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On the outskirts of this Silicon Valley city, atop what was once an apricot orchard, the couple kept sheep, goats and horses.\u003c/p>\n\u003cp>They planted mulberry trees along the driveway and carved terraces and patios out of the sloping hillside, but a portion of the 1.7-acre property remained untamed.\u003c/p>\n\u003cp>“It’s just become an area where we need to do weed control and keep it clean because the county gets after us if the weeds get too high,” said Brian Tremaine, 75. “We’re getting to the age where we want less land.”\u003c/p>\n\u003cp>The couple first considered building an accessory dwelling unit (ADU) or backyard cottage. But the cost — with estimates ranging from $500,000 to $700,000 — was formidable, Brian Tremaine said, as was the idea of taking out a second mortgage.\u003c/p>\n\u003cfigure id=\"attachment_11979558\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979558\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Brian and Gail Tremaine stand in the parcel of land that will be carved from their original parcel in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>That’s when they learned about \u003ca href=\"https://www.buildcasa.com/\">BuildCasa \u003c/a>— a company that would purchase a portion of their backyard and assist them in splitting the lot under SB 9, a controversial law that went into effect in January 2022. It allows property owners to build up to two duplexes on most single-family properties.\u003c/p>\n\u003cp>At the time of its passage, supporters hailed it as the end of single-family zoning in California and an opportunity to spur more housing, while critics worried it would spark a dramatic shift in the makeup of California’s suburban neighborhoods. But in the first two years since the law was in effect, it has produced little in the way of either new lots or housing.\u003c/p>\n\u003cp>A KQED survey of 16 cities of varying sizes across the state found that between 2022 and 2023, the cities collectively approved 75 lot split applications and 112 applications for new units under the law. That’s compared to more than 8,800 ADUs the cities permitted during the same time frame.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"https://datawrapper.dwcdn.net/ih4uc/4/?v=3\" width=\"800\" height=\"620\" scrolling=\"yes\" class=\"iframe-class\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>However, a growing cadre of companies is hoping to jumpstart the construction of SB 9 projects by taking on the permitting and development work themselves, as well as making it easier for homeowners to take advantage of the law.\u003c/p>\n\u003cp>“These types of projects are really costly and complicated for a homeowner to take on,” said Ben Bear, co-founder and CEO of BuildCasa. “They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.”\u003c/p>\n\u003cp>In Southern California, \u003ca href=\"https://yardsworth.com/\">Yardsworth\u003c/a> has emerged with a model similar to BuildCasa. But unlike the latter company, which sells the lots to developers, Yardsworth plans to develop the lots themselves and either sell or rent out the new homes. Elsewhere in the state, other companies are specializing in particular aspects of SB 9.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Ben Bear, co-founder and CEO, BuildCasa.\"]‘These types of projects are really costly and complicated for a homeowner to take on. They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.’[/pullquote]Bear said his clients make, on average, just over $100,000 selling the new lot — though in high-priced areas of the state, the amounts have been as high as $400,000. Homeowners get to keep their existing home and mortgage.\u003c/p>\n\u003cp>The tradeoff, he said, is a reduction in the value of the existing property by 10% or less.\u003c/p>\n\u003cp>“So there’s a major positive benefit when you compare those two numbers,” Bear said.\u003c/p>\n\u003cp>Whether these offers are enticing enough to encourage more homeowners to take advantage of SB 9 remains to be seen.\u003c/p>\n\u003cp>Muhammad Alameldin, a policy associate at the Terner Center for Housing Innovation at UC Berkeley, is skeptical that these companies alone can kickstart the construction of new housing because few projects are financially viable under SB 9. He said that without changing the law itself, it would likely result in only a smattering of new homes each year.\u003c/p>\n\u003cp>“If we do not go back after implementation and reform and fix some of the requirements of [SB 9],” he said, “then what’s the point of even having this big fight in the first place?”\u003c/p>\n\u003ch2>Slow uptake\u003c/h2>\n\u003cp>After the law went into effect, many cities implemented their own restrictions on SB 9 projects. Alameldin co-authored a \u003ca href=\"https://ternercenter.berkeley.edu/research-and-policy/sb-9-turns-one-applications/\">2023 report\u003c/a> detailing many of them: limitations on the size of new units, open space requirements and burdensome fees, to name a few.\u003c/p>\n\u003cp>It was a story that had been told before — with ADUs, which were first \u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=In%202016%2C%20the%20state%20legislature,zoning%20ordinances%20and%20permitting%20processes.\">legalized statewide in 2016\u003c/a>. It took several years and nearly a dozen new laws to reduce regulations and spur construction. In 2016, just over\u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=As%20soon%20as%20the%20first,19%25%20of%20new%20housing%20permits.\"> 1,000 ADUs were approved\u003c/a> across the state. In 2022, there were nearly 25,000 — comprising \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-open-data-tools/housing-element-implementation-and-apr-dashboard\">nearly a fifth\u003c/a> of the state’s estimated housing supply.\u003c/p>\n\u003cfigure id=\"attachment_11979557\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979557\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The plot of land that will be carved off of Gail and Brian Tremaine’s original lot in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It wasn’t by accident,” Alameldin said. “It was years and years of legislation by multiple authors from the Assembly and Senate, who kept improving the law year after year.”\u003c/p>\n\u003cp>State Sen. Toni Atkins, SB 9’s original author, has introduced a bill, \u003ca href=\"https://sd39.senate.ca.gov/news/20230320-senate-leader-atkins-introduces-legislation-improve-access-oversight-california-home\">SB 450\u003c/a>, that begins to address some of the issues that developers, planning staff and homeowners have faced. It would set a time limit for jurisdictions to approve or reject applications for SB 9 projects and mandate that new housing not be held to stricter design standards than other homes.\u003c/p>\n\u003cp>The bill passed in the Senate and Assembly last year but was then put on hold. It’s eligible for a floor vote this year.\u003c/p>\n\u003cp>In a statement, Atkins acknowledged the slow rollout of SB 9 and said she was committed to “finding solutions to the housing crisis by building on past legislative efforts, like SB 9.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration,” Atkins wrote. “SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.”\u003c/p>\n\u003cp>But even with the proposed changes, some developers said SB 450 doesn’t go far enough. Several said they would like to see an anti-speculation measure removed that requires applicants to live on the property for three years after undergoing a lot split.\u003c/p>\n\u003cp>Doing so would make the projects more enticing to developers, said Peter Taormina, the managing owner of a development company called Cypress Pacific Investors, who is hoping the provision can be changed in subsequent legislation.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"State Sen. Toni Atkins (D-San Diego)\"]‘Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration. SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.’[/pullquote]“You’re going to have to let the people that do this for a living, roll up their sleeves and do it,” said Taormina, who is in the process of completing an SB 9 project in Marina, California, that consists of splitting three parcels into six with a home and an in-law unit on each. “The end result will be [that] housing will be created.”\u003c/p>\n\u003cp>But Matt Lucido, co-founder and CEO of Yardsworth, identified less tangible barriers, as well. Most people simply aren’t aware of the bill, he said, and even if they are, they may be reluctant to sell a portion of their backyard.\u003c/p>\n\u003cp>“It’s a really emotional thing. People are attached to their backyards, even if they don’t use them,” he said. “You’re asking them to carve off a piece of the American dream.”\u003c/p>\n\u003cp>To help potential clients overcome this hurdle, Yardsworth introduced a \u003ca href=\"https://zerodownca.com/\">new offer\u003c/a> earlier this month: The company will fund the down payment on a new home in exchange for a portion of the homebuyer’s yet-to-sentimentalized backyard. Lucido said that can help solve two problems simultaneously — adding housing amid a shortage and helping renters become owners.\u003c/p>\n\u003ch2>Homeowners leverage their lots\u003c/h2>\n\u003cp>For those willing to take on an SB 9 project, the leaders of BuildCasa and Yardsworth said their clients tended to fall into two categories: retirees looking to downsize in place — similar to the Tremaines in San José — or younger homeowners hoping to leverage the equity in their properties without taking on debt.\u003c/p>\n\u003cp>The latter was the case for one of Yardsworth’s clients, former Olympian Jamele Mason, who competed in the 2012 Summer Games in the men’s 400-meter hurdles. Mason bought his South Los Angeles home in February 2020, right before the pandemic lockdowns.\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"news_11968455,news_11806332,news_11770372\"]At first, he thought maintaining the large backyard, with its lemon tree and pergola, would be a fun pastime. But, he quickly realized it was more work than pleasure.\u003c/p>\n\u003cp>“So, I ripped up all the grass that was in the back. I put in artificial turf to try to make it as low maintenance as possible,” he said. “Turns out there is still maintenance that needs to be done.”\u003c/p>\n\u003cp>He learned about Yardsworth while researching ways to pull equity out of his house without having to sell and contacted the company last fall to begin the process. In January, he began working for Yardsworth as a sales manager.\u003c/p>\n\u003cp>Mason, 34, said he plans to use the $135,000 he got from Yardsworth to buy an investment property in Houston, where he grew up. He hopes the additional property will set him up for a more comfortable retirement, something he admitted was a constant worry.\u003c/p>\n\u003cp>“I put everything I had into purchasing this house,” Mason said. “So, when I found out that I could pull the money out, I was like, ‘Wow, that’s actually a really cool way to leverage what I have.’”\u003c/p>\n\u003cp>In other cases, homeowners opt to keep their split lots vacant as an investment — either to pass down to their children or sell later. Such was the case with roughly half of Peter Riechers’ 80 or so clients, who are spread out across the state, he said. The president of civil engineering firm Riechers Engineering said he was so motivated by SB 9’s potential that he came out of a 15-year retirement when the law went into effect.\u003c/p>\n\u003cp>“It was so exciting — still is very exciting,” he said. “You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.”\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Peter Riechers, president, Riechers Engineering\"]‘It was so exciting — still is very exciting. You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.’[/pullquote]Easton McAllister, the owner of DeBolt Civil Engineering, which is based out of Danville, said his company has taken on at least 50 lot splits. In roughly a dozen cases, he said he’s also offered to complete the work for free in exchange for an option to purchase the newly split lot.\u003c/p>\n\u003cp>It is unclear whether these companies’ models of shepherding property owners through the process — and then selling the newly split lots or developing them themselves — are in keeping with the spirit of SB 9’s anti-speculation protections. Atkins declined to be interviewed and didn’t respond to a request for comment via email.\u003c/p>\n\u003cp>But both Mason and the Tremaines said their projects wouldn’t have happened without some kind of professional assistance. Brian Tremaine said he wouldn’t even have known where to start.\u003c/p>\n\u003cp>“If you ever go to the county, it’s impossible. … Who do you talk to?” he said. “That would have taken months — probably years, literally — just to figure it out.”\u003c/p>\n\u003cp>In Los Angeles, Mason is bracing for a duplex to be built behind his single-story home, while the Tremaines said they don’t yet know what kind of home might be built in their backyard.\u003c/p>\n\u003cp>But that’s not what worries Gail Tremaine. The law requires at least 40% of the existing lot to be sectioned off, which, in the Tremaines’ case, made for an awkward gerrymandering of the property. It meant they not only had to carve off the unused portion of their backyard but a portion of their front yard, as well.\u003c/p>\n\u003cp>“That kind of tugs at my heart a little,” she said. “You know, change is always hard. And the older you get, the harder change is.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"SB 9, which went into effect in January 2022, allows property owners to split their lot into two parcels and build a duplex on each lot.","status":"publish","parent":0,"modified":1711498816,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":true,"iframeSrcs":["https://datawrapper.dwcdn.net/ih4uc/4/"],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":48,"wordCount":2254},"headData":{"title":"These California Companies Want to Buy Your Backyard — and Build a House | KQED","description":"SB 9, which went into effect in January 2022, allows property owners to split their lot into two parcels and build a duplex on each lot.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"source":"TCRAM","sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980785/these-california-companies-want-to-buy-your-backyard-and-build-a-house","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Brian and Gail Tremaine moved to East San José 45 years ago for the quiet. On the outskirts of this Silicon Valley city, atop what was once an apricot orchard, the couple kept sheep, goats and horses.\u003c/p>\n\u003cp>They planted mulberry trees along the driveway and carved terraces and patios out of the sloping hillside, but a portion of the 1.7-acre property remained untamed.\u003c/p>\n\u003cp>“It’s just become an area where we need to do weed control and keep it clean because the county gets after us if the weeds get too high,” said Brian Tremaine, 75. “We’re getting to the age where we want less land.”\u003c/p>\n\u003cp>The couple first considered building an accessory dwelling unit (ADU) or backyard cottage. But the cost — with estimates ranging from $500,000 to $700,000 — was formidable, Brian Tremaine said, as was the idea of taking out a second mortgage.\u003c/p>\n\u003cfigure id=\"attachment_11979558\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979558\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-8-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">Brian and Gail Tremaine stand in the parcel of land that will be carved from their original parcel in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>That’s when they learned about \u003ca href=\"https://www.buildcasa.com/\">BuildCasa \u003c/a>— a company that would purchase a portion of their backyard and assist them in splitting the lot under SB 9, a controversial law that went into effect in January 2022. It allows property owners to build up to two duplexes on most single-family properties.\u003c/p>\n\u003cp>At the time of its passage, supporters hailed it as the end of single-family zoning in California and an opportunity to spur more housing, while critics worried it would spark a dramatic shift in the makeup of California’s suburban neighborhoods. But in the first two years since the law was in effect, it has produced little in the way of either new lots or housing.\u003c/p>\n\u003cp>A KQED survey of 16 cities of varying sizes across the state found that between 2022 and 2023, the cities collectively approved 75 lot split applications and 112 applications for new units under the law. That’s compared to more than 8,800 ADUs the cities permitted during the same time frame.\u003c/p>\n\u003cp>\u003c!-- iframe plugin v.4.3 wordpress.org/plugins/iframe/ -->\u003cbr>\n\u003ciframe loading=\"lazy\" src=\"https://datawrapper.dwcdn.net/ih4uc/4/?v=3\" width=\"800\" height=\"620\" scrolling=\"yes\" class=\"iframe-class\" frameborder=\"0\">\u003c/iframe>\u003c/p>\n\u003cp>However, a growing cadre of companies is hoping to jumpstart the construction of SB 9 projects by taking on the permitting and development work themselves, as well as making it easier for homeowners to take advantage of the law.\u003c/p>\n\u003cp>“These types of projects are really costly and complicated for a homeowner to take on,” said Ben Bear, co-founder and CEO of BuildCasa. “They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.”\u003c/p>\n\u003cp>In Southern California, \u003ca href=\"https://yardsworth.com/\">Yardsworth\u003c/a> has emerged with a model similar to BuildCasa. But unlike the latter company, which sells the lots to developers, Yardsworth plans to develop the lots themselves and either sell or rent out the new homes. Elsewhere in the state, other companies are specializing in particular aspects of SB 9.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘These types of projects are really costly and complicated for a homeowner to take on. They’re basically asking the homeowner to be a developer, which, from a financial and capabilities perspective, is a challenge.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Ben Bear, co-founder and CEO, BuildCasa.","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Bear said his clients make, on average, just over $100,000 selling the new lot — though in high-priced areas of the state, the amounts have been as high as $400,000. Homeowners get to keep their existing home and mortgage.\u003c/p>\n\u003cp>The tradeoff, he said, is a reduction in the value of the existing property by 10% or less.\u003c/p>\n\u003cp>“So there’s a major positive benefit when you compare those two numbers,” Bear said.\u003c/p>\n\u003cp>Whether these offers are enticing enough to encourage more homeowners to take advantage of SB 9 remains to be seen.\u003c/p>\n\u003cp>Muhammad Alameldin, a policy associate at the Terner Center for Housing Innovation at UC Berkeley, is skeptical that these companies alone can kickstart the construction of new housing because few projects are financially viable under SB 9. He said that without changing the law itself, it would likely result in only a smattering of new homes each year.\u003c/p>\n\u003cp>“If we do not go back after implementation and reform and fix some of the requirements of [SB 9],” he said, “then what’s the point of even having this big fight in the first place?”\u003c/p>\n\u003ch2>Slow uptake\u003c/h2>\n\u003cp>After the law went into effect, many cities implemented their own restrictions on SB 9 projects. Alameldin co-authored a \u003ca href=\"https://ternercenter.berkeley.edu/research-and-policy/sb-9-turns-one-applications/\">2023 report\u003c/a> detailing many of them: limitations on the size of new units, open space requirements and burdensome fees, to name a few.\u003c/p>\n\u003cp>It was a story that had been told before — with ADUs, which were first \u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=In%202016%2C%20the%20state%20legislature,zoning%20ordinances%20and%20permitting%20processes.\">legalized statewide in 2016\u003c/a>. It took several years and nearly a dozen new laws to reduce regulations and spur construction. In 2016, just over\u003ca href=\"https://bipartisanpolicy.org/blog/accessory-dwelling-units-adus-in-california/#:~:text=As%20soon%20as%20the%20first,19%25%20of%20new%20housing%20permits.\"> 1,000 ADUs were approved\u003c/a> across the state. In 2022, there were nearly 25,000 — comprising \u003ca href=\"https://www.hcd.ca.gov/planning-and-community-development/housing-open-data-tools/housing-element-implementation-and-apr-dashboard\">nearly a fifth\u003c/a> of the state’s estimated housing supply.\u003c/p>\n\u003cfigure id=\"attachment_11979557\" class=\"wp-caption alignnone\" style=\"max-width: 2000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979557\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg\" alt=\"\" width=\"2000\" height=\"1333\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED.jpg 2000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1536x1024.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/240313-SB-9-SANJOSE-KSM-5-KQED-1920x1280.jpg 1920w\" sizes=\"(max-width: 2000px) 100vw, 2000px\">\u003cfigcaption class=\"wp-caption-text\">The plot of land that will be carved off of Gail and Brian Tremaine’s original lot in San José on March 13, 2024. \u003ccite>(Kathryn Styer Martínez/KQED)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>“It wasn’t by accident,” Alameldin said. “It was years and years of legislation by multiple authors from the Assembly and Senate, who kept improving the law year after year.”