Preserving Home: Improving Eviction Prevention in Hennepin ... · 3.5.5 Increasing affordable...

1

ImageSource:EvictionPreventionProgram|VolunteersofAmerica

PreservingHome:ImprovingEvictionPreventioninHennepinCounty

Preparedby:RahimAghayev,JuyangFeng,andRoyceWiens

December12,2017

University of Minnesota - Humphrey School of Public Affairs

2

PreservingHome:ImprovingEvictionPreventioninHennepinCounty

TableofContents1. ExecutiveSummary 32.Background/Contextualsetting 5

3.LiteratureReview 8

3.1Introduction 8

3.2Nationwideevictiontrends 9

3.3Whoisaffectedbyevictions? 10

3.4Evictionprocessproblems 11

3.5Potentialremedies 11

3.5.1Education 12

3.5.2EmergencyAssistance 12

3.5.3Legalaid 13

3.5.4Legislativechanges 13

3.5.5Increasingaffordablehousingandminimumwage 14

3.5.6Utilizingpreliminaryinjunctions 14

3.5.7Conclusion 15

4.Methodologyanddataanalysis 16

4.1Methodology 16

4.2Findings 17

4.3Tables 20

5.CasestudiesfromsuccessfulMetropolitanAreas 23

5.1Overview 23

5.2KeyfindingsfromOklahomaCity,Oklahoma 23

5.3KeyfindingsfromJacksonville,Florida 26

5.4KeyfindingsfromSeattle-Tacoma-Everett,Washington 29

5.5KeyfindingsfromSanAntonio,Texas 33

6.Policyrecommendations 36

Recommendation1:ProactivecommunicationtoHennepinCountytenants 36

Recommendation2:30-daynoticetotenantspriortoanevictionfiling 37

Recommendation3:Formacollaborativenetworkwithashareddatabase 38

Recommendation4:Launchmandatory“righttocounsel”program 39

Recommendation5:Provideaffordablehousingforalllow-incomeresidents 40

Takeawaysfromcasestudiesofthetop4metropolitanareas 41

7.Conclusion 44

8.References 45

9.Appendix 51

3

1. ExecutiveSummary

TheHennepinCountyOfficeofHousingStabilityiscurrentlyfocusedonunderstanding

howevictionscanbepreventedandhowtheirimpactscanbemitigatedtocreatemorestable

communitieswithinHennepinCounty. Tounderstand the eviction issue fully, our literature

review examined the concept of eviction, nationwide eviction trends and possible solutions.

WethenexploredhowHennepinCounty’sevictionratecomparedtoothermajormetropolitan

areas in the United States as well as to the nation as a whole. Based on this analysis, we

selected the four (4)metropolitan areaswith the lowest eviction rates to domore in-depth

casestudies.Ourkey findingsare that theevictionrate for theMinneapolis-St.Paularea fell

below the national rate of .37% and it had the 9th lowest eviction rate out of the 25

metropolitanareasstudiedbythe2013AmericanHousingSurvey(AHS).

Based on our comprehensive data analysis and case studies, we recommend the

followingchanges:

● Recommendation 1: Improve early communications regarding eviction

preventionresourcestoallHennepinCountyrenters.

● Recommendation 2: Require a 30-day notice from the landlord prior to the

evictionfilingandreducethetimelineforprocessingEmergencyAssistance(EA)

requests.

● Recommendation 3: Form a collaborative assistance network with a shared

database.

● Recommendation 4: Provide legal representation to all low-income tenants

facingevictions.

● Recommendation5:Provideaffordablehousingforalllow-incomeresidents.

4

Duetothelimitedavailabilityofdatathatareessentialtothisstudy,werecommend

moredata collectionon this topic in the future to facilitate a longitudinal analysis. We also

encourage a comprehensive pre-intervention and post-intervention analysis to better guide

futureinterventionsandpolicyrecommendations.

5

2.Background/Contextualsetting

Evictionisoftendefinedasatenant’sinvoluntarydisplacementfromarentalproperty

byitslandlord.Commonreasonsforevictionincludenonpaymentofrent,violationoflease

agreement,violationoflaws,andforeclosureoftheproperty.Themostcommonreasonlocally

andnationallyisthetenant’snonpaymentofrent(AHSNationalData,2013;Minneapolis

InnovationTeam,2016).Whenatenantdoesnotpayrentbytheduedate,unlessthelease

providesotherwise,thelandlordcanlegallystarttheevictionaction(LandlordsandTenants:

RightsandResponsibilities,n.d.).BasedonthecurrentevictioncourttimelineinHennepin

County,itisfeasibleforthelandlordtoforcethetenantoutofthepropertywithinamonth.In

someareaswherethehousingcourts/civilcourtsaremore“efficient”,thisdurationcanbe

shortenedtotwoweeks.Whileinformalevictionsareillegalinmanyplaces,evictionsare

neverthelesstakingplacethroughbothaformalandinformalprocess.Aformalevictiontakes

placewhenalandlordlawfullyremovesthetenantfromthepropertybyfilinganeviction

throughthecourt.Aninformalevictionoccurswithoutacourtorderandthenumberof

informalevictionsmaybetwicethatofformalevictions(Desmond,2016).AreportfromNew

YorkCity’sIndependentBudgetOfficesuggeststhatevictionistheleadingreasonforfamilies

endingupinasheltersystem(Murphy,2014).Iftheydoendupinashelterorbecome

homeless,afamily’ssafetyandhealthcanbeatgreatriskandthegovernmentwillhaveto

spendmoremoneyonemergencyservices.Inthe“10YearPlantoEndHomelessness”,the

HennepinCountyandCityofMinneapolisCommissiontoEndHomelessnessestimatedthecost

ofoneepisodeoffamilyhomelessnesstobenearly$5,000whilepreventioncostslessthan

$1,000(2006).HennepinCountyandtheCityofMinneapolishaveincorporatedseveral

measurestohelpindividualsandfamiliesavoideviction.Nevertheless,evictionscontinueto

beaproblemandourteamhasbeenengagedtolookatstatisticsfortherestoftheUnited

6

Statesinordertofindcommunitiesthathavebeenabletoachievealowevictionrateandthen

understandwhatcouldbelearnedfromthesecommunitiestofurtherreducethenumberof

evictionsinHennepinCounty.

HennepinCountycurrentlyhasaprogramtoprovideemergencyassistance(EA)to

householdsfacingeviction.However,accordingtotheexitsurveydoneoutsidethe4thDistrict

HousingCourt,67%ofthosesurveyedeitherneverappliedforEAorneverheardofit

(HennepinCountyOfficeofHousingStability,2017).AmongtheremainderwhohadusedEA

previously,only19%utilizedthisresourcefortheircurrentcase(HennepinCountyOfficeof

HousingStability,2017).Legalassistanceisalsoavailableatthe4thDistrictHousingCourt.

Yet,asourclienthaspointedout,tenantsoftendonotknowwhatisgoingonwhentheyenter

thecourtprocessandoftenactontheirownwithoutlegalassistance.Thesesituationsraise

thequestionofhowtenantsatriskcanbebetterinformedabouttheassistancethatisavailable

topreventaneviction.Althoughtherearegoodprogramsinplacewiththebestintentionsto

helpthevulnerablepopulation,onefocusofourresearchwillbetounderstandhowthese

servicescanbedeliveredmoreeffectivelytothepeoplewhoneedit.

AccordingtotheMinneapolisInnovationTeam,HennepinCountyhadover6,000

documentedevictioncasesfiledin2015(2016),halfofwhichwereinMinneapolis.The

evictionsdatashowageographicalconcentrationincertainzipcodeswithahighpercentage

comingfromasmallgroupoflandlords,raisingaconcernthatsomelandlordsareusing

evictionasawaytomakeaprofit.Thecurrentformalevictionprocessdemonstratesan

advantageforlandlords,astheyoftenappearincourtwithattorneyswhilethetenantsdonot.

AccordingtotheHennepinCountyOfficeofHousingStabilityexitsurvey,66%ofthetenants

surveyedhadnolegalassistance(2017).Basedonthesamesurvey,mostofthetenantsare

experiencingtheevictionprocessforthefirsttimewithlittleinformationonhowtohandlethe

7

situation(2017).Whetherthejudicialprocessisresultinginmoreevictionsisalsoan

importanttopicthatwillbediscussedinthisreport.

AsDesmondpointsoutinhisarticle,“UnaffordableAmerica:Poverty,housing,and

eviction,”evictionhasbecomemorecommonplaceinlow-incomecommunities(2015).This

risingproblemrequiresaninformedresponsethatbetterunderstandsthenatureofthe

probleminordertodevelopaneffectivesolution.Whilethereiscurrentlylimitednational

dataavailable,thislimitationischangingwiththeadditionofquestionsfromtheMilwaukee

AreaRentersStudyintothebiennialCensusBureauhousingsurvey(Flowers,2016).Our

teamhasmadeuseofthenationaldatathatiscurrentlyavailableforthiscapstoneproject

alongwiththepreviouslymentioneddatafromHennepinCountyandMinneapolisforthesake

ofcomparisonandtounderstandwhatlessonscanbelearnedfromcommunitieswithlower

evictionrates.TheselessonswerereviewedalongsidecurrentpracticesinHennepinCounty

andMinneapolistoseewherepoliciesandprogramscouldbeimprovedinordertofurther

reducetheevictionrate.

8

3.LiteratureReview

3.1Introduction

AlthoughevictionhasbeenaseriousproblemacrossAmerica,itisgenerallyagreedthat

thereisstilllimitedresearchavailableonthisenormousproblem(Greenberg,2016;Hartman

andRobinson,2003).Thereisanunderlyingneedtohaveanationaldatabasethatcollects

informationon“howmany,where,who,andwhathappenstoevictees”tobetterunderstand

thesourceoftheproblem(HartmanandRobinson,2003).Basedontherecentliterature,

evictionisprevalentamonglow-income,ethnicminoritycommunities,yetitremainsAmerica’s

“hiddenhousingproblem”(Desmond,2015;HartmanandRobinson,2003).AccordingtoDana

(2017),“evictionofthepoorisnotexceptional,butratherthenorm,partoflandlords’business

modelsandpoorpeople’swayoflife.”Conventionally,anexcessiverentburden,ahigherratio

betweenrentandincome,isusedasapredictorofhousinghardship(Phillippe,1999).Tothe

degreeitisknown,housingexpertsestimatemillionsoftenantsarebeingevictedfromtheir

homeseveryyear(Sullivan,2017).

Itisalsoagreedintheliteraturethatevictionsresultinamultitudeofnegativeimpacts

fortherenterswholosetheirhomeandforsocietyatlarge,themostextremeofwhichis

homelessness(Desmond,2015).AccordingtoHartmanandRobinson,thosenegativeimpacts

includementalhealthissues,worsehousingconditions,homelessness,jobloss,higher

housingscostsandhighlevelsofdissatisfaction(2003).Mostoftheseimpactsalsohavea

socialandfinancialimpactonthelargersociety.

9

3.2Nationwideevictiontrends

Fromtheliteraturewehavereviewed,evictionisagrowingproblem.In2015,there

were2.7millionevictionsinAmerica,andthenumberofrentersspendingmorethan30%of

theirincomeonrentincreasedfrom14.8millionin2001to20.3millionin2015(Marr,2016).

Inrecentyears,therehasalsobeenanincreasingdisparitybetweentherisingcostofrentand

stagnationinpeople’sincome.From2001to2010,medianrentsincreasedbyapproximately

21percentintheMidwesternandWesternregionswhilehouseholdincomerosebetween6

and12percentinthesameperioddependingontheeducationleveloftheheadofthe

household(Desmond,2015).

