowners in Oakland were wiped out by foreclosure that entire neighborhoods were transformed. Many of the homes that were lost ended up in the hands of corporate investors, who then rented them out, sometimes to the same families who had lost their own homes. And that put those families, like the Bulneses, at risk of much more loss.\u003c/p>\n\u003caside class=\"alignright\">\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"audio","attributes":{"named":{"src":"http://www.kqed.org/.stream/anon/radio/RDnews/2017/05/StavelyBulnesPart1.mp3","program":"KQED News","title":"Part 1: From Foreclosure to Eviction: One Family’s Struggle to Recover","image":"https://u.s.kqed.net/2017/05/26/RS25501MG2276qut.jpg","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cbr>\n\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"audio","attributes":{"named":{"src":"http://www.kqed.org/.stream/anon/radio/RDnews/2017/05/20170531stavely.mp3","program":"KQED News","title":"Part 2: From Foreclosure to Eviction: One Family’s Struggle to Recover","image":"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/bulneses-1920b.jpg","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cbr>\n\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"audio","attributes":{"named":{"src":"http://www.kqed.org/.stream/anon/radio/RDnews/2017/06/20170601stavely3.mp3","program":"KQED News","title":"Part 3: From Foreclosure to Eviction: One Family’s Struggle to Recover","image":"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/bulneses-1920d.jpg","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\n\u003c/aside>\n\u003cp>Richard and Vanessa met at church in Oakland. Richard is Latino and grew up in San Francisco. Vanessa is African-American and grew up in North Carolina. They bought their house on 104th Avenue in East Oakland in 1992, shortly after they got married. It cost $141,500, and Richard’s sister was kind enough to give them the money for a $20,000 down payment.\u003c/p>\n\u003cp>For them, this house is where they became a family. It's where they brought their third baby, a daughter, home from the hospital. It's where they took prom photos of their kids and all their friends when they were in high school. It was also where Vanessa started her own child care business, planting collard greens in the backyard with the kids in her care.\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>Their financial troubles all started one morning in 2008. Richard woke up early, as he likes to, took a shower and began to comb his hair.\u003c/p>\n\u003cp>\"I pride myself on my hair, because so many people are bald-headed now, especially at my age. But I am not,\" said Richard, 68, with a wry smile. \"[But] as I tried to comb my hair, I couldn’t lift up my right arm. I came in the bedroom, woke up my wife and told her, 'I think you need to take me to the hospital.' \"\u003c/p>\n\u003cp>Losing a home often begins this way: A family hits a hard spot, a health crisis or a loss of income. At the time of the stroke, Richard was working at Meals on Wheels. The family lost about $2,000 a month in income, about the same amount as their mortgage payment at the time, which had ballooned after they refinanced. They still had Vanessa's income from her child care business, but they decided their best option was to try to modify their loan.\u003c/p>\n\u003cp>The Bulneses, though, were caught up in a bigger web. Oakland and other cities across the country are now suing big banks for targeting African-American and Latino homeowners with loans that \u003ca href=\"http://www.tandfonline.com/doi/abs/10.1080/10511482.2013.771788\" target=\"_blank\" rel=\"noopener noreferrer\">had abusive rates\u003c/a>. At the same time, many banks weren't playing fair to help homeowners modify their loans.\u003c/p>\n\u003cp>\"It seemed like at every point, when we got to where we thought we were going to get a modification, they needed another piece of paperwork, they needed another bank statement,\" said Vanessa, who is 58. \"There was always something else they needed, and when we gave them that, 'Oh we lost that, could you send something else?' \"\u003c/p>\n\u003cfigure id=\"attachment_11484034\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11484034\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/bulneses-1920b-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920b-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Vanessa strokes Richard Bulnes' hair as he declares that he is still in love with her after 29 years. \u003ccite>(Deborah Svoboda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>What Vanessa describes sounds really familiar to Maeve Elise Brown, director of the statewide organization \u003ca href=\"http://www.heraca.org/\" target=\"_blank\" rel=\"noopener noreferrer\">Housing and Economic Rights Advocates\u003c/a>. In 2009, President Barack Obama had introduced the Home Affordable Modification Program to help struggling homeowners modify their loans, but homeowner advocates, researchers and news organizations like ProPublica found that \u003ca href=\"https://www.propublica.org/article/by-the-numbers-a-revealing-look-at-the-mortgage-mod-meltdown\" target=\"_blank\" rel=\"noopener noreferrer\">banks often broke the rules\u003c/a>.\u003c/p>\n\u003cp>\"Mortgage servicers were telling people to turn in paperwork over and over and over again. They weren’t looking at it, they would shred it. They would deny people instantly,\" Brown said. \"Not everyone qualified, but a whole bunch of people could, but were prevented from accessing that relief by the mortgage servicing companies.\"\u003c/p>\n\u003cp>Latino and African-American neighborhoods, like the Bulneses', were hit the hardest by the foreclosure crisis. These are the same neighborhoods that were \u003ca href=\"http://www.npr.org/sections/thetwo-way/2016/10/19/498536077/interactive-redlining-map-zooms-in-on-americas-history-of-discrimination\" target=\"_blank\" rel=\"noopener noreferrer\">redlined\u003c/a> decades ago, with residents denied mortgages simply because of where they lived. Across the country, African-American and Latino neighborhoods lost three to four times more homes than white neighborhoods during the recent mortgage crisis, according to \u003ca href=\"http://news.cornell.edu/stories/2015/05/home-foreclosures-fueled-racial-segregation-us\" target=\"_blank\" rel=\"noopener noreferrer\">Cornell University research\u003c/a>. On the Bulneses' six-block street alone, at least 35 properties were foreclosed between January 2006 and December 2012, according to the website \u003ca href=\"https://www.propertyradar.com/\" target=\"_blank\" rel=\"noopener noreferrer\">PropertyRadar\u003c/a>, which tracks foreclosures.\u003c/p>\n\u003cfigure id=\"attachment_11484036\" class=\"wp-caption alignright\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11484036\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/bulneses-1920c-800x1200.jpg\" alt=\"\" width=\"800\" height=\"1200\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-800x1200.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-160x240.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-1020x1530.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-1180x1770.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-960x1440.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-240x360.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-375x563.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920c-520x780.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Richard Bulnes chokes up on stage after talking with Bishop J.W. Macklin about his hospital visits. Vanessa Bulnes comforts him at the Sunday morning service at Glad Tidings Church in Hayward. \u003ccite>(Deborah Svoboda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\"Our neighbors right next to us, they both work for AC Transit, and we saw them lose their house. So we started praying harder. Then we saw the neighbor next door to us on the other side lose their house,\" Vanessa said.\u003c/p>\n\u003cp>Foreclosure seemed almost like a virus that Vanessa and Richard Bulnes could catch. They decided to pay an attorney to help them. Other companies began circling them. Vanessa called them vultures.\u003c/p>\n\u003cp>\"We would get all kinds of letters in the mail saying, 'Call this number,' and you’d call that number, and they’d say, 'Are you behind on your mortgage?', and we’d say, 'No,' and they'd say, 'We can help you. The first thing you do is stop paying your mortgage,' \" Vanessa said.\u003c/p>\n\u003cp>She was skeptical. But one letter from \"The Gordon Law Firm\" had a logo that looked like it was from the U.S. Department of Housing and Urban Development, or HUD. On this firm’s advice they stopped paying their mortgage. But the firm was lying. They weren’t HUD, and they couldn’t modify Vanessa and Richard’s loan. Years later, through a \u003ca href=\"http://www.cfpbconsumerprotection-gordon.org/Home/Faq\" target=\"_blank\" rel=\"noopener noreferrer\">class-action lawsuit\u003c/a>, the Bulneses won $3,500 back, but that’s just a fraction of the wealth they lost.\u003c/p>\n\u003cp>In September 2012, the foreclosure was final. The house Vanessa and Richard owned on 104th Avenue was no longer theirs.\u003c/p>\n\u003cp>\"I cried like a baby,\" said Richard, remembering when he and his wife lost their home to foreclosure. \"A grown man, crying like a baby. We had lived here 21 years. I raised three kids here. So, this is what we knew.\"\u003c/p>\n\u003cp>Vanessa knew they had to find a place by Christmas, so her daughter would have a place to come home to during winter break from her freshman year at college, and so the kids at her day care could transition easily while school was out.\u003c/p>\n\u003cp>\"My wife, because she’s so practical, she said, 'Babe, you gotta wipe the tears out of your eyes,' \" Richard remembered. \"I said, 'Man, I ain’t finished crying yet.' She said, 'Well, whether you’re finished or not, we got to find another house.' \"\u003c/p>\n\u003cp>Many families who lost their homes were forced out of Oakland, but Vanessa and Richard Bulnes were able to find a new place to rent. What they didn't know is that they were now at risk of losing a lot more.\u003c/p>\n\u003cp>\u003cstrong>Renting from a Wall Street Landlord\u003c/strong>\u003c/p>\n\u003cp>Vanessa and Richard were paying more to rent their new house than they had been paying on their mortgage before their first home was lost to foreclosure, but in many ways, the rental was perfect. It only had one level, so Richard didn’t have too many steps to climb, which was hard after his stroke. And the house was spacious, with lots of room for Vanessa's day care, Tender Arms Family Child Care. She had a contract with Head Start to care for low-income children.\u003c/p>\n\u003cp>Vanessa wanted to plant greens with the kids in the backyard as she had at her old home, so in the fall she called a group to come out and test the soil. That’s when she ran into a big problem: The level of lead in the soil was 1,350 parts per million, right in the area that the kids used for the playground.\u003c/p>\n\u003cfigure id=\"attachment_11484038\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11484038\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/bulneses-1920d-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920d-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Vanessa and Richard Bulnes sit on the couch of their rental home looking through an old photo album reminiscing about the past. \u003ccite>(Deborah Svoboda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The amount of lead in the Bulneses' backyard was more than three times the amount the federal \u003ca href=\"https://www.epa.gov/lead/hazard-standards-lead-paint-dust-and-soil-tsca-section-403\" target=\"_blank\" rel=\"noopener noreferrer\">Environmental Protection Agency\u003c/a> considers a hazard in play areas, and almost 17 times the amount California's \u003ca href=\"https://oehha.ca.gov/risk/soils091709\" target=\"_blank\" rel=\"noopener noreferrer\">Office of Environmental Health Hazard Assessment\u003c/a> considers a health risk.\u003c/p>\n\u003cp>When Vanessa got the lead results back, she called Head Start immediately, and they came out and put a temporary rubber cover on part of the patio. But they emphasized a permanent solution had to be found if she wanted to keep her contract. Alameda County has a \u003ca href=\"http://www.achhd.org/programs/leadfunding.htm#financial\" target=\"_blank\" rel=\"noopener noreferrer\">financial assistance program\u003c/a> to help low-income residents remove or fix lead problems, with priority for family child care providers like Vanessa. If Vanessa still lived in a home she owned, she would have had it done right away. But now, she was renting.\u003c/p>\n\u003cp>\"Because we’re not the owners, we couldn’t apply to have the work done. We needed the owners to give us consent, and that’s where we didn’t get any cooperation with the property owner,\" Vanessa said.\u003c/p>\n\u003cp>The owner of the Bulneses' new home wasn’t just any landlord. It was a corporation: Waypoint Homes. It merged in 2016 with another top real estate investor, Colony American Homes, to become \u003ca href=\"http://colonystarwood.com/\" target=\"_blank\" rel=\"noopener noreferrer\">Colony Starwood Homes\u003c/a>. Co-chairman of the board, Thomas Barrack, is a billionaire who helped raise $35 million for President Trump’s campaign and chaired his inaugural committee. The company owns more than 30,000 single-family homes across the country and close to 4,000 in California. On the company website, Colony Starwood boasts, \"We recognized the unique opportunity created by the housing crisis and acted upon it in a bold way.\"\u003c/p>\n\u003cp>The Urban Strategies Council found that in Oakland, 42 percent of foreclosed homes between 2007 and 2011 were \u003ca href=\"http://community-wealth.org/content/who-owns-your-neighborhood-role-investors-post-foreclosure-oakland\" target=\"_blank\" rel=\"noopener noreferrer\">snapped up by corporate investors\u003c/a>.\u003c/p>\n\u003cp>In Oakland, corporate takeover of homes happened mostly in low-income neighborhoods, essentially shifting ownership from the hands of largely Latino and African-American residents to the hands of Wall Street corporations. Latino and African-American buyers are still largely locked out of home loans in the city. \u003ca href=\"http://greenlining.org/issues/2016/new-report-finds-racial-disparities-possible-redlining-in-oakland-mortgage-lending/\" target=\"_blank\" rel=\"noopener noreferrer\">One report\u003c/a> found that in 2013, the top 12 lenders financed only four homes for African-American buyers and only seven for Latino buyers, compared with 40 for white buyers.\u003c/p>\n\u003cp>Not only did investors snap up homes. They also decided to keep them and make money off them by renting them out. Since single-family homes are exempt from limits on rent increases under California's Costa-Hawkins Rental Housing Act, for the most part, property owners could charge higher rents for them. It was a new moneymaking venture.\u003c/p>\n\u003cfigure id=\"attachment_11484040\" class=\"wp-caption alignleft\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11484040\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/bulneses-1920e-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/bulneses-1920e-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Vanessa and Richard Bulnes had lead in the backyard of their new rental house. In order to have a day care out of their home they placed this turf down, but they needed the property owner to do more in order to keep their business. \u003ccite>(Deborah Svoboda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>A 2015 survey conducted by the group Tenants Together found that 40 percent of Californians renting from the top three Wall Street real estate investors reported that these landlords \u003ca href=\"http://www.tenantstogether.org/updates/report-released-tenant-experience-renting-wall-street-landlords\" target=\"_blank\" rel=\"noopener noreferrer\">weren’t repairing or maintaining\u003c/a> homes as they should. The three companies included both Waypoint Homes and Colony American Homes. Now, Vanessa Bulnes had to rely on them to get the lead fixed, so she could keep her contract with Head Start.\u003c/p>\n\u003cp>\"So I’m on the phone, my husband and I, we’re calling Waypoint, and emails and everything like that,\" Vanessa said. \"Here we are, the clock is ticking. I’m like OK, I’m taking pictures, this is the area, this is how big it is, this is what we need you to have done.\"\u003c/p>\n\u003cp>Vanessa first contacted Waypoint in 2013, when the lead was found. But she says property managers came and went, and each time she had to start the process again. In June 2016, almost three years after the lead had been found, Head Start told Vanessa they couldn’t renew for the next school year if the lead wasn’t fixed by September.\u003c/p>\n\u003cp>\"And I’m like, 'OK, this is affecting my income.' I give all these red flags about what’s going to happen if nothing is done. Still no urgency on their part,\" Vanessa said.\u003c/p>\n\u003cp>In one email in August 2016, a regional manager for Waypoint Homes wrote, \"Unfortunately, we are not in a position to work with this program at this time.\"\u003c/p>\n\u003cp>It wasn’t until November that someone from Waypoint Homes finally came to walk through the property with an Alameda County representative. When questioned why it took the company so long to fix the lead problem, a spokesperson did not respond, instead stating that the company finished the work on Nov. 28, 2016.\u003c/p>\n\u003cp>By that time, three years after Vanessa's initial request, it was too late. The school year had already begun, and Head Start had canceled her contract. The family’s main source of income, which had gotten them through the stroke and the foreclosure, was gone. They had to apply for assistance for food, and Vanessa had to change her health insurance from Covered California to Medi-Cal. They began to fall behind on their rent.\u003c/p>\n\u003cp>Even before they started working on the lead remediation, Colony Starwood Homes had already begun trying to evict the Bulneses.\u003c/p>\n\u003cp>\u003cstrong>The Ripple Effect\u003c/strong>\u003c/p>\n\u003cp>It would take a protest at the headquarters of Thomas Barrack's real estate investment company Colony NorthStar in Los Angeles, organized by the \u003ca href=\"http://www.acceaction.org/\" target=\"_blank\" rel=\"noopener noreferrer\">Alliance of Californians for Community Empowerment\u003c/a>, legal help, and financial support from their church for the Bulneses to finally get their corporate landlord to back off. In January, Colony Starwood Homes agreed to cancel the eviction, plus four months of back rent. Vanessa now has a job at an outside day care and is trying to make due off her hourly salary of $17. She says that amounts to about a third of what she brought in when she had her own child care business at home. She can pay the rent, but she says she's behind on other bills.\u003c/p>\n\u003cfigure id=\"attachment_11484035\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11484035\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/05/welcome-1920a-800x533.jpg\" alt=\"\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/05/welcome-1920a-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Vanessa Bulnes hangs a \"Welcome\" sign on the door of their rental house. It's the same sign she used to have up when the children arrived for day care. \u003ccite>(Deborah Svoboda/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Their precarious situation could now affect their children's financial future. When you don't own a home and are one step away from eviction, you're a lot farther behind people who can help their children with a down payment or pay for college. In fact, there are \u003ca href=\"https://www.stlouisfed.org/publications/in-the-balance/issue12-2015/why-didnt-higher-education-protect-hispanic-and-black-wealth\" target=\"_blank\" rel=\"noopener noreferrer\">data showing that black college graduates \u003c/a>have lost wealth over the past generation, while white college graduates’ wealth has grown.\u003c/p>\n\u003cp>The Bulnes family's youngest daughter is about to graduate from a historically black college in Texas. Vanessa says her daughter has had to call on other relatives and friends from church to help out when she needs money at school. Still, she says, there are other lessons she's passing on to her daughter.\u003c/p>\n\u003cp>\"When she has a day that’s trying and she thinks she can't make it, she’ll text me, and she’s like, 'Mom, this is so hard,' and she’s really down and sorry for herself. I’m like, 'But think about your mom, what you’ve seen me go through, what you’ve seen us go through. You came from me,' \" Vanessa said. \"Those are the kinds of things we’re passing on to our kids. It may not be money. It may not be a house. But there’s so much more that we want to pass on.\"\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>Some of that is financial advice, learned the hard way. And then there's this: Vanessa is now an active community organizer, helping other Oaklanders try to fight off their landlords and stay in their homes.\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11465371/from-foreclosure-to-eviction-one-familys-struggle-to-recover","authors":["3225"],"programs":["news_6944","news_72"],"categories":["news_1758","news_6266","news_8"],"tags":["news_18372","news_1776","news_17286","news_17041"],"featImg":"news_11484032","label":"news_72"},"news_11418523":{"type":"posts","id":"news_11418523","meta":{"index":"posts_1591205157","site":"news","id":"11418523","score":null,"sort":[1493154086000]},"guestAuthors":[],"slug":"10-years-after-housing-crash-families-finally-make-it-on-dream-street","title":"10 Years After Housing Crash, Families Finally Make It on 'Dream Street'","publishDate":1493154086,"format":"audio","headTitle":"The California Report | KQED News","labelTerm":{"term":72,"site":"news"},"content":"\u003cp>Augie Cortez and his wife, Blanca, bought a little slice of the American Dream about 17 years ago in Bloomington, a working-class community in San Bernardino about 50 miles east of Los Angeles.