\u003c/p>\n\u003cp>State Sen. Toni Atkins, SB 9’s original author, has introduced a bill, \u003ca href=\"https://sd39.senate.ca.gov/news/20230320-senate-leader-atkins-introduces-legislation-improve-access-oversight-california-home\">SB 450\u003c/a>, that begins to address some of the issues that developers, planning staff and homeowners have faced. It would set a time limit for jurisdictions to approve or reject applications for SB 9 projects and mandate that new housing not be held to stricter design standards than other homes.\u003c/p>\n\u003cp>The bill passed in the Senate and Assembly last year but was then put on hold. It’s eligible for a floor vote this year.\u003c/p>\n\u003cp>In a statement, Atkins acknowledged the slow rollout of SB 9 and said she was committed to “finding solutions to the housing crisis by building on past legislative efforts, like SB 9.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration,” Atkins wrote. “SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.”\u003c/p>\n\u003cp>But even with the proposed changes, some developers said SB 450 doesn’t go far enough. Several said they would like to see an anti-speculation measure removed that requires applicants to live on the property for three years after undergoing a lot split.\u003c/p>\n\u003cp>Doing so would make the projects more enticing to developers, said Peter Taormina, the managing owner of a development company called Cypress Pacific Investors, who is hoping the provision can be changed in subsequent legislation.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Implementation of new legislation like SB 9 doesn’t happen overnight; it takes time and thoughtful consideration. SB 9 is a modest tool that gives homeowners control of housing options that best meet their needs.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"State Sen. Toni Atkins (D-San Diego)","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“You’re going to have to let the people that do this for a living, roll up their sleeves and do it,” said Taormina, who is in the process of completing an SB 9 project in Marina, California, that consists of splitting three parcels into six with a home and an in-law unit on each. “The end result will be [that] housing will be created.”\u003c/p>\n\u003cp>But Matt Lucido, co-founder and CEO of Yardsworth, identified less tangible barriers, as well. Most people simply aren’t aware of the bill, he said, and even if they are, they may be reluctant to sell a portion of their backyard.\u003c/p>\n\u003cp>“It’s a really emotional thing. People are attached to their backyards, even if they don’t use them,” he said. “You’re asking them to carve off a piece of the American dream.”\u003c/p>\n\u003cp>To help potential clients overcome this hurdle, Yardsworth introduced a \u003ca href=\"https://zerodownca.com/\">new offer\u003c/a> earlier this month: The company will fund the down payment on a new home in exchange for a portion of the homebuyer’s yet-to-sentimentalized backyard. Lucido said that can help solve two problems simultaneously — adding housing amid a shortage and helping renters become owners.\u003c/p>\n\u003ch2>Homeowners leverage their lots\u003c/h2>\n\u003cp>For those willing to take on an SB 9 project, the leaders of BuildCasa and Yardsworth said their clients tended to fall into two categories: retirees looking to downsize in place — similar to the Tremaines in San José — or younger homeowners hoping to leverage the equity in their properties without taking on debt.\u003c/p>\n\u003cp>The latter was the case for one of Yardsworth’s clients, former Olympian Jamele Mason, who competed in the 2012 Summer Games in the men’s 400-meter hurdles. Mason bought his South Los Angeles home in February 2020, right before the pandemic lockdowns.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"Related Stories ","postid":"news_11968455,news_11806332,news_11770372"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>At first, he thought maintaining the large backyard, with its lemon tree and pergola, would be a fun pastime. But, he quickly realized it was more work than pleasure.\u003c/p>\n\u003cp>“So, I ripped up all the grass that was in the back. I put in artificial turf to try to make it as low maintenance as possible,” he said. “Turns out there is still maintenance that needs to be done.”\u003c/p>\n\u003cp>He learned about Yardsworth while researching ways to pull equity out of his house without having to sell and contacted the company last fall to begin the process. In January, he began working for Yardsworth as a sales manager.\u003c/p>\n\u003cp>Mason, 34, said he plans to use the $135,000 he got from Yardsworth to buy an investment property in Houston, where he grew up. He hopes the additional property will set him up for a more comfortable retirement, something he admitted was a constant worry.\u003c/p>\n\u003cp>“I put everything I had into purchasing this house,” Mason said. “So, when I found out that I could pull the money out, I was like, ‘Wow, that’s actually a really cool way to leverage what I have.’”\u003c/p>\n\u003cp>In other cases, homeowners opt to keep their split lots vacant as an investment — either to pass down to their children or sell later. Such was the case with roughly half of Peter Riechers’ 80 or so clients, who are spread out across the state, he said. The president of civil engineering firm Riechers Engineering said he was so motivated by SB 9’s potential that he came out of a 15-year retirement when the law went into effect.\u003c/p>\n\u003cp>“It was so exciting — still is very exciting,” he said. “You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘It was so exciting — still is very exciting. You’ve got all this land sitting there, not being used … when it could be used for this housing crisis we have in California.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Peter Riechers, president, Riechers Engineering","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Easton McAllister, the owner of DeBolt Civil Engineering, which is based out of Danville, said his company has taken on at least 50 lot splits. In roughly a dozen cases, he said he’s also offered to complete the work for free in exchange for an option to purchase the newly split lot.\u003c/p>\n\u003cp>It is unclear whether these companies’ models of shepherding property owners through the process — and then selling the newly split lots or developing them themselves — are in keeping with the spirit of SB 9’s anti-speculation protections. Atkins declined to be interviewed and didn’t respond to a request for comment via email.\u003c/p>\n\u003cp>But both Mason and the Tremaines said their projects wouldn’t have happened without some kind of professional assistance. Brian Tremaine said he wouldn’t even have known where to start.\u003c/p>\n\u003cp>“If you ever go to the county, it’s impossible. … Who do you talk to?” he said. “That would have taken months — probably years, literally — just to figure it out.”\u003c/p>\n\u003cp>In Los Angeles, Mason is bracing for a duplex to be built behind his single-story home, while the Tremaines said they don’t yet know what kind of home might be built in their backyard.\u003c/p>\n\u003cp>But that’s not what worries Gail Tremaine. The law requires at least 40% of the existing lot to be sectioned off, which, in the Tremaines’ case, made for an awkward gerrymandering of the property. It meant they not only had to carve off the unused portion of their backyard but a portion of their front yard, as well.\u003c/p>\n\u003cp>“That kind of tugs at my heart a little,” she said. “You know, change is always hard. And the older you get, the harder change is.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980785/these-california-companies-want-to-buy-your-backyard-and-build-a-house","authors":["11652"],"programs":["news_72"],"categories":["news_31795","news_6266","news_8"],"tags":["news_3921","news_18538","news_27626","news_31235","news_1775","news_27208","news_21358","news_33930","news_33929","news_29952","news_33928","news_5986"],"featImg":"news_11980876","label":"source_news_11980785"},"news_11980910":{"type":"posts","id":"news_11980910","meta":{"index":"posts_1591205157","site":"news","id":"11980910","score":null,"sort":[1711496445000]},"guestAuthors":[],"slug":"sf-supervisors-reject-breeds-veto-of-peskins-housing-density-law","title":"SF Supervisors Reject Breed's Veto of Peskin’s Housing Density Law","publishDate":1711496445,"format":"standard","headTitle":"SF Supervisors Reject Breed’s Veto of Peskin’s Housing Density Law | KQED","labelTerm":{"site":"news"},"content":"\u003cp>The San Francisco Board of Supervisors voted on Tuesday to overturn Mayor London Breed’s veto of legislation limiting housing heights.\u003c/p>\n\u003cp>Board of Supervisors President Aaron Peskin authored the legislation limiting how high buildings in the Jackson Square Historic District and nearby neighborhoods can be built.[pullquote size=\"medium\" align=\"right\" citation=\"San Francisco Board of Supervisors President Aaron Peskin\"]‘It is not the way government is supposed to work if we’re going to conduct ourselves maturely.’[/pullquote]Peskin told the board it was “particularly depressing, and in my mind, unprofessional” that Breed did not discuss amendments before vetoing the legislation. He said that kind of compromise is a normal political convention in San Francisco.\u003c/p>\n\u003cp>“It is not the way government is supposed to work if we’re going to conduct ourselves maturely,” said Peskin, who is considering a run for mayor.\u003c/p>\n\u003cp>Should he jump into the mayor’s race, Peskin will likely argue he is successfully defending neighborhood character from moderate Democrats who would offer sweetheart deals to housing developers.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cstrong>Catch up fast: \u003c/strong>A city law authored by Peskin last year allowed for more housing to be built downtown, but it inadvertently loosened height limits in the Jackson Square Historic District and the Northeast Waterfront Historic District. Peskin’s legislation to restore height restrictions in waterfront neighborhoods passed on March 5.[pullquote size=\"medium\" align=\"right\" citation=\"Rafael Mandelman, San Francisco Supervisor, District 8\"]‘… I have not even agreed with Peskin on several of the land use and housing items that came before the board. But on this one, on the merits, he is correct.’[/pullquote]Breed vetoed it on March 14. In her veto letter to the supervisors, she cited San Francisco’s need to build taller and more dense developments to reach the state’s mandated goal of 82,000 new housing units by 2031.\u003c/p>\n\u003cp>A supermajority — eight out of 11 supervisors — voted to override her veto.\u003c/p>\n\u003cp>Supervisor Rafael Mandelman was among the lawmakers upholding Peskin’s legislation.\u003c/p>\n\u003cp>“I have not agreed with President Peskin on everything that has come before this board. I have not even agreed with Peskin on several of the land use and housing items that came before the board,” he said. “But on this one, on the merits, he is correct. The opposition to this is pure politics.”\u003c/p>\n\u003cp>\u003cstrong>The opposing view: \u003c/strong>Supervisors Matt Dorsey, Joel Engardio and Myrna Melgar voted against rejecting Breed’s veto.\u003c/p>\n\u003cp>Dorsey said the legislation would allow more neighborhoods to claim historic exemptions, making it more difficult for the city to meet its production goals.\u003c/p>\n\u003cp>“Taller buildings won’t hurt our city, but exclusionary zoning will,” he said.\u003c/p>\n\u003cp>In a statement, Breed said the veto is a setback to making housing more affordable.\u003c/p>\n\u003cp>“There are those who say they want to see change, and yet when the proposals come, they will say, ‘Not here, not this way,’” she said. “But we will never address our housing shortage without bold and sustained action — and real solutions.”[aside label='More on Politics and Government' tag='politics']\u003cstrong>What we are watching: \u003c/strong>Breed and Peskin are in clear opposition on how San Francisco should solve its ongoing housing crisis. Breed is aligned with state Sen. Scott Wiener, who favors unrestricted housing development across the city. Peskin favors the housing policies of San Francisco’s progressive Democrats, who prioritize existing tenants and neighborhood character when deciding where to build.\u003c/p>\n\u003cp>In a statement, Wiener called the vote a “black eye” for San Francisco amid its “debilitating housing crisis.”\u003c/p>\n\u003cp>“Today’s vote by the Board of Supervisors sends exactly the wrong message on housing. It’s deeply disappointing,” he said. “I’m grateful to Mayor Breed for vetoing the bad legislation — her leadership on housing has been extraordinary.”\u003c/p>\n\u003cp>In her State of the City speech earlier this month, breed promised to veto any “anti-housing” legislation. She can now tell voters on the campaign trail that she is keeping that promise, even if she was overruled.\u003c/p>\n\u003cp>\u003c/p>\n","blocks":[],"excerpt":"The fate of the legislation was largely seen as a proxy battle between Mayor London Breed and Board of Supervisors President Aaron Peskin, who could be opponents in November’s mayoral election.","status":"publish","parent":0,"modified":1711559131,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":18,"wordCount":713},"headData":{"title":"SF Supervisors Reject Breed's Veto of Peskin’s Housing Density Law | KQED","description":"The fate of the legislation was largely seen as a proxy battle between Mayor London Breed and Board of Supervisors President Aaron Peskin, who could be opponents in November’s mayoral election.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980910/sf-supervisors-reject-breeds-veto-of-peskins-housing-density-law","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>The San Francisco Board of Supervisors voted on Tuesday to overturn Mayor London Breed’s veto of legislation limiting housing heights.\u003c/p>\n\u003cp>Board of Supervisors President Aaron Peskin authored the legislation limiting how high buildings in the Jackson Square Historic District and nearby neighborhoods can be built.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘It is not the way government is supposed to work if we’re going to conduct ourselves maturely.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"San Francisco Board of Supervisors President Aaron Peskin","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Peskin told the board it was “particularly depressing, and in my mind, unprofessional” that Breed did not discuss amendments before vetoing the legislation. He said that kind of compromise is a normal political convention in San Francisco.\u003c/p>\n\u003cp>“It is not the way government is supposed to work if we’re going to conduct ourselves maturely,” said Peskin, who is considering a run for mayor.\u003c/p>\n\u003cp>Should he jump into the mayor’s race, Peskin will likely argue he is successfully defending neighborhood character from moderate Democrats who would offer sweetheart deals to housing developers.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","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>\u003cstrong>Catch up fast: \u003c/strong>A city law authored by Peskin last year allowed for more housing to be built downtown, but it inadvertently loosened height limits in the Jackson Square Historic District and the Northeast Waterfront Historic District. Peskin’s legislation to restore height restrictions in waterfront neighborhoods passed on March 5.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘… I have not even agreed with Peskin on several of the land use and housing items that came before the board. But on this one, on the merits, he is correct.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"Rafael Mandelman, San Francisco Supervisor, District 8","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Breed vetoed it on March 14. In her veto letter to the supervisors, she cited San Francisco’s need to build taller and more dense developments to reach the state’s mandated goal of 82,000 new housing units by 2031.\u003c/p>\n\u003cp>A supermajority — eight out of 11 supervisors — voted to override her veto.\u003c/p>\n\u003cp>Supervisor Rafael Mandelman was among the lawmakers upholding Peskin’s legislation.\u003c/p>\n\u003cp>“I have not agreed with President Peskin on everything that has come before this board. I have not even agreed with Peskin on several of the land use and housing items that came before the board,” he said. “But on this one, on the merits, he is correct. The opposition to this is pure politics.”\u003c/p>\n\u003cp>\u003cstrong>The opposing view: \u003c/strong>Supervisors Matt Dorsey, Joel Engardio and Myrna Melgar voted against rejecting Breed’s veto.\u003c/p>\n\u003cp>Dorsey said the legislation would allow more neighborhoods to claim historic exemptions, making it more difficult for the city to meet its production goals.\u003c/p>\n\u003cp>“Taller buildings won’t hurt our city, but exclusionary zoning will,” he said.\u003c/p>\n\u003cp>In a statement, Breed said the veto is a setback to making housing more affordable.\u003c/p>\n\u003cp>“There are those who say they want to see change, and yet when the proposals come, they will say, ‘Not here, not this way,’” she said. “But we will never address our housing shortage without bold and sustained action — and real solutions.”\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"More on Politics and Government ","tag":"politics"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cstrong>What we are watching: \u003c/strong>Breed and Peskin are in clear opposition on how San Francisco should solve its ongoing housing crisis. Breed is aligned with state Sen. Scott Wiener, who favors unrestricted housing development across the city. Peskin favors the housing policies of San Francisco’s progressive Democrats, who prioritize existing tenants and neighborhood character when deciding where to build.\u003c/p>\n\u003cp>In a statement, Wiener called the vote a “black eye” for San Francisco amid its “debilitating housing crisis.”\u003c/p>\n\u003cp>“Today’s vote by the Board of Supervisors sends exactly the wrong message on housing. It’s deeply disappointing,” he said. “I’m grateful to Mayor Breed for vetoing the bad legislation — her leadership on housing has been extraordinary.”\u003c/p>\n\u003cp>In her State of the City speech earlier this month, breed promised to veto any “anti-housing” legislation. She can now tell voters on the campaign trail that she is keeping that promise, even if she was overruled.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980910/sf-supervisors-reject-breeds-veto-of-peskins-housing-density-law","authors":["11690"],"categories":["news_8"],"tags":["news_195","news_1775","news_6931","news_17968","news_18536","news_38"],"featImg":"news_11980925","label":"news"},"news_11980757":{"type":"posts","id":"news_11980757","meta":{"index":"posts_1591205157","site":"news","id":"11980757","score":null,"sort":[1711486849000]},"guestAuthors":[],"slug":"state-insurance-chief-tries-to-fix-insurance-market-hit-by-climate-change-rising-premiums-and-canceled-policies","title":"California Insurance Market 'In Chaos' Says Former State Commissioner, Amid Rising Premiums and Canceled Policies","publishDate":1711486849,"format":"standard","headTitle":"California Insurance Market ‘In Chaos’ Says Former State Commissioner, Amid Rising Premiums and Canceled Policies | KQED","labelTerm":{"term":18481,"site":"news"},"content":"\u003cp>With more California homeowners just discovering their insurance policies are getting canceled — and hundreds of thousands of others stuck with a pricey option of last resort — state Insurance Commissioner Ricardo Lara’s efforts to fix the home insurance market can’t come quickly enough.\u003c/p>\n\u003cp>Lara has introduced two main regulations, with more to come. The \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2024/release007-2024.cfm\">first\u003c/a>, unveiled last month, aims to streamline rate reviews. State law allows the Insurance Department to approve or deny insurers’ requests to raise premiums. Insurance companies complain the process has been holding up the increases they seek due to increased costs due to rising climate-change risks and inflation.\u003c/p>\n\u003cp>The \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2024/release011-2024.cfm\">second regulation\u003c/a> will let insurers use catastrophe modeling — which combines historical data with projected risk and losses — along with other factors when setting their premiums. California is the last state to allow for catastrophe modeling.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“We’re undertaking the state’s largest insurance reform,” Lara said during a press conference earlier this month. “We can no longer look solely to the past to guide us to the future.”\u003c/p>\n\u003cp>He said catastrophe modeling will lead to “more reliable rates,” “greater insurance availability” and “safer communities,” because he said it would further encourage and reward wildfire mitigation by homeowners and communities. Insurance Department spokesperson Michael Soller said success would mean fewer homeowners needing to turn to the FAIR Plan, the state-mandated insurer of last resort.\u003c/p>\n\u003cp>Insurance trade groups, which stand to benefit most from the new regulations, agree with Lara’s support for catastrophe modeling and support his so-called sustainable insurance strategy. So do fire chiefs, to an extent. But almost everyone else — homeowners, consumer groups and former insurance commissioners — has lingering concerns.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"U.S. Rep. John Garamendi (D-Calif.)\"]‘One of the critical things a commissioner does is to analyze the market and provide the public with information. (Lara) didn’t use his power to control the industry and second, to inform Californians.’