Toestablishtherootoftheproblem,itisimportanttounderstandtheseevictiontrends

andthentounderstandwhatiscausingthem.Byunderstandingtherootoftheproblem,we

canthenfindsolutionsthatwillhaveapositiveimpact.Desmonddescribesthemainreasons

forevictionasbeingrisinghousingcosts,stagnantorfallingincomesamongthepoor,anda

shortfalloffederalhousingassistanceacrossAmerica(2015).However,Dana(2017)

contradictstheargumentbyDesmond.AccordingtoDana(2017),thehousingcrisishasbeen

causedprimarilyby“foreclosure—andnoteviction”thathasbeenasubjectofpublicdebatein

recentyears.Thefactthattheforeclosureproblemcouldbemitigatedwhen“pricesstabilized

andlendersadoptedstricterunderwriting,”meansthatthesametrendisnottrueinthecaseof

theevictioncrisis(Dana,2017).

Wefoundthatthereismoreagreementintheliteraturewiththeevictioncauses

proposedbyDesmond.Therent-to-householdincomeratioisimportantbecausethe

neighborhoodswiththehighestmedianrent-to-incomeratioshavehigherevictionratesthan

neighborhoodsthatspendlessonrent(Marr,2016).Morelocally,a2016studyonevictions

bytheMinneapolisInnovationTeamfoundthat“evictionsareamajorissuefacingrentersin

10

lowincomeandminorityneighborhoods,”whichwouldsupporttheapparentcorrelation

mentionedabovebetweenhouseholdincomeandevictions.AccordingtotheHennepin

CountyHousingCourtexitsurvey,threequartersoftheevictionfilingsweredueto

nonpaymentofrent(HennepinCountyOfficeofHousingStability,2017).Theaveragerentasa

percentageoftheaverageincomewasnearly60%whilearobustpercentageshouldbehalfof

that.Halfofthesurveyedtenants’incomewasreportedtobeunder100%of2016Federal

PovertyLevel.

Lackoffinancesarenottheonlysourceofevictionsaccordingtotheliterature.

DesmondandGershensonhavefoundthatrenterswithmorechildren,renterswholosetheir

jobs,andrenterswithshortrentalhistoryorrecentevictionrecordsaremorelikelytobe

evicted(2017).Theyalsofoundthatthecrimerateisasignificantpredictorofeviction

(Desmond&Gershenson,2017).Whilegentrificationthatoftenleadstohigherhousingcosts

wouldseemtobeacauseofincreasingevictions,DesmondandGershensonfoundthat

gentrificationdoesnotsignificantlyaffecttheoddsofeviction(2017).

3.3Whoisaffectedbyevictions?

AccordingtoDesmond,AfricanAmericansinglemothersareparticularlyaffectedby

evictions-“ifincarcerationhasbecometypicalinthelivesofmenfromimpoverishedblack

neighborhoods,evictionhasbecometypicalinthelivesofwomenfromtheseneighborhoods”

(2015,p.98).The4thDistrictHousingCourtexitsurveyalsofoundthatamajorityoftenants

facingevictionswerewomenandamajorityidentifiedthemselvesasAfricanAmerican

(HennepinCountyOfficeofHousingStability,2017).TheresearchdonebytheMinneapolis

InnovationTeamreferencesDesmond’sresearch,butpointsoutthattheirstudydoesnot

accountforracebecausethisinformationwasnotavailablefromthecivilcourtdata.Whilethe

11

Minneapolisreportdoesnotaddressrace,wewouldrecommendthatthisbestudiedfurtheras

morelongitudinaldatabecomesavailableinthefuture.

3.4Evictionprocessproblems

Studieshavealsoidentifieddiscriminationintheevictionprocess.Eventhough

nonpaymentofrentisnondiscriminatoryinnature,landlordshave“tremendousdiscretion

overevictiondecisions—discretionthatcanbeinformedbyconsciousorunconsciousbias

againstaprotectedgroup”(Greenberg,2016).Furthermore,governmentandnonprofit

organizationshavefoundthatbetweentheyears2004and2014,300,000housing

discriminationcomplaintswerereported(Greenberg,2016).Unfortunately,littleresearchhas

beenconductedtoidentifyandaddresstheproblemofdiscriminatoryevictionintherental

markettoensureallpeoplehaveequalaccesstoaffordablehousing.

Inadditiontolandlordbias,thetypicalevictionprocessappearstoincludeabias

againsttenants.AccordingtoLindsey(2010),thefirstpartoftheevictionprocessis

“deliberatelystreamlined,”whichcouldputtenantsatadisadvantagebymakingitdifficultfor

themtotakeadequatemeasurestoavoideviction.Forexample,whenatenantdoesnotshow

upforthecourthearing,thejudgeusuallymakesanimmediatedecisiontoevictthetenant

(Krent,2015).

3.5Potentialremedies

Whiletherearemanycomponentstotheevictionproblemandfurtherresearchand

dataareneededtounderstandthismorefully,severalremedieshavebeenrecommendedin

theliteratureandarediscussedbelow.Morestudyisneededtounderstandtheimpactof

12

theseprograms,individuallyandcollectively,toinformfuturepolicychangesandtocreate

programsthatresultinstablehousingforeveryone.

3.5.1Education

Aswefoundintheliterature,thereareprogramsaroundtheUnitedStatesthatprovide

tenantworkshopsonhomelessnesspreventionandevictiondefense(HartmanandRobinson,

2003,p.484).Forexample,theEastBayCommunityLawCenterinBerkeley,CAandthe

OaklandEvictionDefenseCenterprovidetenantworkshopsandlegalassistancefor

homelessnesspreventionandevictiondefense(HartmanandRobinson,2003,p.484).

Likewise,ourcasestudyresearchfoundseveralhousingorganizationsthatwereutilizing

educationasapartoftheirremedy.Whilethisseemslikealogicalsolution,therearelimited

dataavailabletosupporttheclaimthatincreasededucationresultsinfewerevictions.Further

studyisneededtounderstandtheeffectivenessofeducation,includingthetypeofeducation

thatismosteffective-financialliteracy,tenantrights,etc.

3.5.2EmergencyAssistance

Becausegettingbehindonrentisamajorcauseofevictions,anaturalsolutionisto

provideemergencyassistancetohelptenantsmeetatemporaryshortfall(Hartmanand

Robinson,2003;Lindsey,2010;MinneapolisInnovationTeam,2016).Unfortunately,aswe

learnedfromourclient,thisaidarrivesafterthetenantinneedhasbeenevictedbecausethe

evictionprocessissostreamlined.Furtherstudyisneededonhowemergencyassistance

programscaneffectivelyprovidemonetaryassistanceinatimelymannersothatevictionscan

beavoided.

13

3.5.3Legalaid

AccordingtoHartmanandRobinson,legalaidisprovidedinmosturbanareasandsome

ruralareasinall50statesandUSterritories.Unfortunately,thereisnotenoughassistanceto

goaroundandonlyasmallpercentageoflow-incometenantsarerepresentedbythislegalaid

(HartmanandRobinson,2003).Thereisevidencethattenantswithrepresentationfare

significantlybetter.Onestudyfoundthat90%ofrepresentedtenantsweresavedfromeviction

(HartmanandRobinson,2003).Lindseyconfirmsthis,notingthat“tenants’lackof

representationdirectlyaffectstheirabilitytobringacaseandarticulateavaliddefense”

(2010).Makinglegalrepresentationarighttoall,asitisinseveralEuropeancountries,would

helptenantsnavigatewhatistypicallyanunfamiliarandscaryprocess.Without

representation,tenantsaresubjecttoabiasforthelandlord(HartmanandRobinson,2003).

Whilemoredataareneededtosupportthecorrelationbetweenrepresentationandeviction

prevention,thestudieswefoundseemtosupportlegalaidasavaluabletoolinaddressingthe

evictionproblem.

3.5.4Legislativechanges

Thereareseverallegislativechangesthatcouldpotentiallyreduceevictionsincluding

rentcontrol,“justcause”restrictionsthatwouldonlyallowevictionsforcertainreasonslike

substanceabuse,“cleanhand”legislationthatdoesnotallowlandlordswithcodeviolationsto

fileevictions,andincreasesinrequirementsforevictionnotices(HartmanandRobinson,P.

488-490).Nodatawerefoundinourstudytosupporttheeffectivenessoftheseprogramsand

furtherstudyisneededtounderstandtheirimpacts.

14

3.5.5Increasingaffordablehousingandminimumwage

HartmanandRobinsonstatethat,“themosteffectivewaytoavoidforcedevictions…

wouldbetoincreasethesupplyofdecent,modestlypricedunitsand/ortoincreasetenants’

incomesthroughsocialpoliciessuchashigherminimumwage,so-called“livingwage

ordinances,”andincreasedemploymentopportunities”(2003).AccordingtotheUrban

Institute,46affordablerentalunitswereavailableper100extremelylow-incomerenter

householdsnationwidein2014,whichincludesconsiderationforfederalassistance(Getsinger,

Posey,MacDonald,LeopoldandAbazajian,2017).Thismeansthatoverhalfoflow-income

Americansarenotabletofindaffordablehousing,evenwithfederalassistance.

Governments at all levels in the United States are spending a substantial amount of

money on housing programs (Olsen, 2003). Unfortunately, the data provided by Getsinger,

Posey,MacDonald,LeopoldandAbazajianmakeitclearthatallofthesefederalprogramsare

not keeping up with demand and a collective effort is needed to address the shortage of

affordable rental housing (2017). While more study is needed to measure the impact of

creatingmoreaffordableanddecenthousing, thiscertainlyseemstobean importantpartof

theoverallsolution.

3.5.6Utilizingpreliminaryinjunctions

Evictionscanbetheresultofaretaliatoryresponsebythelandlordtoatenantrequest

toaddresssuchissuesasahealthorsafetycodeviolation.Toaddressthis,Lindseysuggests

givingtenantstherighttofileatemporaryinjunctioninthesummaryevictioncourtagainstthe

landlord,whereevictionproceedingsusuallytakeplaceasaresultofafilingbythelandlord

(2010).Thetemporaryinjunctionprovidesthetenantmorecontrolandtimetopreparea

solidargumentand,thus,abetterchanceofsucceeding.Byusingtheexistingsummary

15

evictioncourtsandbyprovidingaccessibleeducationontheprocess,Lindseyproposesthat

thisprocesscanbeaccessibletorenters(2010).Thissolutionhaspromise,buthasnotyet

beentested.

3.5.7Conclusion

TheproblemofevictionissignificantthroughoutAmericaandeventhoughitis

receivingmoreattentionandresearchinrecentyears,additionalresearchanddatagathering

areneededtofullyunderstandthecausesoftheevictionproblemandtheeffectivenessofthe

solutionsdiscussedabove.