\u003c/p>\n\u003cp>Their roomy four-bedroom house was the very first on the block of a brand-new subdivision not unlike scores of others that began carpeting Inland Southern California toward the end of the 1990s.\u003c/p>\n\u003cp>The Cortezes gathered up their savings and managed to put up a healthy down payment on a 15-year mortgage. After a couple of other home purchasing efforts collapsed, they were eager to make this one stick and they wanted to pay it off fast.\u003c/p>\n\u003cp>Monthly payments would be high. But the name of the little cul-de-sac seemed like a good omen: \u003ca href=\"https://www.google.com/maps/@34.0621667,-117.3957405,3a,75y,144.34h,60.9t/data=!3m6!1e1!3m4!1sTLzuz0fGR8FQ5Cznj9CJSQ!2e0!7i13312!8i6656!6m1!1e1\" target=\"_blank\">Dream Street\u003c/a>.\u003c/p>\n\u003cp>“I thought that was a cool name! I don’t think I’d ever heard of a Dream Street. Have you?\" Cortez asks as he sits at an expansive table in the family's dining room.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>And for a while, the dream was good.\u003c/p>\n\u003cfigure id=\"attachment_11418633\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11418633\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-800x538.jpg\" alt=\"When Augie Cortez’ moved his family into its new Dream Street home he redid all the outside cement work with the help of friends and family.\" width=\"800\" height=\"538\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-800x538.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-160x108.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-1020x685.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-1180x793.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-960x645.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-240x161.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-375x252.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-520x349.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">When Augie Cortez moved his family into its new Dream Street home, he redid all the outside cement work with the help of friends and family. \u003ccite>(Doug McCulloh)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Augie works in construction as a cement finisher, and when he first bought his home, business was booming in the Inland Empire. After moving his wife and kids into the new house, he had enough extra cash to redo all the cement work along the sides of the house and the back patio.\u003c/p>\n\u003cp>There’s a family portrait taken the day his three daughters pressed some memories into the wet cement. While showing off his property, he points to the spot just outside a garage side door.\u003c/p>\n\u003cp>“Those are my daughters' handprints,” he says, beaming with pride. \"Man, those are my daughters' handprints right there. Nov. 27, 1999.\"\u003c/p>\n\u003cfigure id=\"attachment_11418635\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11418635\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-800x535.jpg\" alt=\"Augie Cortez’ daughters press their hands into the wet cement of their new Dream Street home while his father looks on. \" width=\"800\" height=\"535\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-800x535.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-1020x682.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-1180x789.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-960x642.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-240x161.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-375x251.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-520x348.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Augie Cortez’s daughters press their hands into the wet cement of their new Dream Street home while his father looks on. \u003ccite>(Doug McCulloh)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch3>Easy Credit Dragged Everyone Down\u003c/h3>\n\u003cp>With so much homebuilding going on, it was easy for just about anyone to get a mortgage back then, even if you had shaky credit or no job at all. Low-income minority neighborhoods like the ones around Dream Street were ripe targets for subprime lenders.\u003c/p>\n\u003cp>Augie and his wife had a sound conventional loan, but still got dragged under in a housing crisis that would ultimately steamroll through neighborhoods across the country.\u003c/p>\n\u003cp>\"It impacted other people who own homes who were current, and the value of their homes went down,\" says Edward Pinto, co-director of the International Center on Housing Risk at the \u003ca href=\"http://www.aei.org/\">American Enterprise Institute, \u003c/a>a conservative think tank in Washington, D.C.\u003c/p>\n\u003cp>“Areas that have a lot of foreclosures and very seriously delinquent loans have an impact on declining house prices, so it spreads throughout the neighborhood,” Pinto says.\u003c/p>\n\u003caside class=\"pullquote alignright\">'You just look up at the ceiling, what are you gonna do the next day? You don’t sleep at night.'\u003ccite>Augie Cortez\u003c/cite>\u003c/aside>\n\u003cp>In 2006, the last of the brand-new homes on Dream Street sold for about $430,000. Three years later, at the peak of the mortgage meltdown, the same home was worth barely a quarter of that.\u003c/p>\n\u003cp>It was the same story up and down the block and across the region as the bubble burst on the housing market and people couldn't afford their mortgages. Even people like Augie Cortez, who didn’t have mortgages spring-loaded with dangerous adjustable rates and hidden fees, were dragged down.\u003c/p>\n\u003cp>Construction work vanished and Cortez's cement finishing jobs dried up.\u003c/p>\n\u003cfigure id=\"attachment_11418640\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"wp-image-11418640 size-medium\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-800x533.jpg\" alt=\"Augie Cortez stands outside his home and says he's glad he stayed now that Dream Street is finally recovering.\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Augie Cortez stands outside his home and says he's glad he stayed, now that Dream Street is recovering from the mortgage meltdown. \u003ccite>(Doug McCulloh)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“I was trying to do the fast payoff and it was like, why did we get into this, a 15-year loan,” he says, recalling the painful days when the family seemed close to losing the house.\u003c/p>\n\u003cp>“You just look up at the ceiling, what are you gonna do the next day? You don’t sleep at night,” says Cortez grimly.\u003c/p>\n\u003cp>To put food on the table Cortez sold lumber and other items online. He did odd jobs for neighbors. Mortgage payments got skipped for months. Default notices were dropping into mailboxes across the neighborhood -- including his own.\u003c/p>\n\u003cp>\"Just walk away, that’s what people were doing, just walking away,\" he says, recalling what it was like then.\u003c/p>\n\u003cp>\"It was weird man, just empty houses. It was sad to see people pack their stuff. But I wasn’t going to do that. Not me, heck no. I would have stayed here until they put that (eviction) tag on my door,\" he says.\u003c/p>\n\u003caside class=\"pullquote alignright\">'Somebody showed up, a relative, dug up four palm trees right out of their front yard and hauled them off.'\u003ccite>Doug McCulloh, photojournalist\u003c/cite>\u003c/aside>\n\u003cp>Augie and his wife worked out a deal with their lender. Their 15-year mortgage was extended to 20 years, and the lender agreed to let them make lower minimum monthly payments for a fixed period.\u003c/p>\n\u003cp>But they were surrounded by the wreckage of the mortgage meltdown. By the end of 2009, half of Dream Street’s original 13 owners had either been pushed out or foreclosed on.\u003c/p>\n\u003cp>\"The foreclosure meltdown swept across this entire area and up and down Dream Street like a tsunami in spring of 2009,\" says photojournalist \u003ca href=\"http://www.pe.com/2014/03/28/artist-spotlight-douglas-mcculloh/\">Doug McCulloh\u003c/a>.\u003c/p>\n\u003cp>McCulloh lives in nearby Riverside. But his connection to Dream Street runs deep. He’s the one who gave the little avenue its name. It was a prize at a San Bernardino County charity auction. McCulloh says the come-on was irresistible: name a street, minimum bid $25.\u003c/p>\n\u003cp>\"My immediate thought is: It's the American Dream, it's your dream house and so on,\" says McCulloh.\u003c/p>\n\u003cp>Then, reflecting on what happened there, he adds, \"A nightmare is kind of a dream, too. So dreams can cut in all directions, can be all kinds of things. And it's turned out to be that here on Dream Street.\"\u003c/p>\n\u003cfigure id=\"attachment_11418637\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11418637\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-800x600.jpg\" alt=\"Most of the streets around Dream Street have western-themed names.\" width=\"800\" height=\"600\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-160x120.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-1020x765.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-1180x885.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-960x720.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-240x180.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-375x281.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Most of the streets around Dream Street have western-themed names. \u003ccite>(Steven Cuevas/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>McCulloh also won permission from the developer to document the housing tract’s rise from plowed-over fruit orchard to model suburbia to ground zero of the mortgage crisis. He got to know the construction workers, the development company and mortgage team, and the residents.\u003c/p>\n\u003cp>McCulloh tells the story of the last family to move onto Dream Street. They bought near the peak of the housing boom and couldn’t hang on. When the notice to vacate got slapped on the door, they salvaged what they could.\u003c/p>\n\u003cp>\"Somebody showed up, a relative, dug up four palm trees right out of their front yard and hauled them off,\" recalls McCulloh.\u003c/p>\n\u003cp>\"Two months later they got a family member who had good credit, they bottom-fished the market. They bought a house about a mile away. The palm trees, they planted them at their new house.\"\u003c/p>\n\u003cp>On a recent Saturday afternoon, McCulloh catches up with Augie Cortez and his brother, Johnny, on the sidewalk outside Cortez’s home. Neighbor Jerry Williams pulls his pickup truck into his driveway. He waves and heads over.\u003c/p>\n\u003cfigure id=\"attachment_11418642\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"wp-image-11418642 size-medium\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-800x600.jpg\" alt=\"Augie Cortez (r) and his brother outside Cortez’ Dream Street home.\" width=\"800\" height=\"600\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-160x120.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-1020x765.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-1180x885.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-960x720.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-240x180.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-375x281.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Augie Cortez (R) and his brother, Johnny, (L) outside Cortez’s Dream Street home. \u003ccite>(Steven Cuevas/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Williams is a burly long-haul truck driver with a shaggy, graying beard and wide smile. He and his wife Kelley, also a truck driver, moved in around the same time as Cortez and his wife. He complains about some kids that recently tagged a couple of fences. Other than the minor graffiti, all is good here, he says.\u003c/p>\n\u003cp>\"Pretty quiet. You see how it is man,\" he says, nodding to the tidy cul-de-sac. “We like it, it works for us.”\u003c/p>\n\u003cp>These days all the houses on Dream Street are occupied. No more busted-out windows or dead lawns; the emblems of the foreclosure crisis.\u003c/p>\n\u003cp>\"I guess it was a dream,\" laughs Augie Cortez. “Actually got to keep (the house), shoot. That’s what’s good.”\u003c/p>\n\u003cp>But in a sense it’s a dream half-realized. From his front yard we look across to a pair of large dusty vacant lots.\u003c/p>\n\u003cp>No houses were ever built on the \u003cem>other\u003c/em> side of Dream Street.\u003c/p>\n\u003cp>It’s undeveloped county land that, at the time the housing tract was developed, was to be the site of a park and library. The developers even dangled the county project as a selling point to would-be home buyers like Cortez.\u003c/p>\n\u003cp>“So that sounded good for my girls, like 'wow' perfect,” Cortez says.\u003c/p>\n\u003cp>“And there’s the park and library,” he says, pointing to the vacant land. When everyone looks to see where Cortez is pointing, he drops the punch line.\u003c/p>\n\u003cp>“It’s invisible!”\u003c/p>\n\u003cp>A San Bernardino County spokesman says the land turned out to be too narrow for a park.\u003c/p>\n\u003cp>County tax revenue also plummeted with housing values during the housing market crash. There are currently no plans for the empty lots.\u003c/p>\n\u003cfigure id=\"attachment_11418647\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11418647\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-tire-swing-800x600.jpg\" alt=\"A tire swing dangles from a eucalyptus tree at the edge of a vacant lot on Dream Street\" width=\"800\" height=\"600\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-160x120.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-1020x765.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-1180x885.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-960x720.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-240x180.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-375x281.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">A tire swing dangles from a eucalyptus tree at the edge of a vacant lot on Dream Street \u003ccite>(Steven Cuevas/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Some people were betting that the bubble would go on, and of course it couldn't,” says photographer McCulloh. “Other people bet against the bubble. So the one thing you can say is there will be another spot where hanging onto the dream gets really, really hard.”\u003c/p>\n\u003cp>Local real estate experts warn that Inland Empire housing is once again way overvalued, and overdue for a “correction.” Prices have surged to an unsustainable level in the last year, according to \u003ca href=\"http://www.nhsie.org/\" target=\"_blank\">Neighborhood Housing Services of the Inland Empire\u003c/a>, a nonprofit that helped guys like Augie hold onto their houses 10 years ago.\u003c/p>\n\u003cp>At the edge of those vacant lots, a sign lashed to a post beckons with a come-on that sounds a little suspicious, given what this neighborhood has survived over the last decade: “Buy a Home, 1% Down.”\u003c/p>\n\u003cfigure id=\"attachment_11418648\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11418648\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-800x533.jpg\" alt=\"A sign lashed to street post across from Dream Street beckons would be home buyers with a seemingly irresistible offer.\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">A sign lashed to street post across from Dream Street beckons would-be homebuyers with a seemingly irresistible offer. \u003ccite>(Steven Cuevas/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>There’s no name for a real estate agent or mortgage broker. But there’s a local phone number. I give it a call.\u003c/p>\n\u003cp>\"Hi, this is Emily your friendly real estate professional,” chirps a pre-recorded message.\u003c/p>\n\u003cp>“Buying a home has never been easier! Here's how it works,” continues Emily. “You put down 1 percent and your lender 2 percent toward your down payment, which puts you on your way to home ownership.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>Emily asks me to leave my number and a good time to call back. I don't. But I do find out more about that sign, and about new trends in home loans that are stoking old fears.\u003c/p>\n\n","blocks":[],"excerpt":"The foreclosure crisis swept the Inland Empire, but some families managed to hang onto their homes.","status":"publish","parent":0,"modified":1493160643,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":53,"wordCount":1887},"headData":{"title":"10 Years After Housing Crash, Families Finally Make It on 'Dream Street' | KQED","description":"The foreclosure crisis swept the Inland Empire, but some families managed to hang onto their homes.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"10 Years After Housing Crash, Families Finally Make It on 'Dream Street'","datePublished":"2017-04-25T21:01:26.000Z","dateModified":"2017-04-25T22:50:43.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"disqusIdentifier":"11418523 https://ww2.kqed.org/news/?p=11418523","disqusUrl":"https://ww2.kqed.org/news/2017/04/25/10-years-after-housing-crash-families-finally-make-it-on-dream-street/","disqusTitle":"10 Years After Housing Crash, Families Finally Make It on 'Dream Street'","audioUrl":"http://www.kqed.org/.stream/anon/radio/tcr/2017/04/2017-04-25a-tcr.mp3","guestFields":"0","path":"/news/11418523/10-years-after-housing-crash-families-finally-make-it-on-dream-street","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Augie Cortez and his wife, Blanca, bought a little slice of the American Dream about 17 years ago in Bloomington, a working-class community in San Bernardino about 50 miles east of Los Angeles.\u003c/p>\n\u003cp>Their roomy four-bedroom house was the very first on the block of a brand-new subdivision not unlike scores of others that began carpeting Inland Southern California toward the end of the 1990s.\u003c/p>\n\u003cp>The Cortezes gathered up their savings and managed to put up a healthy down payment on a 15-year mortgage. After a couple of other home purchasing efforts collapsed, they were eager to make this one stick and they wanted to pay it off fast.\u003c/p>\n\u003cp>Monthly payments would be high. But the name of the little cul-de-sac seemed like a good omen: \u003ca href=\"https://www.google.com/maps/@34.0621667,-117.3957405,3a,75y,144.34h,60.9t/data=!3m6!1e1!3m4!1sTLzuz0fGR8FQ5Cznj9CJSQ!2e0!7i13312!8i6656!6m1!1e1\" target=\"_blank\">Dream Street\u003c/a>.\u003c/p>\n\u003cp>“I thought that was a cool name! I don’t think I’d ever heard of a Dream Street. Have you?\" Cortez asks as he sits at an expansive table in the family's dining room.\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>And for a while, the dream was good.\u003c/p>\n\u003cfigure id=\"attachment_11418633\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11418633\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-800x538.jpg\" alt=\"When Augie Cortez’ moved his family into its new Dream Street home he redid all the outside cement work with the help of friends and family.\" width=\"800\" height=\"538\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-800x538.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-160x108.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-1020x685.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-1180x793.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-960x645.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-240x161.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-375x252.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-cement-JP-520x349.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">When Augie Cortez moved his family into its new Dream Street home, he redid all the outside cement work with the help of friends and family. \u003ccite>(Doug McCulloh)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Augie works in construction as a cement finisher, and when he first bought his home, business was booming in the Inland Empire. After moving his wife and kids into the new house, he had enough extra cash to redo all the cement work along the sides of the house and the back patio.\u003c/p>\n\u003cp>There’s a family portrait taken the day his three daughters pressed some memories into the wet cement. While showing off his property, he points to the spot just outside a garage side door.\u003c/p>\n\u003cp>“Those are my daughters' handprints,” he says, beaming with pride. \"Man, those are my daughters' handprints right there. Nov. 27, 1999.\"\u003c/p>\n\u003cfigure id=\"attachment_11418635\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11418635\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-800x535.jpg\" alt=\"Augie Cortez’ daughters press their hands into the wet cement of their new Dream Street home while his father looks on. \" width=\"800\" height=\"535\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-800x535.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-1020x682.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-1180x789.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-960x642.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-240x161.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-375x251.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-kids-cement-jp-520x348.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Augie Cortez’s daughters press their hands into the wet cement of their new Dream Street home while his father looks on. \u003ccite>(Doug McCulloh)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch3>Easy Credit Dragged Everyone Down\u003c/h3>\n\u003cp>With so much homebuilding going on, it was easy for just about anyone to get a mortgage back then, even if you had shaky credit or no job at all. Low-income minority neighborhoods like the ones around Dream Street were ripe targets for subprime lenders.\u003c/p>\n\u003cp>Augie and his wife had a sound conventional loan, but still got dragged under in a housing crisis that would ultimately steamroll through neighborhoods across the country.