[/pullquote]\u003ca href=\"https://www.congress.gov/member/john-garamendi/G000559\">U.S. Rep. John Garamendi\u003c/a>, a Democrat representing parts of Solano and Contra Costa counties, had two stints as state insurance commissioner in the mid-1990s and early 2000s. He said the insurance market is “in chaos” — and that Lara should be holding public hearings and demanding insurance company executives testify to explain to Californians why their premiums are rising.\u003c/p>\n\u003cp>“One of the critical things a commissioner does is to analyze the market and provide the public with information,” Garamendi said in an interview with CalMatters. “(Lara) didn’t use his power to control the industry and second, to inform Californians.”\u003c/p>\n\u003cp>The criticism drew a retort from Soller: “Commissioner Lara is fixing decadeslong neglected issues that have led to this crisis. He is focused on safeguarding the integrity of the state’s insurance market, not second-guessing from predecessors who had their chance and failed to act.”\u003c/p>\n\u003cp>Dave Winnacker, chief of the East Bay’s Moraga-Orinda Fire District, said the upsides of catastrophe modeling include being able to credit what homeowners, communities and governments do to lessen wildfire risk. That includes being able to account for the numbers and proximity of firefighters in certain areas, Winnacker said.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Michael Soller, deputy commissioner for communications, California Department of Insurance\"]‘Commissioner Lara is fixing decadeslong neglected issues that have led to this crisis. He is focused on safeguarding the integrity of the state’s insurance market, not second-guessing from predecessors who had their chance and failed to act.’[/pullquote]“Depending on where you are in a state, and that’s tied to population density, the number of firefighters available could affect the outcome (of a wildfire),” he said, adding that catastrophe models should reflect that.\u003c/p>\n\u003cp>He also said he and other fire chiefs are working to ensure the interests of consumers, fire professionals, insurers and the state are aligned. Insurers may not know what homeowners, communities and local fire departments are doing to reduce wildfire risk. One idea: a database to share that information.\u003c/p>\n\u003cp>“There is no future in which we can price our way out of this crisis with just premiums,” Winnacker said, adding that everyone needs to work together.\u003c/p>\n\u003cp>Dave Jones, the state insurance commissioner for eight years before Lara took over in 2019, said he is “trying to avoid looking over the shoulder of my successor.”\u003c/p>\n\u003cp>Jones is now director of the Climate Risk Initiative Center for Law, Energy & the Environment at UC Berkeley School of Law. He said it is good for consumers that the catastrophe-modeling regulation could take forest management into consideration. But he said he’s not sure Lara’s actions will be sufficient.\u003c/p>\n\u003cfigure id=\"attachment_11980763\" class=\"wp-caption alignnone\" style=\"max-width: 1568px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980763\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy.jpg\" alt=\"\" width=\"1568\" height=\"1045\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy.jpg 1568w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-1536x1024.jpg 1536w\" sizes=\"(max-width: 1568px) 100vw, 1568px\">\u003cfigcaption class=\"wp-caption-text\">State Insurance Commissioner Ricardo Lara speaks during a press conference with Los Angeles labor leaders and advocates in Commerce, Los Angeles County, on Sept. 26, 2022. \u003ccite>(Alisha Jucevic for CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Before the end of the year, Lara is also expected to issue a regulation allowing insurers to factor reinsurance costs into their rates. Reinsurance is insurance for insurance companies in the event of large payouts. That plus the other new regulations may “help in the short to mid term,” giving insurance companies the ability to raise premiums, Jones told CalMatters.\u003c/p>\n\u003cp>However, he said those actions may “ultimately be overwhelmed by our failure to stop the fossil-fuel industry, which is contributing to rising temperatures” and, therefore, insurance losses.\u003c/p>\n\u003cp>Jones also pointed out that Florida has long allowed insurers to use catastrophe modeling and has let them factor in reinsurance costs in their rates — yet its insurance market is in worse shape than California’s.\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"science_1985175,news_11968643,news_11962131\"]“Florida has done what insurers are asking for,” Jones said. Yet “Florida’s rates are three or four times the national average.”\u003c/p>\n\u003cp>Mark Friedlander, spokesperson for the Insurance Information Institute, an industry group, confirmed that the group estimates that Florida’s average home insurance premium was $6,000, or 3 1/2 times the national average, in 2023.\u003c/p>\n\u003cp>In addition, Jones said Florida’s version of California’s last-resort FAIR Plan — called the Citizens Property Insurance Corp. because it’s funded with a surcharge on policyholders — has \u003ca href=\"https://www.citizensfla.com/policies-in-force\">more than 1 million policies\u003c/a>. California’s \u003ca href=\"https://calmatters.org/economy/2024/01/california-fire-insurance-2/\">growing FAIR Plan\u003c/a>, run by a pool of insurers, \u003ca href=\"https://www.sacbee.com/article286650045.html\">has 373,000 policies\u003c/a>, its president told state lawmakers recently.\u003c/p>\n\u003cp>“That raises the question,” Jones said. “Giving insurers (higher rates) and shifting the burden to all Californians … whether that’s going to be enough in the face of growing background risk associated with climate change.”\u003c/p>\n\u003cp>Meanwhile, last week, State Farm said that it is not renewing policies for 30,000 California homeowners, as well as refusing to cover all commercial apartments by not renewing 42,000 of those policies.\u003c/p>\n\u003cp>This is happening despite California approving State Farm’s requests to levy double-digit premium increases last year.\u003c/p>\n\u003cp>“One of our roles as the insurance regulator is to hold insurance companies accountable for their words and deeds,” said Soller, the Insurance Department spokesperson. “State Farm General’s decision … raises serious questions about its financial situation — questions the company must answer to regulators.”\u003c/p>\n\u003cp>State Farm spokesperson Sevag Sarkissian would not comment beyond the statement the company put on its website last week, which read in part: “This decision was not made lightly and only after careful analysis of State Farm General’s financial health, which continues to be impacted by inflation, catastrophe exposure, reinsurance costs, and the limitations of working within decades-old insurance regulations.”\u003c/p>\n\u003cp>Sarkissian also referred CalMatters to the Personal Insurance Federation of California, which counts State Farm as a member. The industry group’s president, Rex Frazier, said in an email last week that allowing insurers to use catastrophe modeling would help with insurance availability. Yet in its statement, State Farm acknowledged the actions Lara is taking to try to fix the insurance availability and affordability crisis in California, even as it announced its decision not to renew tens of thousands of homeowners.\u003c/p>\n\u003cp>Joyce Kaufman, a retiree in June Lake in Mono County, recently received a notice of nonrenewal for her homeowners insurance with Farmers, which she said she and her husband were dreading but expecting.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Dave Jones, former state insurance commissioner\"]‘That raises the question … Giving insurers (higher rates) and shifting the burden to all Californians … whether that’s going to be enough in the face of growing background risk associated with climate change.’[/pullquote]“I’m not really sure what the state’s trying to do, both at the commissioner and legislative level,” Kaufman said. And losing the ability to renew her policy is affecting her other insurance needs, she said. As her broker helps look for an alternative, her \u003ca href=\"https://calmatters.org/economy/2023/12/california-car-insurance/\">auto premium is now going up \u003c/a>about $300 a year because it will no longer be bundled with home insurance.\u003c/p>\n\u003cp>As the new regulations give insurance companies what they had asked for, one part of Lara’s strategy — which he first \u003ca href=\"https://calmatters.org/politics/2023/09/california-insurance-crisis/\">laid out last year\u003c/a> after an executive order by the governor — is conspicuously missing. Lara had said insurance companies would be required “to commit to writing at least 85% of their statewide market share in wildfire-distressed underserved areas.”\u003c/p>\n\u003cp>That provision is nowhere in the text of Lara’s unveiled regulations so far — an omission not lost on consumer groups or former commissioner Jones.\u003c/p>\n\u003cp>“Where is that 85% ?” asked Carmen Balber, executive director of Consumer Watchdog. Soller, the Insurance Department’s spokesperson, said that part of the commissioner’s strategy is coming.\u003c/p>\n\u003cp>Balber also said she is concerned that the catastrophe-modeling regulation “appears to not comply with the transparency requirements of Prop. 103,” the voter-approved law that regulates the insurance industry.\u003c/p>\n\u003cp>According to the text of the regulation on catastrophe modeling, the public will be able to take part in reviewing catastrophe models before they’re deemed acceptable. However, anyone who helps review the models must sign a nondisclosure agreement.\u003c/p>\n\u003cp>“If a big chunk of your insurance rate is behind a ‘black box,’ then that’s not what the voters passed,” when they passed Proposition 103 in 1988, Balber said. “At the end of the day, if the commissioner passes something that hides something behind closed doors, we’ll have to consider challenging it.”\u003c/p>\n\u003cp>\u003cem>For the record: This story has been revised to identify Rex Frazier as president of the Personal Insurance Federation of California.\u003c/em>\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"Insurance nonrenewals continue even as Insurance Commissioner Ricardo Lara introduces regulations favored by the industry.","status":"publish","parent":0,"modified":1711496389,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":38,"wordCount":1855},"headData":{"title":"California Insurance Market 'In Chaos' Says Former State Commissioner, Amid Rising Premiums and Canceled Policies | KQED","description":"Insurance nonrenewals continue even as Insurance Commissioner Ricardo Lara introduces regulations favored by the industry.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"nprByline":"\u003ca href=\"https://calmatters.org/author/levi-sumagaysay/\">Levi Sumagaysay\u003c/a>","excludeFromSiteSearch":"Include","showOnAuthorArchivePages":"No","articleAge":"0","path":"/news/11980757/state-insurance-chief-tries-to-fix-insurance-market-hit-by-climate-change-rising-premiums-and-canceled-policies","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>With more California homeowners just discovering their insurance policies are getting canceled — and hundreds of thousands of others stuck with a pricey option of last resort — state Insurance Commissioner Ricardo Lara’s efforts to fix the home insurance market can’t come quickly enough.\u003c/p>\n\u003cp>Lara has introduced two main regulations, with more to come. The \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2024/release007-2024.cfm\">first\u003c/a>, unveiled last month, aims to streamline rate reviews. State law allows the Insurance Department to approve or deny insurers’ requests to raise premiums. Insurance companies complain the process has been holding up the increases they seek due to increased costs due to rising climate-change risks and inflation.\u003c/p>\n\u003cp>The \u003ca href=\"https://www.insurance.ca.gov/0400-news/0100-press-releases/2024/release011-2024.cfm\">second regulation\u003c/a> will let insurers use catastrophe modeling — which combines historical data with projected risk and losses — along with other factors when setting their premiums. California is the last state to allow for catastrophe modeling.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","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’re undertaking the state’s largest insurance reform,” Lara said during a press conference earlier this month. “We can no longer look solely to the past to guide us to the future.”\u003c/p>\n\u003cp>He said catastrophe modeling will lead to “more reliable rates,” “greater insurance availability” and “safer communities,” because he said it would further encourage and reward wildfire mitigation by homeowners and communities. Insurance Department spokesperson Michael Soller said success would mean fewer homeowners needing to turn to the FAIR Plan, the state-mandated insurer of last resort.\u003c/p>\n\u003cp>Insurance trade groups, which stand to benefit most from the new regulations, agree with Lara’s support for catastrophe modeling and support his so-called sustainable insurance strategy. So do fire chiefs, to an extent. But almost everyone else — homeowners, consumer groups and former insurance commissioners — has lingering concerns.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘One of the critical things a commissioner does is to analyze the market and provide the public with information. (Lara) didn’t use his power to control the industry and second, to inform Californians.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"U.S. Rep. John Garamendi (D-Calif.)","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003ca href=\"https://www.congress.gov/member/john-garamendi/G000559\">U.S. Rep. John Garamendi\u003c/a>, a Democrat representing parts of Solano and Contra Costa counties, had two stints as state insurance commissioner in the mid-1990s and early 2000s. He said the insurance market is “in chaos” — and that Lara should be holding public hearings and demanding insurance company executives testify to explain to Californians why their premiums are rising.\u003c/p>\n\u003cp>“One of the critical things a commissioner does is to analyze the market and provide the public with information,” Garamendi said in an interview with CalMatters. “(Lara) didn’t use his power to control the industry and second, to inform Californians.”\u003c/p>\n\u003cp>The criticism drew a retort from Soller: “Commissioner Lara is fixing decadeslong neglected issues that have led to this crisis. He is focused on safeguarding the integrity of the state’s insurance market, not second-guessing from predecessors who had their chance and failed to act.”\u003c/p>\n\u003cp>Dave Winnacker, chief of the East Bay’s Moraga-Orinda Fire District, said the upsides of catastrophe modeling include being able to credit what homeowners, communities and governments do to lessen wildfire risk. That includes being able to account for the numbers and proximity of firefighters in certain areas, Winnacker said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Commissioner Lara is fixing decadeslong neglected issues that have led to this crisis. He is focused on safeguarding the integrity of the state’s insurance market, not second-guessing from predecessors who had their chance and failed to act.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Michael Soller, deputy commissioner for communications, California Department of Insurance","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“Depending on where you are in a state, and that’s tied to population density, the number of firefighters available could affect the outcome (of a wildfire),” he said, adding that catastrophe models should reflect that.\u003c/p>\n\u003cp>He also said he and other fire chiefs are working to ensure the interests of consumers, fire professionals, insurers and the state are aligned. Insurers may not know what homeowners, communities and local fire departments are doing to reduce wildfire risk. One idea: a database to share that information.\u003c/p>\n\u003cp>“There is no future in which we can price our way out of this crisis with just premiums,” Winnacker said, adding that everyone needs to work together.\u003c/p>\n\u003cp>Dave Jones, the state insurance commissioner for eight years before Lara took over in 2019, said he is “trying to avoid looking over the shoulder of my successor.”\u003c/p>\n\u003cp>Jones is now director of the Climate Risk Initiative Center for Law, Energy & the Environment at UC Berkeley School of Law. He said it is good for consumers that the catastrophe-modeling regulation could take forest management into consideration. But he said he’s not sure Lara’s actions will be sufficient.\u003c/p>\n\u003cfigure id=\"attachment_11980763\" class=\"wp-caption alignnone\" style=\"max-width: 1568px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11980763\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy.jpg\" alt=\"\" width=\"1568\" height=\"1045\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy.jpg 1568w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-1020x680.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/092622_PressConference_LJ_CM_11-copy-1536x1024.jpg 1536w\" sizes=\"(max-width: 1568px) 100vw, 1568px\">\u003cfigcaption class=\"wp-caption-text\">State Insurance Commissioner Ricardo Lara speaks during a press conference with Los Angeles labor leaders and advocates in Commerce, Los Angeles County, on Sept. 26, 2022. \u003ccite>(Alisha Jucevic for CalMatters)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Before the end of the year, Lara is also expected to issue a regulation allowing insurers to factor reinsurance costs into their rates. Reinsurance is insurance for insurance companies in the event of large payouts. That plus the other new regulations may “help in the short to mid term,” giving insurance companies the ability to raise premiums, Jones told CalMatters.\u003c/p>\n\u003cp>However, he said those actions may “ultimately be overwhelmed by our failure to stop the fossil-fuel industry, which is contributing to rising temperatures” and, therefore, insurance losses.\u003c/p>\n\u003cp>Jones also pointed out that Florida has long allowed insurers to use catastrophe modeling and has let them factor in reinsurance costs in their rates — yet its insurance market is in worse shape than California’s.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"Related Stories ","postid":"science_1985175,news_11968643,news_11962131"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“Florida has done what insurers are asking for,” Jones said. Yet “Florida’s rates are three or four times the national average.”\u003c/p>\n\u003cp>Mark Friedlander, spokesperson for the Insurance Information Institute, an industry group, confirmed that the group estimates that Florida’s average home insurance premium was $6,000, or 3 1/2 times the national average, in 2023.\u003c/p>\n\u003cp>In addition, Jones said Florida’s version of California’s last-resort FAIR Plan — called the Citizens Property Insurance Corp. because it’s funded with a surcharge on policyholders — has \u003ca href=\"https://www.citizensfla.com/policies-in-force\">more than 1 million policies\u003c/a>. California’s \u003ca href=\"https://calmatters.org/economy/2024/01/california-fire-insurance-2/\">growing FAIR Plan\u003c/a>, run by a pool of insurers, \u003ca href=\"https://www.sacbee.com/article286650045.html\">has 373,000 policies\u003c/a>, its president told state lawmakers recently.\u003c/p>\n\u003cp>“That raises the question,” Jones said. “Giving insurers (higher rates) and shifting the burden to all Californians … whether that’s going to be enough in the face of growing background risk associated with climate change.”\u003c/p>\n\u003cp>Meanwhile, last week, State Farm said that it is not renewing policies for 30,000 California homeowners, as well as refusing to cover all commercial apartments by not renewing 42,000 of those policies.\u003c/p>\n\u003cp>This is happening despite California approving State Farm’s requests to levy double-digit premium increases last year.\u003c/p>\n\u003cp>“One of our roles as the insurance regulator is to hold insurance companies accountable for their words and deeds,” said Soller, the Insurance Department spokesperson. “State Farm General’s decision … raises serious questions about its financial situation — questions the company must answer to regulators.”\u003c/p>\n\u003cp>State Farm spokesperson Sevag Sarkissian would not comment beyond the statement the company put on its website last week, which read in part: “This decision was not made lightly and only after careful analysis of State Farm General’s financial health, which continues to be impacted by inflation, catastrophe exposure, reinsurance costs, and the limitations of working within decades-old insurance regulations.”\u003c/p>\n\u003cp>Sarkissian also referred CalMatters to the Personal Insurance Federation of California, which counts State Farm as a member. The industry group’s president, Rex Frazier, said in an email last week that allowing insurers to use catastrophe modeling would help with insurance availability. Yet in its statement, State Farm acknowledged the actions Lara is taking to try to fix the insurance availability and affordability crisis in California, even as it announced its decision not to renew tens of thousands of homeowners.\u003c/p>\n\u003cp>Joyce Kaufman, a retiree in June Lake in Mono County, recently received a notice of nonrenewal for her homeowners insurance with Farmers, which she said she and her husband were dreading but expecting.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘That raises the question … Giving insurers (higher rates) and shifting the burden to all Californians … whether that’s going to be enough in the face of growing background risk associated with climate change.