Theliteraturereviewedindicatesthattherearepotentiallymultiplecontributorstothe

evictionproblemthatincluderisingrentalcosts;householdincomesthatarenotkeepingpace

withhousingcostincreases;race,genderandgeographicalbiases;aswellasproblemswiththe

legalprocessitself.Theliteraturealsoproposedavarietyofsolutionsthatincludetenant

education,emergencyassistance,legalaid,legislativechanges,increasingaffordablehousing

andtheminimumwage,andtheuseofpreliminaryinjunctions.Whiletheseproposed

remedieshavenotbeentestedfortheirimpact,wewilllookattheeffectivenessofthese

programsasapartofourcasestudiesofthemetropolitanareasintheUnitedStateswiththe

lowestevictionrates

16

4.Methodologyanddataanalysis

4.1Methodology

Oneoftheprimarygoalsofthiscapstoneprojectwastoexaminenationwideeviction

dataanddatafromothermajormetropolitanareasaroundtheUnitedStatestounderstand

howHennepinCountyandMinneapoliscompare.Wethenwantedtoidentifythemetropolitan

areasthathadthelowestevictionratesinordertounderstandbestpracticesthatcouldassist

HennepinCountyinreducingthenumberofevictionseachyear.Ourteamcompleteda

thoroughsearchofpossibledatasourcesthatincludedthefollowingresources:

● AmericanHousingSurvey(AHS)

● AmericanCommunitySurvey(ACS)

● AffordableHousingDatafromtheUrbanInstitute

● ExitSurveyDatafromtheHennepinCountyOfficeofHousingStability

● Datafromthe“EvictionsinMinneapolis”Report

● TheU.S.DepartmentofHousingandUrbanDevelopment(HUD)

● HousingCourtDatafromothermetropolitanareas

Fromthisresearch,onlytheAmericanHousingSurveyprovidedeasilyaccessibleand

usefuldataforthenationasawholeaswellasfor25uniquemetropolitanareas.Weanalyzed

evictiondatafromthe25metropolitanareasandcalculatedevictionratesbasedonthe

numberofrentalhouseholdsthatreceivedacourtorderedevictionnoticepertotalnumberof

renteroccupiedunits.Courtorderedevictionswerechoseninsteadofthreatenedevictions,as

thelatterdidnotalwaysresultincourtorderedevictions.Wehavenotincludeddatarelated

tohousingtype,raceorincomeinthisstudytolimitourfocus.Furtherstudyinthisarea

wouldbebeneficialtothebodyofresearchonevictionsinthefuture.

17

Unfortunately,theAmericanHousingSurveydoesnothavedatapriortoorafter2013,

whichmakesitdifficulttodetermineanyevictionrelatedtrendsinthesemetropolitanareas.

Asmoredataaregatheredinthefuture,thesetrendsshouldbeexamined.TheAHSdataalso

donotincludeinformalevictions.BasedonastudyinMilwaukeefrom2009to2011,informal

evictionswerenearlyhalfofthetotalnumberofevictionsdocumented(Desmond,2015).

The2013AHSmetropolitanareadatadoincludetheMinneapolis-St.Paularea.Asa

crosscheck,wecomparedthe2013AHSdatatothe2013HennepinCountyandMinneapolis

evictiondataprovidedinthe“EvictionsinMinneapolis”Report(MinneapolisInnovationTeam,

2016).Wefoundthatthisdatadidappeartobeconsistentwiththe2013AHSdatafor

Minneapolis-St.Paul.

Finally,weevaluatedaffordablehousingdatafrom2014ofthe100largestcountiesto

comparewiththe2013evictiondata.ThesenationaldataarebasedondatafromtheUS

Census,theAmericanCommunitySurvey,theUniversityofMinnesotaPublicUseMicrodata

Series,rentalhousingdatafromtheUSDepartmentofHousing,andrentalhousingdatafrom

theUSDepartmentofAgriculture(Getsinger,Posey,MacDonald,LeopoldandAbazajian,2017).

4.2Findings

Ouranalysisofthe2013AmericanHousingSurveyDatafor25metropolitanareasin

Americashowedthatthefourmetropolitanareaswiththelowestpercentageofevictionswere

OklahomaCity,Oklahoma,Jacksonville,Florida,Seattle-Tacoma-Everett,Washington,andSan

Antonio,Texasinthatorderwithevictionratesrangingfrom0to0.14%forathree-month

period(Table1).

WeweresurprisedtoseezerocourtorderedevictionsforOklahomaCity,howeverthe

totalnumberof2,600threatenedevictionswereaccountedforinthenoresponseforreceiving

acourtorderedevictionnotice.TheareawiththehighestnumberofevictionsisBaltimore,

18

MDat1.66%(Table1).Minneapolis-St.Paul,MNranksninthlowestinthislistwithjustunder

.24%ofallrenteroccupiedunitsreceivingcourtorderedevictions,whichisjustbelowthe

nationalaverageof.37%forcourtorderedevictionnotices(Table2).Itisworthnotingthat

therewere900courtorderedevictionnoticesforathree-monthperiodfortheMinneapolis-St.

PaulpertheAHSdata.Inthesameyear,the“EvictionsinMinneapolis”report(Minneapolis

InnovationTeam,2016)identified1,366evictionjudgementsinMinneapolisaloneforthe

sameyear,confirmingthatbothfiguresseemreasonable.Moreimportantly,itwillbehelpful

tohavelongitudinallocalandnationaldataforevictionstotrulyunderstandthetrendsand

anycorrelationsovertime.

ThedatagatheredbytheMinneapolisInnovationTeamdoprovideabrieflongitudinal

snapshotofwhatishappeninginMinneapolisandHennepinCounty.BasedontheMinneapolis

InnovationTeamstudy,filedevictionsinHennepinCountydeclinedfrom2009-2015–from

8,939in2009to6,061in2015(2016).However,thenumberofevictionjudgementsis

consistentlylessthan40%ofthosenumbers(MinneapolisInnovationTeam,2016).For

Minneapolis,4,135evictionswerefiledin2009whichdroppedsteadilyto3,140filedevictions

in2015(MinneapolisInnovationTeam,2016).Thepercentageofevictionfilingsthatendedup

inevictionjudgementsinMinneapolisalsostayedatorbelow40%between2009and2015

(MinneapolisInnovationTeam,2016).Whilethereissomeprogresshereinreducingthe

numberofevictionfilingsandjudgements,moreeffortisneededtounderstandtheeffective

solutionsthatwillbringsustainablereductionsinthenumberofpreventableevictionfilings

andjudgements.

Themetropolitanareaswithlowerevictionratesdoseemtobeperformingslightly

betterthanHennepinCountyintermsofhigherratesofavailable,affordableandaccessible

(AAA)housingper100extremelylowincome(ELI)renterhouseholds(householdsmaking

30%orlessoftheareamedianincome)basedondatafromtheUrbanInstitute(Table3).The

19

fourmetropolitanareaswiththelowestevictionratesrankasfollowsfortheavailabilityof

AAAhousingbasedondatafromthe100largestcountiesintheUnitedStates(Table3):

● OklahomaCounty(whichincludesOklahomaCity,OK)-22ndwith45.3AAAunits

per100ELIrenterhouseholds.

● DuvalCounty(whichincludesJacksonville,FL)-26thwith42.1AAAunitsper100

ELIrenterhouseholds.

● BexarCounty(whichincludesSanAntonio,TX)-32ndwith40.8AAAunitsper100

ELIrenterhouseholds.

● SnohomishandKingCounties(whichincludesSeattleandEverettmetropolitan

areas)-38thand43ndwith40.2and39.5AAAunitsper100ELIrenter

households.

● Forcomparison,HennepinCountyranks40thwith40AAAunitsper100ELIrenter

households.

Itshouldbenotedthatthenumberofadequate,availableandaffordableunitsper100

ELIrenterhouseholdsconsidersfederalassistance.

Insummary,ourcomparisonofnationalevictiondatafoundthatwhilethereareother

metropolitanareaswithlowerevictionratesthantheMinneapolis-St.Paulmetropolitanarea,

theTwinCitiesisperformingslightlybetterthanthenationalaverage.Thecountieswiththe

bestperformingmetropolitanareasarealsoprovideslightlyhigherratesofavailable,

affordableandaccessiblehousing.Wehavealsoseenfromthatdatathattherearemanyother

metropolitanareaswithhigherevictionratesthantheTwinCities.Whilethisgood

performanceisencouraging,thefocusshouldbeonlearningfromthecommunitiesand

countiesthathavelowerratesofevictiontounderstandhowtheyareabletoachievethis.The

nextsectionofthisreportwilllookmorecloselyatthefourmetropolitanareaswiththelowest

evictionratestoseewhatlessonscanbelearnedfromthesecommunities.

20

4.3Tables

Table#1EvictionRatesfrom25MetropolitanAreas

Metroarea Totalrenter-occupiedunits

Numberthreatenedwithevictionsinthelast3months

Numberwhoreceivedcourt

orderedevictionsinthelast3months

Percentage

OklahomaCity,OK 169,200 2,600 0 0%Jacksonville,FL 180,000 1,500 200 0.11%SanAntonio,TX 289,900 4,700 400 0.14%Seattle-Tacoma-Everett,WA 535,500 10,800 700 0.13%Austin-RoundRock,TX 290,500 3,600 400 0.14%Boston,MA 464,800 6,900 700 0.15%Richmond,VA 165,500 2,300 300 0.18%Orlando,FL 324,700 6,500 700 0.22%Minneapolis-St.Paul,MN 371,100 6,300 900 0.24%

Nashville-Davidson-Murfreesboro,TN 212,500 5,300 600 0.28%LasVegas-Paradise,NV 318,100 6,200 1,000 0.31%Chicago,IL 1,045,000 15,200 3,900 0.37%Tampa-St.Petersburg,FL 365,100 9,300 1,400 0.38%

Miami-Ft.Lauderdale-Hollywood,FL 782,500 17,200 3,200 0.41%Hartford,CT 132,800 1,300 700 0.53%Tucson,AZ 140,400 4,400 800 0.57%Washington-Arlington,DC 761,300 16,000 5,100 0.67%Rochester,NY 123,000 4,200 900 0.73%Houston,TX 823,400 19,900 6,400 0.78%Philadelphia,PA 614,800 16,300 5,800 0.94%NewYork,NY 2,394,000 42,800 23,300 0.97%Detroit,MI 521,900 17,100 5,100 0.98%Louisville,KY 169,100 6,000 1,900 1.12%NorthernNewJersey,NJ 858,500 23,600 12,100 1.41%

Baltimore,MD 330,400 9,500 5,500 1.66%Source:2013AmericanHousingSurvey

21

Table#2EvictionRatefortheUnitedStates

USA-National Totalrenter-occupiedunits

Numberthreatenedwithevictionsinthelast3months

Numberwhoreceivedcourt

orderedevictionsinthelast3months

Percentage

40,201,000 704,000 148,000 0.37%

Source:2013AmericanHousingSurvey

22

Table#32014AffordableHousingData

Source:“TheHousingAffordabilityGapforExtremelyLow-IncomeRentersin2014”

23

5.CasestudiesfromsuccessfulMetropolitanAreas

5.1Overview

Ineachofthemetropolitanareasstudied,wefoundabroadrangeofprogramsprovided

bygovernmentandnonprofitorganizationsthatworktogethertohelprentersavoideviction.

Ineachoftheseareasthereweresimilarcomponentsthatincludedtemporaryfinancial

assistanceforrentandutilitiesfromgovernmentandfaithbasedorganizations,ahelplinefor

healthandhumanservicesthatincludedhousingrelatedadvice,legalaid,andavarietyof

servicescomingfromEmergencySolutionsGrants(ESG).Nooneorganizationorgovernment

entityhasthecapacitytoaddressthisproblemontheirown.Wewillnowlookatthefour(4)

metropolitanareaswiththelowestevictionratebasedonthe2013AHSdata.