\u003c/p>\n\u003cp>\"It impacted other people who own homes who were current, and the value of their homes went down,\" says Edward Pinto, co-director of the International Center on Housing Risk at the \u003ca href=\"http://www.aei.org/\">American Enterprise Institute, \u003c/a>a conservative think tank in Washington, D.C.\u003c/p>\n\u003cp>“Areas that have a lot of foreclosures and very seriously delinquent loans have an impact on declining house prices, so it spreads throughout the neighborhood,” Pinto says.\u003c/p>\n\u003caside class=\"pullquote alignright\">'You just look up at the ceiling, what are you gonna do the next day? You don’t sleep at night.'\u003ccite>Augie Cortez\u003c/cite>\u003c/aside>\n\u003cp>In 2006, the last of the brand-new homes on Dream Street sold for about $430,000. Three years later, at the peak of the mortgage meltdown, the same home was worth barely a quarter of that.\u003c/p>\n\u003cp>It was the same story up and down the block and across the region as the bubble burst on the housing market and people couldn't afford their mortgages. Even people like Augie Cortez, who didn’t have mortgages spring-loaded with dangerous adjustable rates and hidden fees, were dragged down.\u003c/p>\n\u003cp>Construction work vanished and Cortez's cement finishing jobs dried up.\u003c/p>\n\u003cfigure id=\"attachment_11418640\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"wp-image-11418640 size-medium\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-800x533.jpg\" alt=\"Augie Cortez stands outside his home and says he's glad he stayed now that Dream Street is finally recovering.\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-front-house-JP-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Augie Cortez stands outside his home and says he's glad he stayed, now that Dream Street is recovering from the mortgage meltdown. \u003ccite>(Doug McCulloh)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“I was trying to do the fast payoff and it was like, why did we get into this, a 15-year loan,” he says, recalling the painful days when the family seemed close to losing the house.\u003c/p>\n\u003cp>“You just look up at the ceiling, what are you gonna do the next day? You don’t sleep at night,” says Cortez grimly.\u003c/p>\n\u003cp>To put food on the table Cortez sold lumber and other items online. He did odd jobs for neighbors. Mortgage payments got skipped for months. Default notices were dropping into mailboxes across the neighborhood -- including his own.\u003c/p>\n\u003cp>\"Just walk away, that’s what people were doing, just walking away,\" he says, recalling what it was like then.\u003c/p>\n\u003cp>\"It was weird man, just empty houses. It was sad to see people pack their stuff. But I wasn’t going to do that. Not me, heck no. I would have stayed here until they put that (eviction) tag on my door,\" he says.\u003c/p>\n\u003caside class=\"pullquote alignright\">'Somebody showed up, a relative, dug up four palm trees right out of their front yard and hauled them off.'\u003ccite>Doug McCulloh, photojournalist\u003c/cite>\u003c/aside>\n\u003cp>Augie and his wife worked out a deal with their lender. Their 15-year mortgage was extended to 20 years, and the lender agreed to let them make lower minimum monthly payments for a fixed period.\u003c/p>\n\u003cp>But they were surrounded by the wreckage of the mortgage meltdown. By the end of 2009, half of Dream Street’s original 13 owners had either been pushed out or foreclosed on.\u003c/p>\n\u003cp>\"The foreclosure meltdown swept across this entire area and up and down Dream Street like a tsunami in spring of 2009,\" says photojournalist \u003ca href=\"http://www.pe.com/2014/03/28/artist-spotlight-douglas-mcculloh/\">Doug McCulloh\u003c/a>.\u003c/p>\n\u003cp>McCulloh lives in nearby Riverside. But his connection to Dream Street runs deep. He’s the one who gave the little avenue its name. It was a prize at a San Bernardino County charity auction. McCulloh says the come-on was irresistible: name a street, minimum bid $25.\u003c/p>\n\u003cp>\"My immediate thought is: It's the American Dream, it's your dream house and so on,\" says McCulloh.\u003c/p>\n\u003cp>Then, reflecting on what happened there, he adds, \"A nightmare is kind of a dream, too. So dreams can cut in all directions, can be all kinds of things. And it's turned out to be that here on Dream Street.\"\u003c/p>\n\u003cfigure id=\"attachment_11418637\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11418637\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-800x600.jpg\" alt=\"Most of the streets around Dream Street have western-themed names.\" width=\"800\" height=\"600\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-160x120.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-1020x765.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-1180x885.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-960x720.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-240x180.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-375x281.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-DreamSign-color-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Most of the streets around Dream Street have western-themed names. \u003ccite>(Steven Cuevas/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>McCulloh also won permission from the developer to document the housing tract’s rise from plowed-over fruit orchard to model suburbia to ground zero of the mortgage crisis. He got to know the construction workers, the development company and mortgage team, and the residents.\u003c/p>\n\u003cp>McCulloh tells the story of the last family to move onto Dream Street. They bought near the peak of the housing boom and couldn’t hang on. When the notice to vacate got slapped on the door, they salvaged what they could.\u003c/p>\n\u003cp>\"Somebody showed up, a relative, dug up four palm trees right out of their front yard and hauled them off,\" recalls McCulloh.\u003c/p>\n\u003cp>\"Two months later they got a family member who had good credit, they bottom-fished the market. They bought a house about a mile away. The palm trees, they planted them at their new house.\"\u003c/p>\n\u003cp>On a recent Saturday afternoon, McCulloh catches up with Augie Cortez and his brother, Johnny, on the sidewalk outside Cortez’s home. Neighbor Jerry Williams pulls his pickup truck into his driveway. He waves and heads over.\u003c/p>\n\u003cfigure id=\"attachment_11418642\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"wp-image-11418642 size-medium\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-800x600.jpg\" alt=\"Augie Cortez (r) and his brother outside Cortez’ Dream Street home.\" width=\"800\" height=\"600\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-160x120.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-1020x765.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-1180x885.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-960x720.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-240x180.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-375x281.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-Augie-n-Bro-2-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Augie Cortez (R) and his brother, Johnny, (L) outside Cortez’s Dream Street home. \u003ccite>(Steven Cuevas/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Williams is a burly long-haul truck driver with a shaggy, graying beard and wide smile. He and his wife Kelley, also a truck driver, moved in around the same time as Cortez and his wife. He complains about some kids that recently tagged a couple of fences. Other than the minor graffiti, all is good here, he says.\u003c/p>\n\u003cp>\"Pretty quiet. You see how it is man,\" he says, nodding to the tidy cul-de-sac. “We like it, it works for us.”\u003c/p>\n\u003cp>These days all the houses on Dream Street are occupied. No more busted-out windows or dead lawns; the emblems of the foreclosure crisis.\u003c/p>\n\u003cp>\"I guess it was a dream,\" laughs Augie Cortez. “Actually got to keep (the house), shoot. That’s what’s good.”\u003c/p>\n\u003cp>But in a sense it’s a dream half-realized. From his front yard we look across to a pair of large dusty vacant lots.\u003c/p>\n\u003cp>No houses were ever built on the \u003cem>other\u003c/em> side of Dream Street.\u003c/p>\n\u003cp>It’s undeveloped county land that, at the time the housing tract was developed, was to be the site of a park and library. The developers even dangled the county project as a selling point to would-be home buyers like Cortez.\u003c/p>\n\u003cp>“So that sounded good for my girls, like 'wow' perfect,” Cortez says.\u003c/p>\n\u003cp>“And there’s the park and library,” he says, pointing to the vacant land. When everyone looks to see where Cortez is pointing, he drops the punch line.\u003c/p>\n\u003cp>“It’s invisible!”\u003c/p>\n\u003cp>A San Bernardino County spokesman says the land turned out to be too narrow for a park.\u003c/p>\n\u003cp>County tax revenue also plummeted with housing values during the housing market crash. There are currently no plans for the empty lots.\u003c/p>\n\u003cfigure id=\"attachment_11418647\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11418647\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-tire-swing-800x600.jpg\" alt=\"A tire swing dangles from a eucalyptus tree at the edge of a vacant lot on Dream Street\" width=\"800\" height=\"600\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-160x120.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-1020x765.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-1180x885.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-960x720.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-240x180.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-375x281.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-tire-swing-520x390.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">A tire swing dangles from a eucalyptus tree at the edge of a vacant lot on Dream Street \u003ccite>(Steven Cuevas/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“Some people were betting that the bubble would go on, and of course it couldn't,” says photographer McCulloh. “Other people bet against the bubble. So the one thing you can say is there will be another spot where hanging onto the dream gets really, really hard.”\u003c/p>\n\u003cp>Local real estate experts warn that Inland Empire housing is once again way overvalued, and overdue for a “correction.” Prices have surged to an unsustainable level in the last year, according to \u003ca href=\"http://www.nhsie.org/\" target=\"_blank\">Neighborhood Housing Services of the Inland Empire\u003c/a>, a nonprofit that helped guys like Augie hold onto their houses 10 years ago.\u003c/p>\n\u003cp>At the edge of those vacant lots, a sign lashed to a post beckons with a come-on that sounds a little suspicious, given what this neighborhood has survived over the last decade: “Buy a Home, 1% Down.”\u003c/p>\n\u003cfigure id=\"attachment_11418648\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-11418648\" src=\"https://ww2.kqed.org/news/wp-content/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-800x533.jpg\" alt=\"A sign lashed to street post across from Dream Street beckons would be home buyers with a seemingly irresistible offer.\" width=\"800\" height=\"533\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-800x533.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-160x107.jpg 160w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-1020x680.jpg 1020w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp.jpg 1920w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-1180x787.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-960x640.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-240x160.jpg 240w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-375x250.jpg 375w, https://ww2.kqed.org/app/uploads/sites/10/2017/04/DREAM-1-1-down-sign-jp-520x347.jpg 520w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">A sign lashed to street post across from Dream Street beckons would-be homebuyers with a seemingly irresistible offer. \u003ccite>(Steven Cuevas/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>There’s no name for a real estate agent or mortgage broker. But there’s a local phone number. I give it a call.\u003c/p>\n\u003cp>\"Hi, this is Emily your friendly real estate professional,” chirps a pre-recorded message.\u003c/p>\n\u003cp>“Buying a home has never been easier! Here's how it works,” continues Emily. “You put down 1 percent and your lender 2 percent toward your down payment, which puts you on your way to home ownership.”\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>Emily asks me to leave my number and a good time to call back. I don't. But I do find out more about that sign, and about new trends in home loans that are stoking old fears.\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11418523/10-years-after-housing-crash-families-finally-make-it-on-dream-street","authors":["2600"],"programs":["news_72"],"categories":["news_1758","news_6266","news_8"],"tags":["news_69","news_19996","news_2619","news_1776","news_2766","news_20704","news_17286"],"featImg":"news_11418626","label":"news_72"},"news_10966388":{"type":"posts","id":"news_10966388","meta":{"index":"posts_1591205157","site":"news","id":"10966388","score":null,"sort":[1464332735000]},"guestAuthors":[],"slug":"california-foreclosures-ripple-even-after-major-settlement","title":"California Foreclosures Ripple Even After Major Settlement","publishDate":1464332735,"format":"standard","headTitle":"Election 2016 | The California Report | KQED News","labelTerm":{"term":72,"site":"news"},"content":"\u003cp>In her campaign for Barbara Boxer’s U.S. Senate seat, California Attorney General Kamala Harris often mentions the record settlement her office negotiated with five of the largest mortgage lenders after the home foreclosure crisis.\u003c/p>\n\u003cp>The deal that brought about $20 billion in relief to California won national media attention for Harris. But the mortgage meltdown continues affecting homeowners to this day.\u003c/p>\n\u003caside class=\"pullquote alignright\">'This is not my home.'\u003ccite>Rosario Frisse\u003c/cite>\u003c/aside>\n\u003cp>In the home Rosario Frisse rents in a quiet neighborhood in Antioch -- a city about 45 miles east of San Francisco -- there aren't many decorations on her walls. Even though she's been living there for a few years, there are unpacked boxes on her patio outside and more in the garage.\u003c/p>\n\u003cp>\"This is not my home,\" she said.\u003c/p>\n\u003cp>The home she once owned sits about a mile away.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>In 2009, Frisse lost the house after her adjustable mortgage was raised to an amount she couldn’t afford. Her husband was working with the bank to modify the loan. At one point a deal looked promising and they were waiting on an offer from the lender, she said.\u003c/p>\n\u003cp>\"The offer never came.\"\u003c/p>\n\u003cp>Instead, the lender foreclosed on Frisse's house and it was sold at auction, she said.\u003c/p>\n\u003cp>That year, 632,573 Californians received a foreclosure filing, including a default notice, scheduled foreclosure auction or bank repossession, according to \u003ca href=\"http://www.realtytrac.com/landing/2009-year-end-foreclosure-report.html\">RealtyTrac\u003c/a>.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder.png\">\u003cimg class=\"aligncenter size-full wp-image-10968406\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder.png\" alt=\"Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder\" width=\"1280\" height=\"720\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder.png 1280w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder-400x225.png 400w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder-800x450.png 800w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder-1180x664.png 1180w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder-960x540.png 960w\" sizes=\"(max-width: 1280px) 100vw, 1280px\">\u003c/a>\u003c/p>\n\u003cp>The national settlement that was announced in 2012 was supposed to provide some debt relief to homeowners and fix the way banks communicated and worked with people like Frisse, whose homes were in jeopardy of being foreclosed. \u003cspan style=\"line-height: 1.5\">Attorney General Harris was crucial to negotiating the national settlement's terms, since California had the country's highest number of foreclosures. She even refused to sign onto an initial deal because it wasn't enough money. But eventually she would settle.\u003c/span>\u003c/p>\n\u003cp>\u003cstrong>Harris Was In a No-Win Situation\u003c/strong>\u003c/p>\n\u003cp>\"Harris played a bad hand relatively well,\" said journalist \u003ca href=\"http://daviddayen.tumblr.com/\">David Dayen\u003c/a>, whose new book, \"Chain of Title,\" examines the mortgage crisis.\u003c/p>\n\u003cp>Dayen also followed the national settlement closely and is part of the group of critics who believe the banks should have been prosecuted. There was certainly enough evidence, he said.\u003c/p>\n\u003cp>\"This was finally a bit of leverage over the financial industry on behalf of homeowners that we did not see at any other point in this crisis, certainly not to this degree,\" said Dayen.\u003c/p>\n\u003cp>But prosecuting would take time. Plus, even if Harris wanted to fight the banks, there needed to be a bigger coalition -- not just her, said Dayen.\u003c/p>\n\u003cp>[soundcloud url=\"https://api.soundcloud.com/tracks/266189765\" params=\"color=ff5500&auto_play=false&hide_related=false&show_comments=true&show_user=true&show_reposts=false\" width=\"100%\" height=\"166\" iframe=\"true\" /]\u003c/p>\n\u003cp>Meanwhile, Californians were losing their homes. In 2012, Harris and 48 other attorneys general settled with five of the largest mortgage lenders, including Ally Financial, Bank of America, Citi, JPMorgan Chase and Wells Fargo.\u003c/p>\n\u003cp>In the end, the banks provided about $20 billion in relief to California. The lenders were credited for providing certain types of relief.\u003c/p>\n\u003cp>About $9.2 billion went to short sales. That’s when people still lose their home but the impact is less damaging to the homeowner's credit than a foreclosure.\u003c/p>\n\u003cp>Around $4.5 billion went to debt relief on the second mortgage.\u003c/p>\n\u003cp>The best possible type of relief homeowners got was debt relief on the first mortgage -- known as first mortgage principal reduction -- which attempted to bring the value of the loan down to the value of the home. Roughly 33,000 homeowners received an average reduction of $137,280.\u003c/p>\n\u003cp>But for all the settlement relief that homeowners received to help them stay in their homes, the smallest number got a first mortgage reduction.\u003c/p>\n\u003cp>The most widely distributed relief, which was given to about 200,000 homeowners, was the $1,500 in restitution that Rosario Frisse got.\u003c/p>\n\u003cp>\"That was like a slap in the face for a lot of us,\" she said.\u003c/p>\n\u003cfigure id=\"attachment_10967320\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-10967320\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2016/05/IMG_1581-800x600.jpg\" alt=\"Rosario Frisse lives in a rental home in Antioch, not far from the home she lost from foreclosure.\" width=\"800\" height=\"600\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2016/05/IMG_1581-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/IMG_1581-400x300.jpg 400w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/IMG_1581-1180x885.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/IMG_1581-960x720.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/IMG_1581.jpg 1632w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Rosario Frisse lives in a rental home in Antioch, not far from the home she lost from foreclosure. \u003ccite>(Devin Katayama/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>More Than Just the Cash\u003c/strong>\u003c/p>\n\u003cp>One of the best things Harris did, according to Dayen, was to appoint UC Irvine professor Katherine Porter to lead the special monitor program. Her job was to hold the lenders accountable over the settlement period.\u003c/p>\n\u003cp>\"I took calls on day one,\" said Porter.\u003c/p>\n\u003cp>In the end, her office responded to over 5,000 complaints. A website was quickly created for homeowners to check their eligibility in the settlement -- something that wasn't done at the national level. Porter and others also spoke with attorneys and judges who needed help understanding the settlement's terms, she said.\u003c/p>\n\u003cp>Porter told KQED the media were focused on the billions of dollars in settlement money, but Harris’ real achievement was the reforms she was pushing for simultaneously in the California Legislature.\u003c/p>\n\u003cp>When it was passed in 2012, the \u003ca href=\"http://oag.ca.gov/hbor\">Homeowner Bill of Rights\u003c/a> meant that all banks and lenders had to obey the new rules, not just the top five lenders in the settlement. The reforms meant there is now a single point of contact to prevent miscommunication. There are restrictions on dual tracking, which prevents foreclosure on homeowners who are in the process of modifying their loans. And homeowners were given the ability to sue lenders.\u003c/p>\n\u003cp>\"The servicing standards helped everybody. Every homeowner,\" said Porter.\u003c/p>\n\u003cp>For the most part, banks and lenders were making more of an effort to change under the settlement, she said. But when housing counselors were asked how the banks are doing now, four years later, some have said lenders are still violating the reforms that were intended to be permanent.\u003c/p>\n\u003cp>\"In my view that's grounds for new prosecution,\" said Dayen.\u003c/p>\n\u003cfigure id=\"attachment_10968547\" class=\"wp-caption alignleft\" style=\"max-width: 1419px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2016/05/7185_transform.jpg\">\u003cimg class=\"size-full wp-image-10968547\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2016/05/7185_transform.jpg\" alt=\"California Attorney General Kamala Harris speaks during a news conference in 2013.