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Dave Jones, former state insurance commissioner","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“I’m not really sure what the state’s trying to do, both at the commissioner and legislative level,” Kaufman said. And losing the ability to renew her policy is affecting her other insurance needs, she said. As her broker helps look for an alternative, her \u003ca href=\"https://calmatters.org/economy/2023/12/california-car-insurance/\">auto premium is now going up \u003c/a>about $300 a year because it will no longer be bundled with home insurance.\u003c/p>\n\u003cp>As the new regulations give insurance companies what they had asked for, one part of Lara’s strategy — which he first \u003ca href=\"https://calmatters.org/politics/2023/09/california-insurance-crisis/\">laid out last year\u003c/a> after an executive order by the governor — is conspicuously missing. Lara had said insurance companies would be required “to commit to writing at least 85% of their statewide market share in wildfire-distressed underserved areas.”\u003c/p>\n\u003cp>That provision is nowhere in the text of Lara’s unveiled regulations so far — an omission not lost on consumer groups or former commissioner Jones.\u003c/p>\n\u003cp>“Where is that 85% ?” asked Carmen Balber, executive director of Consumer Watchdog. Soller, the Insurance Department’s spokesperson, said that part of the commissioner’s strategy is coming.\u003c/p>\n\u003cp>Balber also said she is concerned that the catastrophe-modeling regulation “appears to not comply with the transparency requirements of Prop. 103,” the voter-approved law that regulates the insurance industry.\u003c/p>\n\u003cp>According to the text of the regulation on catastrophe modeling, the public will be able to take part in reviewing catastrophe models before they’re deemed acceptable. However, anyone who helps review the models must sign a nondisclosure agreement.\u003c/p>\n\u003cp>“If a big chunk of your insurance rate is behind a ‘black box,’ then that’s not what the voters passed,” when they passed Proposition 103 in 1988, Balber said. “At the end of the day, if the commissioner passes something that hides something behind closed doors, we’ll have to consider challenging it.”\u003c/p>\n\u003cp>\u003cem>For the record: This story has been revised to identify Rex Frazier as president of the Personal Insurance Federation of California.\u003c/em>\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","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/11980757/state-insurance-chief-tries-to-fix-insurance-market-hit-by-climate-change-rising-premiums-and-canceled-policies","authors":["byline_news_11980757"],"categories":["news_8"],"tags":["news_18538","news_255","news_32779","news_1775"],"affiliates":["news_18481"],"featImg":"news_11980762","label":"news_18481"},"news_11980661":{"type":"posts","id":"news_11980661","meta":{"index":"posts_1591205157","site":"news","id":"11980661","score":null,"sort":[1711393156000]},"guestAuthors":[],"slug":"sf-supervisors-vote-on-overturning-breed-veto-peskins-housing-density-law","title":"SF Supervisors to Vote on Overturning Breed Veto of Peskin’s Housing Density Law","publishDate":1711393156,"format":"standard","headTitle":"SF Supervisors to Vote on Overturning Breed Veto of Peskin’s Housing Density Law | KQED","labelTerm":{"site":"news"},"content":"\u003cp>On Tuesday, the San Francisco Board of Supervisors will consider rejecting Mayor London Breed’s veto of legislation introduced by Aaron Peskin that restricts housing density on the city’s northeast waterfront. The legislation impacts the height of buildings in the Jackson Square Historic District and nearby neighborhoods.[pullquote size=\"medium\" align=\"right\" citation=\"San Francisco Board of Supervisors President Aaron Peskin\"]‘The override of the veto on Tuesday is really going to create precedent as to whether or not San Francisco is going to have sensible planning in the future.’[/pullquote]Breed and Peskin’s sparring on housing is an early salvo in a possible election matchup. Breed is running to retain her seat, and Peskin has said he’s considering joining the race. He would be the only politician from San Francisco’s progressive Democrat wing to run.\u003c/p>\n\u003cp>“The override of the veto on Tuesday is really going to create precedent as to whether or not San Francisco is going to have sensible planning in the future,” Peskin told KQED.\u003c/p>\n\u003cp>\u003cstrong>Catch up fast: \u003c/strong>The current law allows unrestricted construction in the Jackson Square Historic District and Northeast Waterfront Historic District. Peskin’s legislation passed on March 5. A supermajority — 8 out of 11 supervisors — is the threshold to override the veto. If every member of the Board of Supervisors who voted to approve the height limit also votes to overturn Breed’s veto, the legislation will survive.\u003c/p>\n\u003cp>Some Telegraph Hill residents fear recently proposed housing projects will change the character of their neighborhoods. Frances Schreiberg, a neighbor who lives on Vallejo Street, wrote in a February letter to the Board of Supervisors that the community would resemble Miami Beach with a wall of expensive high rises built along the Embarcadero if Peskin’s legislation did not pass.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cstrong>The opposing view: \u003c/strong>Breed vetoed Peskin’s legislation on March 14. In a letter to the Board of Supervisors, she said taller and denser housing construction is needed for San Francisco to reach the state’s mandated goal of building 82,000 housing units by 2031.[pullquote size=\"medium\" align=\"right\" citation=\"San Francisco Mayor London Breed\"]‘Many areas of San Francisco, including eastern neighborhoods like the South of Market, Potrero Hill, and the Mission, have also already removed density limits to encourage new housing.’[/pullquote]“Many areas of San Francisco, including eastern neighborhoods like the South of Market, Potrero Hill, and the Mission, have also already removed density limits to encourage new housing,” Breed wrote in the letter.\u003cu> \u003c/u>\u003c/p>\n\u003cp>\u003cstrong>The context: \u003c/strong>The legislation and Breed’s veto clearly stake out \u003ca href=\"https://www.kqed.org/news/11979849/peskins-rumored-mayor-run-has-same-strength-and-weakness-housing\">the two lawmakers’ positions on the future of housing development in San Francisco\u003c/a>. Breed is for building housing in an unrestricted fashion across the city, and Peskin favors building in selective neighborhoods depending on the needs of existing tenants and homeowners.[aside postID=news_11979849 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/007_KQED_LondonBreedQA_05232023_qut-1020x680.jpg']Breed said she would veto any “anti-housing” legislation that crossed her desk in her State of the City speech earlier this month. Peskin argued Breed’s housing policies threaten San Francisco’s iconic nature.\u003c/p>\n\u003cp>“San Francisco is the envy of great cities around the world because it is a beautiful place, surrounded by water on three sides and has had a history of smart, careful planning,” he said. “All of that is now in jeopardy, as the mayor has pushed a series of laws to allow high-rise development along San Francisco’s waterfront, which is really a very special zone that needs to be treated with the utmost care.”\u003c/p>\n\u003cp>\u003cstrong>What we are watching: \u003c/strong>Win or lose, Breed and Peskin will be able to use this housing battle on mailers to San Francisco voters to argue their philosophy on new development.\u003c/p>\n\u003cp>\u003c/p>\n","blocks":[],"excerpt":"Mayor London Breed’s veto of legislation introduced by Supervisor Aaron Peskin, which impacts the height of buildings in the Jackson Square Historic District and nearby neighborhoods, reveals a clash between the two over the future of housing development in San Francisco. ","status":"publish","parent":0,"modified":1711481429,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":10,"wordCount":664},"headData":{"title":"SF Supervisors to Vote on Overturning Breed Veto of Peskin’s Housing Density Law | KQED","description":"Mayor London Breed’s veto of legislation introduced by Supervisor Aaron Peskin, which impacts the height of buildings in the Jackson Square Historic District and nearby neighborhoods, reveals a clash between the two over the future of housing development in San Francisco. ","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980661/sf-supervisors-vote-on-overturning-breed-veto-peskins-housing-density-law","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>On Tuesday, the San Francisco Board of Supervisors will consider rejecting Mayor London Breed’s veto of legislation introduced by Aaron Peskin that restricts housing density on the city’s northeast waterfront. The legislation impacts the height of buildings in the Jackson Square Historic District and nearby neighborhoods.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘The override of the veto on Tuesday is really going to create precedent as to whether or not San Francisco is going to have sensible planning in the future.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"San Francisco Board of Supervisors President Aaron Peskin","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Breed and Peskin’s sparring on housing is an early salvo in a possible election matchup. Breed is running to retain her seat, and Peskin has said he’s considering joining the race. He would be the only politician from San Francisco’s progressive Democrat wing to run.\u003c/p>\n\u003cp>“The override of the veto on Tuesday is really going to create precedent as to whether or not San Francisco is going to have sensible planning in the future,” Peskin told KQED.\u003c/p>\n\u003cp>\u003cstrong>Catch up fast: \u003c/strong>The current law allows unrestricted construction in the Jackson Square Historic District and Northeast Waterfront Historic District. Peskin’s legislation passed on March 5. A supermajority — 8 out of 11 supervisors — is the threshold to override the veto. If every member of the Board of Supervisors who voted to approve the height limit also votes to overturn Breed’s veto, the legislation will survive.\u003c/p>\n\u003cp>Some Telegraph Hill residents fear recently proposed housing projects will change the character of their neighborhoods. Frances Schreiberg, a neighbor who lives on Vallejo Street, wrote in a February letter to the Board of Supervisors that the community would resemble Miami Beach with a wall of expensive high rises built along the Embarcadero if Peskin’s legislation did not pass.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","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>\u003cstrong>The opposing view: \u003c/strong>Breed vetoed Peskin’s legislation on March 14. In a letter to the Board of Supervisors, she said taller and denser housing construction is needed for San Francisco to reach the state’s mandated goal of building 82,000 housing units by 2031.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Many areas of San Francisco, including eastern neighborhoods like the South of Market, Potrero Hill, and the Mission, have also already removed density limits to encourage new housing.’","name":"pullquote","attributes":{"named":{"size":"medium","align":"right","citation":"San Francisco Mayor London Breed","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“Many areas of San Francisco, including eastern neighborhoods like the South of Market, Potrero Hill, and the Mission, have also already removed density limits to encourage new housing,” Breed wrote in the letter.\u003cu> \u003c/u>\u003c/p>\n\u003cp>\u003cstrong>The context: \u003c/strong>The legislation and Breed’s veto clearly stake out \u003ca href=\"https://www.kqed.org/news/11979849/peskins-rumored-mayor-run-has-same-strength-and-weakness-housing\">the two lawmakers’ positions on the future of housing development in San Francisco\u003c/a>. Breed is for building housing in an unrestricted fashion across the city, and Peskin favors building in selective neighborhoods depending on the needs of existing tenants and homeowners.\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11979849","hero":"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/007_KQED_LondonBreedQA_05232023_qut-1020x680.jpg","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Breed said she would veto any “anti-housing” legislation that crossed her desk in her State of the City speech earlier this month. Peskin argued Breed’s housing policies threaten San Francisco’s iconic nature.\u003c/p>\n\u003cp>“San Francisco is the envy of great cities around the world because it is a beautiful place, surrounded by water on three sides and has had a history of smart, careful planning,” he said. “All of that is now in jeopardy, as the mayor has pushed a series of laws to allow high-rise development along San Francisco’s waterfront, which is really a very special zone that needs to be treated with the utmost care.”\u003c/p>\n\u003cp>\u003cstrong>What we are watching: \u003c/strong>Win or lose, Breed and Peskin will be able to use this housing battle on mailers to San Francisco voters to argue their philosophy on new development.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980661/sf-supervisors-vote-on-overturning-breed-veto-peskins-housing-density-law","authors":["11690"],"categories":["news_8"],"tags":["news_195","news_27626","news_1775","news_6931","news_17968","news_38","news_33177"],"featImg":"news_11980662","label":"news"},"news_11980592":{"type":"posts","id":"news_11980592","meta":{"index":"posts_1591205157","site":"news","id":"11980592","score":null,"sort":[1711285220000]},"guestAuthors":[],"slug":"recently-sold-a-home-you-might-get-part-of-your-realtor-fee-back","title":"Recently Sold a Home? You Might Get Part of Your Realtor Fee Back","publishDate":1711285220,"format":"standard","headTitle":"Recently Sold a Home? You Might Get Part of Your Realtor Fee Back | KQED","labelTerm":{"term":253,"site":"news"},"content":"\u003cp>Big changes are coming to the way people buy and sell houses in the United States. The National Association of Realtors settled a lawsuit last week that could up-end the way real estate agents are paid, doing away with the traditional agent’s commission of 5–6%. That’s prompting a reckoning for buyers, sellers and real estate agents. Here are six things to know.\u003c/p>\n\u003ch2>What if you already sold a house?\u003c/h2>\n\u003cp>As part of the settlement, the National Association of Realtors agreed to pay $418 million over the next four years. That’s in addition to $210 million that various brokerage firms had already agreed to pay. Lawyers will get a chunk of that money, but the rest will go to people who sold their homes in recent years and paid what critics argue were inflated real estate commissions. Eligibility depends on where you live, but in some parts of the country, the settlement covers people who sold homes as much as a decade ago.\u003c/p>\n\u003cp>“We don’t know the exact number, but we estimate it to be in the neighborhood of 40 or 50 million” people, says Benjamin Brown, co-chair of the anti-trust practice at Cohen Milstein, one of the law firms involved in the class-action case.\u003c/p>\n\u003cp>To find out if they’re entitled to compensation, sellers can check the lawyers’ website: \u003ca href=\"https://www.realestatecommissionlitigation.com/\">www.realestatecommissionlitigation.com\u003c/a>.\u003c/p>\n\u003ch2>How will this change real estate commissions?\u003c/h2>\n\u003cp>For decades, the norm in this country has been for the person selling a home to pay both her own agent and the buyer’s agent. What’s more, the buyer’s share of that commission had to be spelled out in order to advertise the home on the big regional listing sites. Realtors insist they never fixed those commissions, but as a practical matter, the public notice worked to set a standard — often in the neighborhood of 5 or 6%, split between the seller’s agent and the buyer’s agent.\u003c/p>\n\u003cp>[aside postID=news_11980019 hero='https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1468009097-1020x680.jpg']For a home priced at $400,000 — which is close to the national average — that works out to $20,000 to $24,000 in commissions — much higher than people in other countries typically pay. In Germany, commissions average 4.5%. In the U.K., they’re under 2%.\u003c/p>\n\u003cp>Starting in July, sellers will no longer have to spell out a commission for the buyer’s agent. Advocates say that should lead to more negotiation, more competition and ultimately lower costs.\u003c/p>\n\u003ch2>What increased negotiations mean for buyers and sellers?\u003c/h2>\n\u003cp>There’s going to be more opportunity to shop around, and likely a wider array of services, from deluxe agents who charge a premium price to discount agents with more limited services — similar to what exists in other markets like stock brokers and travel agents.\u003c/p>\n\u003cp>Sellers may be able to negotiate a flat fee to market their house, not connected to the selling price. Buyers may be able to purchase a la carte services — paying less if they do their own house-hunting on the Internet and more if they want to be chauffeured around to open houses.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Many sellers may decide not to pay the buyer’s agent, leaving buyers to shoulder that cost on their own, or go without an agent altogether.\u003c/p>\n\u003cp>Overall expenses are expected to be significantly lower, however. Economists at the \u003ca href=\"https://www.richmondfed.org/publications/research/economic_brief/2024/eb_24-08\">Federal Reserve Bank of Richmond\u003c/a> estimate the changes could save homebuyers $30 billion a year, with most of those savings coming out of the pockets of real estate agents.\u003c/p>\n\u003ch2>What does this mean for agents?\u003c/h2>\n\u003cp>Agents are still sorting out what this might mean for their business. When fees are more negotiable, agents will have to make the case for what they’re worth. But the best agents feel like they do that already.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Kevin Wilson, president, Greater Nashville Realtors\"]‘Do I think that Realtors have to learn to do business in a different way? Absolutely. But I also think this is a wrinkle in the landscape. Not a landmine.’[/pullquote]“Do I think that Realtors have to learn to do business in a different way? Absolutely,” says Kevin Wilson, president of the Greater Nashville Realtors. “But I also think this is a wrinkle in the landscape. Not a landmine.”\u003c/p>\n\u003cp>A drop in commissions might drive some agents into other lines of work, but that’s not necessarily a bad thing. The U.S. has 2.5 to 3 million real estate agents — which is far more than any other country, relative to the size of its housing market. For example, the U.S. has about six times more home sales each year than the U.K. does, but 26 times more agents.\u003c/p>\n\u003cp>“Do we see agents that work with buyers start to phase out of the business because they’re just not getting as many clients?” asks Jovani Ortiz, an agent on Long Island. “These are sort of the unknowns that most agents are looking at right now.”\u003c/p>\n\u003cp>While the commission pie is likely to shrink, it may be cut into fewer slices, so the remaining agents might end up making the same amount of money.\u003c/p>\n\u003ch2>With home prices and mortgage rates already high, how will homebuyers pay for their own agents?\u003c/h2>\n\u003cp>While sellers have traditionally paid buyers’ agents in the U.S. (and built that expense into the sales price of their home), many sellers may opt not to pay buyers’ agents in the future. In that case, buyers will have to pay their own agent out of pocket, on top of a down payment and other closing costs. Finding thousands of dollars to pay an agent could be a challenge, especially for first-time buyers, who typically have limited funds and also the greatest need for an agent’s guidance. First-time buyers accounted for just 26% of existing home sales in February — tying a record low.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Vanessa Perry, professor, George Washington University School of Business\"]‘Many first time buyers are already at the absolute max of what they’re able to borrow. They’re not going to be able to come up with any additional cash to pay their own agent’[/pullquote]“Many first time buyers are already at the absolute max of what they’re able to borrow,” says Vanessa Perry, a professor at George Washington University School of Business and a fellow at the Urban Institute’s Housing Policy Finance Center. “They’re not going to be able to come up with any additional cash to pay their own agent.”\u003c/p>\n\u003cdiv>\n\u003cp>Home sellers could still agree through negotiation to pay the buyer’s agent. But in a hot housing market, sellers may have little incentive to do so. Eventually, buyers may be able to fold the cost of their agent’s commission into their mortgage, stretching the payments out over the life of the loan. But that will require a change in mortgage underwriting rules. Over time, lower real estate commissions should lead to somewhat lower housing prices.\u003c/p>\n\u003ch2>What should people who are thinking of buying or selling in the next six months do?\u003c/h2>\n\u003cp>The settlement’s changes in commission rules take effect in July, just as many people will be shopping for homes ahead of a new school year. But it’s not clear how quickly the landscape will change. Buyers and sellers may want to talk with their agent about the costs and benefits of moving before the deadline or waiting until the new rules are in place. Remember, commissions account for $20,000 to $24,000 on a typical home. Still, that’s just one factor to consider when deciding when to buy or sell — along with interest rates, the supply of homes on the market and life circumstances like a new job or family member.