5.2KeyfindingsfromOklahomaCity,Oklahoma

OklahomaCityhadthelowestevictionratewith0%.Basedontheinformation

reviewedforOklahomaCity,thereareavarietyofnonprofitorganizationsandgovernment

agenciesinplacethatareassistingresidentstopreventevictionsandcreateamorestable

future.Therearealsoveryaccessibleandpracticaltoolsinplace,includinga211helpline,that

helprenterstoquicklyfindresourcesintheirtimeofneed.Whilenodatawerefoundto

measuretheeffectivenessorimportanceofeachoralloftheseeffortsapartfromthe2013AHS

results,itappearsthatthecollectivewholeisimportantineffectivelyaddressingtheeviction

problem.WewillnowexaminetheprogramsOklahomaCityhasinplacetohelpkeeptheir

evictionratelow.organizedaccordingtoafewmajorcategories.

24

FinancialAssistance

Toaddresstheprimaryreasonforevictions,OklahomaCityhasseveralnonprofit

organizationsandgovernmentagenciesthatcanprovidefinancialassistance.Neighborhood

ServicesOrganization(NSO)isoneofthefaith-basednonprofitorganizationsthatprovides

financialeducationaswellasonemonth’srentforpeoplewhohaveexperiencedfinancial

crisis.Theyalsoprovidefirstmonth’srentforpeoplewhoaretransitioningtopermanent

housing.TheSalvationArmyinOklahomaCityalsoprovidesfinancialassistancebyhelping

renterswithutilitybillsandunpaidrent,servinghundredsofpeoplepermonthinthiscapacity

(OklahomaCityandCountyAssistancePrograms,n.d.).Thesamewebsitelistedatleast

fourteen(14)otherfaithbasedorganizationsinOklahomaCityorOklahomaCountythat

providefinancialassistancewithutilitiesorrentpayment.

Governmentagenciesarealsoplayinganimportantroleinprovidingfinancial

assistance.TheCommunityActionAgency(CAA)ofOklahomaCityandOklahomaCounty

offersprogramsthatincludemortgage/rentalpaymentassistanceforfamiliesthathave

experiencedafamilyemergencythataffectstheirabilitytopaythemonthlyrent;acrisis

interventionprogramthatprovidescashaidonalimitedbasistohelppayforprescriptions

andutilitypayments;andaprogramthatprovidesbuspasses,homelessprevention,Christmas

assistance,taxpreparationandotheraid(OklahomaCityandCountyAssistanceProgram,

n.d.).ThefocusofCAAistohelppeoplebecomeself-sufficientandfindlongtermstability

(OklahomaCityandCountyAssistanceProgram,n.d.).Thisgoaloflongtermself-sufficiency

shouldalsobeamajorgoalforanyHennepinCountyprogram.

ItisinterestingtonotethatCAApartnerswithlocalgovernmentonself-sufficiency

plans,whicharearequirementfortenantsapplyingforevictionpreventionhelp(Oklahoma

evictionpreventionprograms,n.d.).Thisisrequiredbecausefundingcomesfromthe

EmergencySolutionGrant(ESG)(Oklahomaevictionpreventionprograms,n.d.).The

25

OklahomaCountyDepartmentofHumanServices(DHS)isalsofocusedonhelpingfamilies

becomeself-sufficientoverthelongterm.Theirassistanceprogramsincluderentandutilities

assistance,foodstamps,homehealthcare,medicalservices,prescriptionassistance,and

transportationassistance,tonameafew.TheDepartmentofVeteransAffairsprovides

financialassistancetoveteransandtheirfamiliesbasedonone-timeemergencies.The

OklahomaCommunityHousingDepartmentreceivesfundingfromHUDforusesthatinclude

backrent.

TheHomelessnessPreventionandRapidRehousingprogramsarefederallyfundedbut

runbyseverallocalagencies(EvictionpreventionandrehousinginOklahomaCity,n.d.).Both

programsrequireformalapplications.Theseprogramsprovidepermanentsupportivehousing

forpeoplewhoaredisabledorhaveamentalillness;theyprovideEmergencyShelterGrants

forpreventingevictions;theyprovidehelpforpeoplewithHIVorAIDS;theyprovideeviction

preventionhelpforveterans;andtheyprovidetransitionalhousingforpeoplewhowere

unemployedandevicted(EvictionpreventionandrehousinginOklahomaCity,n.d.).

LegalAid

LegalAidofOklahomaprovideslegalassistanceforthosethatcannototherwiseafford

anattorney(OklahomaCityandCountyAssistanceProgram,n.d.).Thereareawidevarietyof

legalservicesprovidedthatincludesupportforevictionsandutilityservicedisconnections

(OklahomaCityandCountyAssistanceProgram,n.d.).

TheOklahomaIndianLegalServicesprovideslowincomeNativeAmericanswithfree

legalsupportforhousingandtenantissuesincludingevictionpreventionsupport(Oklahoma

CountyRentAssistancePrograms,n.d.).

Counseling

HeartLineprovidesinformationonhealthandhumanservicesincludinghousingwhich

isavailablebycalling211(HeartLine,n.d.).Accordingtotheirwebsite,theyassistover

26

200,000callersinOklahomaeachyear.Trainedstaffworkwithcallerstodevelopaconcrete

planwithresourcesthatwillhelpmeettheirneed(HeartLine,n.d.).Utilityassistanceand

housingaretwoofthetopneedstheyaddress.TheHomelessAlliancewebsitealsoreferences

theHeartLineserviceasawayforpeopletofindfinancialassistance,food,clothing,housing,

counseling,healthcareandmore.TheHomelessAllianceprovideshelpandguidancetopeople

atriskofeviction(OklahomaCountyRentAssistancePrograms,n.d.).

Theimpactofthisvastarrayofprogramstohelppeoplefacingevictionsisconvincing

basedonthe2013AHSdata.Unfortunately,thereisminimaldataavailableontheimpactof

eachprogram.Furtherstudyisneededtomeasuretheimpactofeachprogramaswellasthe

combinedimpact.Manyofthewebsiteswevisitednotedthatlimitedfundswereavailable,

whichmakesitclearthattheircombinedeffortisneededtoachievetheresultsfoundinthe

2013AHSdata.

5.3KeyfindingsfromJacksonville,Florida

Basedonthe2013AHSData,theJacksonville,Floridametropolitanareahadthesecond

lowestevictionrateamongthe25metropolitanareassurveyed.Outof180,000renter-

occupiedunits,only200receivedcourt-orderedevictionnoticesinathree(3)monthperiod.

WewillnowexaminetheprogramsJacksonvillehasinplacetohelpkeeptheirevictionrate

low,organizedaccordingtoafewmajorcategories.

Rehousingassistance

Householdsfacingevictionsfromtheirapartmentscangetassistancefromseveral

DuvalCountyprograms.Theseprogramsarepartoftheirhomelesspreventionservices.Since

thefederalfundingislimited,priorityisgiventocertaingroups.Thetargetpopulationsare

Jacksonvilleresidentsandpeopleacrossthecountythatarethemostlikelytobeevictedfrom

27

theircurrentplacesofresidence.Renterswhohavefirstpriorityforrehousingassistance

includehouseholdswhohavesuccessfullycompletedtransitionalprograms,victimsof

domesticviolence(whoarealsoeligibleforfreelegalhousingaidandgrantsforrentals),

householdswithchildrenwhocannotaffordhousingontheirown,applicantswithareferral

fromtheDepartmentofChildrenandFamilies,andthosewhohavereceivedcashaidfrom

TemporaryAssistanceforNeedyFamilies(TANF)(DuvalCountyevictionandrehousing

assistance,n.d.).Thestrategytoidentifythemostvulnerablepopulationforevictionswouldbe

applicabletoHennepinCounty.

ContinuumofCareaffiliatedagenciesinDuvalCounty

AcrossJacksonville,Florida,therearevarietyofnonprofitorganizationsandagencies

thatarehelpingresidentstostayintheircurrenthousingandhelpingthehomelesstomove

intostablehomes.Financialaidfromnonprofitsfundedbyemergencysolutiongrants(ESG)or

limitedgrantsfromHUDisprovidedtopotentialevicteeswhenmoneyisthekeyfactorto

preventaneviction.Whenfinancialaidislimitedornotavailable,otherservicesareavailable

toaddressevictions.Casemanagersorlawyersfromnonprofitorganizationscanstepinto

negotiatepaymentswithlandlordsorcallonutilitycompaniestoenrollthetenantsintoa

paymentplan.Temporaryhousingincludingshelters,transitionalhousingorhomelesscenters

arealsoofferedtokeepevicteesfromhomelessness.ESGalsoprovidesassistancetohelp

strugglingtenantsmovefromamoreexpensiveapartmenttoalessexpensiveapartment.This

resettlementserviceisprovidedtotenantsfacedwiththethreatofevictionsduetochanged

circumstancesthathaveresultedinthelackoffundstobeabletopaytheirrent(DuvalCounty

evictionandrehousingassistance,n.d.).

28

EmergencyAssistanceProgram

TheSocialServicesDivisionoftheCityofJacksonvillehasanEmergencyAssistance

programtoservicehouseholdsfacingfinancialdifficultiesbecauseofanunexpected

emergency.Theprogramprovidestemporaryfinancialassistancetopreventevictiondueto

non-paymentofrent.Specificguidelinesandpoliciesareusedtodetermineeligibility,levelof

financialassistanceandotherneededresources.Rent,mortgageandutilitypaymentsare

madedirectlytotheproviderforaperiodoftimespecifiedbypolicy.Trainedstaffare

availableonadailybasistoprovidetemporaryfinancialinterventionandbasiccase

managementservicesinordertohelpstabilizethehousehold'soverallwell-being.

Additionally,two-hourbudgetingandmoneymanagementworkshopsareanintegralpartof

theirfinancialinterventionandcaseplan.Individualsorfamiliescanaccessthisserviceby

makinganappointmentbytelephoneandindividualsorfamilieswithcourt-orderedeviction

noticesaregivenfirstpriorityforthisservice.

HousingAuthorityStructure

FewmetropolitanregionsintheU.S.areadministeredbyasingleregionalhousing

authority.However,thecityofJacksonvillehasannexedmostofthejurisdictionsthatmakeup

itsmetropolitanareasothattheJacksonvilleHousingAuthority’sservicescovermostofthe

region(Katz&Turner,2001).TheSection8programisadministeredbyasingleregionaloffice

andhouseholdslivinganywhereintheregioncanapplytooneagency(Katz&Turner,2001).

Thisstructurefunctionsmoreefficientlyconsideringtheregionalagencycanallocateits

housingresourceswithinthemetropolitanarea.

29

5.4KeyfindingsfromSeattle-Tacoma-Everett,Washington

With700courtorderedevictionsinathree-monthperiodoutof535,500renter

occupiedunitsin2013,theSeattle-Tacoma-EverettmetropolitanareainWashingtonState

hadthethirdlowestevictionrate(2013AmericanHousingSurvey).93.5%ofthethreatened

evictionswereresolvedbeforetheybecamecourtorderedevictions(2013AmericanHousing

Survey).Liketheothermetropolitanareasthatareperformingwell,thereareavarietyof

organizationsthatareanimportantpartoftheresponse.Wewillnowexaminetheprograms

thattheSeattle-Tacoma-Everettmetropolitanareahasinplacetohelpkeeptheirevictionrate

low,organizedaccordingtoafewmajorcategories.

FinancialAssistance

2013AHSdataindicatethat79%oftheevictionthreatsintheSeattle-Tacoma-Everett

metropolitanareawereduetofailureorinabilitytopayrent(2013AmericanHousingSurvey).