\" width=\"1419\" height=\"1920\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2016/05/7185_transform.jpg 1419w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/7185_transform-400x541.jpg 400w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/7185_transform-800x1082.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/7185_transform-1180x1597.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/7185_transform-960x1299.jpg 960w\" sizes=\"(max-width: 1419px) 100vw, 1419px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">California Attorney General Kamala Harris speaks during a news conference in 2013. \u003ccite>(Justin Sullivan/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Since the national settlement, Harris has reached other smaller related agreements with lenders. A spokesman for Harris’ U.S. Senate campaign said she would continue her fight to prevent the risky practices that caused the financial collapse, but he declined to give specifics.\u003c/p>\n\u003cp>Harris has used her power in other ways. She recently wrote a brief on behalf of a homeowner in a case that went to the \u003ca href=\"https://www.washingtonpost.com/news/powerpost/wp/2016/05/23/kamala-harris-catches-ride-on-populist-wave-in-california-senate-primary/\">California Supreme Court\u003c/a>. She also put her shoulder into a law that would cover \u003ca href=\"https://soundcloud.com/kqed/surviving-spouses-can-have-their-homes-foreclosed-on-if-they-arent-listed-on-the-mortgage\">widows, widowers and other survivors\u003c/a> in the Homeowner Bill of Rights.\u003c/p>\n\u003cp>\u003cstrong>The Settlement Is Hard to Measure\u003c/strong>\u003c/p>\n\u003cp>There is still no true accounting of whether the government did enough to help struggling borrowers during the foreclosure crisis\u003cb>,\u003c/b> according to Carolina Reid, a UC Berkeley professor who studies the impacts the foreclosure crisis had on communities of color.\u003c/p>\n\u003cp>Federal data exist on who gets loans, and we know that African- American and Latino families \u003ca href=\"http://www.responsiblelending.org/mortgage-lending/research-analysis/Lost-Ground-2011.pdf\">disproportionately got the worst loans\u003c/a>. But we don’t know much about the families who get loan modifications, even those who were helped from the settlement. There’s no race or neighborhood data.\u003c/p>\n\u003cp>“It would have been great to look at each of the loan modifications and understand who got them -- and, more importantly, who didn’t,” she said.\u003c/p>\n\u003cp>The amount of mortgage lending to African-American and Latino families has dropped since the recession. Banks are almost too cautious in some cases and not lending to some families who would make great homeowners, she said.\u003c/p>\n\u003cp>Rosario Frisse saw some friends and neighbors keep their homes because of the settlement. It was a celebration when they did, she said.\u003c/p>\n\u003cp>Beginning in 2009, the year she lost her house, she fought hard on behalf of homeowners. She caravaned with a group called Contra Costa Interfaith Supporting Community Organization to Washington, D.C., to protest the banks, and she spoke at rallies.\u003c/p>\n\u003cp>That didn't help her save her own home.\u003c/p>\n\u003cp>Frisse said her husband now wants to move back to Missouri, where there's family. She wants to stay in California. But at the same time there are no pictures on her walls. And there are still unpacked boxes that tell her she’s not home yet.\u003c/p>\n\u003cp>Copyright 2016 KQED. To see more election coverage, visit \u003ca href=\"http://ww2.kqed.org/news/series/election-2016\">kqed.org/election2016\u003c/a>.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cem>California Counts is a collaboration of KPBS, KPCC, KQED and Capital Public Radio to report on the 2016 election. The coverage focuses on major issues and solicits diverse voices on what’s important to the future of California.\u003c/em>\u003c/p>\n\n","blocks":[],"excerpt":"The impact of California's $20 billion mortgage settlement is hard to measure.","status":"publish","parent":0,"modified":1475873358,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":49,"wordCount":1441},"headData":{"title":"California Foreclosures Ripple Even After Major Settlement | KQED","description":"The impact of California's $20 billion mortgage settlement is hard to measure.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"California Foreclosures Ripple Even After Major Settlement","datePublished":"2016-05-27T07:05:35.000Z","dateModified":"2016-10-07T20:49:18.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"disqusIdentifier":"10966388 http://ww2.kqed.org/news/?p=10966388","disqusUrl":"https://ww2.kqed.org/news/2016/05/27/california-foreclosures-ripple-even-after-major-settlement/","disqusTitle":"California Foreclosures Ripple Even After Major Settlement","nprStoryId":"479534178","path":"/news/10966388/california-foreclosures-ripple-even-after-major-settlement","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>In her campaign for Barbara Boxer’s U.S. Senate seat, California Attorney General Kamala Harris often mentions the record settlement her office negotiated with five of the largest mortgage lenders after the home foreclosure crisis.\u003c/p>\n\u003cp>The deal that brought about $20 billion in relief to California won national media attention for Harris. But the mortgage meltdown continues affecting homeowners to this day.\u003c/p>\n\u003caside class=\"pullquote alignright\">'This is not my home.'\u003ccite>Rosario Frisse\u003c/cite>\u003c/aside>\n\u003cp>In the home Rosario Frisse rents in a quiet neighborhood in Antioch -- a city about 45 miles east of San Francisco -- there aren't many decorations on her walls. Even though she's been living there for a few years, there are unpacked boxes on her patio outside and more in the garage.\u003c/p>\n\u003cp>\"This is not my home,\" she said.\u003c/p>\n\u003cp>The home she once owned sits about a mile away.\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>In 2009, Frisse lost the house after her adjustable mortgage was raised to an amount she couldn’t afford. Her husband was working with the bank to modify the loan. At one point a deal looked promising and they were waiting on an offer from the lender, she said.\u003c/p>\n\u003cp>\"The offer never came.\"\u003c/p>\n\u003cp>Instead, the lender foreclosed on Frisse's house and it was sold at auction, she said.\u003c/p>\n\u003cp>That year, 632,573 Californians received a foreclosure filing, including a default notice, scheduled foreclosure auction or bank repossession, according to \u003ca href=\"http://www.realtytrac.com/landing/2009-year-end-foreclosure-report.html\">RealtyTrac\u003c/a>.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder.png\">\u003cimg class=\"aligncenter size-full wp-image-10968406\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder.png\" alt=\"Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder\" width=\"1280\" height=\"720\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder.png 1280w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder-400x225.png 400w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder-800x450.png 800w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder-1180x664.png 1180w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/Completed_Foreclosures_in_California_by_Year_Completed_foreclosures_chartbuilder-960x540.png 960w\" sizes=\"(max-width: 1280px) 100vw, 1280px\">\u003c/a>\u003c/p>\n\u003cp>The national settlement that was announced in 2012 was supposed to provide some debt relief to homeowners and fix the way banks communicated and worked with people like Frisse, whose homes were in jeopardy of being foreclosed. \u003cspan style=\"line-height: 1.5\">Attorney General Harris was crucial to negotiating the national settlement's terms, since California had the country's highest number of foreclosures. She even refused to sign onto an initial deal because it wasn't enough money. But eventually she would settle.\u003c/span>\u003c/p>\n\u003cp>\u003cstrong>Harris Was In a No-Win Situation\u003c/strong>\u003c/p>\n\u003cp>\"Harris played a bad hand relatively well,\" said journalist \u003ca href=\"http://daviddayen.tumblr.com/\">David Dayen\u003c/a>, whose new book, \"Chain of Title,\" examines the mortgage crisis.\u003c/p>\n\u003cp>Dayen also followed the national settlement closely and is part of the group of critics who believe the banks should have been prosecuted. There was certainly enough evidence, he said.\u003c/p>\n\u003cp>\"This was finally a bit of leverage over the financial industry on behalf of homeowners that we did not see at any other point in this crisis, certainly not to this degree,\" said Dayen.\u003c/p>\n\u003cp>But prosecuting would take time. Plus, even if Harris wanted to fight the banks, there needed to be a bigger coalition -- not just her, said Dayen.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003cdiv class='utils-parseShortcode-shortcodes-__shortcodes__shortcodeWrapper'>\n \u003ciframe width='100%' height='166'\n scrolling='no' frameborder='no'\n src='https://w.soundcloud.com/player/?url=https://api.soundcloud.com/tracks/266189765&visual=true&color=ff5500&auto_play=false&hide_related=false&show_comments=true&show_user=true&show_reposts=false'\n title='https://api.soundcloud.com/tracks/266189765'>\n \u003c/iframe>\n \u003c/div>\u003c/p>\u003cp>\u003c/p>\n\u003cp>Meanwhile, Californians were losing their homes. In 2012, Harris and 48 other attorneys general settled with five of the largest mortgage lenders, including Ally Financial, Bank of America, Citi, JPMorgan Chase and Wells Fargo.\u003c/p>\n\u003cp>In the end, the banks provided about $20 billion in relief to California. The lenders were credited for providing certain types of relief.\u003c/p>\n\u003cp>About $9.2 billion went to short sales. That’s when people still lose their home but the impact is less damaging to the homeowner's credit than a foreclosure.\u003c/p>\n\u003cp>Around $4.5 billion went to debt relief on the second mortgage.\u003c/p>\n\u003cp>The best possible type of relief homeowners got was debt relief on the first mortgage -- known as first mortgage principal reduction -- which attempted to bring the value of the loan down to the value of the home. Roughly 33,000 homeowners received an average reduction of $137,280.\u003c/p>\n\u003cp>But for all the settlement relief that homeowners received to help them stay in their homes, the smallest number got a first mortgage reduction.\u003c/p>\n\u003cp>The most widely distributed relief, which was given to about 200,000 homeowners, was the $1,500 in restitution that Rosario Frisse got.\u003c/p>\n\u003cp>\"That was like a slap in the face for a lot of us,\" she said.\u003c/p>\n\u003cfigure id=\"attachment_10967320\" class=\"wp-caption aligncenter\" style=\"max-width: 800px\">\u003cimg class=\"size-medium wp-image-10967320\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2016/05/IMG_1581-800x600.jpg\" alt=\"Rosario Frisse lives in a rental home in Antioch, not far from the home she lost from foreclosure.\" width=\"800\" height=\"600\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2016/05/IMG_1581-800x600.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/IMG_1581-400x300.jpg 400w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/IMG_1581-1180x885.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/IMG_1581-960x720.jpg 960w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/IMG_1581.jpg 1632w\" sizes=\"(max-width: 800px) 100vw, 800px\">\u003cfigcaption class=\"wp-caption-text\">Rosario Frisse lives in a rental home in Antioch, not far from the home she lost from foreclosure. \u003ccite>(Devin Katayama/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>More Than Just the Cash\u003c/strong>\u003c/p>\n\u003cp>One of the best things Harris did, according to Dayen, was to appoint UC Irvine professor Katherine Porter to lead the special monitor program. Her job was to hold the lenders accountable over the settlement period.\u003c/p>\n\u003cp>\"I took calls on day one,\" said Porter.\u003c/p>\n\u003cp>In the end, her office responded to over 5,000 complaints. A website was quickly created for homeowners to check their eligibility in the settlement -- something that wasn't done at the national level. Porter and others also spoke with attorneys and judges who needed help understanding the settlement's terms, she said.\u003c/p>\n\u003cp>Porter told KQED the media were focused on the billions of dollars in settlement money, but Harris’ real achievement was the reforms she was pushing for simultaneously in the California Legislature.\u003c/p>\n\u003cp>When it was passed in 2012, the \u003ca href=\"http://oag.ca.gov/hbor\">Homeowner Bill of Rights\u003c/a> meant that all banks and lenders had to obey the new rules, not just the top five lenders in the settlement. The reforms meant there is now a single point of contact to prevent miscommunication. There are restrictions on dual tracking, which prevents foreclosure on homeowners who are in the process of modifying their loans. And homeowners were given the ability to sue lenders.\u003c/p>\n\u003cp>\"The servicing standards helped everybody. Every homeowner,\" said Porter.\u003c/p>\n\u003cp>For the most part, banks and lenders were making more of an effort to change under the settlement, she said. But when housing counselors were asked how the banks are doing now, four years later, some have said lenders are still violating the reforms that were intended to be permanent.\u003c/p>\n\u003cp>\"In my view that's grounds for new prosecution,\" said Dayen.\u003c/p>\n\u003cfigure id=\"attachment_10968547\" class=\"wp-caption alignleft\" style=\"max-width: 1419px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2016/05/7185_transform.jpg\">\u003cimg class=\"size-full wp-image-10968547\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2016/05/7185_transform.jpg\" alt=\"California Attorney General Kamala Harris speaks during a news conference in 2013.\" width=\"1419\" height=\"1920\" srcset=\"https://ww2.kqed.org/app/uploads/sites/10/2016/05/7185_transform.jpg 1419w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/7185_transform-400x541.jpg 400w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/7185_transform-800x1082.jpg 800w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/7185_transform-1180x1597.jpg 1180w, https://ww2.kqed.org/app/uploads/sites/10/2016/05/7185_transform-960x1299.jpg 960w\" sizes=\"(max-width: 1419px) 100vw, 1419px\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">California Attorney General Kamala Harris speaks during a news conference in 2013. \u003ccite>(Justin Sullivan/Getty Images)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Since the national settlement, Harris has reached other smaller related agreements with lenders. A spokesman for Harris’ U.S. Senate campaign said she would continue her fight to prevent the risky practices that caused the financial collapse, but he declined to give specifics.\u003c/p>\n\u003cp>Harris has used her power in other ways. She recently wrote a brief on behalf of a homeowner in a case that went to the \u003ca href=\"https://www.washingtonpost.com/news/powerpost/wp/2016/05/23/kamala-harris-catches-ride-on-populist-wave-in-california-senate-primary/\">California Supreme Court\u003c/a>. She also put her shoulder into a law that would cover \u003ca href=\"https://soundcloud.com/kqed/surviving-spouses-can-have-their-homes-foreclosed-on-if-they-arent-listed-on-the-mortgage\">widows, widowers and other survivors\u003c/a> in the Homeowner Bill of Rights.\u003c/p>\n\u003cp>\u003cstrong>The Settlement Is Hard to Measure\u003c/strong>\u003c/p>\n\u003cp>There is still no true accounting of whether the government did enough to help struggling borrowers during the foreclosure crisis\u003cb>,\u003c/b> according to Carolina Reid, a UC Berkeley professor who studies the impacts the foreclosure crisis had on communities of color.\u003c/p>\n\u003cp>Federal data exist on who gets loans, and we know that African- American and Latino families \u003ca href=\"http://www.responsiblelending.org/mortgage-lending/research-analysis/Lost-Ground-2011.pdf\">disproportionately got the worst loans\u003c/a>. But we don’t know much about the families who get loan modifications, even those who were helped from the settlement. There’s no race or neighborhood data.\u003c/p>\n\u003cp>“It would have been great to look at each of the loan modifications and understand who got them -- and, more importantly, who didn’t,” she said.\u003c/p>\n\u003cp>The amount of mortgage lending to African-American and Latino families has dropped since the recession. Banks are almost too cautious in some cases and not lending to some families who would make great homeowners, she said.\u003c/p>\n\u003cp>Rosario Frisse saw some friends and neighbors keep their homes because of the settlement. It was a celebration when they did, she said.\u003c/p>\n\u003cp>Beginning in 2009, the year she lost her house, she fought hard on behalf of homeowners. She caravaned with a group called Contra Costa Interfaith Supporting Community Organization to Washington, D.C., to protest the banks, and she spoke at rallies.\u003c/p>\n\u003cp>That didn't help her save her own home.\u003c/p>\n\u003cp>Frisse said her husband now wants to move back to Missouri, where there's family. She wants to stay in California. But at the same time there are no pictures on her walls. And there are still unpacked boxes that tell her she’s not home yet.\u003c/p>\n\u003cp>Copyright 2016 KQED. To see more election coverage, visit \u003ca href=\"http://ww2.kqed.org/news/series/election-2016\">kqed.org/election2016\u003c/a>.\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>California Counts is a collaboration of KPBS, KPCC, KQED and Capital Public Radio to report on the 2016 election. The coverage focuses on major issues and solicits diverse voices on what’s important to the future of California.\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/10966388/california-foreclosures-ripple-even-after-major-settlement","authors":["7240"],"programs":["news_72"],"series":["news_19101"],"categories":["news_1758","news_6266","news_8","news_13"],"tags":["news_19217","news_1776","news_61","news_17286","news_17041","news_19379"],"featImg":"news_10967367","label":"news_72"},"news_10459400":{"type":"posts","id":"news_10459400","meta":{"index":"posts_1591205157","site":"news","id":"10459400","score":null,"sort":[1426777240000]},"guestAuthors":[],"slug":"s-f-backs-new-strategy-for-preventing-foreclosure-in-low-income-neighborhoods","title":"S.F. Backs New Strategy for Preventing Foreclosure in Low-Income Neighborhoods","publishDate":1426777240,"format":"standard","headTitle":"Boomtown | News Fix | KQED News","labelTerm":{"term":6944,"site":"news"},"content":"\u003cp>San Francisco's foreclosure rate is very low relative to the rest of the nation, and has dropped considerably since the height of the mortgage default crisis. But foreclosure rates in the city's southern and southeastern neighborhoods remain higher than the citywide average, according to a report issued by the San Francisco Controller's Office in February.\u003c/p>\n\u003cp>On Tuesday, the Board of Supervisors unanimously approved a \u003ca href=\"https://sfgov.legistar.com/View.ashx?M=F&ID=3662608&GUID=5ECCE7E6-D3BB-4216-B014-D01378C549C3\">resolution\u003c/a> in support of an innovative strategy for stabilizing neighborhoods where homeowners face a higher risk of foreclosure. Typically, pools of delinquent mortgages are sold off to private equity firms and hedge funds.\u003c/p>\n\u003cp>The resolution calls for joining with other cities to encourage owners of at-risk mortgages, such as Fannie Mae and Freddie Mac, to sell off the distressed mortgages to nonprofits and community development financial institutions (CDFIs) instead.\u003c/p>\n\u003caside class=\"pullquote alignright\">Bayview-Hunters Point has a foreclosure rate over four times the citywide average.\u003c/aside>\n\u003cp>These national organizations, such as \u003ca href=\"http://www.nationalcommunitycapital.org\">National Community Capital\u003c/a> and \u003ca href=\"http://hogarhispanoinc.org\">Hogar Hispano\u003c/a>, aim to acquire the at-risk mortgages for the purpose of preventing foreclosure and stabilizing low-income neighborhoods.\u003c/p>\n\u003cp>“When mortgages are in trouble ... the speculators swoop in,” said Amy Schur, campaign director at the Alliance of Californians for Community Empowerment, who worked with Supervisor John Avalos to draft the San Francisco resolution. \"We need to get these troubled mortgages into the hands of of what we call 'good actors,' ” she added.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The nonprofits and CDFIs have raised private capital to purchase pooled distressed mortgages at fair-market value, and hope to leverage unspent federal funding allocated to California under the Troubled Asset Relief Program (TARP) to reduce the loan principals and prevent foreclosure.\u003c/p>\n\u003cp>“There’s money sitting there that’s meant for housing assistance,” Schur explained.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe class=\"scribd_iframe_embed\" src=\"https://www.scribd.com/embeds/259192213/content?start_page=28&view_mode=scroll&access_key=key-6lYxavrXhQ7jUnIBz25h&show_recommendations=false\" data-auto-height=\"false\" data-aspect-ratio=\"1.3323485967503692\" scrolling=\"no\" id=\"doc_5921\" width=\"100%\" height=\"600\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>David Sobel, executive director of the San Francisco Housing Development Corp., said Bayview-Hunter’s Point, where his office is based, has a higher rate of owner-occupied units than most San Francisco neighborhoods.\u003c/p>\n\u003cp>But it's also a comparatively low-income area, and people can easily become vulnerable to foreclosure: “If somebody’s hours are cut on their job, if they lose their job … if there’s a disability,” it's easy to fall behind on payments, he said.