\u003c/p>\n\u003c/div>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":null,"status":"publish","parent":0,"modified":1711158700,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":22,"wordCount":1385},"headData":{"title":"Recently Sold a Home? You Might Get Part of Your Realtor Fee Back | KQED","description":"Big changes are coming to the way people buy and sell houses in the United States. The National Association of Realtors settled a lawsuit last week that could up-end the way real estate agents are paid, doing away with the traditional agent’s commission of 5–6%. That’s prompting a reckoning for buyers, sellers and real estate","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"nprByline":"\u003ca href=\"https://www.npr.org/people/2788801/scott-horsley\">Scott Horsley\u003c/a>","excludeFromSiteSearch":"Include","showOnAuthorArchivePages":"No","articleAge":"0","path":"/news/11980592/recently-sold-a-home-you-might-get-part-of-your-realtor-fee-back","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Big changes are coming to the way people buy and sell houses in the United States. The National Association of Realtors settled a lawsuit last week that could up-end the way real estate agents are paid, doing away with the traditional agent’s commission of 5–6%. That’s prompting a reckoning for buyers, sellers and real estate agents. Here are six things to know.\u003c/p>\n\u003ch2>What if you already sold a house?\u003c/h2>\n\u003cp>As part of the settlement, the National Association of Realtors agreed to pay $418 million over the next four years. That’s in addition to $210 million that various brokerage firms had already agreed to pay. Lawyers will get a chunk of that money, but the rest will go to people who sold their homes in recent years and paid what critics argue were inflated real estate commissions. Eligibility depends on where you live, but in some parts of the country, the settlement covers people who sold homes as much as a decade ago.\u003c/p>\n\u003cp>“We don’t know the exact number, but we estimate it to be in the neighborhood of 40 or 50 million” people, says Benjamin Brown, co-chair of the anti-trust practice at Cohen Milstein, one of the law firms involved in the class-action case.\u003c/p>\n\u003cp>To find out if they’re entitled to compensation, sellers can check the lawyers’ website: \u003ca href=\"https://www.realestatecommissionlitigation.com/\">www.realestatecommissionlitigation.com\u003c/a>.\u003c/p>\n\u003ch2>How will this change real estate commissions?\u003c/h2>\n\u003cp>For decades, the norm in this country has been for the person selling a home to pay both her own agent and the buyer’s agent. What’s more, the buyer’s share of that commission had to be spelled out in order to advertise the home on the big regional listing sites. Realtors insist they never fixed those commissions, but as a practical matter, the public notice worked to set a standard — often in the neighborhood of 5 or 6%, split between the seller’s agent and the buyer’s agent.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"postid":"news_11980019","hero":"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/GettyImages-1468009097-1020x680.jpg","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>For a home priced at $400,000 — which is close to the national average — that works out to $20,000 to $24,000 in commissions — much higher than people in other countries typically pay. In Germany, commissions average 4.5%. In the U.K., they’re under 2%.\u003c/p>\n\u003cp>Starting in July, sellers will no longer have to spell out a commission for the buyer’s agent. Advocates say that should lead to more negotiation, more competition and ultimately lower costs.\u003c/p>\n\u003ch2>What increased negotiations mean for buyers and sellers?\u003c/h2>\n\u003cp>There’s going to be more opportunity to shop around, and likely a wider array of services, from deluxe agents who charge a premium price to discount agents with more limited services — similar to what exists in other markets like stock brokers and travel agents.\u003c/p>\n\u003cp>Sellers may be able to negotiate a flat fee to market their house, not connected to the selling price. Buyers may be able to purchase a la carte services — paying less if they do their own house-hunting on the Internet and more if they want to be chauffeured around to open houses.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","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>Many sellers may decide not to pay the buyer’s agent, leaving buyers to shoulder that cost on their own, or go without an agent altogether.\u003c/p>\n\u003cp>Overall expenses are expected to be significantly lower, however. Economists at the \u003ca href=\"https://www.richmondfed.org/publications/research/economic_brief/2024/eb_24-08\">Federal Reserve Bank of Richmond\u003c/a> estimate the changes could save homebuyers $30 billion a year, with most of those savings coming out of the pockets of real estate agents.\u003c/p>\n\u003ch2>What does this mean for agents?\u003c/h2>\n\u003cp>Agents are still sorting out what this might mean for their business. When fees are more negotiable, agents will have to make the case for what they’re worth. But the best agents feel like they do that already.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Do I think that Realtors have to learn to do business in a different way? Absolutely. But I also think this is a wrinkle in the landscape. Not a landmine.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Kevin Wilson, president, Greater Nashville Realtors","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“Do I think that Realtors have to learn to do business in a different way? Absolutely,” says Kevin Wilson, president of the Greater Nashville Realtors. “But I also think this is a wrinkle in the landscape. Not a landmine.”\u003c/p>\n\u003cp>A drop in commissions might drive some agents into other lines of work, but that’s not necessarily a bad thing. The U.S. has 2.5 to 3 million real estate agents — which is far more than any other country, relative to the size of its housing market. For example, the U.S. has about six times more home sales each year than the U.K. does, but 26 times more agents.\u003c/p>\n\u003cp>“Do we see agents that work with buyers start to phase out of the business because they’re just not getting as many clients?” asks Jovani Ortiz, an agent on Long Island. “These are sort of the unknowns that most agents are looking at right now.”\u003c/p>\n\u003cp>While the commission pie is likely to shrink, it may be cut into fewer slices, so the remaining agents might end up making the same amount of money.\u003c/p>\n\u003ch2>With home prices and mortgage rates already high, how will homebuyers pay for their own agents?\u003c/h2>\n\u003cp>While sellers have traditionally paid buyers’ agents in the U.S. (and built that expense into the sales price of their home), many sellers may opt not to pay buyers’ agents in the future. In that case, buyers will have to pay their own agent out of pocket, on top of a down payment and other closing costs. Finding thousands of dollars to pay an agent could be a challenge, especially for first-time buyers, who typically have limited funds and also the greatest need for an agent’s guidance. First-time buyers accounted for just 26% of existing home sales in February — tying a record low.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Many first time buyers are already at the absolute max of what they’re able to borrow. They’re not going to be able to come up with any additional cash to pay their own agent’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Vanessa Perry, professor, George Washington University School of Business","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“Many first time buyers are already at the absolute max of what they’re able to borrow,” says Vanessa Perry, a professor at George Washington University School of Business and a fellow at the Urban Institute’s Housing Policy Finance Center. “They’re not going to be able to come up with any additional cash to pay their own agent.”\u003c/p>\n\u003cdiv>\n\u003cp>Home sellers could still agree through negotiation to pay the buyer’s agent. But in a hot housing market, sellers may have little incentive to do so. Eventually, buyers may be able to fold the cost of their agent’s commission into their mortgage, stretching the payments out over the life of the loan. But that will require a change in mortgage underwriting rules. Over time, lower real estate commissions should lead to somewhat lower housing prices.\u003c/p>\n\u003ch2>What should people who are thinking of buying or selling in the next six months do?\u003c/h2>\n\u003cp>The settlement’s changes in commission rules take effect in July, just as many people will be shopping for homes ahead of a new school year. But it’s not clear how quickly the landscape will change. Buyers and sellers may want to talk with their agent about the costs and benefits of moving before the deadline or waiting until the new rules are in place. Remember, commissions account for $20,000 to $24,000 on a typical home. Still, that’s just one factor to consider when deciding when to buy or sell — along with interest rates, the supply of homes on the market and life circumstances like a new job or family member.\u003c/p>\n\u003c/div>\n\u003cp>\u003c/p>\u003c/div>","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/11980592/recently-sold-a-home-you-might-get-part-of-your-realtor-fee-back","authors":["byline_news_11980592"],"categories":["news_1758","news_6266","news_8"],"tags":["news_28791","news_1775","news_137","news_33923"],"affiliates":["news_253"],"featImg":"news_11980601","label":"news_253"},"news_11980492":{"type":"posts","id":"news_11980492","meta":{"index":"posts_1591205157","site":"news","id":"11980492","score":null,"sort":[1711139574000]},"guestAuthors":[],"slug":"berkeley-voters-could-face-competing-tenant-protection-measures-in-november","title":"Berkeley Voters Could Face Competing Tenant Protection Measures in November","publishDate":1711139574,"format":"standard","headTitle":"Berkeley Voters Could Face Competing Tenant Protection Measures in November | KQED","labelTerm":{"site":"news"},"content":"\u003cp>Berkeley landlords aim to get a measure on the November ballot that would de-fang the city’s rent board and dedicate more money for rent relief — an initiative that could potentially set the stage for dueling ballot measures between landlord and tenant groups.\u003c/p>\n\u003cp>It’s the latest effort by Bay Area property owners to fight tenant protections at the ballot box. In Concord, a referendum drive is underway to undo the city’s recently adopted rent control plan. A \u003ca href=\"https://www.kqed.org/news/11977071/larkspur-voters-to-decide-future-of-rent-control-in-their-city\">similar referendum\u003c/a> in Larkspur narrowly failed earlier this month.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Krista Gulbransen, executive director, Berkeley Property Owners Association\"]‘I think the voters are ready for a citizens’ initiative like this one. I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.’[/pullquote]Property owners in Berkeley began gathering signatures on Thursday in hopes of putting their own initiative on the ballot that would make sweeping changes to the city’s rent board, modify grounds for evictions, and exempt more properties from the city’s rent stabilization and eviction ordinance. The plan also calls for a rent relief fund for certain tenants who can’t pay, among other changes.\u003c/p>\n\u003cp>“I think the voters are ready for a citizens’ initiative like this one,” said Krista Gulbransen, executive director of the Berkeley Property Owners Association, which is behind the effort. “I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.”\u003c/p>\n\u003cp>The effort follows one from renters’ advocates, who have been collecting signatures since early March for their own measure that would strengthen the city’s tenant protections. In a statement, rent board chair Leah Simon-Weisberg blasted the property owners’ proposal.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos,” Simon-Weisberg said. “Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.”\u003c/p>\n\u003cp>The property owners’ initiative would exempt more owner-occupied properties from the city’s rent stabilization and eviction ordinance, raise the rent cap slightly to 7.1%, and allow landlords to negotiate with tenants for even higher increases in exchange for more services or amenities.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Leah Simon-Weisberg, chair, Berkeley Rent Board\"]‘I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos. Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.’[/pullquote]But perhaps the most substantial of its proposed changes are to the city’s rent board. It would strip the rent board of certain powers, including eliminating its ability to reduce rents in the case of tenant relocation or repairs, determine whether property owners comply with health and safety laws, and intervene as an interested party in lawsuits. It would also eliminate commissioners’ salaries and require the board to be audited every three years.\u003c/p>\n\u003cp>Should the proposal be challenged in court, the city must defend the initiative and protect its proponents from damages.\u003c/p>\n\u003cp>For the rent relief fund proposed in the initiative, Gulbransen said property owners are still reeling from rents lost during the pandemic.\u003c/p>\n\u003cp>“This rent relief fund is critical,” she said. “I have property owners who are still struggling.”\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"news_11977071,news_11970062,news_11975969\"]Gulbransen has \u003ca href=\"https://www.berkeleyside.org/2017/03/31/opinion-berkeley-done-bait-switch-using-housing-funds-buy-new-council-chambers\">criticized city leaders\u003c/a> for misusing money from the measure. The Berkeley Property Owners Association sponsored a competing initiative at the time, Measure DD, that would have implemented a more modest tax increase. Voters rejected that measure \u003ca href=\"https://www.berkeleyside.org/2016/10/12/real-estate-interests-spend-big-in-berkeley-to-defeat-spike-in-rental-tax\">despite landlords spending over $780,000\u003c/a>.\u003c/p>\n\u003cp>The association’s initiative would ensure that a portion of the 2016 tax is dedicated to rent relief, raising an estimated $1.2 million annually and creating a new committee to oversee the program.\u003c/p>\n\u003cp>Berkeley’s current rent relief fund, the \u003ca href=\"https://berkeleyca.gov/community-recreation/affordable-housing-berkeley/housing-retention-program\">Housing Retention Program\u003c/a>, is administered by the Eviction Defense Center. Anne Tamiko Omura, Executive Director of the center, called the program one of the best in the Bay Area.\u003c/p>\n\u003cp>“It has put millions of dollars into landlord pockets and kept hundreds of low-income tenants housed,” she wrote in an email to KQED. “My gut reaction is, ‘If it ain’t broken, don’t fix it.'”\u003c/p>\n\u003cp>Berkeley Rent Board Vice Chair Soli Alpert said he wants to see more money dedicated to the city’s existing rent relief fund, but he’s critical of the association’s proposal, dismissing it as “a distraction.”\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Anne Tamiko Omura, executive director, Eviction Defense Center\"]‘My gut reaction is, ‘If it ain’t broken, don’t fix it.”[/pullquote]“I don’t think the landlords should be in charge of what happens with the landlord tax,” he said. “Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.”\u003c/p>\n\u003cp>Simon-Weisberg and Alpert are the proponents behind another ballot measure, developed and approved by the rent board. It would strengthen existing renter protections by removing an exception for two-unit rentals that were grandfathered into the Berkeley Rent Stabilization Ordinance, subjecting them to both rent control and just-cause protections.\u003c/p>\n\u003cp>The proposed Berkeley Tenant Protection and Right to Organize Act would also establish the right to form tenant associations. With support from 50% plus one occupied units in a complex, tenants could form a union and demand their landlord negotiate over grievances.\u003c/p>\n\u003cp>San Francisco became the first city in the country to pass such \u003ca href=\"https://www.sf.gov/news/new-legislation-tenant-organizing-and-tenant-associations#:~:text=The%20Right%2DTo%2DOrganize%20legislation,surveys)%20to%20ascertain%20interest%20in\">right-to-organize legislation\u003c/a> in 2022.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Soli Alpert, vice chair, Berkeley Rent Board\"]‘I don’t think the landlords should be in charge of what happens with the landlord tax. Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.’[/pullquote]The initiative by the Berkeley Property Owners Association would establish a higher threshold for creating a tenants’ union, requiring two-thirds of occupied rental units to sign on. Owners would have to confer with associations in good faith, but unlike the tenant advocates’ proposal, the rent board wouldn’t have the authority to define the terms of a “good faith” negotiation.\u003c/p>\n\u003cp>The property owners’ proposal also seeks a less restrictive form of eviction protection than what the tenant advocates are seeking. Under the tenants’ plan, renters couldn’t be evicted if they owe less than the equivalent of one month’s fair market rent — an amount determined by the federal Department of Housing and Urban Development.\u003c/p>\n\u003cp>Under the property owners’ proposal, evictions would be prohibited if the tenant owes less than one month of the rent outlined in their lease agreement unless they haven’t paid for more than 90 days, among a few other modifications.\u003c/p>\n\u003cp>Gulbransen said the association added these changes in response to the tenants’ proposed ballot initiative in the hopes that it would entice more voters to support their competing proposal.\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"Landlords and tenant advocates are gathering signatures to put competing rent control and tenant protection measures on the November ballot.","status":"publish","parent":0,"modified":1711141817,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":26,"wordCount":1282},"headData":{"title":"Berkeley Voters Could Face Competing Tenant Protection Measures in November | KQED","description":"Landlords and tenant advocates are gathering signatures to put competing rent control and tenant protection measures on the November ballot.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980492/berkeley-voters-could-face-competing-tenant-protection-measures-in-november","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Berkeley landlords aim to get a measure on the November ballot that would de-fang the city’s rent board and dedicate more money for rent relief — an initiative that could potentially set the stage for dueling ballot measures between landlord and tenant groups.\u003c/p>\n\u003cp>It’s the latest effort by Bay Area property owners to fight tenant protections at the ballot box. In Concord, a referendum drive is underway to undo the city’s recently adopted rent control plan. A \u003ca href=\"https://www.kqed.org/news/11977071/larkspur-voters-to-decide-future-of-rent-control-in-their-city\">similar referendum\u003c/a> in Larkspur narrowly failed earlier this month.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I think the voters are ready for a citizens’ initiative like this one. I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Krista Gulbransen, executive director, Berkeley Property Owners Association","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Property owners in Berkeley began gathering signatures on Thursday in hopes of putting their own initiative on the ballot that would make sweeping changes to the city’s rent board, modify grounds for evictions, and exempt more properties from the city’s rent stabilization and eviction ordinance. The plan also calls for a rent relief fund for certain tenants who can’t pay, among other changes.\u003c/p>\n\u003cp>“I think the voters are ready for a citizens’ initiative like this one,” said Krista Gulbransen, executive director of the Berkeley Property Owners Association, which is behind the effort. “I do believe very strongly that a lot of citizens of Berkeley are pretty fed up with some of the overregulation of the government on small businesses and small property owners.”\u003c/p>\n\u003cp>The effort follows one from renters’ advocates, who have been collecting signatures since early March for their own measure that would strengthen the city’s tenant protections. In a statement, rent board chair Leah Simon-Weisberg blasted the property owners’ proposal.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos,” Simon-Weisberg said. “Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.”\u003c/p>\n\u003cp>The property owners’ initiative would exempt more owner-occupied properties from the city’s rent stabilization and eviction ordinance, raise the rent cap slightly to 7.1%, and allow landlords to negotiate with tenants for even higher increases in exchange for more services or amenities.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I am confident that Berkeley voters will see through the corporate landlords’ strategy of chaos. Time and again, corporate money flows into Berkeley elections, only to be defeated by community organizing and the grassroots.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Leah Simon-Weisberg, chair, Berkeley Rent Board","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>But perhaps the most substantial of its proposed changes are to the city’s rent board. It would strip the rent board of certain powers, including eliminating its ability to reduce rents in the case of tenant relocation or repairs, determine whether property owners comply with health and safety laws, and intervene as an interested party in lawsuits. It would also eliminate commissioners’ salaries and require the board to be audited every three years.