Toaddressthisproblem,therearehundredsofnonprofitsandcharitieswhichofferfinancial

assistanceinSeattle-Tacoma-Everettmetropolitanarea–mainlyshort-termfinancial

assistance(McNamara, n.d.).

Incollaborationwiththestate,theseorganizationsaimtopreventhomelessnessby

helpingtenantswhoareunabletopaytheirrent.Governmentgrantsandprivatedonationsare

fundingfinancialaidthathelpsresidentspaytheirenergybillsorrentwhentenantsareatrisk

ofbeingevicted(McNamara, n.d.).

Liketheothermetropolitanareaswithlowevictionsrates,theSeattle-Tacoma-Everett

metropolitanareareliesonEmergencySolutionGrants(ESG).ESGprogramsaimtoassist

residentsfacinghousingcrisisorhomelessnessandofferfinancialassistancetocoveraportion

oftherentonthenewhome,relocationcosts,orsecuritydeposits(Emergency Solutions Grant,

n.d.).ESGprogramsalsoprovidefinancialassistancetopayforutilitiesandothercostswhen

30

tenantsareinimminentdangerofbeingevictedfromtheirhomes.Additionally,ESGarealso

beingusedtoissueloansforfamilies’rentalneedswhenfacingevictionthreats.(McNamara,

n.d.).

TheEconomicServicesAdministrationoftheWashingtonStateDepartmentofSocial

andHealthservicesalsooffersemergencyprogramsforresidentswhoareatriskofbeing

evicted.Iffamiliesareinanemergencysituationthatrequiresaone-timecashpaymentto

securepaymentforutilitiesandhousing,theymightbeeligiblefortheAdditional

RequirementsforEmergentNeeds(AREN)programortheDiversionProgram(Emergency

Programs). However,itisnoteworthytomentionthatthefamilieswhoreceivehelpfromAREN

orDiversionCashAssistance(DCA)cannotapplyforTemporaryAssistancetoNeedyFamilies

(TANF)(OfficeofFamilyAssistance,n.d.).ThemaximumcashassistancefromDCAis$1,250a

yearandresidentscanreceivetheassistanceona30-dayperiodonly(OfficeofFamily

Assistance,n.d.).

RehousingPrograms

Anumberofnonprofitagenciesprovidetemporaryshelter,emergencyshelter,

transitionalhousingorlow-incomehomeownershipprogramsincludingBreadofLifeMission,

andCompassHousingAlliance(CompassHousingAlliance,n.d.).PlymouthHousingGroupand

SolidGroupprovidetransitionalhousing.LowIncomeConstituteandCapitolHillHousing

providelow-incomerentals.HabitatforHumanityofSeattle/SouthKingCounty,Homesight,

andtheHomesteadCommunityTrustprovideLow-incomehomeownership(CompassHousing

Alliance,n.d.).

LegalAssistance

Thereisacomprehensivepackageoflegalservicesofferedbylocalgovernment

agenciesandnonprofitorganizationsinSeattle.TheHousingJusticeProject(HJP)isacounty

31

levelhomelessnesspreventionprogramofferingaccessiblevolunteer-basedlegalassistance

forlow-incometenantsfacingeviction.Theirservicesincludelegalservicesforresidentswith

evictionrelatedissues,assistanceinansweringevictionpaperwork,negotiationswith

landlordsforevictionissues,representationoftenantsatevictionhearings,referralsand

resourceinformation(KingCountyBarAssociation,n.d.).TheSeattleareahasseveralhotlines

availabletoassisttenantswithlegalissuesincludingtheSolidGroundTenantServicehotline

andtheTenant’sUnionofWashingtonStateTenant’sRightshotlineforlandlordtenantissues;

theSeattleOfficeforCivilRightshotlineforfairhousinglawandcivilrightsissues;andtheCity

ofSeattleDepartmentofPlanningandDevelopmentcomplainthotlineforleaseterminations

orevictionnoticesthatmightbeinvalid(SeattleHousingAuthority,n.d.).Ifboththetenantand

landlordagreetoparticipate,freemediationservicesarealsoavailablethroughtheKing

CountyDisputeResolutionCenter,whereprofessionalmediatorsareavailabletohelp(Dispute

ResolutionCenterofKingCounty,n.d.).Thereareadditionalgenerallegalresourcesthatare

availabletoresidentsthatincludetheLawLibraryandtheNorthwestJusticeProject,which

offerslegalservicestolow-incomepeopleinthestateofWashington.

Counseling

CatholicCharitiesservicesinKingCountyprovidesresourcereferraltohelppeopleget

connectedtotheresourcestheyneed(CatholicCommunityServices,n.d.).CaseManagementis

providedbyseveralorganizationsincludingSt.VincentdePaulFinancial.Theseorganizations

seektounderstandeachperson’sneedsandestablishaholisticplantohelpleadthemtoself-

sufficiency(Washingtonhomelessassistanceandevictionpreventionprograms,n.d.;St.

VincentdePaul,n.d.).Thiscounselingcanleadtoreferralstoone-stopjobcentersorany

numberofWashingtoneducationalandemploymentresourcecenters(Washingtonhomeless

assistanceandevictionpreventionprograms,n.d.).Self-sufficiencyworkshopsarealso

32

availableasapartofSt.VincentdePaul’srehousingprograms.Thisprogramaimstoensure

thatpeopleorfamiliesdonotgothroughevictionsagain.

KingCountyalsohasa211-crisisphonelinethatisavailableforavarietyofneeds

includinghousing(CrisisClinic,n.d.).TheCrisisClinichotlineprovidesthemost

comprehensiveinformationonhealthandhumanservicesforKingCounty(CrisisClinic,n.d.).

Asapartoftheircounseling,theyadvisecallersonthebestwaytopresenttheirinformationto

theagenciesthatmaybeabletoassistthem.Intheeventthattherearenoresourcesavailable

forthecaller’sneed,theywillproblemsolvewiththecaller(CrisisClinic,n.d.).Theyspecialize

inseveralareasincludingshelter,housing,rentandutilityassistance,legalassistance,financial

assistance,andgovernmentalassistanceprograms(CrisisClinic,n.d.).In2012TheCrisisClinic

received105,000calls.However,thevideoontheirwebsitealsoemphasizedthatmanypeople

werenotawareofthisresource.Thisseemslikeasolutionthatwouldhavegreatpotentialfor

HennepinCountybygivingeasyaccesstoimportantresourceinformationquickly,butwewill

needtoconsiderhowtomakethecommunityawareofthisresource.

Finally,theTenantUnionofWashingtonStatehasputtogetherahelpfulresourceon

theirwebsitethatprovidespracticalinformationtohelptenantsdealwithapotentialeviction.

Forexample,thefirstrecommendationisfortenantstocontacttheirlandlordandworkouta

paymentplan,evenifitinvolvespartialpayments,untiltherentispaidinfull.Thiskindof

informationcouldbeusefulforrentersinHennepinCountyprovidedtheyhaveaccesstoa

computer.

Togethertheseinterventionsthatincludefinancialassistancetorenters,rehousing

programs,legalassistance,andcounselingarehelpingtomakeadifferenceintheSeattle-

Tacoma-Everettareaandshouldbestudiedfurthertounderstandtheirindividualand

collectiveeffectivenesstoguideprogramandpolicychangeslocallyandforothermetropolitan

areasacrosstheUnitedStatesincludingHennepinCounty.

33

5.5KeyfindingsfromSanAntonio,Texas

The2013AmericanHousingSurvey(AHS)dataformetropolitanareasintheUnited

StatesshowthatSanAntonio,Texasboaststhe4thlowestevictionrateoutofthe25

metropolitanareasthatwerestudied(2013AmericanHousingSurvey).IntheSanAntonio

metropolitanarea,400units(.14%ofthe289,900totalunits)receivedcourtorderedeviction

noticesina3-monthperiod.Although4,700unitswerethreatenedwithevictionnotices,less

than10percent(400units)wereactuallyevictedbyacourtorderednotice(2013American

HousingSurvey).Thereareseveralfactorsthatmayhavecontributedtolowertheevictions

rateinSanAntonio.WewillnowexaminetheprogramsthatSanAntoniohasinplacetohelp

keeptheirevictionratelow,organizedaccordingtoafewmajorcategories.

Rentpaymentassistance

Therearegovernmentandnonprofitorganizationsthatarecollaboratingtohelp

individualsandfamilieswithrentassistancetoavoidevictionandpotentialhomelessness.

TheDepartmentofHumanServicesforthecityofSanAntonioprovidesrentassistance

tofamiliesthathavereceivedafinalevictionnotice(HumanServices,n.d.).ThecityofSan

Antonioalsocollaborateswithotheragenciestopreventevictionsandrehousepeoplewhoare

alreadyhomeless.TheSouthAlamoRegionalAlliancetoEndHomelessnessContinuumofCare

isanetworkoforganizationsthathelptenantswhostrugglewithhousingissues.Assistanceis

providedforwomenorchildrenfleeingdomesticviolence,veterans,familiesfacingaone-time

rentalcrisis,andsinglemothers.Resourcesarealsoavailableforpeopleinothercategories

whofaceapotentialeviction,butthisisnotguaranteed(McNamara,J.n.d.).

HUDprovidessomefinancialaidthatisallocatedannuallytoSanAntoniofromthe

EmergencySolutionsGrant(ESG)program(EmergencySolutionsGrant,n.d.).TheESG

identifiesshelteredandunshelteredhomelesspersonsalongwiththoseatriskof

homelessnessandoffersindividualsassistancetoregainpermanenthousingafterahousing

34

crisis(EmergencySolutionsGrant,n.d.).ESG’sprimaryfocusisonaddressingemergency

situationssuchasamissedpaymentforrentresultingfromamajorlifeeventlikeamedical

emergency(McNamara,J.n.d.).TheCityofSanAntonioalsooffersfederallysubsidizedRental

AssistanceProgramsaswellasemergencyfinancialassistancetolow-incomeindividualsin

need(SanAntonio,TexasRentAssistanceAgencies,n.d.).

Nonprofitorganizations,especiallyfaith-basedorganizations,alsoofferrental

assistanceprograms.Faith-basedorganizationsincludingSalvationArmy,CatholicCharities,

SAMMinistriesandmanyothersproviderentassistancetoindividualsandfamilies(San

Antonio,TexasRentAssistanceAgencies,n.d.).Forexample,SAMMinistries’Homeless

PreventionServices(HPS)providespeopleinneedwithrentalandutilitiesassistance,whichis

paiddirectlytothelandlordorutilitycompany(SAMMinisitries,n.d.).

Emergencyfinancialassistance

CatholicCharitiesprovidesemergencyfinancialassistancetotenantswhohave

experiencedrecentfinancialdifficultiesandareindangerofbeingevictedfromtheirhomes.

Emergencyfinancialassistancecanbeusedtocoverrentorutilitybillswhenindividualsareat

seriousriskofbeingevictedfromtheirhomes(CatholicCharitieshelpsSanAntoniotenants

withrent,2013).