\u003c/p>\n\u003cp>\u003cstrong>Partnership With Other Cities\u003c/strong>\u003c/p>\n\u003cp>Avalos noted that San Francisco is joining with the cities of Newark, New Jersey, and \u003ca href=\"http://www.kqed.org/a/forum/R201308080900\">Richmond\u003c/a> in the East Bay in the bid to encourage major lenders to sell off at-risk loans to nonprofits and CDFIs.\u003c/p>\n\u003cp>Mayor Ed Lee indicated to Avalos' office that he's \"generally supportive” of the concept, according to Jeremy Pollock, Avalos' legislative aide.\u003c/p>\n\u003cp>Yet Avalos acknowledged that even with a group of municipal leaders on board, there’s still no guarantee that the strategy will actually work, since it’s entirely up to the lenders to decide who to sell the distressed mortgages to.\u003c/p>\n\u003cp>“A lot of investors,\" he said, \"are just out there for the bottom line.\"\u003c/p>\n\u003cp>The controller's report noted that foreclosure rates still remain comparatively high in certain low-income neighborhoods. \"Bayview-Hunters Point has a foreclosure rate over four times the citywide average,\" it said.\u003c/p>\n\u003cp>The report found that 3,002 loans in San Francisco are currently \u003ca href=\"http://ww2.kqed.org/news/uc-berkeley-report-calls-for-action-on-underwater-homes\">underwater or nearly underwater\u003c/a>, with almost half concentrated in Ingleside-Excelsior/Crocker-Amazon, Bayview-Hunters Point and Visitacion Valley/Sunnydale.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>“The 94124 and 94134 Zip codes, which represent Bayview-Hunters Point and Visitacion Valley/Sunnydale, make up the highest proportion of the at-risk borrowers, each with 17 percent of the at-risk population,” the report noted.\u003c/p>\n\n","blocks":[],"excerpt":"In San Francisco, more homeowners are at risk of foreclosure in the city's southeastern neighborhoods.","status":"publish","parent":0,"modified":1426726588,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":20,"wordCount":618},"headData":{"title":"S.F. Backs New Strategy for Preventing Foreclosure in Low-Income Neighborhoods | KQED","description":"In San Francisco, more homeowners are at risk of foreclosure in the city's southeastern neighborhoods.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"S.F. Backs New Strategy for Preventing Foreclosure in Low-Income Neighborhoods","datePublished":"2015-03-19T15:00:40.000Z","dateModified":"2015-03-19T00:56:28.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"disqusIdentifier":"10459400 http://ww2.kqed.org/news/?p=10459400","disqusUrl":"https://ww2.kqed.org/news/2015/03/19/s-f-backs-new-strategy-for-preventing-foreclosure-in-low-income-neighborhoods/","disqusTitle":"S.F. Backs New Strategy for Preventing Foreclosure in Low-Income Neighborhoods","customPermalink":"2015/03/19/sf-backs-new-strategy-for-preventing-foreclosure-in-low-income-neighborhoods/","path":"/news/10459400/s-f-backs-new-strategy-for-preventing-foreclosure-in-low-income-neighborhoods","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>San Francisco's foreclosure rate is very low relative to the rest of the nation, and has dropped considerably since the height of the mortgage default crisis. But foreclosure rates in the city's southern and southeastern neighborhoods remain higher than the citywide average, according to a report issued by the San Francisco Controller's Office in February.\u003c/p>\n\u003cp>On Tuesday, the Board of Supervisors unanimously approved a \u003ca href=\"https://sfgov.legistar.com/View.ashx?M=F&ID=3662608&GUID=5ECCE7E6-D3BB-4216-B014-D01378C549C3\">resolution\u003c/a> in support of an innovative strategy for stabilizing neighborhoods where homeowners face a higher risk of foreclosure. Typically, pools of delinquent mortgages are sold off to private equity firms and hedge funds.\u003c/p>\n\u003cp>The resolution calls for joining with other cities to encourage owners of at-risk mortgages, such as Fannie Mae and Freddie Mac, to sell off the distressed mortgages to nonprofits and community development financial institutions (CDFIs) instead.\u003c/p>\n\u003caside class=\"pullquote alignright\">Bayview-Hunters Point has a foreclosure rate over four times the citywide average.\u003c/aside>\n\u003cp>These national organizations, such as \u003ca href=\"http://www.nationalcommunitycapital.org\">National Community Capital\u003c/a> and \u003ca href=\"http://hogarhispanoinc.org\">Hogar Hispano\u003c/a>, aim to acquire the at-risk mortgages for the purpose of preventing foreclosure and stabilizing low-income neighborhoods.\u003c/p>\n\u003cp>“When mortgages are in trouble ... the speculators swoop in,” said Amy Schur, campaign director at the Alliance of Californians for Community Empowerment, who worked with Supervisor John Avalos to draft the San Francisco resolution. \"We need to get these troubled mortgages into the hands of of what we call 'good actors,' ” she added.\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 nonprofits and CDFIs have raised private capital to purchase pooled distressed mortgages at fair-market value, and hope to leverage unspent federal funding allocated to California under the Troubled Asset Relief Program (TARP) to reduce the loan principals and prevent foreclosure.\u003c/p>\n\u003cp>“There’s money sitting there that’s meant for housing assistance,” Schur explained.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe class=\"scribd_iframe_embed\" src=\"https://www.scribd.com/embeds/259192213/content?start_page=28&view_mode=scroll&access_key=key-6lYxavrXhQ7jUnIBz25h&show_recommendations=false\" data-auto-height=\"false\" data-aspect-ratio=\"1.3323485967503692\" scrolling=\"no\" id=\"doc_5921\" width=\"100%\" height=\"600\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>David Sobel, executive director of the San Francisco Housing Development Corp., said Bayview-Hunter’s Point, where his office is based, has a higher rate of owner-occupied units than most San Francisco neighborhoods.\u003c/p>\n\u003cp>But it's also a comparatively low-income area, and people can easily become vulnerable to foreclosure: “If somebody’s hours are cut on their job, if they lose their job … if there’s a disability,” it's easy to fall behind on payments, he said.\u003c/p>\n\u003cp>\u003cstrong>Partnership With Other Cities\u003c/strong>\u003c/p>\n\u003cp>Avalos noted that San Francisco is joining with the cities of Newark, New Jersey, and \u003ca href=\"http://www.kqed.org/a/forum/R201308080900\">Richmond\u003c/a> in the East Bay in the bid to encourage major lenders to sell off at-risk loans to nonprofits and CDFIs.\u003c/p>\n\u003cp>Mayor Ed Lee indicated to Avalos' office that he's \"generally supportive” of the concept, according to Jeremy Pollock, Avalos' legislative aide.\u003c/p>\n\u003cp>Yet Avalos acknowledged that even with a group of municipal leaders on board, there’s still no guarantee that the strategy will actually work, since it’s entirely up to the lenders to decide who to sell the distressed mortgages to.\u003c/p>\n\u003cp>“A lot of investors,\" he said, \"are just out there for the bottom line.\"\u003c/p>\n\u003cp>The controller's report noted that foreclosure rates still remain comparatively high in certain low-income neighborhoods. \"Bayview-Hunters Point has a foreclosure rate over four times the citywide average,\" it said.\u003c/p>\n\u003cp>The report found that 3,002 loans in San Francisco are currently \u003ca href=\"http://ww2.kqed.org/news/uc-berkeley-report-calls-for-action-on-underwater-homes\">underwater or nearly underwater\u003c/a>, with almost half concentrated in Ingleside-Excelsior/Crocker-Amazon, Bayview-Hunters Point and Visitacion Valley/Sunnydale.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>“The 94124 and 94134 Zip codes, which represent Bayview-Hunters Point and Visitacion Valley/Sunnydale, make up the highest proportion of the at-risk borrowers, each with 17 percent of the at-risk population,” the report noted.\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/10459400/s-f-backs-new-strategy-for-preventing-foreclosure-in-low-income-neighborhoods","authors":["3231"],"programs":["news_6944"],"series":["news_17411"],"categories":["news_6266","news_8"],"tags":["news_1776","news_1775","news_533"],"featImg":"news_10459441","label":"news_6944"},"news_66878":{"type":"posts","id":"news_66878","meta":{"index":"posts_1591205157","site":"news","id":"66878","score":null,"sort":[1338497604000]},"guestAuthors":[],"slug":"state-program-for-struggling-homeowners-has-helped-few","title":"Little Money Spent, Few Helped in State Program for Struggling Homeowners ","publishDate":1338497604,"format":"aside","headTitle":"News Fix | KQED News","labelTerm":{"term":6944,"site":"news"},"content":"\u003cp>\u003cstrong>by Aaron Glantz, \u003ca href=\"http://www.baycitizen.org/housing/story/state-program-struggling-homeowners-has/\">\u003cstrong>The Bay Citizen\u003c/strong>\u003c/a>\u003c/strong>\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/05/BayCitizenLogo1.png\">\u003cimg src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/05/BayCitizenLogo1.png\" alt=\"\" title=\"BayCitizenLogo\" width=\"218\" height=\"74\" class=\"alignleft size-full wp-image-66899\">\u003c/a>On June 15, Wells Fargo is set to auction off Gayline Hudson’s home in Oakland’s Fruitvale District. Hudson, who bought the two-bedroom house for $370,000 in 2005, lost her job as an adult education teacher when the Oakland Unified School District laid her off last June.\u003c/p>\n\u003cp>The 44-year-old now owes more than $19,000 on her mortgage, an amount she says is impossible to make up. Hudson, who has secured part-time work as a teacher, said she makes about $1,600 a month, the same as her combined monthly mortgage payment, including property tax and insurance.\u003c/p>\n\u003cfigure id=\"attachment_66882\" class=\"wp-caption alignright\" style=\"max-width: 235px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/05/Foreclosure_06_web.jpg\">\u003cimg src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/05/Foreclosure_06_web.jpg\" alt=\"\" title=\"Foreclosure_06_web\" width=\"235\" height=\"230\" class=\"size-full wp-image-66882\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Gayline Hudson of Oakland is ineligible for a principal reduction under the Keep Your Home California program because her lender, Wells Fargo, does not participate. She owes more than $19,000 on her mortgage, an amount she says is impossible to make up. (Michael Short/The Bay Citizen)\u003c/figcaption>\u003c/figure>\n\u003cp>“I’m fully aware that I lost my job and I need to find other gainful employment, but at the same time, people need help,” she said. “And everywhere I go, the door is closed in my face.”\u003c/p>\n\u003cp>Hudson is the type of borrower that a $2 billion government program called \u003ca href=\"http://keepyourhomecalifornia.org/\">Keep Your Home California \u003c/a>was intended to help. But more than two years after President Barack Obama announced the delivery of the first $700 million installment for the initiative, the California Housing Finance Agency, which administers the program, has spent just 5 percent of the money – $93 million, \u003ca href=\"http://www.baycitizen.org/documents/keep-your-home-california-may-2012-us/\">according to the agency’s most recent filings with the U.S. Treasury Department\u003c/a>.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Fewer than 8,000 borrowers have received help out of 101,337 Californians the agency estimated would receive assistance in an agreement with the federal government 18 months ago.\u003c/p>\n\u003cp>Keep Your Home California is designed to subsidize mortgage payments for unemployed borrowers and reduce debt for people whose homes significantly declined in value during the housing crisis. \u003c!--more-->\u003c/p>\n\u003cp>But the program’s success relies on the good will of the banking industry, and most are balking at rewriting mortgage agreements. At the same time, the program has eaten up an unusually large portion of its fund to create and promote the largely unsuccessful program. Of the nation’s five largest mortgage servicers, only one, Bank of America, is participating in the principal reduction program.\u003c/p>\n\u003cp>“The banks got the money that they needed, but homeowners haven't got what was promised,” said Christy Romero, special inspector general for the Troubled Asset Relief Program, which funds the program. “Ultimately, TARP was not supposed to be a bank bailout; it was supposed to help homeowners.”\u003c/p>\n\u003cp>According to the agency’s most recent monthly filing with the federal Treasury Department, more than a quarter of the federal funds spent so far have gone to administration, including marketing; outside, legal and professional services; and salaries and travel for program staff.\u003c/p>\n\u003cp>In the private sector, overhead costs on mortgage origination typically average about 1 percent of the cost of the mortgage, said Kenneth Rosen, chairman of the Fisher Center for Real Estate & Urban Economics at UC Berkeley’s Haas School of Business.\u003c/p>\n\u003cp>“It’s embarrassing,” Rosen said of the mortgage program. “It seems like a lot of bureaucracy where they are not getting anything done.”\u003c/p>\n\u003cp>In an interview, Diane Richardson, legislative director of California Housing Finance Agency, agreed that the program has been slow to take hold.\u003c/p>\n\u003cp>Richardson said a major hurdle has been getting banks involved. To date, most large banks – including Wells Fargo, JPMorgan Chase, Citibank and Ally Financial – have refused to participate in the $779 million principal reduction program. Under the original plan, the housing agency would provide up to $50,000 to write down a borrower’s debt if the bank matched it.\u003c/p>\n\u003cp>The program, which had helped just 221 borrowers as of April 30, according to agency’s Treasury Department report, was modified May 7 when the agency announced it was removing a requirement that banks match the taxpayers’ contribution to a mortgage write-down. The maximum taxpayer contribution also was increased to $100,000.\u003c/p>\n\u003cp>“I thought, honestly, when we said, ‘We’ll match you,’ that there would be takers. I thought they’d be jumping up and down, but the interest wasn’t there,” Richardson said.\u003c/p>\n\u003cp>The move spurred the Federal Housing Finance Agency, which oversees Fannie Mae and Freddie Mac, to announce May 7 that it would instruct the government-supported mortgage companies to participate in the program. The two firms own more than 60 percent of California mortgages.\u003c/p>\n\u003cp>Officials said they hoped the change would jump-start the program.\u003c/p>\n\u003cp>“It will make a huge difference because there are a great number of people who have loans that are owned by Fannie and Freddie who are distressed and struggling,” Richardson said.\u003c/p>\n\u003cp>“It makes a much greater number of people potentially eligible,” she said.\u003c/p>\n\u003cp>But the move has not yet resulted in a similar response from banks.\u003c/p>\n\u003cp>In an interview, Tom Goyda, spokesman for Wells Fargo, said it was too early to tell if his company would join the program. Susan Fitzpatrick, spokeswoman for Ally Financial, said in an e-mail only that the firm would “offer programs to our customers that follow our investor guidelines.”\u003c/p>\n\u003cp>Dustin Hobbs, spokesman for the California Mortgage Bankers Association, said he understood why many banks were reluctant to sign on. Even if they do not bear the cost of the principal reduction themselves, mortgage lenders stand to lose the “prospective income” of interest payments on that debt – an amount that often exceeds the amount of the debt itself.\u003c/p>\n\u003cp>\u003cstrong>Fewer homeowners to get help\u003c/strong>\u003c/p>\n\u003cp>With the taxpayers bearing the full cost of each mortgage write-down, the California Housing Finance Agency cut by two-thirds the number of troubled homeowners it can afford to help – from more than 25,000 to less than 9,000, according to its most recent filings with the Treasury Department.\u003c/p>\n\u003cp>Romero, the special inspector general, said the California Housing Finance Agency’s reduction in the number of homeowners it intends to help represents a failure of its overseer, the Treasury Department, to provide proper oversight.\u003c/p>\n\u003cp>“The state goals are moving targets,” said Romero, who functions as the Treasury Department’s in-house watchdog. “If you have no goal post, then there's no accountability.”\u003c/p>\n\u003cp>In April, the inspector general issued a report showing the program largely had failed to help homeowners across the country. Although the Treasury Department had earmarked $7.6 billion for 18 states and the District of Columbia, only $217 million had been spent nationally as of this year, and only 30,640 homeowners had received assistance.\u003c/p>\n\u003cp>According to the report, the Treasury Department allocated money without “producing measurable goals” for states on how many homeowners would be helped. The states have until the end of 2017 to spend the money. And the report criticized the Treasury Department for approving state programs, including California's, before large banks, Fannie Mae and Freddie Mac had agreed to participate.\u003c/p>\n\u003cp>But Tim Massad, an assistant secretary of the Treasury, said the report “misses the mark by not acknowledging the hard work of participating states and the innovative ways they are preventing foreclosures in their local communities.” He said the program is crafted “in ways that suit local conditions and have already kept tens of thousands of families in their homes.”\u003c/p>\n\u003cp>\u003cstrong>Waiting for aid\u003c/strong>\u003c/p>\n\u003cp>Since the start of the program, the \u003ca href=\"http://www.baycitizen.org/documents/keep-your-home-california-may-2012-us/\">California agency’s Treasury Department filings\u003c/a> show, just 27 percent of applications for Keep Your Home California programs have been approved, while 35 percent have been denied. The remaining third have either withdrawn their application or still were waiting for an answer.\u003c/p>\n\u003cp>“It’s crazy,” said Hudson, the unemployed Oakland teacher, who is ineligible for a principal reduction under the Keep Your Home program because her lender, Wells Fargo, does not participate.\u003c/p>\n\u003cp>“My house has lost most of its value, so it’s not like they’re going to make any money on the foreclosure,” she said. “Why won’t they let me live here – especially if the government would pay for it?”\u003c/p>\n\u003cp>In the meantime, homeowners across the state face the loss of their homes.\u003c/p>\n\u003cp>“I’ve done everything that I asked them to do, faxed them and called them, and I keep getting denied,” said Raymond Rivera of Chula Vista.\u003c/p>\n\u003cp>Rivera, who was laid off from his job as a substance abuse counselor in 2009, still owes $369,000 on a three-bedroom condo he bought in 2006 with a loan from the California Housing Finance Agency.\u003c/p>\n\u003cp>Last June, Rivera declared Chapter 7 bankruptcy, and in January, the agency declared him “conditionally eligible” for a principal reduction under Keep Your Home California, in part because his home has lost half its value and is now worth just $181,000, according to real estate website Zillow.\u003c/p>\n\u003cp>Five months later, however, the housing agency still has not given final approval for his principal reduction. Instead, the agency is pushing for a short sale.\u003c/p>\n\u003cp>“This makes no sense to me,” Rivera said. “If I don’t make enough to cover the loan, then why aren’t they using their funds to get me the government assistance that’s available?”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cem>This story was produced by The Bay Citizen, a project of the Center for Investigative Reporting. Learn more at www.baycitizen.org\u003c/em>\u003c/p>\n\n","blocks":[],"excerpt":null,"status":"publish","parent":0,"modified":1338499662,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":43,"wordCount":1644},"headData":{"title":"Little Money Spent, Few Helped in State Program for Struggling Homeowners | KQED","description":"by Aaron Glantz, The Bay Citizen On June 15, Wells Fargo is set to auction off Gayline Hudson’s home in Oakland’s Fruitvale District. Hudson, who bought the two-bedroom house for $370,000 in 2005, lost her job as an adult education teacher when the Oakland Unified School District laid her off last June. The 44-year-old now","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"Little Money Spent, Few Helped in State Program for Struggling Homeowners ","datePublished":"2012-05-31T20:53:24.000Z","dateModified":"2012-05-31T21:27:42.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"disqusIdentifier":"66878 http://ww2.kqed.org/news/?p=66878","disqusUrl":"https://ww2.kqed.org/news/2012/05/31/state-program-for-struggling-homeowners-has-helped-few/","disqusTitle":"Little Money Spent, Few Helped in State Program for Struggling Homeowners ","path":"/news/66878/state-program-for-struggling-homeowners-has-helped-few","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cstrong>by Aaron Glantz, \u003ca href=\"http://www.baycitizen.org/housing/story/state-program-struggling-homeowners-has/\">\u003cstrong>The Bay Citizen\u003c/strong>\u003c/a>\u003c/strong>\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/05/BayCitizenLogo1.png\">\u003cimg src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/05/BayCitizenLogo1.png\" alt=\"\" title=\"BayCitizenLogo\" width=\"218\" height=\"74\" class=\"alignleft size-full wp-image-66899\">\u003c/a>On June 15, Wells Fargo is set to auction off Gayline Hudson’s home in Oakland’s Fruitvale District. Hudson, who bought the two-bedroom house for $370,000 in 2005, lost her job as an adult education teacher when the Oakland Unified School District laid her off last June.\u003c/p>\n\u003cp>The 44-year-old now owes more than $19,000 on her mortgage, an amount she says is impossible to make up. Hudson, who has secured part-time work as a teacher, said she makes about $1,600 a month, the same as her combined monthly mortgage payment, including property tax and insurance.