\u003c/p>\n\u003cp>Should the proposal be challenged in court, the city must defend the initiative and protect its proponents from damages.\u003c/p>\n\u003cp>For the rent relief fund proposed in the initiative, Gulbransen said property owners are still reeling from rents lost during the pandemic.\u003c/p>\n\u003cp>“This rent relief fund is critical,” she said. “I have property owners who are still struggling.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"Related Stories ","postid":"news_11977071,news_11970062,news_11975969"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Gulbransen has \u003ca href=\"https://www.berkeleyside.org/2017/03/31/opinion-berkeley-done-bait-switch-using-housing-funds-buy-new-council-chambers\">criticized city leaders\u003c/a> for misusing money from the measure. The Berkeley Property Owners Association sponsored a competing initiative at the time, Measure DD, that would have implemented a more modest tax increase. Voters rejected that measure \u003ca href=\"https://www.berkeleyside.org/2016/10/12/real-estate-interests-spend-big-in-berkeley-to-defeat-spike-in-rental-tax\">despite landlords spending over $780,000\u003c/a>.\u003c/p>\n\u003cp>The association’s initiative would ensure that a portion of the 2016 tax is dedicated to rent relief, raising an estimated $1.2 million annually and creating a new committee to oversee the program.\u003c/p>\n\u003cp>Berkeley’s current rent relief fund, the \u003ca href=\"https://berkeleyca.gov/community-recreation/affordable-housing-berkeley/housing-retention-program\">Housing Retention Program\u003c/a>, is administered by the Eviction Defense Center. Anne Tamiko Omura, Executive Director of the center, called the program one of the best in the Bay Area.\u003c/p>\n\u003cp>“It has put millions of dollars into landlord pockets and kept hundreds of low-income tenants housed,” she wrote in an email to KQED. “My gut reaction is, ‘If it ain’t broken, don’t fix it.'”\u003c/p>\n\u003cp>Berkeley Rent Board Vice Chair Soli Alpert said he wants to see more money dedicated to the city’s existing rent relief fund, but he’s critical of the association’s proposal, dismissing it as “a distraction.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘My gut reaction is, ‘If it ain’t broken, don’t fix it.”","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Anne Tamiko Omura, executive director, Eviction Defense Center","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“I don’t think the landlords should be in charge of what happens with the landlord tax,” he said. “Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.”\u003c/p>\n\u003cp>Simon-Weisberg and Alpert are the proponents behind another ballot measure, developed and approved by the rent board. It would strengthen existing renter protections by removing an exception for two-unit rentals that were grandfathered into the Berkeley Rent Stabilization Ordinance, subjecting them to both rent control and just-cause protections.\u003c/p>\n\u003cp>The proposed Berkeley Tenant Protection and Right to Organize Act would also establish the right to form tenant associations. With support from 50% plus one occupied units in a complex, tenants could form a union and demand their landlord negotiate over grievances.\u003c/p>\n\u003cp>San Francisco became the first city in the country to pass such \u003ca href=\"https://www.sf.gov/news/new-legislation-tenant-organizing-and-tenant-associations#:~:text=The%20Right%2DTo%2DOrganize%20legislation,surveys)%20to%20ascertain%20interest%20in\">right-to-organize legislation\u003c/a> in 2022.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘I don’t think the landlords should be in charge of what happens with the landlord tax. Pardon me if I don’t think that landlords have the best interests of tenants in mind when they’re talking about the use of these funds.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Soli Alpert, vice chair, Berkeley Rent Board","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>The initiative by the Berkeley Property Owners Association would establish a higher threshold for creating a tenants’ union, requiring two-thirds of occupied rental units to sign on. Owners would have to confer with associations in good faith, but unlike the tenant advocates’ proposal, the rent board wouldn’t have the authority to define the terms of a “good faith” negotiation.\u003c/p>\n\u003cp>The property owners’ proposal also seeks a less restrictive form of eviction protection than what the tenant advocates are seeking. Under the tenants’ plan, renters couldn’t be evicted if they owe less than the equivalent of one month’s fair market rent — an amount determined by the federal Department of Housing and Urban Development.\u003c/p>\n\u003cp>Under the property owners’ proposal, evictions would be prohibited if the tenant owes less than one month of the rent outlined in their lease agreement unless they haven’t paid for more than 90 days, among a few other modifications.\u003c/p>\n\u003cp>Gulbransen said the association added these changes in response to the tenants’ proposed ballot initiative in the hopes that it would entice more voters to support their competing proposal.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"floatright"},"numeric":["floatright"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980492/berkeley-voters-could-face-competing-tenant-protection-measures-in-november","authors":["11276"],"categories":["news_6266","news_8"],"tags":["news_33470","news_3921","news_129","news_33922","news_21883","news_27626","news_1775","news_27208","news_3924","news_29083","news_33663"],"featImg":"news_11980500","label":"news"},"news_11980415":{"type":"posts","id":"news_11980415","meta":{"index":"posts_1591205157","site":"news","id":"11980415","score":null,"sort":[1711063855000]},"guestAuthors":[],"slug":"newsom-celebrates-proposition-1-victory-after-sleepless-weeks","title":"Newsom Celebrates Proposition 1 Victory After 'Sleepless Weeks'","publishDate":1711063855,"format":"standard","headTitle":"Newsom Celebrates Proposition 1 Victory After ‘Sleepless Weeks’ | KQED","labelTerm":{"site":"news"},"content":"\u003cp>Gov. Gavin Newsom celebrated the passage of Proposition 1 on Thursday after his ambitious proposal to reshape care for Californians grappling with behavioral health issues and homelessness won narrow approval from voters following more than two weeks of vote counting.\u003c/p>\n\u003cp>“Change has its enemies, change is tough, change is hard,” Newsom said at a press conference in Los Angeles. “These have been a few long weeks, sleepless weeks.”\u003c/p>\n\u003cp>The measure authorizes the state to borrow nearly $6.4 billion to build residential treatment facilities and affordable apartments while also earmarking a greater share of future mental health dollars for housing.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"California Gov. Gavin Newsom\"]‘Change has its enemies, change is tough, change is hard. These have been a few long weeks, sleepless weeks.’[/pullquote]After breathing a sigh of relief that Proposition 1 was able to survive an unfriendly primary electorate, Newsom aimed much of his remarks at the county governments who will be tasked with implementing many of the measure’s provisions. The governor acknowledged his legacy would hinge in part on the rollout of the measure and related programs at the intersection of behavioral health and homelessness.\u003c/p>\n\u003cp>“I’ve got three more years here, roughly, to prove that we can make a dent in this,” Newsom said.\u003c/p>\n\u003cp>The \u003cem>Associated Press\u003c/em> called Proposition 1’s victory late Wednesday. The measure currently leads by just under 30,000 votes — out of more than 7 million ballots cast.\u003c/p>\n\u003cp>A broad bipartisan coalition backed Proposition 1, and supporters vastly outspent a mostly volunteer group of opponents. However, the low turnout in the primary resulted in an electorate that skewed conservative. These voters may have looked askance at the billions in borrowing that the measure proposed, political strategist Marva Diaz said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“They had an uphill climb here with — there’s a budget deficit, prices are pretty high right now for families and we’re asking them to then say yes on a bond,” said Diaz, the owner and publisher of the California Target Book. “That perfect storm just made it very, very difficult but they ended up pulling it off and it passed.”\u003c/p>\n\u003cp>Diaz also pointed to the measure’s complexity: In addition to the bond, Proposition 1 will rework the Mental Health Services Act, in part by expanding services to Californians with substance use challenges and setting aside 30% of the act’s revenue for housing.\u003c/p>\n\u003cp>[aside label=\"Related Stories\" postID=\"news_11980236,news_11979822,news_11977998\"]“It’s always easier to run a ballot measure that is extremely simple and clear to voters,” she said. “The more they have to research, the more they have to unpack, the more they have to figure out themselves, the harder it is to get them to vote yes.”\u003c/p>\n\u003cp>On Thursday, Newsom said voters may have been skeptical that the housing promised by Proposition 1 would be built quickly, citing the slow rollout of previous state bonds. But the governor pointed to language in the measure that will allow projects to skip environmental review.\u003c/p>\n\u003cp>“We’re going to start putting out notices for funding availability in just a matter of months, the first ones come out in October,” Newsom said. “That’s unprecedented in California history.”\u003c/p>\n\u003cp>With funding secured, Newsom turned his attention to California’s county governments, who will largely be tasked with implementing the new behavioral health law.\u003c/p>\n\u003cp>“We’ve done our job, now the cities and counties need to step up,” Newsom said.\u003c/p>\n\u003cp>Many of those same counties opposed Proposition 1, fearing that the new focus on housing would reduce funding for the counseling, screening and preventative programs that counties currently bankroll.\u003c/p>\n\u003cp>Michelle Doty Cabrera, executive director of the County Behavioral Health Directors Association, applauded the new investments in housing but said, “Such a massive shift in our behavioral health care system will take time.”\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Paul Simmons, 'no' campaign leader and former executive director, Depression and Bipolar Support Alliance California\"]‘We’re going to try to hold [the Newsom administration’s] feet to the fire to make sure that things aren’t cut or that they have to own up to the cuts that are made.’[/pullquote]“Adding new focus and requirements to fund housing placements and substance use disorder services from a source of funding previously dedicated to mental health services will require counties to work in partnership with the state and local communities to identify solutions for the legacy mental health programs currently funded through the MHSA,” Cabrera said in a statement.\u003c/p>\n\u003cp>Leaders of the campaign against Proposition 1 said they were now bracing for cuts to existing mental health programs, particularly support networks led by Californians with lived experience with behavioral health challenges.\u003c/p>\n\u003cp>“Anything that says ‘peer’ next to it is endangered,” said Paul Simmons, a leader of the no campaign and former executive director of Depression and Bipolar Support Alliance California.\u003c/p>\n\u003cp>“We’re going to try to hold [the Newsom administration’s] feet to the fire to make sure that things aren’t cut or that they have to own up to the cuts that are made,” Simmons said.\u003c/p>\n\u003cp>\u003c/p>\n","blocks":[],"excerpt":"Governor challenges California counties to implement historic bond and changes to mental health funding.","status":"publish","parent":0,"modified":1711125097,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":22,"wordCount":906},"headData":{"title":"Newsom Celebrates Proposition 1 Victory After 'Sleepless Weeks' | KQED","description":"Governor challenges California counties to implement historic bond and changes to mental health funding.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980415/newsom-celebrates-proposition-1-victory-after-sleepless-weeks","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Gov. Gavin Newsom celebrated the passage of Proposition 1 on Thursday after his ambitious proposal to reshape care for Californians grappling with behavioral health issues and homelessness won narrow approval from voters following more than two weeks of vote counting.\u003c/p>\n\u003cp>“Change has its enemies, change is tough, change is hard,” Newsom said at a press conference in Los Angeles. “These have been a few long weeks, sleepless weeks.”\u003c/p>\n\u003cp>The measure authorizes the state to borrow nearly $6.4 billion to build residential treatment facilities and affordable apartments while also earmarking a greater share of future mental health dollars for housing.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘Change has its enemies, change is tough, change is hard. These have been a few long weeks, sleepless weeks.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"California Gov. Gavin Newsom","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>After breathing a sigh of relief that Proposition 1 was able to survive an unfriendly primary electorate, Newsom aimed much of his remarks at the county governments who will be tasked with implementing many of the measure’s provisions. The governor acknowledged his legacy would hinge in part on the rollout of the measure and related programs at the intersection of behavioral health and homelessness.\u003c/p>\n\u003cp>“I’ve got three more years here, roughly, to prove that we can make a dent in this,” Newsom said.\u003c/p>\n\u003cp>The \u003cem>Associated Press\u003c/em> called Proposition 1’s victory late Wednesday. The measure currently leads by just under 30,000 votes — out of more than 7 million ballots cast.\u003c/p>\n\u003cp>A broad bipartisan coalition backed Proposition 1, and supporters vastly outspent a mostly volunteer group of opponents. However, the low turnout in the primary resulted in an electorate that skewed conservative. These voters may have looked askance at the billions in borrowing that the measure proposed, political strategist Marva Diaz said.\u003c/p>\n\u003cp>\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>“They had an uphill climb here with — there’s a budget deficit, prices are pretty high right now for families and we’re asking them to then say yes on a bond,” said Diaz, the owner and publisher of the California Target Book. “That perfect storm just made it very, very difficult but they ended up pulling it off and it passed.”\u003c/p>\n\u003cp>Diaz also pointed to the measure’s complexity: In addition to the bond, Proposition 1 will rework the Mental Health Services Act, in part by expanding services to Californians with substance use challenges and setting aside 30% of the act’s revenue for housing.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"aside","attributes":{"named":{"label":"Related Stories ","postid":"news_11980236,news_11979822,news_11977998"},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“It’s always easier to run a ballot measure that is extremely simple and clear to voters,” she said. “The more they have to research, the more they have to unpack, the more they have to figure out themselves, the harder it is to get them to vote yes.”\u003c/p>\n\u003cp>On Thursday, Newsom said voters may have been skeptical that the housing promised by Proposition 1 would be built quickly, citing the slow rollout of previous state bonds. But the governor pointed to language in the measure that will allow projects to skip environmental review.\u003c/p>\n\u003cp>“We’re going to start putting out notices for funding availability in just a matter of months, the first ones come out in October,” Newsom said. “That’s unprecedented in California history.”\u003c/p>\n\u003cp>With funding secured, Newsom turned his attention to California’s county governments, who will largely be tasked with implementing the new behavioral health law.\u003c/p>\n\u003cp>“We’ve done our job, now the cities and counties need to step up,” Newsom said.\u003c/p>\n\u003cp>Many of those same counties opposed Proposition 1, fearing that the new focus on housing would reduce funding for the counseling, screening and preventative programs that counties currently bankroll.\u003c/p>\n\u003cp>Michelle Doty Cabrera, executive director of the County Behavioral Health Directors Association, applauded the new investments in housing but said, “Such a massive shift in our behavioral health care system will take time.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘We’re going to try to hold [the Newsom administration’s] feet to the fire to make sure that things aren’t cut or that they have to own up to the cuts that are made.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Paul Simmons, 'no' campaign leader and former executive director, Depression and Bipolar Support Alliance California","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“Adding new focus and requirements to fund housing placements and substance use disorder services from a source of funding previously dedicated to mental health services will require counties to work in partnership with the state and local communities to identify solutions for the legacy mental health programs currently funded through the MHSA,” Cabrera said in a statement.\u003c/p>\n\u003cp>Leaders of the campaign against Proposition 1 said they were now bracing for cuts to existing mental health programs, particularly support networks led by Californians with lived experience with behavioral health challenges.\u003c/p>\n\u003cp>“Anything that says ‘peer’ next to it is endangered,” said Paul Simmons, a leader of the no campaign and former executive director of Depression and Bipolar Support Alliance California.\u003c/p>\n\u003cp>“We’re going to try to hold [the Newsom administration’s] feet to the fire to make sure that things aren’t cut or that they have to own up to the cuts that are made,” Simmons said.\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980415/newsom-celebrates-proposition-1-victory-after-sleepless-weeks","authors":["227"],"categories":["news_8"],"tags":["news_6317","news_32839","news_16","news_4020","news_1775","news_2109","news_17968","news_17101"],"featImg":"news_11980424","label":"news"},"news_11980019":{"type":"posts","id":"news_11980019","meta":{"index":"posts_1591205157","site":"news","id":"11980019","score":null,"sort":[1710932425000]},"guestAuthors":[],"slug":"national-association-realtors-class-action-lawsuit-buy-sell-house-california-is-about-to-change-heres-how","title":"Buying and Selling a Home in California Is About to Change: Here's How","publishDate":1710932425,"format":"standard","headTitle":"Buying and Selling a Home in California Is About to Change: Here’s How | KQED","labelTerm":{"site":"news"},"content":"\u003cp>The National Association of Realtors, one of the most powerful real estate groups in the country, announced on Friday it would settle a major class-action lawsuit that had accused the group of artificially inflating the commissions its agents make in home sales.\u003c/p>\n\u003cp>In 2021, Americans collectively paid real estate agents around \u003ca href=\"https://www.bloomberg.com/news/articles/2021-07-09/real-estate-agents-eye-record-100-billion-as-home-sales-boom?embedded-checkout=true\">$100 billion in commissions\u003c/a>. But that’s expected to go down by an estimated 20%–50% if a court approves the settlement agreement, Steve Berman, a managing partner at Hagens Berman, which represented the plaintiffs, said in \u003ca href=\"https://www.hbsslaw.com/cases/real-estate-broker-commissions-antitrust\">a statement\u003c/a>.\u003c/p>\n\u003cp>“This is a seismic shift in the real estate market,” he said.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Nykia Wright, interim CEO, NAR\"]‘It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible. This settlement achieves both of those goals.’[/pullquote]Without admitting wrongdoing, the association said it would pay $418 million over approximately four years. It also gave up its right to appeal and agreed to change its practices around setting commissions.\u003c/p>\n\u003cp>“It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible,” Nykia Wright, interim CEO of the NAR, said in \u003ca href=\"https://www.nar.realtor/newsroom/nar-reaches-agreement-to-resolve-nationwide-claims-brought-by-home-sellers\">a statement\u003c/a>. “This settlement achieves both of those goals.”\u003c/p>\n\u003cp>For people looking to buy or sell a home, here’s what this settlement means:\u003c/p>\n\u003ch2>\u003cstrong>How do real estate agents get their commissions today? \u003c/strong>\u003c/h2>\n\u003cp>Imagine you’re on Zillow or Redfin, looking to buy a home. You see the list price for a home, but what you might not realize is that the commission for both the buyer’s and seller’s agents is baked into that price.\u003c/p>\n\u003cp>In the 1990s, the National Association of Realtors made it mandatory to publish in the home listing how much agents stand to make from a sale. While there isn’t a set rule for how much the commission should be, it became industry practice to set it around 5%–6%.