Evictionpreventionprogram

Inadditiontotheworkbeingdonebygovernmentagenciesandfaith-based

organizations,communityhousingorganizationsalsoassisttheresidentsofSanAntonioby

offeringevictionpreventionprograms.Toaddresstheprimaryproblemofnon-paymentof

rent,theAlamoCommunityGroup’s(ACG)EvictionPreventionProgram(EPP)offers

individualseffectivestrategiestoaddresstheissuesthatmightleadtotheirinabilitytopay

rent.Suchissuescouldincludeseparation/divorce,mismanagementofincome,orlossof

employment.ACG’smainfocusistoassistresidentswhowouldotherwiseendupbeingevicted

35

orbecomehomeless(EvictionPreventionProgram,n.d.).TheEPPhelpsresidentsin

developingarealisticplanwithpropertymanagerstoensurepaymentofrent.Iftheresidents

complywiththeproposedplan,theirlatefeesarewaivedandtheevictionprocessisstopped.

Residentswhowouldliketoparticipateinthisprogramarerequiredtoattendthreeoftheten

financialliteracyclassesofferedbytheprogram(EvictionPreventionProgram,n.d.).

Liketheothermetropolitanareaswithlowevictionrates,SanAntonioisaddressingthe

evictionissueinacollaborativewaythatismakingadifference.Furtherresearchisneededto

determinetheaccessibilityandimpactoftheirprogramsindividuallyandcollectively.Wewill

looknextathowthelessonslearnedfromthesefourmetropolitanareasmightbeappliedin

HennepinCountytoaddresspreventableevictionsinordertocreatelong-termhousing

stability.

36

6.Policyrecommendations

Recommendation1:ProactiveCommunicationtoHennepinCountyTenants

Fromourcasestudyanalysis,wefoundthatthesuccessofthehighperforming

metropolitanareaswasdependentonavarietyofservicesofferedbyabroadrangeof

nonprofitorganizationsandgovernmentagencies.Inoursubsequentreviewofeviction

preventionprogramsinHennepincounty,wealsofoundthatthereisalargenumberof

nonprofitorganizationsandgovernmentagencieswhoareassistingpeoplefacinganeviction.

AppendixAincludesatablethatsummarizestheselocalprogramsandprovides

recommendationsbasedonwhatwelearnedfromothermetropolitanareasintheUnited

Stateswithlowevictionrates.However,inorderfortheseorganizationsandagenciestobe

usefultoindividualsandfamiliesfacingevictions,theyneedtobeawarethattheseprograms

existandtheprogramsneedtoengagethepeople.The4thDistrictHousingCourtexitsurvey

alsoclearlyidentifiedthattenantsfacingacourtorderedevictionwerenotwellinformed

abouttheevictionprocess(HennepinCountyOfficeofHousingStability,2017).Toaddress

this,ourfirstrecommendationistoassurethatallrentersareawareofalloftheresourcesthat

areavailableinassistingthemtopreventanevictionbyrequiringlandlordstoshareaconcise

evictionpreventionresourceguideforeachtenantwhentheysigntheirlease.Theintent

wouldbeforthistobeupdatedandmaintainedbythenetworkofevictionprevention

organizationsthatwillbedescribedfurtherinthethirdrecommendation.Werecommendthat

thissameinformationgooutasapartofthelandlordnotificationthatwouldbesenttotenants

30daysinadvanceoftheevictionfiling.Thiswillbediscussedfurtherinthesecond

recommendation.

37

Totesttheeffectivenessofthisoutreachprogram,werecommendapilotprogramthat

targetsareasinHennepinCountywiththehighestnumberofevictions.Thispilotproject

shouldincludeimpactmeasurement,keepingallotherforcesconstantasmuchaspossible.

Theintentofthisrecommendationistohelptenantsbeinformedsothattheycangetthe

properassistancewhenitisneeded.Whilethereisacosttodothis,ourhopeisthatthiswill

beoffsetbycostreductionsrelatedtofewerevictionsandfewerpeopleusingshelters.By

gettingresourceinformationtotenantssooner,manywillbeabletoaddresstheproblem

beforeitgoestohousingcourt.Byhelpingtoreducethenumberofevictions,webelievethat

thelandlord'scostswillbereducedbecauseofreducedlegalfees.Ofallofthe

recommendationspresentedhere,thiswouldappeartobethequickesttoimplementasitis

mainlyamatterofgatheringinformationonexistingresources.

Recommendation2:30-daynoticetotenantspriortoanevictionfiling

Toprovideadequatetimefortenantstoaddresstheconcernthatcouldleadtoeviction,

whichisprimarilylaterent,oursecondrecommendationistorequirea30-daynoticefromthe

landlordandtoreducetheresponsetimeoftheHennepinCountyEmergencyAssistance

programfrom30daysto15dayssothatunnecessaryevictionfilingscanbeavoided.This

couldbeachievedthrougha30daypayorquitnoticewhichwouldbeissuedbythelandlord

statingtheamountofrentdueandprovidingthetenant30daystopaytherentdue.HOME

Linepreviouslyadvocatedaseven(7)daypayorquitnoticeseveralyearsagointheMinnesota

Legislature(E.Hauge,personalcommunication,November13,2015).Intheirbriefonthisbill,

HOMELineidentifiedthatmostlandlordsalreadyobserveaninformalquitorpaynotice

becauseitavoidsthecostsrelatedtoanevictioncourtcase(Hauge,n.d.).Thisbriefalsocites

someimportantbenefitsincluding:

● Cleartimelineforbothsidestounderstandtheirrights(Hauge,n.d.).

38

● Tenantscanaddressproblemwithoutadditionalcostsornegativerentalhistory

impacts(Hauge,n.d.).

● Reducednumberofcourtcases,thusreducingstrainoncourts(Hauge,n.d.).

● CoordinateswithEAprogramviaaformalnoticeforEAeligibility.By

addressingtheproblembeforeitgoestocourt,theEAcostsarealsoreducedso

thattheycanhelpmorepeople(Hauge,n.d.).

Itiscriticalthatresourcesareavailableinatimelymannerfortenantswhoare

otherwisefaithfulinfulfillingtheirresponsibilities.AccordingtotheHennepinCounty

EmergencyAssistancewebsite,applicantscanexpectthatitwilltakeupto30daystoreceivea

responseregardingeligibility.Bythetimethisassistanceisreceived,itcanbetoolateasa

majorityofevictionsareprocessedintwoweeks(MinneapolisInnovationTeam,2016).By

shorteningthetimetoreceiveemergencyassistanceandrequiringlandlordstoprovidea

noticeoftheirintenttofileforanevictionatleast30dayspriortofiling,thereisabetter

chanceofresolvingthemostcommonproblemofnon-paymentofrent(Minneapolis

InnovationTeam,2016).BasedontheevictionpanelpresentationweattendedonNovember

9,2017,nearly$4MinEmergencyAssistancewentunspentin2016.Byrealigningthese

timelines,renterswillbemorelikelytostayintheirhomesandlandlordscanavoidthetime

andmonetarycostsrelatedtoproceedingthroughthefullevictionprocess.

Recommendation3:FormaCollaborativeNetworkwithashareddatabase

Basedonourstudyofotherhighperformingmetropolitanareasandlessonslearned

fromtheevictionpanelpresentation,ourthirdrecommendationistoformacollaborative

networkwithashareddatabaseandinternalaccountabilitythatalsotrackstheimpactoftheir

combinedeffortstoreduceunnecessaryevictions.Fromourcontactwithlocalorganizations,

wehaveobservedlimitedcollaborations,primarilywithorganizationsprovidingthesame

39

service.Inordertoaddresstheevictionprobleminastrategicandefficientway,we

recommendthatallorganizationsintentionallycollaborateasaunifiednetwork.Inorderfor

thistobeeffective,itwillbecriticaltohaveastructurethatlinkstheseorganizationstogether

inawaythatprovidesstrongleadershipandaccountability.Bybeingapartofthisnetwork,all

organizationswillbeabletoseethelargerpictureandhoweachorganizationfitsintothis

puzzle.Bydevelopingashareddatabase,theywillbeabletoshareinformationmoreeasily

aboutthepeopletheyserveandbettertracktheimpactoftheirprogramstoguidefuture

improvements.Oneofthecommentsweheardattheevictionpanelpresentationfromthe

personwhohadbeenevictedtwicewasthatshewasnotgettingtimelyresponsesfromthe

organizationswhoaresupposedtobehelping.Thisisconcerning.Thatiswhyaccountability

isakeycomponentofthisrecommendation.Theintentisthateachorganizationis

accountabletothelargernetworkandeveryoneisaccountabletothepeopletheyserve.This

networkcanalsohelptoassureefficientandfairdistributionofresourcesbygettingeveryone

onthesameroadmap.

Recommendation4:Launchmandatory“righttocounsel”program

Ourfourthrecommendationistolaunchamandatory“righttocounsel”programlike

theonepassedbyNewYorkCityearlierthisyear.Thisprogramprovidesmandatory

guaranteedlegalassistancethroughtheevictionprocessforlowincomeresidentsandbrief

legalassistancetoallothertenants,allofwhichispaidbythecity(Lane,2017).Bymaking

tenantsawareoftheirresourcesandbyprovidingguaranteedlegalassistanceforthefull

evictionprocesstothosewhoaremostinneed,theconfusionandlackofinformation

identifiedintheHennepinCountyHousingCourtexitstudyshouldbealleviated.Inplanning

thispolicychange,weneedtoconsiderLindsey’scounterargumentthatpresentingadefense

doesnotnecessarilyincreasethechancesofavoidinganeviction(2010,p.101).Asweread

40

furtherintoherargument,weunderstandthatthereisaproblemwithtenantsnotbeingable

toprovidearelevantandlegallygermanedefensethatputsthematadisadvantagetowell

representedlandlords.Asshestates,“tenants’lackofrepresentationdirectlyaffectstheir

abilitytobringacaseandarticulateavaliddefense”(Lindsey,2010,p.117).Thislegal

assistanceprogramalongwiththegeneralnotificationprogramwilltakeastepforwardin

helpingtenantstobeinformedlongbeforetheyenterhousingcourt,potentiallyavoidingthe

courtroomaltogether.

Accordingtoa2016articleintheNewYorkTimes,theestimatedcosttoNewYorkCity

fortherepresentationoflow-incomeresidentswasestimatedtobe$200millionayear(Silver-

Greenberg).However,thecityalsoestimatedthatthisprogramwouldsavethecity$300

millionayearbykeeping5,237familiesoutofshelterseachyearatacostof$43,000per

family(Silver-Greenberg,2016).Morelocally,theHennepinCountyandCityofMinneapolis

CommissiontoEndHomelessnessestimatedthecostofoneepisodeoffamilyhomelessnessto

benearly$5,000whilepreventioncostslessthan$1,000(2006).Whiletherearecosts

involvedwiththisprogram,therearealsocleareconomicbenefits.Becausethisprogramis

stillinitsinfantstageinNewYorkCity,itshouldbestudiedtoverifytherealimpactand

reductioninoverallcostandHennepinCountyshouldconsiderapilotprojecttotestthelocal

impactbeforeimplementingthisonalargerscale.

Recommendation5:Provideaffordablehousingforalllow-incomeresidents

Ourfifthandfinalmajorrecommendationistoincreasethecombinedeffortsbylocal

governmentandnonprofitstocreateaffordablehousingsothatalllow-incomeresidentshave

access.IntheHennepinCountyHousingCourtexitsurvey,theyfoundthattheaverage

monthlyrentforthosesurveyedwas$1,005.52andtheaveragemonthlyincomewas

$1777.60.Onaverage,thosesurveyedwerespendingnearly60%oftheirincomeonhousing,

41

while30%iscommonlyconsideredtobeaffordable.Althoughhelpingpeoplefacingapossible

evictionisimportant,itisimperativethatthiscoreproblemofthelackofaffordablehousingbe

addressed.ThiswasalsoemphasizedasakeypartofthesolutionintheNovember9,2017

evictionpanelpresentation(seeAppendixCforthefullmeetingnotes).Asnotedearlier,

HennepinCountyranked40thoutofthe100largestcountiesintheUnitedStatesintermsof

theavailabilityofadequateandaffordablehousingaccordingto2014data(Getsingeretal.,

2017).In2014,40unitsoutofevery100rentalunitswereaffordabletothosemaking30%or

lessoftheareamedianincomeinHennepinCountywithconsiderationforfederalsubsidies.