\u003c/p>\n\u003cfigure id=\"attachment_66882\" class=\"wp-caption alignright\" style=\"max-width: 235px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/05/Foreclosure_06_web.jpg\">\u003cimg src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/05/Foreclosure_06_web.jpg\" alt=\"\" title=\"Foreclosure_06_web\" width=\"235\" height=\"230\" class=\"size-full wp-image-66882\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Gayline Hudson of Oakland is ineligible for a principal reduction under the Keep Your Home California program because her lender, Wells Fargo, does not participate. She owes more than $19,000 on her mortgage, an amount she says is impossible to make up. (Michael Short/The Bay Citizen)\u003c/figcaption>\u003c/figure>\n\u003cp>“I’m fully aware that I lost my job and I need to find other gainful employment, but at the same time, people need help,” she said. “And everywhere I go, the door is closed in my face.”\u003c/p>\n\u003cp>Hudson is the type of borrower that a $2 billion government program called \u003ca href=\"http://keepyourhomecalifornia.org/\">Keep Your Home California \u003c/a>was intended to help. But more than two years after President Barack Obama announced the delivery of the first $700 million installment for the initiative, the California Housing Finance Agency, which administers the program, has spent just 5 percent of the money – $93 million, \u003ca href=\"http://www.baycitizen.org/documents/keep-your-home-california-may-2012-us/\">according to the agency’s most recent filings with the U.S. Treasury Department\u003c/a>.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Fewer than 8,000 borrowers have received help out of 101,337 Californians the agency estimated would receive assistance in an agreement with the federal government 18 months ago.\u003c/p>\n\u003cp>Keep Your Home California is designed to subsidize mortgage payments for unemployed borrowers and reduce debt for people whose homes significantly declined in value during the housing crisis. \u003c!--more-->\u003c/p>\n\u003cp>But the program’s success relies on the good will of the banking industry, and most are balking at rewriting mortgage agreements. At the same time, the program has eaten up an unusually large portion of its fund to create and promote the largely unsuccessful program. Of the nation’s five largest mortgage servicers, only one, Bank of America, is participating in the principal reduction program.\u003c/p>\n\u003cp>“The banks got the money that they needed, but homeowners haven't got what was promised,” said Christy Romero, special inspector general for the Troubled Asset Relief Program, which funds the program. “Ultimately, TARP was not supposed to be a bank bailout; it was supposed to help homeowners.”\u003c/p>\n\u003cp>According to the agency’s most recent monthly filing with the federal Treasury Department, more than a quarter of the federal funds spent so far have gone to administration, including marketing; outside, legal and professional services; and salaries and travel for program staff.\u003c/p>\n\u003cp>In the private sector, overhead costs on mortgage origination typically average about 1 percent of the cost of the mortgage, said Kenneth Rosen, chairman of the Fisher Center for Real Estate & Urban Economics at UC Berkeley’s Haas School of Business.\u003c/p>\n\u003cp>“It’s embarrassing,” Rosen said of the mortgage program. “It seems like a lot of bureaucracy where they are not getting anything done.”\u003c/p>\n\u003cp>In an interview, Diane Richardson, legislative director of California Housing Finance Agency, agreed that the program has been slow to take hold.\u003c/p>\n\u003cp>Richardson said a major hurdle has been getting banks involved. To date, most large banks – including Wells Fargo, JPMorgan Chase, Citibank and Ally Financial – have refused to participate in the $779 million principal reduction program. Under the original plan, the housing agency would provide up to $50,000 to write down a borrower’s debt if the bank matched it.\u003c/p>\n\u003cp>The program, which had helped just 221 borrowers as of April 30, according to agency’s Treasury Department report, was modified May 7 when the agency announced it was removing a requirement that banks match the taxpayers’ contribution to a mortgage write-down. The maximum taxpayer contribution also was increased to $100,000.\u003c/p>\n\u003cp>“I thought, honestly, when we said, ‘We’ll match you,’ that there would be takers. I thought they’d be jumping up and down, but the interest wasn’t there,” Richardson said.\u003c/p>\n\u003cp>The move spurred the Federal Housing Finance Agency, which oversees Fannie Mae and Freddie Mac, to announce May 7 that it would instruct the government-supported mortgage companies to participate in the program. The two firms own more than 60 percent of California mortgages.\u003c/p>\n\u003cp>Officials said they hoped the change would jump-start the program.\u003c/p>\n\u003cp>“It will make a huge difference because there are a great number of people who have loans that are owned by Fannie and Freddie who are distressed and struggling,” Richardson said.\u003c/p>\n\u003cp>“It makes a much greater number of people potentially eligible,” she said.\u003c/p>\n\u003cp>But the move has not yet resulted in a similar response from banks.\u003c/p>\n\u003cp>In an interview, Tom Goyda, spokesman for Wells Fargo, said it was too early to tell if his company would join the program. Susan Fitzpatrick, spokeswoman for Ally Financial, said in an e-mail only that the firm would “offer programs to our customers that follow our investor guidelines.”\u003c/p>\n\u003cp>Dustin Hobbs, spokesman for the California Mortgage Bankers Association, said he understood why many banks were reluctant to sign on. Even if they do not bear the cost of the principal reduction themselves, mortgage lenders stand to lose the “prospective income” of interest payments on that debt – an amount that often exceeds the amount of the debt itself.\u003c/p>\n\u003cp>\u003cstrong>Fewer homeowners to get help\u003c/strong>\u003c/p>\n\u003cp>With the taxpayers bearing the full cost of each mortgage write-down, the California Housing Finance Agency cut by two-thirds the number of troubled homeowners it can afford to help – from more than 25,000 to less than 9,000, according to its most recent filings with the Treasury Department.\u003c/p>\n\u003cp>Romero, the special inspector general, said the California Housing Finance Agency’s reduction in the number of homeowners it intends to help represents a failure of its overseer, the Treasury Department, to provide proper oversight.\u003c/p>\n\u003cp>“The state goals are moving targets,” said Romero, who functions as the Treasury Department’s in-house watchdog. “If you have no goal post, then there's no accountability.”\u003c/p>\n\u003cp>In April, the inspector general issued a report showing the program largely had failed to help homeowners across the country. Although the Treasury Department had earmarked $7.6 billion for 18 states and the District of Columbia, only $217 million had been spent nationally as of this year, and only 30,640 homeowners had received assistance.\u003c/p>\n\u003cp>According to the report, the Treasury Department allocated money without “producing measurable goals” for states on how many homeowners would be helped. The states have until the end of 2017 to spend the money. And the report criticized the Treasury Department for approving state programs, including California's, before large banks, Fannie Mae and Freddie Mac had agreed to participate.\u003c/p>\n\u003cp>But Tim Massad, an assistant secretary of the Treasury, said the report “misses the mark by not acknowledging the hard work of participating states and the innovative ways they are preventing foreclosures in their local communities.” He said the program is crafted “in ways that suit local conditions and have already kept tens of thousands of families in their homes.”\u003c/p>\n\u003cp>\u003cstrong>Waiting for aid\u003c/strong>\u003c/p>\n\u003cp>Since the start of the program, the \u003ca href=\"http://www.baycitizen.org/documents/keep-your-home-california-may-2012-us/\">California agency’s Treasury Department filings\u003c/a> show, just 27 percent of applications for Keep Your Home California programs have been approved, while 35 percent have been denied. The remaining third have either withdrawn their application or still were waiting for an answer.\u003c/p>\n\u003cp>“It’s crazy,” said Hudson, the unemployed Oakland teacher, who is ineligible for a principal reduction under the Keep Your Home program because her lender, Wells Fargo, does not participate.\u003c/p>\n\u003cp>“My house has lost most of its value, so it’s not like they’re going to make any money on the foreclosure,” she said. “Why won’t they let me live here – especially if the government would pay for it?”\u003c/p>\n\u003cp>In the meantime, homeowners across the state face the loss of their homes.\u003c/p>\n\u003cp>“I’ve done everything that I asked them to do, faxed them and called them, and I keep getting denied,” said Raymond Rivera of Chula Vista.\u003c/p>\n\u003cp>Rivera, who was laid off from his job as a substance abuse counselor in 2009, still owes $369,000 on a three-bedroom condo he bought in 2006 with a loan from the California Housing Finance Agency.\u003c/p>\n\u003cp>Last June, Rivera declared Chapter 7 bankruptcy, and in January, the agency declared him “conditionally eligible” for a principal reduction under Keep Your Home California, in part because his home has lost half its value and is now worth just $181,000, according to real estate website Zillow.\u003c/p>\n\u003cp>Five months later, however, the housing agency still has not given final approval for his principal reduction. Instead, the agency is pushing for a short sale.\u003c/p>\n\u003cp>“This makes no sense to me,” Rivera said. “If I don’t make enough to cover the loan, then why aren’t they using their funds to get me the government assistance that’s available?”\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>This story was produced by The Bay Citizen, a project of the Center for Investigative Reporting. Learn more at www.baycitizen.org\u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/66878/state-program-for-struggling-homeowners-has-helped-few","authors":["236"],"programs":["news_6944"],"categories":["news_1758","news_6266"],"tags":["news_1776","news_854"],"label":"news_6944"},"news_66337":{"type":"posts","id":"news_66337","meta":{"index":"posts_1591205157","site":"news","id":"66337","score":null,"sort":[1337892325000]},"guestAuthors":[],"slug":"texas-firm-sues-calif-homeowners-with-foreclosed-2nd-mortgages","title":"Texas Firm Sues Calif. Homeowners With Foreclosed 2nd Mortgages ","publishDate":1337892325,"format":"aside","headTitle":"News Fix | KQED News","labelTerm":{"term":6944,"site":"news"},"content":"\u003cp>\u003cstrong>by Rick Jurgens, \u003ca href=\"http://californiawatch.org/money-and-politics/texas-firm-targets-calif-homeowners-foreclosed-2nd-mortgages-16244\">California Watch\u003c/a>\u003c/strong>\u003c/p>\n\u003cp>Adding new uncertainty in the state’s ongoing mortgage crisis, a Texas company is aggressively pursuing hundreds of Californians to collect second-mortgage debt – on homes they’ve already lost through foreclosure.\u003c/p>\n\u003cfigure id=\"attachment_66365\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/05/foreclosure.jpg\">\u003cimg class=\"size-medium wp-image-66365\" title=\"foreclosure\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/05/foreclosure-300x200.jpg\" alt=\"\" width=\"300\" height=\"200\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">mortgage note against the house Trejo lost through foreclosure in 2008. Trejo won but HPF has appealed. (Michael Short/California Watch)\u003c/figcaption>\u003c/figure>\n\u003cp>Many of these former homeowners believed their mortgage debt had been erased after their houses were taken by banks and lending companies. But the Texas company, \u003ca href=\"http://www.heritagepacificfinancial.com/\" target=\"_blank\">Heritage Pacific Financial\u003c/a>, has aggressively pursued collections and filed lawsuits claiming those debts still linger.\u003c/p>\n\u003cp>For Ahmed Abdelfattah of San Jose, debt collectors started calling in 2009, saying he owed Heritage Pacific $135,000. He said he’d never heard of the company before.\u003c/p>\n\u003cp>“It’s been a nightmare,” Abdelfattah said. “It’s cost me money and time, and they ruined my credit until now.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Oscar Trejo said his first encounter came a few days before he expected to exit bankruptcy and get a fresh financial start. That was in November 2010, he said. Heritage Pacific sent Trejo, who also lives in San Jose, a letter saying it had asked a bankruptcy judge not to discharge, or erase, its $88,800 claim against him.\u003c/p>\n\u003cp>Trejo invested in properties in Merced and later lost them all in foreclosures. But he hadn’t done business with Heritage Pacific. “I had never seen the company’s name,” he said.\u003c/p>\n\u003cp>Heritage Pacific was started by identical twin brothers, Chris and Ben Ganter, who once starred in a reality TV show, “PayDirt,” about investing in the Dallas-Fort Worth real estate market.\u003c/p>\n\u003cp>The company’s lawsuits often accuse defendants of misstating their incomes on loan applications. While many borrowers did overstate their incomes on applications, consumer attorneys say Heritage Pacific is targeting people who filled out their forms honestly or whose mortgage brokers pumped up their applications without their knowledge. \u003c!--more-->\u003c/p>\n\u003cp>Critics of Heritage Pacific say the company’s central tactic is forcing settlements from people who can’t afford a drawn-out legal fight and who don’t know the details of California law. The company has sued people with second-mortgage debts of less than $150,000, despite a state law prohibiting lawsuits alleging fraud on mortgages below that amount.\u003c/p>\n\u003cp>Heritage Pacific’s collection methods now face legal challenges, including a class-action lawsuit in Santa Clara County Superior Court that contends that the company is carrying out an “\u003ca href=\"https://www.documentcloud.org/documents/359079-class-action-complaint.html\" target=\"_blank\">insidious and illegal debt collection scheme\u003c/a>.”\u003c/p>\n\u003caside class=\"pullquote alignleft\">The company’s lawsuits often accuse defendants of misstating their incomes on loan applications...Heritage Pacific’s collection methods now face legal challenges, including a class-action lawsuit in Santa Clara County Superior Court that contends that the company is carrying out an “insidious and illegal debt collection scheme.”\u003c/aside>\n\u003cp>The company doesn’t make mortgage loans, but instead attempts to collect payments on loans originated by others. Heritage Pacific launched its effort in late 2008 when it began buying – at a steep discount – second-mortgage loans that borrowers had stopped paying. Many of the loans were secured by houses that already had been sold in foreclosure by first-mortgage lenders.\u003c/p>\n\u003cp>By demanding payments from more than 1,000 individuals in California, the lawsuit contends, Heritage Pacific has violated “the rights of those who have already suffered the emotional and financial distress that results from the loss of their foreclosed home.”\u003c/p>\n\u003cp>Heritage Pacific is nothing more than “people in Texas acting as vultures,” said Will Kennedy, a lawyer in the class-action suit.\u003c/p>\n\u003cp>In an answer to the lawsuit, Heritage Pacific says it’s not suing “innocent home-owners who, through no fault of their own, lost their homes.” Instead, \u003ca href=\"https://www.documentcloud.org/documents/359081-heritage-pacific-nov-7-2011-filing-in-santa.html\" target=\"_blank\">the company says it targets defendants\u003c/a> who “made material misrepresentations to secure large loans upon which they soon stopped paying.”\u003c/p>\n\u003cp>Fraud claims “are the only ones we’re interested in pursuing,” Chris Ganter, the company’s chief executive and main owner, said in an interview.\u003c/p>\n\u003cp>But some former homeowners now threatened with legal action by Heritage Pacific dispute these claims. They told California Watch that the income they claimed on their mortgage applications was valid, and they stopped paying because they lost their jobs, their income plummeted and banks foreclosed on their houses. Others said they signed applications that had been prepared by brokers.\u003c/p>\n\u003cp>\u003cstrong>Amassing second-mortgage notes\u003c/strong>\u003c/p>\n\u003cp>Heritage Pacific had no trouble finding plenty of so-called non-performing second mortgages for sale. During the recent real estate boom, an estimated 25 percent of house buyers took on a second mortgage rather than make a down payment, according to a 2007 Federal Reserve study.\u003c/p>\n\u003cp>A giant foreclosure wave swept hundreds of thousands of Californians from their homes. They often left behind second-mortgage loans that looked uncollectible and worthless.\u003c/p>\n\u003cp>While lenders can sell foreclosed properties and keep the proceeds, in California they can’t pursue borrowers if the sale falls short of the amount owed. Foreclosure also takes away most of the legal tools for creditors to seek payments on second mortgages.\u003c/p>\n\u003cp>Rather than shy away from seemingly worthless second-mortgage notes, Heritage Pacific spent millions of dollars to assemble an inventory of at least 40,000 second-mortgage notes, according interviews with company executives and deposition testimony.\u003c/p>\n\u003cp>Fraud accusations against former homeowners became Heritage Pacific’s tactic for restoring value to its second-mortgage notes. California law gives a lender that can prove that a borrower fraudulently obtained a loan for more than $150,000 the right to sue. A creditor also may allege fraud to prevent a debt from being erased in bankruptcy. \u003c!--more-->\u003c/p>\n\u003cp>Abdelfattah, a 52-year-old naturalized American who was born in Egypt, said it wasn’t fraud, but a steep drop in his income as a sales manager at a local Honda dealership, that caused him to fall behind on his monthly house payments of $5,000.\u003c/p>\n\u003cp>In 2008, the holder of his first mortgage foreclosed on the three-bedroom, 1,170-square-foot Santa Clara house that he had purchased in 2005 for $675,000.\u003c/p>\n\u003cp>But to his chagrin, Abdelfattah found that foreclosure didn’t end his house-related financial woes. As the summer of 2009 faded, he started getting collection calls from two or three individuals representing Heritage Pacific. They wanted him to pay a portion of the $135,000 balance they said he still owed on the second-mortgage loan he had used in his house purchase.\u003c/p>\n\u003cp>The callers were “really annoying,” Abdelfattah said. One was “really aggressive, cursing on the phone.” They accused him of never having lived in the house. They sent him a letter asking him to verify his income, and another titled, “Demand for Payment of Outstanding Debt.”\u003c/p>\n\u003cp>In May 2010, Heritage Pacific named Abdelfattah in a lawsuit that claimed that he had used fraud to obtain a second mortgage. But on March 19, a Santa Clara County Superior Court judge threw out the company’s claim against Abdelfattah because the alleged fraud had involved a loan for less than $150,000.\u003c/p>\n\u003cp>Abdelfattah, who wants to buy a house, was only somewhat relieved: “They are not able to sue me, but (Heritage Pacific’s claim) still affects my credit.” Abdelfattah’s countersuit alleging violations of debt-collection law by Heritage Pacific is scheduled for a jury trial in July.\u003c/p>\n\u003cp>Heritage Pacific declined to comment on the details of Abdelfattah’s or other individual cases, but said, “Any court rulings against Heritage Pacific Financial will be appealed to the California Court of Appeals as soon as it is possible to do so.”\u003c/p>\n\u003cp>Heritage Pacific can ignore the prohibition on pursuing fraud claims related to loans for less than $150,000 because it still can get default judgments and out-of-court settlements from some defendants, said Kennedy, the attorney in the civil action.\u003c/p>\n\u003cp>As a practical matter, he added, “the law only applies to people who are in a position to defend themselves.”\u003c/p>\n\u003cp>\u003cstrong>Focusing on fraud claims\u003c/strong>\u003c/p>\n\u003cp>Heritage Pacific’s website portrays the company as a friend to its collection targets. It says the company wants to help foreclosed homeowners “begin again and regain financial independence without the baggage of old liens or bad credit history.”\u003c/p>\n\u003cp>The home page also features a link to a proclamation of the company’s intent to seek “justice against those who have perpetrated, conspired, and participated in the mortgage fraud (that) plagues our nation and our nation’s economy.”\u003c/p>\n\u003cp>Ganter said Heritage Pacific is pursuing appraisers and loan officers with its fraud claims. But while two lawsuits in Santa Clara County name appraisers as defendants, in dozens of Heritage Pacific second-mortgage lawsuits reviewed by California Watch, the defendants were homebuyers whom Heritage Pacific accused of overstating their incomes on loan applications.\u003c/p>\n\u003cp>Even Kennedy, the lawyer pursuing the class-action lawsuit against Heritage Pacific, acknowledged that the company is probably “able to find inflated incomes without too much problem, on a lot of them (but) not all of them.”\u003c/p>\n\u003cp>But that’s only part of the story, Kennedy stressed: “The banks knew exactly what was going on.”\u003c/p>\n\u003cp>Kennedy isn’t alone in identifying lenders and their agents as key drivers in mortgage market abuses.\u003c/p>\n\u003cp>Subprime loans were “often aggressively sold to consumers by profit-seeking lenders rather than sought out by consumers,” \u003ca href=\"https://www.documentcloud.org/documents/359080-gao-on-subprime.html\" target=\"_blank\">according to a report\u003c/a> by the U.S. Government Accountability Office. And the U.S. Housing and Urban Development Department’s \u003ca href=\"https://www.documentcloud.org/documents/359082-hud-on-foreclosure-causes-09.html\" target=\"_blank\">report on the root causes\u003c/a> of the foreclosure crisis found that “most fraud is driven by mortgage brokers in their efforts to earn profits by originating loans.”