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>The lawsuit, filed in April 2019 by a group of home sellers in Missouri, argued the rule encouraged realtors to steer their clients away from homes with a lower commission and toward more expensive ones — where they could make a larger profit. It also meant home buyers and sellers were sometimes unaware of how the commission rates were set, discouraging them from negotiating that rate.\u003c/p>\n\u003ch2>\u003cstrong>How does the proposed settlement change things? \u003c/strong>\u003c/h2>\n\u003cp>The settlement agreement, slated to go into effect in mid-July, would no longer allow agents to publish the commission in the listing. That rate would be set during negotiations.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Ted Tozer, fellow, Urban Institute\"]‘What the lawsuit was all about was that the sellers felt like they should have more control. I should have the ability to have a say in what I’m paying.’[/pullquote]Previously, the buyer’s and seller’s agents would split the commission, but now, the buyer and seller will both be responsible for paying their respective agents.\u003c/p>\n\u003cp>“What the settlement does is [it] enables both the buyer and the seller to negotiate with the broker upfront of what level of service they want and what their fees are going to be,” said Ted Tozer, a fellow at the Urban Institute, who specializes in housing finance. “I think, in the long run, this is very positive.”\u003c/p>\n\u003ch2>\u003cstrong>How will the world of real estate change? \u003c/strong>\u003c/h2>\n\u003cp>Likely, quite a bit.\u003c/p>\n\u003cp>Because commission rates can’t be set up front, realtors will have to compete for business and may offer lower rates to their clients. But it could also mean bad news for part-time realtors, who have otherwise relied on that 5%–6% commission as an occasional income.\u003c/p>\n\u003cp>“If you’re a realtor and you only sell a couple houses a month, you’re going to have a tough time making it,” Tozer said. “You will probably have less realtors in numbers, but the ones that are doing business are probably going to be more effective at what they’re doing because they’ll have to make it a full-time job.”\u003c/p>\n\u003ch2>\u003cstrong>What does all this mean for me, a home buyer or seller? \u003c/strong>\u003c/h2>\n\u003cp>Firstly, because this is a class-action lawsuit, some home sellers might be entitled to compensation. But it doesn’t include California. It only pertains to metro areas in Arizona, Colorado, Florida, Nevada, North Carolina, Ohio, Texas, Utah, Minnesota, Pennsylvania, Virginia and Washington, D.C.\u003c/p>\n\u003cp>That said, the proposed settlement will likely empower home buyers and sellers to negotiate the commission rate with their agents.\u003c/p>\n\u003cp>“What the lawsuit was all about was that the sellers felt like they should have more control,” Tozer said. “I should have the ability to have a say in what I’m paying.”\u003c/p>\n\u003cp>\u003c/p>\n","blocks":[],"excerpt":"National Association of Realtors, one of the nation's largest real estate groups, has announced they’re settling a major antitrust lawsuit. What does that mean for homebuyers and sellers? ","status":"publish","parent":0,"modified":1710952495,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":20,"wordCount":840},"headData":{"title":"Buying and Selling a Home in California Is About to Change: Here's How | KQED","description":"National Association of Realtors, one of the nation's largest real estate groups, has announced they’re settling a major antitrust lawsuit. What does that mean for homebuyers and sellers? ","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"excludeFromSiteSearch":"Include","articleAge":"0","path":"/news/11980019/national-association-realtors-class-action-lawsuit-buy-sell-house-california-is-about-to-change-heres-how","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>The National Association of Realtors, one of the most powerful real estate groups in the country, announced on Friday it would settle a major class-action lawsuit that had accused the group of artificially inflating the commissions its agents make in home sales.\u003c/p>\n\u003cp>In 2021, Americans collectively paid real estate agents around \u003ca href=\"https://www.bloomberg.com/news/articles/2021-07-09/real-estate-agents-eye-record-100-billion-as-home-sales-boom?embedded-checkout=true\">$100 billion in commissions\u003c/a>. But that’s expected to go down by an estimated 20%–50% if a court approves the settlement agreement, Steve Berman, a managing partner at Hagens Berman, which represented the plaintiffs, said in \u003ca href=\"https://www.hbsslaw.com/cases/real-estate-broker-commissions-antitrust\">a statement\u003c/a>.\u003c/p>\n\u003cp>“This is a seismic shift in the real estate market,” he said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible. This settlement achieves both of those goals.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Nykia Wright, interim CEO, NAR","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Without admitting wrongdoing, the association said it would pay $418 million over approximately four years. It also gave up its right to appeal and agreed to change its practices around setting commissions.\u003c/p>\n\u003cp>“It has always been our goal to preserve consumer choice and protect our members to the greatest extent possible,” Nykia Wright, interim CEO of the NAR, said in \u003ca href=\"https://www.nar.realtor/newsroom/nar-reaches-agreement-to-resolve-nationwide-claims-brought-by-home-sellers\">a statement\u003c/a>. “This settlement achieves both of those goals.”\u003c/p>\n\u003cp>For people looking to buy or sell a home, here’s what this settlement means:\u003c/p>\n\u003ch2>\u003cstrong>How do real estate agents get their commissions today? \u003c/strong>\u003c/h2>\n\u003cp>Imagine you’re on Zillow or Redfin, looking to buy a home. You see the list price for a home, but what you might not realize is that the commission for both the buyer’s and seller’s agents is baked into that price.\u003c/p>\n\u003cp>In the 1990s, the National Association of Realtors made it mandatory to publish in the home listing how much agents stand to make from a sale. While there isn’t a set rule for how much the commission should be, it became industry practice to set it around 5%–6%.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","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 lawsuit, filed in April 2019 by a group of home sellers in Missouri, argued the rule encouraged realtors to steer their clients away from homes with a lower commission and toward more expensive ones — where they could make a larger profit. It also meant home buyers and sellers were sometimes unaware of how the commission rates were set, discouraging them from negotiating that rate.\u003c/p>\n\u003ch2>\u003cstrong>How does the proposed settlement change things? \u003c/strong>\u003c/h2>\n\u003cp>The settlement agreement, slated to go into effect in mid-July, would no longer allow agents to publish the commission in the listing. That rate would be set during negotiations.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘What the lawsuit was all about was that the sellers felt like they should have more control. I should have the ability to have a say in what I’m paying.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Ted Tozer, fellow, Urban Institute","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>Previously, the buyer’s and seller’s agents would split the commission, but now, the buyer and seller will both be responsible for paying their respective agents.\u003c/p>\n\u003cp>“What the settlement does is [it] enables both the buyer and the seller to negotiate with the broker upfront of what level of service they want and what their fees are going to be,” said Ted Tozer, a fellow at the Urban Institute, who specializes in housing finance. “I think, in the long run, this is very positive.”\u003c/p>\n\u003ch2>\u003cstrong>How will the world of real estate change? \u003c/strong>\u003c/h2>\n\u003cp>Likely, quite a bit.\u003c/p>\n\u003cp>Because commission rates can’t be set up front, realtors will have to compete for business and may offer lower rates to their clients. But it could also mean bad news for part-time realtors, who have otherwise relied on that 5%–6% commission as an occasional income.\u003c/p>\n\u003cp>“If you’re a realtor and you only sell a couple houses a month, you’re going to have a tough time making it,” Tozer said. “You will probably have less realtors in numbers, but the ones that are doing business are probably going to be more effective at what they’re doing because they’ll have to make it a full-time job.”\u003c/p>\n\u003ch2>\u003cstrong>What does all this mean for me, a home buyer or seller? \u003c/strong>\u003c/h2>\n\u003cp>Firstly, because this is a class-action lawsuit, some home sellers might be entitled to compensation. But it doesn’t include California. It only pertains to metro areas in Arizona, Colorado, Florida, Nevada, North Carolina, Ohio, Texas, Utah, Minnesota, Pennsylvania, Virginia and Washington, D.C.\u003c/p>\n\u003cp>That said, the proposed settlement will likely empower home buyers and sellers to negotiate the commission rate with their agents.\u003c/p>\n\u003cp>“What the lawsuit was all about was that the sellers felt like they should have more control,” Tozer said. “I should have the ability to have a say in what I’m paying.”\u003c/p>\n\u003cp>\u003c/p>\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/11980019/national-association-realtors-class-action-lawsuit-buy-sell-house-california-is-about-to-change-heres-how","authors":["11672"],"categories":["news_6266","news_6188","news_8"],"tags":["news_27626","news_1775","news_137"],"featImg":"news_11980080","label":"news"},"news_11979610":{"type":"posts","id":"news_11979610","meta":{"index":"posts_1591205157","site":"news","id":"11979610","score":null,"sort":[1710594054000]},"guestAuthors":[],"slug":"after-the-fires-a-maui-community-creates-a-land-trust-to-keep-homes-in-local-hands","title":"After the Fires, a Maui Community Creates a Land Trust to Keep Homes in Local Hands","publishDate":1710594054,"format":"standard","headTitle":"After the Fires, a Maui Community Creates a Land Trust to Keep Homes in Local Hands | KQED","labelTerm":{"term":253,"site":"news"},"content":"\u003cp>Several months after Mikey Burke’s house burned down in Lahaina, her husband got a text message out of the blue. It was an offer to buy their property with no inspections.\u003c/p>\n\u003cp>“He’s gotten a couple of those,” Burke says. “Fighting against speculators and large developers coming in is nothing new for us, but we’ve never had it where it’s been this important to our very being as this community.”\u003c/p>\n\u003cp>Burke and her family are among hundreds in Lahaina who are navigating the long and arduous process of rebuilding. More than seven months after the wildfire that took 101 lives, hundreds of properties are still covered in piles of debris.\u003c/p>\n\u003cp>Some fire survivors have \u003ca href=\"https://www.npr.org/2024/02/19/1231191740/maui-fire-survivors-struggle-to-find-long-term-housing-half-a-year-after-the-bla\">moved into rental properties outside Lahaina\u003c/a>. Others are finding new jobs or schools elsewhere on Maui or in the continental U.S. \u003ca href=\"https://www.npr.org/2023/08/23/1195387894/lahaina-residents-worry-developers-will-scoop-up-land-after-the-recent-wildfires#:~:text=Transcript-,NPR's%20Leila%20Fadel%20talks%20to%20Tiare%20Lawrence%2C%20who%20belongs%20to,land%20after%20the%20recent%20wildfires.\">Many Lahaina residents worry\u003c/a> that developers will buy up properties as they become available, changing the makeup of a community that was once the historic capital of the Hawaiian Kingdom.\u003c/p>\n\u003cp>“If we have enough of that happening, the village we grew up in is not going to be the village that we want to raise our kids in,” Burke says. “This community is so important to who we are.”\u003c/p>\n\u003cfigure id=\"attachment_11979614\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979614\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1704\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-1536x1023.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-2048x1363.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-1920x1278.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">West Maui is a center of the tourism industry, raising concerns in the community that developers will buy properties destroyed in the fire as they come up for sale. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Now, some community members are \u003ca href=\"https://lahainacommunitylandtrust.org/\">working on a way to buy properties\u003c/a> so they can remain affordable and available to local residents. It’s a nonprofit community land trust modeled after ones \u003ca href=\"https://www.npr.org/2023/04/09/1168839399/community-land-trusts-are-providing-a-solution-to-gentrification\">used around the country for affordable housing.\u003c/a> Land trusts purchase properties and then sell or rent the houses. When the homes are for purchase, the trust keeps ownership of the land they’re built on, so the overall sale price is less than comparable homes.\u003c/p>\n\u003cp>Community land trusts have emerged in a handful of other places recovering from disasters, like \u003ca href=\"https://nextcity.org/urbanist-news/community-land-trusts-are-building-disaster-resilient-neighborhoods\">Houston\u003c/a> and the \u003ca href=\"https://www.wlrn.org/news/2018-08-16/in-post-irma-keys-one-tiny-new-home-is-cause-for-major-celebration\">Florida Keys\u003c/a> after both places were hit by hurricanes. The challenge is mobilizing financial resources in time to purchase properties in the crucial years post-disaster when properties go up for sale.\u003c/p>\n\u003cp>“The number of units destroyed that are housing people affordably always outnumbers the amount that you rebuild,” says Steve Kirk, president of Rural Communities, an affordable housing nonprofit affiliated with the \u003ca href=\"https://www.affordablekeys.org/\">Florida Keys Community Land Trust\u003c/a>. “There are individuals and corporations with strike capital that can step into that void and acquire that land.”\u003c/p>\n\u003cfigure id=\"attachment_11979616\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979616\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"845\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-800x264.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-1020x337.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-1536x507.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-2048x676.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-1920x634.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Maui’s striking volcano and scenic beaches are a major draw for tourists. Half of all condo sales on the island are to out-of-state buyers. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>Challenges to rebuilding\u003c/h2>\n\u003cp>Life is still in upheaval for Burke and her family. For months after the fire, her family of four kids and four dogs lived in two hotel rooms. Recently, they moved into a longer-term rental north of Lahaina. Her kids go to a Hawaiian language immersion school right next to the burn zone, so all four are doing distance learning by computer from home.\u003c/p>\n\u003cp>They’re still grappling with memories from the day of the fire. As the smoke approached their house, Burke loaded the kids into the car. But the traffic was at a standstill in the rush to evacuate Lahaina. They watched as the flames kept getting closer.\u003c/p>\n\u003cp>“I was telling the kids: if mommy opens the door, you run straight and you run to the ocean,” she says. “I will never forget that feeling because I didn’t know if it was OK.”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Their house was destroyed. The burned debris is still awaiting removal, like hundreds of other properties in Lahaina. But Burke’s family is already navigating the rebuilding process. Burke says they received a dollar estimate for what their insurance company will pay them, but they’re not sure if it will be enough to cover the cost of rebuilding with contractors in such high demand.\u003c/p>\n\u003cp>“Of course in August, everyone was like: yeah, we’re going to rebuild,” Burke says. “But now, we’re looking at the actual money we have to rebuild and have to make a decision. Do we rebuild? What can we even rebuild? Or do we sell?”\u003c/p>\n\u003cp>She’s heard from others from Lahaina going through the same struggle. Some who are older may not be up for the long rebuilding process. Some are underinsured and won’t have enough to rebuild what they had. Burke says she’s determined to stay, but concern is high that the community she grew up in will be forever altered.\u003c/p>\n\u003cfigure id=\"attachment_11979617\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979617\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1704\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-1536x1023.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-2048x1363.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-1920x1278.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Over 7 months after the fire, most properties that were burned in Lahaina are still covered with debris. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>‘Selling in, instead of selling out’\u003c/h2>\n\u003cp>Keeping the community together was on Burke’s mind when she ran into two people working on a potential way to help: Carolyn Auweloa and Autumn Ness. Having worked on housing policy, Ness and Auweloa were aware of the community land trust model and decided to start one for Lahaina. The goal of land trusts is to keep housing affordable in the long term since the buyer agrees to sell the home at a restricted price whenever they choose to sell.\u003c/p>\n\u003cfigure id=\"attachment_11979618\" class=\"wp-caption alignright\" style=\"max-width: 1000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979618\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy.jpg\" alt=\"\" width=\"1000\" height=\"1501\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy.jpg 1000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy-800x1201.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy-160x240.jpg 160w\" sizes=\"(max-width: 1000px) 100vw, 1000px\">\u003cfigcaption class=\"wp-caption-text\">Autumn Ness, who has worked on housing and local food policy on Maui, says the land trust would be led by the Lahaina community as it re-envisions its future. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca href=\"https://cltweb.org/clt-directory/\">Dozens of community land trusts\u003c/a> have been established around the country to boost the affordable housing supply. As climate-driven disasters have taken a bigger and bigger toll, land trusts are getting new attention.\u003c/p>\n\u003cp>Ness says the wildfires only increased the already-existing pressure on Maui’s housing market. With its stunning ocean views and rich history, Lahaina was a tourism hotspot. Short-term rentals, driven by Airbnb and VRBO, \u003ca href=\"https://uhero.hawaii.edu/wp-content/uploads/2023/06/TheHawaiiHousingFactbook.pdf\">made up 40% of the total housing supply (PDF)\u003c/a> in Lahaina’s zip code. And in Maui County more broadly, half of all condominium sales \u003ca href=\"https://uhero.hawaii.edu/wp-content/uploads/2023/06/TheHawaiiHousingFactbook.pdf\">are to out-of-state buyers (PDF)\u003c/a>.\u003c/p>\n\u003cp>“We’ve seen Lahaina be sold to investors parcel by parcel over the last couple of generations, so it was just like: oh my god, we’re super vulnerable,” Ness says.\u003c/p>\n\u003cp>The \u003ca href=\"https://lahainacommunitylandtrust.org/\">Lahaina Community Land Trust\u003c/a>, as they’ve named it, is still in the early stages and is starting to raise money through donations. Ness says it could do more than just build housing. They could buy some properties that are of cultural value to Native Hawaiians and preserve them for the community. They could buy other properties at risk of being flooded by sea level rise and not build on them at all.\u003c/p>\n\u003cp>[pullquote align=\"right\" size=\"medium\" citation=\"Autumn Ness\"]‘We’ve seen Lahaina be sold to investors parcel by parcel over the last couple of generations, so it was just like: oh my god, we’re super vulnerable.’[/pullquote]“People talk about the land trust as a way to sell in, instead of selling out,” Ness says. “If you have to sell — not your fault, no judgment. How can we make sure you have what you need and the land stays in the highest and best interest of the community?”\u003c/p>\n\u003cp>Burke decided to join the effort to develop the land trust, which she says will hopefully lessen the pain for neighbors who choose to leave Lahaina.\u003c/p>\n\u003cp>“We know we can’t save every parcel that’s gonna come up to be sold,” Burke says. “But if we’re an option on somebody’s table so if they have to walk away, they can do it in good conscience, that’s all we’re there for.”\u003c/p>\n\u003ch2>Land trusts are growing after disasters\u003c/h2>\n\u003cp>When hurricanes, floods and wildfires destroy housing, the ensuing upheaval can permanently shift the makeup of a community. In the wake of Hurricane Katrina, which hit New Orleans in 2005, \u003ca href=\"https://www.riskproject.org/wp-content/uploads/2019/02/Graif_Popul_Environ_2016.pdf\">a third of displaced residents (PDF)\u003c/a> still had not returned after three years, and lower-income residents were the most vulnerable to being displaced. Neighborhoods damaged by flooding \u003ca href=\"https://journals.sagepub.com/doi/abs/10.1177/0042098018800445?journalCode=usja\">were also more likely to experience gentrification\u003c/a>.\u003c/p>\n\u003cp>After Hurricane Irma hit the Florida Keys in 2017, the Florida Keys Community Land Trust was established. Like in Lahaina, land values are high there, driven by tourism and restrictions on development.