Asaresult,overhalfofthepeopleintheextremelylow-incomecategoryarenotfinding

adequateandaffordablehousing,increasingthelikelihoodthattheywillfindthemselves

gettingbehindonrentandfacinganeviction.Toaddressthis,HennepinCountymustmakeita

prioritytoassurethataffordablehousingisavailabletoalllow-incomeresidents.Inorderto

increasetheavailabilityofaffordablehousing,HennepinCountyshouldconsidersustainable

fundingsourcesincludingTaxIncrementFinancing,ImpactFees,LinkageFees,andrequiringa

certainpercentageofaffordablehousingfornewhousingdevelopment.Inordertomaintain

longtermaffordability,thecommunitylandtrustmodelshouldbeexpandedinHennepin

County.Ifindividualsandfamiliesarelivinginhousingtheycanafford,theywillbemore

likelytohavethecapacitytocreateanemergencyfundoftheirowntoweatherajoblossor

financialcrisis.Whilethereisacosttodothesethings,theeconomicbenefitsoflongterm

stabilitywillbegreater.

AdditionalTakeawaysfromCaseStudiesofthetop4MetropolitanAreas

Fromourresearchofthefour(4)highestperformingmetropolitanareaswiththe

lowestevictionrates,therewereotherimportantsmallerscalealternativesthatshouldalsobe

42

considered.TheseimprovementideasareincludedintheAppendixAtableandsummarized

below:

1. Reviewtheresourcesthatareneededforpeoplefacingevictionsandmakesure

thattheyareprovidedtopeoplecalling311inMinneapolisandtheUnitedWay

211lineforhealthandhumanservices.

2. EvaluateNorthpointprogramtomakesurethatitismeetingpeople’sneedsand

makeimprovementsbeforeexpandingthisservicetootherlocations,possibly

locatingtheseservicesatregionalhumanservicescentersthathavealreadybeen

established.

3. ExpandservicesofferedthroughtheCommunityActionPartnershipofHennepin

Countytoinclude,amongotherthings,financialassistance.Thiswillrequire

additionalfundingthatcouldcomefromthesavingsrealizedbyreducingthe

numberofevictions.

4. Re-evaluatetheotherlegalservicesthatareprovidedincludingHOMELineand

VolunteerLawyersNetworktocoordinatewiththeguaranteedlegalservices

proposedabove.Thegoalwouldbetoincreasetheefficiencyoftheoverall

system.

5. Createacountyorstatelevelevictiondatabase.Thebiggestchallengewefaced

withthisstudywaslimiteddataonevictions,whichhaslargelyaffectedthe

robustnessoftheresearch.Withlongitudinaldata,futureresearcherswillbe

abletoconductpre-and-postinterventionanalysisandorganizationswillbe

betterequippedtoevaluatetheimpactsoftheirevictionpreventionprograms.

6. Diversifyfundingresourcesforevictionpreventionprograms.Basedonthis

study,themostcommonfundingsourceswerefromEmergencySolutionGrants

(ESG)andotherHUDgrants.However,thesefundsaretoolimitedconsidering

43

thelargepopulationthatfacesevictionthreats.Privatesectordonorsand

foundationsshouldbebroughtintohelpaddressthisissue.

Insummary,ourrecommendationproposesimprovingcommunicationstotenantsat

strategicpointssothatpeopleareinformed,requiringa30-daynoticefromlandlordspriorto

filinganevictionalongwithashorterresponsetimeforemergencyassistance,guaranteed

legalassistanceforlow-incomeresidentstoassurethattheyhavethebestopportunityto

prevailinthelegalprocess,developingacollaborativeassistancenetworkthatincludesallof

thenonprofitandgovernmentorganizationsthatareaddressingtheevictionissue,andfinally

focusingoncollectivelyprovidingaffordablehousingforalllowincomeresidents.By

implementingtheserecommendationsonasmallerscalefirstwithimpactmeasurements,

importantlessonscanbelearnedbeforetheserecommendationsareincorporatedonalarger

scale.

44

7.Conclusion

Inordertobetterunderstandtheevictionproblem,weresearchedavailableliterature

anddata.Wediscoveredthattherewaslimiteddataavailableonevictionsandtherecurring

callforadditionaldatagatheringtobetterunderstandthecausesofevictionsandthechanges

thataremakingapositivedifference.Ourmaindatasourcewasthe2013AmericanHousing

Survey(AHS)for25metropolitanareasintheUnitedStatesandforthenationasawhole.By

analyzingthe2013AHSdata,wedeterminedthefourtopmetropolitanareaswiththelowest

evictionratesandstudiedwhatthosefourmetropolitanareashavedonetoachievelower

evictionrates.

Wefoundthatthemetropolitanareaswithlowestevictionrateshadalargenumberof

governmentandnonprofitorganizationsofferingadiversesetofprogramsfortenantsto

receiveassistancewhenfacingthethreatofeviction.Easieraccesstolegalandfinancial

assistanceseemedtoplayanimportantroleinpreventingtenantsfrombeingevictedfrom

theirhomes.Wealsofoundthatthebestprogramscanbeinaccessibleiftenantsarenotaware

ofthem.Therefore,goodcommunicationiscriticalforsuccess.

ForHennepinCounty,ourrecommendationsaretoensuretenantsareawareofthe

resourcesavailabletothem;torequirea30daynoticefromthelandlordbeforefilingfor

evictionandtoexpeditetheemergencyassistanceprocesstoprovidefinancialassistanceina

timelymanner;toprovidelegalrepresentationtoalllowincometenantsfacingevictions;to

createacollaborativeassistancenetworkofallorganizationsandagenciesassistingpeopleto

avoidevictionwithashareddatabase;andtoincreasesharedeffortsandsustainablefunding

sourcestoassurethataffordablehousingisavailabletoalllowincomeresidents.

45

8.References

AmericanHousingSurvey.(2013).DelinquentPaymentsandNotices-Renter-OccupiedUnits

(National).Retrievedfrom

https://factfinder.census.gov/faces/nav/jsf/pages/download_center.xhtml

AmericanHousingSurvey.(2013).DelinquentPaymentsandNotices-Renter-OccupiedUnits

(SelectedMetropolitanAreas).Retrievedfrom

https://factfinder.census.gov/faces/tableservices/jsf/pages/productview.xhtml?pid=A

HS_2013_S08ROM&prodType=table

Burt,M.R.,Pearson,C.,&Montgomery,A.E.(2007).Community-widestrategiesfor

preventinghomelessness:Recentevidence.TheJournalofPrimaryPrevention,28(3-4),

213-228.

CatholicCharitieshelpsSanAntoniotenantswithrent.(2013,October07).Retrievedfrom

http://www.loantorent.com/catholic-charities-helps-san-antonio-tenants-rent/

CatholicCommunityServices-CatholicHousingServicesofWesternWashington.Retrieved

fromhttp://ccsww.org/get-help/shelter-homeless-services/emergency-assistance/

CityofJacksonville,Florida.Retrievedfromhttp://www.coj.net/departments/parks-and-

recreation/social-services/emergency-financial-assistance-program

CompassHousingAlliance.(n.d.).Retrievedfrom

http://www.compasshousingalliance.org/what-we-do-top/what-we-do/

CrisisClinic.(n.d.).Retrievedfromhttps://crisisclinic.org/find-help/2-1-1-resources-and-

information/

Dana,D.A.(2016).Aninvisiblecrisisinplainsight:Theemergenceoftheeviction.NewYork

CityRentGuidelinesBoard,2017IncomeandAffordabilityStudy(Rep.).(n.d.).April13,

2017

46

Desmond,M.(2015).UnaffordableAmerica:Poverty,housing,andeviction.FastFocus:

InstituteforResearchonPoverty,22,1-6.

Desmond,M.,&Gershenson,C.(2016).Housingandemploymentinsecurityamongthe

workingpoor.SocialProblems,63(1),46-67.

Desmond,M.,&Gershenson,C.(2017).Whogetsevicted?Assessingindividual,neighborhood,

andnetworkfactors.SocialScienceResearch,62,362-377.

Dillman,B.(n.d.).EvictionNoticesforNonpaymentofRentinTexas.Retrievedfrom

https://www.nolo.com/legal-encyclopedia/eviction-notices-nonpayment-rent-

texas.html

DisputeResolutionCenterofKingCounty.(n.d.).Retrievedfromhttps://kcdrc.org/resolve-a-

conflict/court-mediation/#court

DuvalCountyevictionandrehousingassistance.(n.d.).Retrievedfrom

http://www.needhelppayingbills.com/html/duval_county_eviction_and_rehous.html

EmergencyPrograms.(n.d.).Retrievedfromhttps://www.dshs.wa.gov/esa/community-

services-offices/emergency-programs

EmergencySolutionsGrant.(n.d.).Retrievedfromhttp://www.commerce.wa.gov/serving-

communities/homelessness/emergency-solutions-grant/

EvictionpreventionandrehousinginOklahomaCity.(n.d.).Retrievedfrom

http://www.needhelppayingbills.com/html/oklahoma_city_eviction_preventio.html

EvictionPreventionProgram.(n.d.).Retrievedfrom

http://www.alamocommunitygroup.org/resident-services/eviction-prevention-

program/

Flowers,A.(2016).Howweundercountedevictionsbyaskingthewrongquestions.

FiveThirtyEight.Retrievedfromhttps://fivethirtyeight.com/features/how-we-

undercounted-evictions-by-asking-the-wrong-questions/.

47

Getsinger,L.,Posey,L.,MacDonald,G.,Leopold,J.&Abazajian,K.(2017).Thehousing

affordabilitygapforextremelylow-incomerentersin2014.

Gotham,K.F.(2000,March).Separateandunequal:TheHousingActof1968andtheSection

235program.InSociologicalForum(Vol.15,No.1,pp.13-37).KluwerAcademic

Publishers-PlenumPublishers.

Greenberg,D.,Gershenson,C.,&Desmond,M.(2016).Discriminationinevictions:empirical

evidenceandlegalchallenges.Harv.CR-CLLRev.,51,115.

Guggenheim,J.(2000).TaxCreditsforLowIncomeHousing:OpportunitiesforDevelopers,

Non-profits,AgenciesandCommunitiesUnderPermanentTaxActProvisions.Simon

Publications.

Hartman,C.,&Robinson,D.(2003).Evictions:Thehiddenhousingproblem.HousingPolicy

Debate,14(4),461-501.

Hauge,E.(n.d.).PayorQuitNotice:Preventingneedlessevictionsandreducingimperfect

rentalhistoriesforresponsibletenants.

Heartline.(n.d.).Retrievedfromhttp://heartlineoklahoma.org/what-we-do/helplines-and-

chat-services.

HennepinCountyOfficeofHousingStability.(2017).Housingcourtexitsurvey.