\u003c/p>\n\u003cp>In California, aggressive lending helped inflate a housing bubble that more than tripled average house prices in the decade that ended in 2006. From 2000 through 2007, lenders originated nearly 3.3 million subprime mortgages in the state, according to the GAO.\u003c/p>\n\u003cp>But then the bubble burst, sending average house prices in the state down 46 percent since 2006. By March 2009, more than half of the 1.4 million subprime mortgages in California were delinquent, defaulted or foreclosed, according to GAO. By March 2012, about 835,000 homes in the state had been lost in foreclosure, according to DataQuick, which compiles real estate data.\u003c/p>\n\u003cp>Falling house prices and souring loans ravaged homeowners, lenders, and the housing and mortgage market in California and nationally. Among those hit by the slump was Ganter, a homebuilder who built 200 town homes in Texas suburbs and planned to build another 60.\u003c/p>\n\u003cp>In 2010, Ganter briefly sought bankruptcy protection for his Paydirt Real Estate Investment Trust, which listed a $6,300 rental deposit as its only asset and $572,000 in unpaid bills. Ganter said the bankruptcy did not involve Heritage Pacific and was later dropped.\u003c/p>\n\u003cp>Even as his real estate enterprise foundered, Ganter used money from investors to begin assembling a portfolio of second-mortgage loans. In depositions, a company executive put the total face value of the company’s claims in a range from $1.5 billion to $2 billion. To cash in on those assets, Heritage Pacific began pursuing collections from hundreds of foreclosed homeowners.\u003c/p>\n\u003cp>Lydia Pina was one. In 2009, Heritage Pacific’s collectors began pushing her to pay up on a second mortgage she took out in 2007, when she bought a house in Gilroy for $675,000. \u003ca href=\"https://www.documentcloud.org/documents/359083-lydia-pina-sworn-declaration.html\" target=\"_blank\">She lost the house\u003c/a> in foreclosure 14 months later.\u003c/p>\n\u003cp>The collectors were willing to deal, according to Pina’s sworn declaration. If she would pay $29,000, they would settle their $139,000 claim. If not, they would garnishee her wages.\u003c/p>\n\u003cp>In May 2010, a process server came to Pina’s workplace. When the receptionist called Pina, she said she was late for a meeting and asked that he come back later. Instead, he left a summons with the receptionist. And that’s how Pina learned that she was being sued for $139,000.\u003c/p>\n\u003cp>That lawsuit remains pending in Santa Clara County Superior Court. Through her attorney, Pina declined to comment.\u003c/p>\n\u003cp>\u003cstrong>Debt collection methods\u003c/strong>\u003c/p>\n\u003cp>Ganter said he couldn’t comment on pending litigation, but said Heritage Pacific generally uses a “nice-guy strategy” to pursue collections.\u003c/p>\n\u003cp>In practice, the company’s collection methods don’t differ much from those used by debt buyers and collectors who search out and demand payments from borrowers on charged-off credit card accounts, student loans or medical bills.\u003c/p>\n\u003cp>Heritage Pacific first sends a form letter to a borrower, then follows up with at least 20 collection letters or telephone calls, according to depositions by a company executive and an attorney.\u003c/p>\n\u003cp>In a presentation to investors, the company said it typically offers to settle with borrowers who repay 20 percent of their outstanding balance.\u003c/p>\n\u003cp>Heritage Pacific’s first big foray into California came in U.S. District Court in Los Angeles, where in a three-month period beginning in December 2009, Heritage Pacific filed three lawsuits seeking $46 million in actual and punitive damages from 158 defendants who took out 143 loans.\u003c/p>\n\u003cp>That push yielded mixed results. One judge signed 21 default judgments ordering no-show defendants to pay $1.8 million. But a lawyer who showed up to represent one of the defendants persuaded another judge to shut down the company’s multi-party lawsuits. The defendants had “nothing in common … other than that they each applied for and received a loan that Heritage now owns,” the judge wrote.\u003c/p>\n\u003cp>Meanwhile, Heritage Pacific opened another front in California state courts. California Watch reviewed online records in 10 of the state’s 17 largest counties and found 365 lawsuits in which Heritage Pacific was a party.\u003c/p>\n\u003cp>A counterclaim filed in one of those lawsuits became a class action that seeks to keep Heritage Pacific from filing new fraud claims. The class action claims that the company goes to court “based upon a high statistical probability that the foreclosed homeowner lacks the resources to defend the lawsuit.”\u003c/p>\n\u003cp>When defendants fail to show up, courts can issue default judgments that affirm the validity of debts and allow creditors to seize debtors’ paychecks or property.\u003c/p>\n\u003cp>In a deposition, a Heritage Pacific lawyer estimated that 60 to 70 percent of the defendants in its lawsuits default, and the company has obtained about 200 default judgments.\u003c/p>\n\u003cp>But Ganter said default judgments aren’t very valuable. Heritage Pacific found itself paying $20,000 to $30,000 for “a piece of paper that says somebody owes you money.”\u003c/p>\n\u003cp>\u003cstrong>Cases in bankruptcy courts\u003c/strong>\u003c/p>\n\u003cp>Heritage Pacific also has filed more than 220 cases in federal bankruptcy courts in California, including the claim against Trejo. Heritage Pacific contended that he had overstated his monthly income, but \u003ca href=\"https://www.documentcloud.org/documents/359078-bkr-judge-ruling-on-trejo.html\" target=\"_blank\">a judge ruled\u003c/a> that while Trejo didn’t make $9,500 a month as he stated, the lender had “ignored obvious problems” with Trejo’s loan application and couldn’t block the discharge of his $88,800 debt.\u003c/p>\n\u003cp>Heritage Pacific has appealed that ruling to a Bankruptcy Appellate Panel, arguing that the lender’s reliance on Trejo’s undocumented assertions reflected “the custom and habit of the mortgage industry at the time.”\u003c/p>\n\u003cp>In the meantime, regulators in Arkansas have cracked down on Heritage Pacific’s fundraising. The Arkansas Securities Department found that in September 2010, four Arkansas investors paid $50,000 each to buy bundles of second mortgages from Heritage Pacific, and the buyers signed separate deals to pay Heritage Pacific to collect and distribute payments from their mortgages.\u003c/p>\n\u003cp>In December 2011, the securities department \u003ca href=\"https://www.documentcloud.org/documents/359077-arkansas-cease-and-desist-order.html\" target=\"_blank\">issued a cease-and-desist order\u003c/a> directing Heritage Pacific to stop selling unregistered securities.\u003c/p>\n\u003cp>Ganter said that Heritage Pacific had not agreed to a settlement and that the case was “not finished up.”\u003c/p>\n\u003cp>Campbell McLaurin\u003cem>, \u003c/em>an attorney for the Arkansas Securities Department\u003cem>,\u003c/em> said he believed that his state was “not unique as far as (Heritage Pacific) seeking investors.”\u003c/p>\n\u003cp>In a deposition, a Heritage Pacific executive said the company had spent $20 million to $25 million buying second-mortgage notes, and the source of its funds was a “guarded secret, for sure.”\u003c/p>\n\u003cp>A contract disclosed in a lawsuit shows that in one instance, Heritage Pacific raised $500,000 from a company incorporated in Alaska but controlled by Guy C. Alexander III, an Orange County homebuilder.\u003c/p>\n\u003cp>“I can’t comment on our individual partners,” Ganter said. Alexander did not respond to phone messages left at his office.\u003c/p>\n\u003cp>Consumer lawyers hope that rulings in Trejo’s case and two other bankruptcy appeals, as well as the class-action lawsuit, will put a stop to Heritage Pacific’s collection campaign in California. The company hopes the outcome in those cases will leave it with the tools to make its second-mortgage loans profitable.\u003c/p>\n\u003cp>Meanwhile, as hundreds of lawsuits work their way through state and federal courts in California, it seems unlikely that the battles between foreclosed California homeowners and Heritage Pacific over millions of dollars of soured mortgage loans will end anytime soon.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n\u003cp>\u003cem>Rick Jurgens is an investigative journalist for \u003ca href=\"http://californiawatch.org/\">California Watch\u003c/a>\u003c/em>.\u003c/p>\n\n","blocks":[],"excerpt":null,"status":"publish","parent":0,"modified":1337892937,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":76,"wordCount":2942},"headData":{"title":"Texas Firm Sues Calif. Homeowners With Foreclosed 2nd Mortgages | KQED","description":"by Rick Jurgens, California Watch Adding new uncertainty in the state’s ongoing mortgage crisis, a Texas company is aggressively pursuing hundreds of Californians to collect second-mortgage debt – on homes they’ve already lost through foreclosure. Many of these former homeowners believed their mortgage debt had been erased after their houses were taken by banks and","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"Texas Firm Sues Calif. Homeowners With Foreclosed 2nd Mortgages ","datePublished":"2012-05-24T20:45:25.000Z","dateModified":"2012-05-24T20:55:37.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"disqusIdentifier":"66337 http://ww2.kqed.org/news/?p=66337","disqusUrl":"https://ww2.kqed.org/news/2012/05/24/texas-firm-sues-calif-homeowners-with-foreclosed-2nd-mortgages/","disqusTitle":"Texas Firm Sues Calif. Homeowners With Foreclosed 2nd Mortgages ","path":"/news/66337/texas-firm-sues-calif-homeowners-with-foreclosed-2nd-mortgages","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cstrong>by Rick Jurgens, \u003ca href=\"http://californiawatch.org/money-and-politics/texas-firm-targets-calif-homeowners-foreclosed-2nd-mortgages-16244\">California Watch\u003c/a>\u003c/strong>\u003c/p>\n\u003cp>Adding new uncertainty in the state’s ongoing mortgage crisis, a Texas company is aggressively pursuing hundreds of Californians to collect second-mortgage debt – on homes they’ve already lost through foreclosure.\u003c/p>\n\u003cfigure id=\"attachment_66365\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/05/foreclosure.jpg\">\u003cimg class=\"size-medium wp-image-66365\" title=\"foreclosure\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/05/foreclosure-300x200.jpg\" alt=\"\" width=\"300\" height=\"200\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">mortgage note against the house Trejo lost through foreclosure in 2008. Trejo won but HPF has appealed. (Michael Short/California Watch)\u003c/figcaption>\u003c/figure>\n\u003cp>Many of these former homeowners believed their mortgage debt had been erased after their houses were taken by banks and lending companies. But the Texas company, \u003ca href=\"http://www.heritagepacificfinancial.com/\" target=\"_blank\">Heritage Pacific Financial\u003c/a>, has aggressively pursued collections and filed lawsuits claiming those debts still linger.\u003c/p>\n\u003cp>For Ahmed Abdelfattah of San Jose, debt collectors started calling in 2009, saying he owed Heritage Pacific $135,000. He said he’d never heard of the company before.\u003c/p>\n\u003cp>“It’s been a nightmare,” Abdelfattah said. “It’s cost me money and time, and they ruined my credit until now.”\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>Oscar Trejo said his first encounter came a few days before he expected to exit bankruptcy and get a fresh financial start. That was in November 2010, he said. Heritage Pacific sent Trejo, who also lives in San Jose, a letter saying it had asked a bankruptcy judge not to discharge, or erase, its $88,800 claim against him.\u003c/p>\n\u003cp>Trejo invested in properties in Merced and later lost them all in foreclosures. But he hadn’t done business with Heritage Pacific. “I had never seen the company’s name,” he said.\u003c/p>\n\u003cp>Heritage Pacific was started by identical twin brothers, Chris and Ben Ganter, who once starred in a reality TV show, “PayDirt,” about investing in the Dallas-Fort Worth real estate market.\u003c/p>\n\u003cp>The company’s lawsuits often accuse defendants of misstating their incomes on loan applications. While many borrowers did overstate their incomes on applications, consumer attorneys say Heritage Pacific is targeting people who filled out their forms honestly or whose mortgage brokers pumped up their applications without their knowledge. \u003c!--more-->\u003c/p>\n\u003cp>Critics of Heritage Pacific say the company’s central tactic is forcing settlements from people who can’t afford a drawn-out legal fight and who don’t know the details of California law. The company has sued people with second-mortgage debts of less than $150,000, despite a state law prohibiting lawsuits alleging fraud on mortgages below that amount.\u003c/p>\n\u003cp>Heritage Pacific’s collection methods now face legal challenges, including a class-action lawsuit in Santa Clara County Superior Court that contends that the company is carrying out an “\u003ca href=\"https://www.documentcloud.org/documents/359079-class-action-complaint.html\" target=\"_blank\">insidious and illegal debt collection scheme\u003c/a>.”\u003c/p>\n\u003caside class=\"pullquote alignleft\">The company’s lawsuits often accuse defendants of misstating their incomes on loan applications...Heritage Pacific’s collection methods now face legal challenges, including a class-action lawsuit in Santa Clara County Superior Court that contends that the company is carrying out an “insidious and illegal debt collection scheme.”\u003c/aside>\n\u003cp>The company doesn’t make mortgage loans, but instead attempts to collect payments on loans originated by others. Heritage Pacific launched its effort in late 2008 when it began buying – at a steep discount – second-mortgage loans that borrowers had stopped paying. Many of the loans were secured by houses that already had been sold in foreclosure by first-mortgage lenders.\u003c/p>\n\u003cp>By demanding payments from more than 1,000 individuals in California, the lawsuit contends, Heritage Pacific has violated “the rights of those who have already suffered the emotional and financial distress that results from the loss of their foreclosed home.”\u003c/p>\n\u003cp>Heritage Pacific is nothing more than “people in Texas acting as vultures,” said Will Kennedy, a lawyer in the class-action suit.\u003c/p>\n\u003cp>In an answer to the lawsuit, Heritage Pacific says it’s not suing “innocent home-owners who, through no fault of their own, lost their homes.” Instead, \u003ca href=\"https://www.documentcloud.org/documents/359081-heritage-pacific-nov-7-2011-filing-in-santa.html\" target=\"_blank\">the company says it targets defendants\u003c/a> who “made material misrepresentations to secure large loans upon which they soon stopped paying.”\u003c/p>\n\u003cp>Fraud claims “are the only ones we’re interested in pursuing,” Chris Ganter, the company’s chief executive and main owner, said in an interview.\u003c/p>\n\u003cp>But some former homeowners now threatened with legal action by Heritage Pacific dispute these claims. They told California Watch that the income they claimed on their mortgage applications was valid, and they stopped paying because they lost their jobs, their income plummeted and banks foreclosed on their houses. Others said they signed applications that had been prepared by brokers.\u003c/p>\n\u003cp>\u003cstrong>Amassing second-mortgage notes\u003c/strong>\u003c/p>\n\u003cp>Heritage Pacific had no trouble finding plenty of so-called non-performing second mortgages for sale. During the recent real estate boom, an estimated 25 percent of house buyers took on a second mortgage rather than make a down payment, according to a 2007 Federal Reserve study.\u003c/p>\n\u003cp>A giant foreclosure wave swept hundreds of thousands of Californians from their homes. They often left behind second-mortgage loans that looked uncollectible and worthless.\u003c/p>\n\u003cp>While lenders can sell foreclosed properties and keep the proceeds, in California they can’t pursue borrowers if the sale falls short of the amount owed. Foreclosure also takes away most of the legal tools for creditors to seek payments on second mortgages.\u003c/p>\n\u003cp>Rather than shy away from seemingly worthless second-mortgage notes, Heritage Pacific spent millions of dollars to assemble an inventory of at least 40,000 second-mortgage notes, according interviews with company executives and deposition testimony.\u003c/p>\n\u003cp>Fraud accusations against former homeowners became Heritage Pacific’s tactic for restoring value to its second-mortgage notes. California law gives a lender that can prove that a borrower fraudulently obtained a loan for more than $150,000 the right to sue. A creditor also may allege fraud to prevent a debt from being erased in bankruptcy. \u003c!--more-->\u003c/p>\n\u003cp>Abdelfattah, a 52-year-old naturalized American who was born in Egypt, said it wasn’t fraud, but a steep drop in his income as a sales manager at a local Honda dealership, that caused him to fall behind on his monthly house payments of $5,000.\u003c/p>\n\u003cp>In 2008, the holder of his first mortgage foreclosed on the three-bedroom, 1,170-square-foot Santa Clara house that he had purchased in 2005 for $675,000.\u003c/p>\n\u003cp>But to his chagrin, Abdelfattah found that foreclosure didn’t end his house-related financial woes. As the summer of 2009 faded, he started getting collection calls from two or three individuals representing Heritage Pacific. They wanted him to pay a portion of the $135,000 balance they said he still owed on the second-mortgage loan he had used in his house purchase.\u003c/p>\n\u003cp>The callers were “really annoying,” Abdelfattah said. One was “really aggressive, cursing on the phone.” They accused him of never having lived in the house. They sent him a letter asking him to verify his income, and another titled, “Demand for Payment of Outstanding Debt.”\u003c/p>\n\u003cp>In May 2010, Heritage Pacific named Abdelfattah in a lawsuit that claimed that he had used fraud to obtain a second mortgage. But on March 19, a Santa Clara County Superior Court judge threw out the company’s claim against Abdelfattah because the alleged fraud had involved a loan for less than $150,000.\u003c/p>\n\u003cp>Abdelfattah, who wants to buy a house, was only somewhat relieved: “They are not able to sue me, but (Heritage Pacific’s claim) still affects my credit.” Abdelfattah’s countersuit alleging violations of debt-collection law by Heritage Pacific is scheduled for a jury trial in July.\u003c/p>\n\u003cp>Heritage Pacific declined to comment on the details of Abdelfattah’s or other individual cases, but said, “Any court rulings against Heritage Pacific Financial will be appealed to the California Court of Appeals as soon as it is possible to do so.”\u003c/p>\n\u003cp>Heritage Pacific can ignore the prohibition on pursuing fraud claims related to loans for less than $150,000 because it still can get default judgments and out-of-court settlements from some defendants, said Kennedy, the attorney in the civil action.\u003c/p>\n\u003cp>As a practical matter, he added, “the law only applies to people who are in a position to defend themselves.”\u003c/p>\n\u003cp>\u003cstrong>Focusing on fraud claims\u003c/strong>\u003c/p>\n\u003cp>Heritage Pacific’s website portrays the company as a friend to its collection targets. It says the company wants to help foreclosed homeowners “begin again and regain financial independence without the baggage of old liens or bad credit history.”\u003c/p>\n\u003cp>The home page also features a link to a proclamation of the company’s intent to seek “justice against those who have perpetrated, conspired, and participated in the mortgage fraud (that) plagues our nation and our nation’s economy.”\u003c/p>\n\u003cp>Ganter said Heritage Pacific is pursuing appraisers and loan officers with its fraud claims. But while two lawsuits in Santa Clara County name appraisers as defendants, in dozens of Heritage Pacific second-mortgage lawsuits reviewed by California Watch, the defendants were homebuyers whom Heritage Pacific accused of overstating their incomes on loan applications.\u003c/p>\n\u003cp>Even Kennedy, the lawyer pursuing the class-action lawsuit against Heritage Pacific, acknowledged that the company is probably “able to find inflated incomes without too much problem, on a lot of them (but) not all of them.”\u003c/p>\n\u003cp>But that’s only part of the story, Kennedy stressed: “The banks knew exactly what was going on.”\u003c/p>\n\u003cp>Kennedy isn’t alone in identifying lenders and their agents as key drivers in mortgage market abuses.\u003c/p>\n\u003cp>Subprime loans were “often aggressively sold to consumers by profit-seeking lenders rather than sought out by consumers,” \u003ca href=\"https://www.documentcloud.org/documents/359080-gao-on-subprime.html\" target=\"_blank\">according to a report\u003c/a> by the U.S. Government Accountability Office. And the U.S. Housing and Urban Development Department’s \u003ca href=\"https://www.documentcloud.org/documents/359082-hud-on-foreclosure-causes-09.html\" target=\"_blank\">report on the root causes\u003c/a> of the foreclosure crisis found that “most fraud is driven by mortgage brokers in their efforts to earn profits by originating loans.”\u003c/p>\n\u003cp>In California, aggressive lending helped inflate a housing bubble that more than tripled average house prices in the decade that ended in 2006. From 2000 through 2007, lenders originated nearly 3.3 million subprime mortgages in the state, according to the GAO.\u003c/p>\n\u003cp>But then the bubble burst, sending average house prices in the state down 46 percent since 2006. By March 2009, more than half of the 1.4 million subprime mortgages in California were delinquent, defaulted or foreclosed, according to GAO. By March 2012, about 835,000 homes in the state had been lost in foreclosure, according to DataQuick, which compiles real estate data.