\u003c/p>\n\u003cp>“Vacation rentals command so much money that even in the absence of any storm, we are losing service worker housing on a month-to-month basis,” says Kirk, who works on the land trust as well as affordable housing around Florida.\u003c/p>\n\u003cfigure id=\"attachment_11979619\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979619\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"845\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-800x264.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-1020x337.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-1536x507.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-2048x676.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-1920x634.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Community land trusts are used widely around the US, but have only recently started in communities hit by disasters like wildfires and hurricanes. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The trust built 31 affordable units on property that went up for sale after the hurricane. It began with a private donation, but the trust eventually secured a \u003ca href=\"https://www.hud.gov/program_offices/comm_planning/cdbg-dr\">federal grant earmarked for disaster recovery\u003c/a>. Kirk says securing funding quickly is key since many properties are put up for sale within just a few years of a disaster.\u003c/p>\n\u003cp>“Public funding is really a necessity in order to preserve land in the aftermath of a disaster, particularly in an affluent location,” Kirk says. “Because in the absence of that, market conditions will cause speculators and others to step into that land and end up serving a completely different income level.”\u003c/p>\n\u003cp>In Lahaina, Burke says organizers aren’t sure how many properties the land trust might be able to buy, but they hope to start within the next six months.\u003c/p>\n\u003cp>“I don’t think we’re at a place where we can’t come back and still make this a beautiful, vibrant community,” Burke says. “We’re gonna need help and we’re going to continue to need help for years.”\u003c/p>\n\u003cp>[ad floatright]\u003c/p>\n","blocks":[],"excerpt":"To ward off speculators and developers, the people of Lahaina have created a nonprofit land trust to keep their community together and rebuild after the devastating fires last year.","status":"publish","parent":0,"modified":1710550853,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":31,"wordCount":1737},"headData":{"title":"After the Fires, a Maui Community Creates a Land Trust to Keep Homes in Local Hands | KQED","description":"To ward off speculators and developers, the people of Lahaina have created a nonprofit land trust to keep their community together and rebuild after the devastating fires last year.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"sticky":false,"nprByline":"\u003ca href=\"https://www.npr.org/people/803934365/lauren-sommer\">Lauren Sommer\u003c/a>","excludeFromSiteSearch":"Include","showOnAuthorArchivePages":"No","articleAge":"0","path":"/news/11979610/after-the-fires-a-maui-community-creates-a-land-trust-to-keep-homes-in-local-hands","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>Several months after Mikey Burke’s house burned down in Lahaina, her husband got a text message out of the blue. It was an offer to buy their property with no inspections.\u003c/p>\n\u003cp>“He’s gotten a couple of those,” Burke says. “Fighting against speculators and large developers coming in is nothing new for us, but we’ve never had it where it’s been this important to our very being as this community.”\u003c/p>\n\u003cp>Burke and her family are among hundreds in Lahaina who are navigating the long and arduous process of rebuilding. More than seven months after the wildfire that took 101 lives, hundreds of properties are still covered in piles of debris.\u003c/p>\n\u003cp>Some fire survivors have \u003ca href=\"https://www.npr.org/2024/02/19/1231191740/maui-fire-survivors-struggle-to-find-long-term-housing-half-a-year-after-the-bla\">moved into rental properties outside Lahaina\u003c/a>. Others are finding new jobs or schools elsewhere on Maui or in the continental U.S. \u003ca href=\"https://www.npr.org/2023/08/23/1195387894/lahaina-residents-worry-developers-will-scoop-up-land-after-the-recent-wildfires#:~:text=Transcript-,NPR's%20Leila%20Fadel%20talks%20to%20Tiare%20Lawrence%2C%20who%20belongs%20to,land%20after%20the%20recent%20wildfires.\">Many Lahaina residents worry\u003c/a> that developers will buy up properties as they become available, changing the makeup of a community that was once the historic capital of the Hawaiian Kingdom.\u003c/p>\n\u003cp>“If we have enough of that happening, the village we grew up in is not going to be the village that we want to raise our kids in,” Burke says. “This community is so important to who we are.”\u003c/p>\n\u003cfigure id=\"attachment_11979614\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979614\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1704\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-1536x1023.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-2048x1363.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0823-edit-copy_custom-1c8f8b1c2444cf6cb8a2caa95c83485ec1758b99-s2600-c85-copy-1920x1278.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">West Maui is a center of the tourism industry, raising concerns in the community that developers will buy properties destroyed in the fire as they come up for sale. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>Now, some community members are \u003ca href=\"https://lahainacommunitylandtrust.org/\">working on a way to buy properties\u003c/a> so they can remain affordable and available to local residents. It’s a nonprofit community land trust modeled after ones \u003ca href=\"https://www.npr.org/2023/04/09/1168839399/community-land-trusts-are-providing-a-solution-to-gentrification\">used around the country for affordable housing.\u003c/a> Land trusts purchase properties and then sell or rent the houses. When the homes are for purchase, the trust keeps ownership of the land they’re built on, so the overall sale price is less than comparable homes.\u003c/p>\n\u003cp>Community land trusts have emerged in a handful of other places recovering from disasters, like \u003ca href=\"https://nextcity.org/urbanist-news/community-land-trusts-are-building-disaster-resilient-neighborhoods\">Houston\u003c/a> and the \u003ca href=\"https://www.wlrn.org/news/2018-08-16/in-post-irma-keys-one-tiny-new-home-is-cause-for-major-celebration\">Florida Keys\u003c/a> after both places were hit by hurricanes. The challenge is mobilizing financial resources in time to purchase properties in the crucial years post-disaster when properties go up for sale.\u003c/p>\n\u003cp>“The number of units destroyed that are housing people affordably always outnumbers the amount that you rebuild,” says Steve Kirk, president of Rural Communities, an affordable housing nonprofit affiliated with the \u003ca href=\"https://www.affordablekeys.org/\">Florida Keys Community Land Trust\u003c/a>. “There are individuals and corporations with strike capital that can step into that void and acquire that land.”\u003c/p>\n\u003cfigure id=\"attachment_11979616\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979616\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"845\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-800x264.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-1020x337.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-1536x507.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-2048x676.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip-copy_custom-ccd780a6287ce9de1f7f1dea4eabc316971db35a-s2600-c85-copy-1920x634.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Maui’s striking volcano and scenic beaches are a major draw for tourists. Half of all condo sales on the island are to out-of-state buyers. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>Challenges to rebuilding\u003c/h2>\n\u003cp>Life is still in upheaval for Burke and her family. For months after the fire, her family of four kids and four dogs lived in two hotel rooms. Recently, they moved into a longer-term rental north of Lahaina. Her kids go to a Hawaiian language immersion school right next to the burn zone, so all four are doing distance learning by computer from home.\u003c/p>\n\u003cp>They’re still grappling with memories from the day of the fire. As the smoke approached their house, Burke loaded the kids into the car. But the traffic was at a standstill in the rush to evacuate Lahaina. They watched as the flames kept getting closer.\u003c/p>\n\u003cp>“I was telling the kids: if mommy opens the door, you run straight and you run to the ocean,” she says. “I will never forget that feeling because I didn’t know if it was OK.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","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 house was destroyed. The burned debris is still awaiting removal, like hundreds of other properties in Lahaina. But Burke’s family is already navigating the rebuilding process. Burke says they received a dollar estimate for what their insurance company will pay them, but they’re not sure if it will be enough to cover the cost of rebuilding with contractors in such high demand.\u003c/p>\n\u003cp>“Of course in August, everyone was like: yeah, we’re going to rebuild,” Burke says. “But now, we’re looking at the actual money we have to rebuild and have to make a decision. Do we rebuild? What can we even rebuild? Or do we sell?”\u003c/p>\n\u003cp>She’s heard from others from Lahaina going through the same struggle. Some who are older may not be up for the long rebuilding process. Some are underinsured and won’t have enough to rebuild what they had. Burke says she’s determined to stay, but concern is high that the community she grew up in will be forever altered.\u003c/p>\n\u003cfigure id=\"attachment_11979617\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979617\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1704\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-800x533.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-1020x679.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-160x107.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-1536x1023.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-2048x1363.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/d9a0816-edit_custom-f6b47bba705382ff21e8ba6a7918ca13555eff0c-s2600-c85-copy-1920x1278.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Over 7 months after the fire, most properties that were burned in Lahaina are still covered with debris. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003ch2>‘Selling in, instead of selling out’\u003c/h2>\n\u003cp>Keeping the community together was on Burke’s mind when she ran into two people working on a potential way to help: Carolyn Auweloa and Autumn Ness. Having worked on housing policy, Ness and Auweloa were aware of the community land trust model and decided to start one for Lahaina. The goal of land trusts is to keep housing affordable in the long term since the buyer agrees to sell the home at a restricted price whenever they choose to sell.\u003c/p>\n\u003cfigure id=\"attachment_11979618\" class=\"wp-caption alignright\" style=\"max-width: 1000px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979618\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy.jpg\" alt=\"\" width=\"1000\" height=\"1501\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy.jpg 1000w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy-800x1201.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/0b6a1287-copy_custom-7c5e76759d3a2dbfed0a6152c4ae0608e71982f0-s1000-c85-copy-160x240.jpg 160w\" sizes=\"(max-width: 1000px) 100vw, 1000px\">\u003cfigcaption class=\"wp-caption-text\">Autumn Ness, who has worked on housing and local food policy on Maui, says the land trust would be led by the Lahaina community as it re-envisions its future. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>\u003ca href=\"https://cltweb.org/clt-directory/\">Dozens of community land trusts\u003c/a> have been established around the country to boost the affordable housing supply. As climate-driven disasters have taken a bigger and bigger toll, land trusts are getting new attention.\u003c/p>\n\u003cp>Ness says the wildfires only increased the already-existing pressure on Maui’s housing market. With its stunning ocean views and rich history, Lahaina was a tourism hotspot. Short-term rentals, driven by Airbnb and VRBO, \u003ca href=\"https://uhero.hawaii.edu/wp-content/uploads/2023/06/TheHawaiiHousingFactbook.pdf\">made up 40% of the total housing supply (PDF)\u003c/a> in Lahaina’s zip code. And in Maui County more broadly, half of all condominium sales \u003ca href=\"https://uhero.hawaii.edu/wp-content/uploads/2023/06/TheHawaiiHousingFactbook.pdf\">are to out-of-state buyers (PDF)\u003c/a>.\u003c/p>\n\u003cp>“We’ve seen Lahaina be sold to investors parcel by parcel over the last couple of generations, so it was just like: oh my god, we’re super vulnerable,” Ness says.\u003c/p>\n\u003cp>The \u003ca href=\"https://lahainacommunitylandtrust.org/\">Lahaina Community Land Trust\u003c/a>, as they’ve named it, is still in the early stages and is starting to raise money through donations. Ness says it could do more than just build housing. They could buy some properties that are of cultural value to Native Hawaiians and preserve them for the community. They could buy other properties at risk of being flooded by sea level rise and not build on them at all.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"‘We’ve seen Lahaina be sold to investors parcel by parcel over the last couple of generations, so it was just like: oh my god, we’re super vulnerable.’","name":"pullquote","attributes":{"named":{"align":"right","size":"medium","citation":"Autumn Ness","label":""},"numeric":[]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>“People talk about the land trust as a way to sell in, instead of selling out,” Ness says. “If you have to sell — not your fault, no judgment. How can we make sure you have what you need and the land stays in the highest and best interest of the community?”\u003c/p>\n\u003cp>Burke decided to join the effort to develop the land trust, which she says will hopefully lessen the pain for neighbors who choose to leave Lahaina.\u003c/p>\n\u003cp>“We know we can’t save every parcel that’s gonna come up to be sold,” Burke says. “But if we’re an option on somebody’s table so if they have to walk away, they can do it in good conscience, that’s all we’re there for.”\u003c/p>\n\u003ch2>Land trusts are growing after disasters\u003c/h2>\n\u003cp>When hurricanes, floods and wildfires destroy housing, the ensuing upheaval can permanently shift the makeup of a community. In the wake of Hurricane Katrina, which hit New Orleans in 2005, \u003ca href=\"https://www.riskproject.org/wp-content/uploads/2019/02/Graif_Popul_Environ_2016.pdf\">a third of displaced residents (PDF)\u003c/a> still had not returned after three years, and lower-income residents were the most vulnerable to being displaced. Neighborhoods damaged by flooding \u003ca href=\"https://journals.sagepub.com/doi/abs/10.1177/0042098018800445?journalCode=usja\">were also more likely to experience gentrification\u003c/a>.\u003c/p>\n\u003cp>After Hurricane Irma hit the Florida Keys in 2017, the Florida Keys Community Land Trust was established. Like in Lahaina, land values are high there, driven by tourism and restrictions on development.\u003c/p>\n\u003cp>“Vacation rentals command so much money that even in the absence of any storm, we are losing service worker housing on a month-to-month basis,” says Kirk, who works on the land trust as well as affordable housing around Florida.\u003c/p>\n\u003cfigure id=\"attachment_11979619\" class=\"wp-caption alignnone\" style=\"max-width: 2560px\">\u003cimg loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-11979619\" src=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-scaled.jpg\" alt=\"\" width=\"2560\" height=\"845\" srcset=\"https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-scaled.jpg 2560w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-800x264.jpg 800w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-1020x337.jpg 1020w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-160x53.jpg 160w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-1536x507.jpg 1536w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-2048x676.jpg 2048w, https://cdn.kqed.org/wp-content/uploads/sites/10/2024/03/hawaiidip2jpg_custom-d162482bb9927c489db86931714d28f8ea208ad5-s2600-c85-copy-1920x634.jpg 1920w\" sizes=\"(max-width: 2560px) 100vw, 2560px\">\u003cfigcaption class=\"wp-caption-text\">Community land trusts are used widely around the US, but have only recently started in communities hit by disasters like wildfires and hurricanes. \u003ccite>(Ryan Kellman/NPR)\u003c/cite>\u003c/figcaption>\u003c/figure>\n\u003cp>The trust built 31 affordable units on property that went up for sale after the hurricane. It began with a private donation, but the trust eventually secured a \u003ca href=\"https://www.hud.gov/program_offices/comm_planning/cdbg-dr\">federal grant earmarked for disaster recovery\u003c/a>. Kirk says securing funding quickly is key since many properties are put up for sale within just a few years of a disaster.\u003c/p>\n\u003cp>“Public funding is really a necessity in order to preserve land in the aftermath of a disaster, particularly in an affluent location,” Kirk says. “Because in the absence of that, market conditions will cause speculators and others to step into that land and end up serving a completely different income level.”\u003c/p>\n\u003cp>In Lahaina, Burke says organizers aren’t sure how many properties the land trust might be able to buy, but they hope to start within the next six months.\u003c/p>\n\u003cp>“I don’t think we’re at a place where we can’t come back and still make this a beautiful, vibrant community,” Burke says. “We’re gonna need help and we’re going to continue to need help for years.”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","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/11979610/after-the-fires-a-maui-community-creates-a-land-trust-to-keep-homes-in-local-hands","authors":["byline_news_11979610"],"categories":["news_8","news_356"],"tags":["news_255","news_27626","news_1775","news_17996","news_137","news_3187"],"affiliates":["news_253"],"featImg":"news_11979613","label":"news_253"}},"programsReducer":{"possible":{"id":"possible","title":"Possible","info":"Possible is hosted by entrepreneur Reid Hoffman and writer Aria Finger. 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And we’ll do it with your help! You ask the questions. You decide what Bay Curious investigates. 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Hosted by journalists of color, the show tackles the subject of race head-on, exploring how it impacts every part of society — from politics and pop culture to history, sports and more.\u003cbr />\u003cbr />\u003cem>Life Kit\u003c/em>, which will be in the second part of the hour, guides you through spaces and feelings no one prepares you for — from finances to mental health, from workplace microaggressions to imposter syndrome, from relationships to parenting. The show features experts with real world experience and shares their knowledge. Because everyone needs a little help being human.\u003cbr />\u003cbr />\u003ca href=\"https://www.npr.org/podcasts/510312/codeswitch\">\u003cem>Code Switch\u003c/em> offical site and podcast\u003c/a>\u003cbr />\u003ca href=\"https://www.npr.org/lifekit\">\u003cem>Life Kit\u003c/em> offical site and podcast\u003c/a>\u003cbr />","airtime":"SUN 9pm-10pm","imageSrc":"https://cdn.kqed.org/wp-content/uploads/2021/12/CodeSwitchLifeKit_StationGraphics_300x300EmailGraphic.png","meta":{"site":"radio","source":"npr"},"link":"/radio/program/code-switch-life-kit","subscribe":{"apple":"https://podcasts.apple.com/podcast/1112190608?mt=2&at=11l79Y&ct=nprdirectory","google":"https://podcasts.google.com/feed/aHR0cHM6Ly93d3cubnByLm9yZy9yc3MvcG9kY2FzdC5waHA_aWQ9NTEwMzEy","spotify":"https://open.spotify.com/show/3bExJ9JQpkwNhoHvaIIuyV","rss":"https://feeds.npr.org/510312/podcast.xml"}},"commonwealth-club":{"id":"commonwealth-club","title":"Commonwealth Club of California Podcast","info":"The Commonwealth Club of California is the nation's oldest and largest public affairs forum. As a non-partisan forum, The Club brings to the public airwaves diverse viewpoints on important topics. The Club's weekly radio broadcast - the oldest in the U.S., dating back to 1924 - is carried across the nation on public radio stations and is now podcasting. Our website archive features audio of our recent programs, as well as selected speeches from our long and distinguished history. This podcast feed is usually updated twice a week and is always un-edited.","airtime":"THU 10pm, FRI 1am","imageSrc":"https://ww2.kqed.org/radio/wp-content/uploads/sites/50/2019/07/commonwealthclub.jpg","officialWebsiteLink":"https://www.commonwealthclub.org/podcasts","meta":{"site":"news","source":"Commonwealth Club of California"},"link":"/radio/program/commonwealth-club","subscribe":{"apple":"https://itunes.apple.com/us/podcast/commonwealth-club-of-california-podcast/id976334034?mt=2","google":"https://podcasts.google.com/feed/aHR0cDovL3d3dy5jb21tb253ZWFsdGhjbHViLm9yZy9hdWRpby9wb2RjYXN0L3dlZWtseS54bWw","tuneIn":"https://tunein.com/radio/Commonwealth-Club-of-California-p1060/"}},"considerthis":{"id":"considerthis","title":"Consider This","tagline":"Make sense of the day","info":"Make sense of the day. Every weekday afternoon, Consider This helps you consider the major stories of the day in less than 15 minutes, featuring the reporting and storytelling resources of NPR. 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