\u003c/p>\n\u003cp>Falling house prices and souring loans ravaged homeowners, lenders, and the housing and mortgage market in California and nationally. Among those hit by the slump was Ganter, a homebuilder who built 200 town homes in Texas suburbs and planned to build another 60.\u003c/p>\n\u003cp>In 2010, Ganter briefly sought bankruptcy protection for his Paydirt Real Estate Investment Trust, which listed a $6,300 rental deposit as its only asset and $572,000 in unpaid bills. Ganter said the bankruptcy did not involve Heritage Pacific and was later dropped.\u003c/p>\n\u003cp>Even as his real estate enterprise foundered, Ganter used money from investors to begin assembling a portfolio of second-mortgage loans. In depositions, a company executive put the total face value of the company’s claims in a range from $1.5 billion to $2 billion. To cash in on those assets, Heritage Pacific began pursuing collections from hundreds of foreclosed homeowners.\u003c/p>\n\u003cp>Lydia Pina was one. In 2009, Heritage Pacific’s collectors began pushing her to pay up on a second mortgage she took out in 2007, when she bought a house in Gilroy for $675,000. \u003ca href=\"https://www.documentcloud.org/documents/359083-lydia-pina-sworn-declaration.html\" target=\"_blank\">She lost the house\u003c/a> in foreclosure 14 months later.\u003c/p>\n\u003cp>The collectors were willing to deal, according to Pina’s sworn declaration. If she would pay $29,000, they would settle their $139,000 claim. If not, they would garnishee her wages.\u003c/p>\n\u003cp>In May 2010, a process server came to Pina’s workplace. When the receptionist called Pina, she said she was late for a meeting and asked that he come back later. Instead, he left a summons with the receptionist. And that’s how Pina learned that she was being sued for $139,000.\u003c/p>\n\u003cp>That lawsuit remains pending in Santa Clara County Superior Court. Through her attorney, Pina declined to comment.\u003c/p>\n\u003cp>\u003cstrong>Debt collection methods\u003c/strong>\u003c/p>\n\u003cp>Ganter said he couldn’t comment on pending litigation, but said Heritage Pacific generally uses a “nice-guy strategy” to pursue collections.\u003c/p>\n\u003cp>In practice, the company’s collection methods don’t differ much from those used by debt buyers and collectors who search out and demand payments from borrowers on charged-off credit card accounts, student loans or medical bills.\u003c/p>\n\u003cp>Heritage Pacific first sends a form letter to a borrower, then follows up with at least 20 collection letters or telephone calls, according to depositions by a company executive and an attorney.\u003c/p>\n\u003cp>In a presentation to investors, the company said it typically offers to settle with borrowers who repay 20 percent of their outstanding balance.\u003c/p>\n\u003cp>Heritage Pacific’s first big foray into California came in U.S. District Court in Los Angeles, where in a three-month period beginning in December 2009, Heritage Pacific filed three lawsuits seeking $46 million in actual and punitive damages from 158 defendants who took out 143 loans.\u003c/p>\n\u003cp>That push yielded mixed results. One judge signed 21 default judgments ordering no-show defendants to pay $1.8 million. But a lawyer who showed up to represent one of the defendants persuaded another judge to shut down the company’s multi-party lawsuits. The defendants had “nothing in common … other than that they each applied for and received a loan that Heritage now owns,” the judge wrote.\u003c/p>\n\u003cp>Meanwhile, Heritage Pacific opened another front in California state courts. California Watch reviewed online records in 10 of the state’s 17 largest counties and found 365 lawsuits in which Heritage Pacific was a party.\u003c/p>\n\u003cp>A counterclaim filed in one of those lawsuits became a class action that seeks to keep Heritage Pacific from filing new fraud claims. The class action claims that the company goes to court “based upon a high statistical probability that the foreclosed homeowner lacks the resources to defend the lawsuit.”\u003c/p>\n\u003cp>When defendants fail to show up, courts can issue default judgments that affirm the validity of debts and allow creditors to seize debtors’ paychecks or property.\u003c/p>\n\u003cp>In a deposition, a Heritage Pacific lawyer estimated that 60 to 70 percent of the defendants in its lawsuits default, and the company has obtained about 200 default judgments.\u003c/p>\n\u003cp>But Ganter said default judgments aren’t very valuable. Heritage Pacific found itself paying $20,000 to $30,000 for “a piece of paper that says somebody owes you money.”\u003c/p>\n\u003cp>\u003cstrong>Cases in bankruptcy courts\u003c/strong>\u003c/p>\n\u003cp>Heritage Pacific also has filed more than 220 cases in federal bankruptcy courts in California, including the claim against Trejo. Heritage Pacific contended that he had overstated his monthly income, but \u003ca href=\"https://www.documentcloud.org/documents/359078-bkr-judge-ruling-on-trejo.html\" target=\"_blank\">a judge ruled\u003c/a> that while Trejo didn’t make $9,500 a month as he stated, the lender had “ignored obvious problems” with Trejo’s loan application and couldn’t block the discharge of his $88,800 debt.\u003c/p>\n\u003cp>Heritage Pacific has appealed that ruling to a Bankruptcy Appellate Panel, arguing that the lender’s reliance on Trejo’s undocumented assertions reflected “the custom and habit of the mortgage industry at the time.”\u003c/p>\n\u003cp>In the meantime, regulators in Arkansas have cracked down on Heritage Pacific’s fundraising. The Arkansas Securities Department found that in September 2010, four Arkansas investors paid $50,000 each to buy bundles of second mortgages from Heritage Pacific, and the buyers signed separate deals to pay Heritage Pacific to collect and distribute payments from their mortgages.\u003c/p>\n\u003cp>In December 2011, the securities department \u003ca href=\"https://www.documentcloud.org/documents/359077-arkansas-cease-and-desist-order.html\" target=\"_blank\">issued a cease-and-desist order\u003c/a> directing Heritage Pacific to stop selling unregistered securities.\u003c/p>\n\u003cp>Ganter said that Heritage Pacific had not agreed to a settlement and that the case was “not finished up.”\u003c/p>\n\u003cp>Campbell McLaurin\u003cem>, \u003c/em>an attorney for the Arkansas Securities Department\u003cem>,\u003c/em> said he believed that his state was “not unique as far as (Heritage Pacific) seeking investors.”\u003c/p>\n\u003cp>In a deposition, a Heritage Pacific executive said the company had spent $20 million to $25 million buying second-mortgage notes, and the source of its funds was a “guarded secret, for sure.”\u003c/p>\n\u003cp>A contract disclosed in a lawsuit shows that in one instance, Heritage Pacific raised $500,000 from a company incorporated in Alaska but controlled by Guy C. Alexander III, an Orange County homebuilder.\u003c/p>\n\u003cp>“I can’t comment on our individual partners,” Ganter said. Alexander did not respond to phone messages left at his office.\u003c/p>\n\u003cp>Consumer lawyers hope that rulings in Trejo’s case and two other bankruptcy appeals, as well as the class-action lawsuit, will put a stop to Heritage Pacific’s collection campaign in California. The company hopes the outcome in those cases will leave it with the tools to make its second-mortgage loans profitable.\u003c/p>\n\u003cp>Meanwhile, as hundreds of lawsuits work their way through state and federal courts in California, it seems unlikely that the battles between foreclosed California homeowners and Heritage Pacific over millions of dollars of soured mortgage loans will end anytime soon.\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>Rick Jurgens is an investigative journalist for \u003ca href=\"http://californiawatch.org/\">California Watch\u003c/a>\u003c/em>.\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/66337/texas-firm-sues-calif-homeowners-with-foreclosed-2nd-mortgages","authors":["236"],"programs":["news_6944"],"categories":["news_6266","news_8"],"tags":["news_1776"],"label":"news_6944"},"news_36787":{"type":"posts","id":"news_36787","meta":{"index":"posts_1591205157","site":"news","id":"36787","score":null,"sort":[1313093232000]},"guestAuthors":[],"slug":"new-foreclosure-numbers-vallejo-fairfield-fourth-highest-in-the-nation","title":"New Foreclosure Numbers: Vallejo-Fairfield Fourth Highest in the Nation ","publishDate":1313093232,"format":"aside","headTitle":"News Fix | KQED News","labelTerm":{"term":6944,"site":"news"},"content":"\u003cfigure id=\"attachment_36836\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2011/08/BayAreaRealEstate080911.jpg\">\u003cimg class=\"size-medium wp-image-36836\" title=\"Sales Of Existing Homes Declines In February\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2011/08/BayAreaRealEstate080911-300x196.jpg\" alt=\"Real estate signs in front of homes for sale March 23, 2010 in San Francisco. Justin Sullivan/Getty\" width=\"300\" height=\"196\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Real estate signs in front of homes for sale March 23, 2010 in San Francisco. Justin Sullivan/Getty\u003c/figcaption>\u003c/figure>\n\u003cp>One out of every 140 housing units in the Vallejo-Fairfield metro area is facing foreclosure, according to the \u003ca href=\"http://www.realtytrac.com/content/foreclosure-market-report/april-2011-realtytrac-foreclosure-report-video-6755\">latest numbers\u003c/a> from RealtyTrac's U.S. Foreclosure Market Report for July 2011, making the North Bay region the fourth most-impacted in the country. This is a 33 percent jump for the region since last month.\u003c/p>\n\u003cp> \u003c/p>\n\u003cp>Statewide, the foreclosure activity rate is one out of every 239 housing units, marking a 4 percent increase for California since last month, but a 16 percent decrease compared with July 2010.\u003c/p>\n\u003cp>Nationally, the rate of foreclosure has decreased 4 percent since June and 35 percent since last year.\u003c/p>\n\u003cp>But RealtyTrac's Daren Blomquist told KQED intern Nick Fountain that the decrease in foreclosure activity is not necessarily as good as it seems.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\"We have to say that there's no marked improvement in the economy or the jobs market or the housing market that is causing this improvement in the foreclosure picture,\" he said.\u003c/p>\n\u003cp>Blomquist said the national decline, which has been going on for 10 months, is primarily due to a slow down in processing of foreclosures as a result of of the \"havoc\" created last October when lenders \"got into hot water using slopping paperwork and documentation.\"\u003c/p>\n\u003cp>\"So, at this point, the decline is more of a short-term fix,\" he said.\u003c/p>\n\u003cp>Locally, San Francisco County showed a 39 percent increase in foreclosure activity since June, which Blomquist attributed to a jump in bank repossessions. Similarly, activity this month in Contra Costa County increased 17 percent and Alameda County 15 percent.\u003c/p>\n\u003cp>But several regions outside the Bay Area are faring far worse. While the San Francisco-Oakland-Fremont metro area ranks 28th nationally in foreclosure rates and Vallejo-Fairfield ranks fourth, the Stockton area ranks second. There, foreclosure activity increased 57 percent from June to July, to a rate of one in every 124 homes.\u003c/p>\n\u003cp>Check out the chart below, created by Fountain and online producer Lisa Pickoff-White, to see how some California counties fare in the new report.\u003c/p>\n\u003ctable>\n\u003ctbody>\n\u003ctr>\n\u003ctd>County\u003c/td>\n\u003ctd>Notices of default\u003c/td>\n\u003ctd>Total in foreclosure\u003c/td>\n\u003ctd>CA Foreclosure Rate Rank\u003c/td>\n\u003ctd>Percent Change from June 11\u003c/td>\n\u003ctd>Percent Change from July 10\u003c/td>\n\u003ctd>\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Alameda\u003c/td>\n\u003ctd>802\u003c/td>\n\u003ctd>2096\u003c/td>\n\u003ctd>32\u003c/td>\n\u003ctd>14.72\u003c/td>\n\u003ctd>-37.04\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Contra Costa\u003c/td>\n\u003ctd>787\u003c/td>\n\u003ctd>2166\u003c/td>\n\u003ctd>13\u003c/td>\n\u003ctd>17.33\u003c/td>\n\u003ctd>-11.77\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Marin\u003c/td>\n\u003ctd>78\u003c/td>\n\u003ctd>226\u003c/td>\n\u003ctd>51\u003c/td>\n\u003ctd>-5.44\u003c/td>\n\u003ctd>-7.38\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Monterey\u003c/td>\n\u003ctd>191\u003c/td>\n\u003ctd>577\u003c/td>\n\u003ctd>28\u003c/td>\n\u003ctd>27.94\u003c/td>\n\u003ctd>-7.97\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Napa\u003c/td>\n\u003ctd>61\u003c/td>\n\u003ctd>198\u003c/td>\n\u003ctd>31\u003c/td>\n\u003ctd>3.13\u003c/td>\n\u003ctd>-17.15\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>San Francisco\u003c/td>\n\u003ctd>186\u003c/td>\n\u003ctd>462\u003c/td>\n\u003ctd>58\u003c/td>\n\u003ctd>38.74\u003c/td>\n\u003ctd>21.58\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>San Mateo\u003c/td>\n\u003ctd>228\u003c/td>\n\u003ctd>571\u003c/td>\n\u003ctd>50\u003c/td>\n\u003ctd>-28.54\u003c/td>\n\u003ctd>7.13\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Santa Clara\u003c/td>\n\u003ctd>593\u003c/td>\n\u003ctd>1573\u003c/td>\n\u003ctd>47\u003c/td>\n\u003ctd>-13.62\u003c/td>\n\u003ctd>-10.73\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Santa Cruz\u003c/td>\n\u003ctd>105\u003c/td>\n\u003ctd>354\u003c/td>\n\u003ctd>36\u003c/td>\n\u003ctd>-4.84\u003c/td>\n\u003ctd>54.59\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Solano\u003c/td>\n\u003ctd>344\u003c/td>\n\u003ctd>1076\u003c/td>\n\u003ctd>4\u003c/td>\n\u003ctd>32.84\u003c/td>\n\u003ctd>-2.89\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Sonoma\u003c/td>\n\u003ctd>213\u003c/td>\n\u003ctd>714\u003c/td>\n\u003ctd>34\u003c/td>\n\u003ctd>4.39\u003c/td>\n\u003ctd>10.19\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>San Joaquin\u003c/td>\n\u003ctd>670\u003c/td>\n\u003ctd>1852\u003c/td>\n\u003ctd>1\u003c/td>\n\u003ctd>57.35\u003c/td>\n\u003ctd>-6.93\u003c/td>\n\u003c/tr>\n\u003c/tbody>\n\u003c/table>\n\u003cp>\u003c/p>\n\u003cp>For more on the Bay Area housing market, listen to \u003ca href=\"http://www.kqed.org/a/forum/R201108100900\">Wednesday's \u003cem>Forum\u003c/em> program\u003c/a>.\u003c/p>\n\n","blocks":[],"excerpt":null,"status":"publish","parent":0,"modified":1313099562,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":13,"wordCount":500},"headData":{"title":"New Foreclosure Numbers: Vallejo-Fairfield Fourth Highest in the Nation | KQED","description":"One out of every 140 housing units in the Vallejo-Fairfield metro area is facing foreclosure, according to the latest numbers from RealtyTrac's U.S. Foreclosure Market Report for July 2011, making the North Bay region the fourth most-impacted in the country. This is a 33 percent jump for the region since last month. Statewide, the","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":"","schema":{"@context":"http://schema.org","@type":"NewsArticle","headline":"New Foreclosure Numbers: Vallejo-Fairfield Fourth Highest in the Nation ","datePublished":"2011-08-11T20:07:12.000Z","dateModified":"2011-08-11T21:52:42.000Z","image":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png","isAccessibleForFree":"Y","publisher":{"@type":"NewsMediaOrganization","@id":"https://www.kqed.org/#organization","name":"KQED","url":"https://www.kqed.org","logo":"https://cdn.kqed.org/wp-content/uploads/2020/02/KQED-OG-Image@1x.png"}}},"disqusIdentifier":"36787 http://ww2.kqed.org/news/?p=36787","disqusUrl":"https://ww2.kqed.org/news/2011/08/11/new-foreclosure-numbers-vallejo-fairfield-fourth-highest-in-the-nation/","disqusTitle":"New Foreclosure Numbers: Vallejo-Fairfield Fourth Highest in the Nation ","path":"/news/36787/new-foreclosure-numbers-vallejo-fairfield-fourth-highest-in-the-nation","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_36836\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2011/08/BayAreaRealEstate080911.jpg\">\u003cimg class=\"size-medium wp-image-36836\" title=\"Sales Of Existing Homes Declines In February\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2011/08/BayAreaRealEstate080911-300x196.jpg\" alt=\"Real estate signs in front of homes for sale March 23, 2010 in San Francisco. Justin Sullivan/Getty\" width=\"300\" height=\"196\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Real estate signs in front of homes for sale March 23, 2010 in San Francisco. Justin Sullivan/Getty\u003c/figcaption>\u003c/figure>\n\u003cp>One out of every 140 housing units in the Vallejo-Fairfield metro area is facing foreclosure, according to the \u003ca href=\"http://www.realtytrac.com/content/foreclosure-market-report/april-2011-realtytrac-foreclosure-report-video-6755\">latest numbers\u003c/a> from RealtyTrac's U.S. Foreclosure Market Report for July 2011, making the North Bay region the fourth most-impacted in the country. This is a 33 percent jump for the region since last month.\u003c/p>\n\u003cp> \u003c/p>\n\u003cp>Statewide, the foreclosure activity rate is one out of every 239 housing units, marking a 4 percent increase for California since last month, but a 16 percent decrease compared with July 2010.\u003c/p>\n\u003cp>Nationally, the rate of foreclosure has decreased 4 percent since June and 35 percent since last year.\u003c/p>\n\u003cp>But RealtyTrac's Daren Blomquist told KQED intern Nick Fountain that the decrease in foreclosure activity is not necessarily as good as it seems.\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>\"We have to say that there's no marked improvement in the economy or the jobs market or the housing market that is causing this improvement in the foreclosure picture,\" he said.\u003c/p>\n\u003cp>Blomquist said the national decline, which has been going on for 10 months, is primarily due to a slow down in processing of foreclosures as a result of of the \"havoc\" created last October when lenders \"got into hot water using slopping paperwork and documentation.\"\u003c/p>\n\u003cp>\"So, at this point, the decline is more of a short-term fix,\" he said.\u003c/p>\n\u003cp>Locally, San Francisco County showed a 39 percent increase in foreclosure activity since June, which Blomquist attributed to a jump in bank repossessions. Similarly, activity this month in Contra Costa County increased 17 percent and Alameda County 15 percent.\u003c/p>\n\u003cp>But several regions outside the Bay Area are faring far worse. While the San Francisco-Oakland-Fremont metro area ranks 28th nationally in foreclosure rates and Vallejo-Fairfield ranks fourth, the Stockton area ranks second. There, foreclosure activity increased 57 percent from June to July, to a rate of one in every 124 homes.\u003c/p>\n\u003cp>Check out the chart below, created by Fountain and online producer Lisa Pickoff-White, to see how some California counties fare in the new report.\u003c/p>\n\u003ctable>\n\u003ctbody>\n\u003ctr>\n\u003ctd>County\u003c/td>\n\u003ctd>Notices of default\u003c/td>\n\u003ctd>Total in foreclosure\u003c/td>\n\u003ctd>CA Foreclosure Rate Rank\u003c/td>\n\u003ctd>Percent Change from June 11\u003c/td>\n\u003ctd>Percent Change from July 10\u003c/td>\n\u003ctd>\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Alameda\u003c/td>\n\u003ctd>802\u003c/td>\n\u003ctd>2096\u003c/td>\n\u003ctd>32\u003c/td>\n\u003ctd>14.72\u003c/td>\n\u003ctd>-37.04\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Contra Costa\u003c/td>\n\u003ctd>787\u003c/td>\n\u003ctd>2166\u003c/td>\n\u003ctd>13\u003c/td>\n\u003ctd>17.33\u003c/td>\n\u003ctd>-11.77\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Marin\u003c/td>\n\u003ctd>78\u003c/td>\n\u003ctd>226\u003c/td>\n\u003ctd>51\u003c/td>\n\u003ctd>-5.44\u003c/td>\n\u003ctd>-7.38\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Monterey\u003c/td>\n\u003ctd>191\u003c/td>\n\u003ctd>577\u003c/td>\n\u003ctd>28\u003c/td>\n\u003ctd>27.94\u003c/td>\n\u003ctd>-7.97\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Napa\u003c/td>\n\u003ctd>61\u003c/td>\n\u003ctd>198\u003c/td>\n\u003ctd>31\u003c/td>\n\u003ctd>3.13\u003c/td>\n\u003ctd>-17.15\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>San Francisco\u003c/td>\n\u003ctd>186\u003c/td>\n\u003ctd>462\u003c/td>\n\u003ctd>58\u003c/td>\n\u003ctd>38.74\u003c/td>\n\u003ctd>21.58\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>San Mateo\u003c/td>\n\u003ctd>228\u003c/td>\n\u003ctd>571\u003c/td>\n\u003ctd>50\u003c/td>\n\u003ctd>-28.54\u003c/td>\n\u003ctd>7.13\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Santa Clara\u003c/td>\n\u003ctd>593\u003c/td>\n\u003ctd>1573\u003c/td>\n\u003ctd>47\u003c/td>\n\u003ctd>-13.62\u003c/td>\n\u003ctd>-10.73\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Santa Cruz\u003c/td>\n\u003ctd>105\u003c/td>\n\u003ctd>354\u003c/td>\n\u003ctd>36\u003c/td>\n\u003ctd>-4.84\u003c/td>\n\u003ctd>54.59\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Solano\u003c/td>\n\u003ctd>344\u003c/td>\n\u003ctd>1076\u003c/td>\n\u003ctd>4\u003c/td>\n\u003ctd>32.84\u003c/td>\n\u003ctd>-2.89\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>Sonoma\u003c/td>\n\u003ctd>213\u003c/td>\n\u003ctd>714\u003c/td>\n\u003ctd>34\u003c/td>\n\u003ctd>4.39\u003c/td>\n\u003ctd>10.19\u003c/td>\n\u003c/tr>\n\u003ctr>\n\u003ctd>San Joaquin\u003c/td>\n\u003ctd>670\u003c/td>\n\u003ctd>1852\u003c/td>\n\u003ctd>1\u003c/td>\n\u003ctd>57.35\u003c/td>\n\u003ctd>-6.93\u003c/td>\n\u003c/tr>\n\u003c/tbody>\n\u003c/table>\n\u003cp>\u003c/p>\n\u003cp>For more on the Bay Area housing market, listen to \u003ca href=\"http://www.kqed.org/a/forum/R201108100900\">Wednesday's \u003cem>Forum\u003c/em> program\u003c/a>.\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/36787/new-foreclosure-numbers-vallejo-fairfield-fourth-highest-in-the-nation","authors":["11413"],"programs":["news_6944"],"categories":["news_8"],"tags":["news_1776","news_1775"],"label":"news_6944"}},"programsReducer":{"possible":{"id":"possible","title":"Possible","info":"Possible is hosted by entrepreneur Reid Hoffman and writer Aria Finger. 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