HennepinCountyandCityofMinneapolisCommissiontoendHomelessness.(2006).Heading

homeHennepin:Theten-yearplantoendhomelessnessinMinneapolisandHennepin

County.Retrievedfromhttp://www.hennepin.us/-/media/hennepinus/your-

government/projects-initiatives/documents/end-homelessness-10-year-plan.pdf

HomelessAlliance.(n.d.).Retrievedfromhttp://homelessalliance.org/

HowWeHelp.(n.d.).Retrievedfromhttps://www.samm.org/learn/how-we-help/

48

HumanServices.(n.d.).RetrievedOctober16,2017,from

https://www.sanantonio.gov/humanservices/FinanceEmergency/FamilyAssistanceCen

ters

JacksonvilleAreaLegalAid.(n.d.).Retrievedfromhttps://www.jaxlegalaid.org/get-

help/service-areas/housing/housing-landlord-tenant/

Katz,B.J.,&Turner,M.A.(2001).Whoshouldrunthehousingvoucherprogram?Areform

proposal.

KingCountyBarAssociation.(n.d.).Retrievedfromhttp://www.kcba.org/For-the-Public/Free-

Legal-Assistance/Housing-Justice-Project

Lindsey,L.A.(2010).Protectingthegood-faithtenant:Enforcingretaliatoryevictionlawsby

broadeningtheresidentialtenant'soptionsinsummaryevictioncourts.Okla.L.Rev.,63,

101.

Listokin,D.(1991).Federalhousingpolicyandpreservation:Historicalevolution,patterns,and

implications.HousingPolicyDebate,2(2),157-185.

Marr,T.(2016).Millionsofrentersfaceevictions-Whytoday’shousingmarketispartiallyto

blame.Redfin.

McNamara,J.(n.d.).SanAntonioevictionpreventionassistance.RetrievedOctober16,2017,

from

http://www.needhelppayingbills.com/html/san_antonio_eviction_prevention.html

McNamara,J.(n.d.).Washingtonhomelessassistanceandevictionpreventionprograms.

Retrievedfrom

http://www.needhelppayingbills.com/html/washington_homeless_and_evicti.html

MinneapolisInnovationTeam.(2016).EvictionsinMinneapolis.Retrievedfrom

http://innovateminneapolis.com/documents/Evictions%20in%20Minneapolis%20Rep

ort.pdf

49

Murphy,J.(2014,November).Evictionsaretopdriverforhomelessness.CityLimits.org.

Retrievedfromhttps://citylimits.org/2014/11/13/evictions-are-top-driver-of-

homelessness/

NeedHelpPayingBills.(n.d.).Retrievedfrom

http://www.needhelppayingbills.com/html/duval_county_eviction_and_rehous.html

NeedHelpPayingBills.(n.d.).Retrievedfrom

http://www.needhelppayingbills.com/html/oklahoma_city_rent_assistance.html

NeighborhoodServicesOrganization(NSO).(n.d.).Retrievedfrom

http://nsookc.org/services/rentalassistance/

OfficeofFamilyAssistance.(n.d.).Retrievedfromhttps://www.acf.hhs.gov/ofa/programs/tanf

OklahomaCityandCountyAssistancePrograms.(n.d.).Retrievedfrom

http://www.needhelppayingbills.com/html/oklahoma_city_assistance_progr.html.

OklahomaCountyRentAssistancePrograms.(n.d.).Retrievedfrom

http://www.needhelppayingbills.com/html/oklahoma_city_rent_assistance.html

OklahomaEvictionPreventionProgramandHomelessAssistance.(n.d.).Retrievedfrom

http://www.needhelppayingbills.com/html/oklahoma_eviction_prevention_and.html

Olsen,E.O.(2003).Housingprogramsforlow-incomehouseholds.InMeans-testedtransfer

programsintheUnitedStates(pp.365-442).UniversityofChicagoPress.

Perl,L.(2010).Section202andotherHUDrentalhousingprogramsforlow-incomeelderly

residents(CongressionalResearchServiceReportforCongress7-7806).Retrievedfrom

CongressionalResearchServicewebsite:http://aging.senate.gov/crs/aging13.pdf.

LandlordsandTenants:RightsandResponsibilities.(n.d.).Retrievedfrom

http://www.ag.state.mn.us/Consumer/Handbooks/LT/CH4.asp

SanAntonioESGGrant(n.d.).Retrievedfromhttps://www.bexar.org/524/Emergency-

Solutions-Grant-ESG

50

SanAntonio,TexasRentAssistanceAgencies.(n.d.).Retrievedfrom

https://www.rentassistance.us/ci/tx-san_antonioShroder,M.(2002).Locational

constraint,housingcounseling,andsuccessfullease-upinarandomizedhousing

voucherexperiment.JournalofUrbanEconomics,51(2),315-338.

SeattleHousingAuthority.Retrievedfromhttps://www.seattlehousing.org/

Sullivan,E.(2017).Displacedinplace:manufacturedhousing,masseviction,andtheparadox

ofstateintervention.AmericanSociologicalReview,82(2),243-269.

Susin,S.(2002).Rentvouchersandthepriceoflow-incomehousing.JournalofPublic

Economics,83(1),109-152.

St.VincentdePaul.(n.d.).Retrievedfromhttp://svdpseattle.org/our-services/case-

management/

TenantsUnionofWashingtonState.(n.d.).Retrievedfrom

http://www.tenantsunion.org/en/rights/section/eviction

Thalmann,P.(1999).Identifyinghouseholdswhichneedhousingassistance.UrbanStudies,

36(11),1933-1947.

Wallace,J.E.(1995).FinancingaffordablehousingintheUnitedStates.HousingPolicyDebate,

6(4),785-814.

Washingtonhomelessassistanceandevictionpreventionprograms.Retrievedfrom

http://www.needhelppayingbills.com/html/washington_homeless_and_evicti.html

51

9.Appendix

AppendixA-PolicyRecommendationDecisionMatrixorganizedbymajorcategoriesCounselingPrograms

BestPracticesfromMetropolitanAreaswithLowEvictionRates

LocalPrograms RecommendationforHennepinCounty

211programs-Providephoneaccessedinformationresourceforshelter,housing,rentandutilityassistance,legalassistance,financialassistance,andgovernmentalassistanceprograms.

311Minneapolis-GeneralassistancelineforMinneapolisthatalwaysrecommendsHOMELineforcallersfacingapotentialeviction.

1.Re-evaluateresourceneedsforevictionprevention;2.Confirmthatinformationprovidedby211addressesthoseneeds;3.Includeallresourcesinnewresourceguidethatwearerecommendingforallnewtenants.

UnitedWay211-FreeandconfidentialhealthandhumanservicesinformationforMinnesota.Provideevictionrelatedinformationincludingrentalassistance,homelessnessprevention,andlegalassistance.

ComprehensiveAssistancePrograms-Addressallneedsincludingfinancialaid,financialeducation,legalaid,self-sufficiencyplanning,andassistancewithotherconcerns.

NorthpointandCAP-Comprehensiveserviceprovidestenantcounseling;referralsforvarioushousingresources;limitedemergency-basedfinancialassistance;weeklybudgetclasses;utilitypaymentresources;financialcounseling;andaneedsassessment.

1.Completeafullevaluationtomakesureservicesalignwithneeds;and2.Providethissameserviceatotherstrategiclocationsinthecounty.

52

AffordableHousingPrograms



Collaborativeefforttoprovidelongtermaffordablehousingforlowincomeresidents

Aeon-Providerentalhousingforverylow-incomefamilies.

1.ConsiderasingleregionalhousingagencytomoreeffectivelyadministertheavailableresourcesashasbeendoneinJacksonville,FL;and2.Exploresustainablemeansofaddingaffordablehousingincludingaffordablehousingrequirementsfornewhousingdevelopments.

HousingLink-Provideaclearinghouseofaffordableandqualityhousingforpeoplewithlowandmediumincomes.

ProjectforPrideinLiving-Developsandsustainsquality,affordablehousingforlower-incomefamiliesandindividualsalongwithself-sufficiencyandjobtraining.

53

FinancialAssistancePrograms



SmallNonprofitAssistance-Avarietyofsmallnonprofitsincludingfaith-basedorganizationshelpinglowincomeindividualswithrentalassistanceanddirectthemtoresourcesthattheymaynotbeawareof.

St.Stephen'sHumanServices-Providesone-timerentalassistancetofamiliesandsingleparentswhofacethethreatofevictioninMinneapolisandadministertheSouthMinneapolisRentalPreventionAssistanceProgram.Focusedonassistingfamilieswithchildren.

1.Tomaximizetheircollectiveresourcesandimpact,werecommendthecreationofacollaborativenetworkamongtheseorganizationssothattheireffortswouldbemorediverselyandcohesivelydistributed;and2.Werecommendthatclientinformationbesharedasapartofadatabasethatisaccessibletothenetworkoforganizationssothateachorganizationhasafullpictureofeachoftheirclients.

LocalChurchAssistancePrograms-LCAprogramsproviderentalandutilitybillassistance.Servicesprovidedincollaborationwiththegovernment.

GovernmentSupportedAssistancePrograms-manyprogramstopreventhomelessnessbyprovidingindividualswithrent,utilityfees,andotherhousingexpenses.Theyarealsohelplowincomeclientstoremainintheirhomes.

HennepinCountyHomelessPreventionprogram-providesshort-termassistancewithrentandhousingexpensestoresidentsinfinancialcrisis.

FamilyHomelessPreventionandAssistanceProgram(FHPAP)-providesassistanceinfindinghousingaswellasdirectassistancewithrent,securitydeposits,mortgage,andotherassistance.

54

LegalAssistance



FreeLegalAssistance-accessiblewithofficessometimeslocatednearcourtroomsandsomeincomelimitations.

HOMELine-providesfreeandlow-costlegal,organizing,education,andadvocacyservicesfortenants.

1.Consider"righttocounsel"foralllow-incomeresidents;2.Evaluatebothservicesforaccessibilityandimpactbasedonfirstrecommendation;3.Includetheseresourcesinproposedresourceguide;and4.Addcommunitypresentationsinareaswithhighestevictionratesontenantrights.

VolunteerLawyersNetwork-utilizevolunteerlawyerstoprotectandenforcethelegalrightsoflow-incomeMinnesotans.

Mid-Minnesotalegalaid-providesfreecivillegalassistanceforlowincomeMinnesotans.

55

AppendixB-InterviewwithEdmundWitter,managingattorneyforHousingJusticeProjectinKingCounty,WA.

1.Canyoushareaboutwhatyourorganizationdoestohelppreventevictions?Response:

Theyhaveoffices in the court houseswhere eviction cases areheard.There are staffavailabletoassistindividualsfacingevictionproceedingprovidedtheirincomelevelisbelow200%ofthepovertyline.Thevolunteerlawyerswillmeetwiththetenantstodeterminewhatdefensetheremightbeortrytoworkoutsomethingwiththelandlordorwiththelandlord’sattorney,findingawaythatwillavoideviction.2. Haveyoumeasuredthe impact that this ishaving? Ifso,wouldyoumindsharingthatinformationwithus?Response:

First of all, he was surprised by the AHS data showing the low eviction rate for theSeattle-Tacoma-EverettmetropolitanareaHehadworkedinNewYorkCityuntillastJulyandin his opinion, the eviction rate there should be lower than in King County. From hisobservation,almostnobodywasbeingevictedinNewYorkCity.

In terms of impact, the Housing Justice Project has helped on average about 2,000householdshavebeenhelpedoverthelastafewyears.Theytrackdataelectronicallyforeachcaseincludingwhetherornotanevictionwasavoided,iftheifthepersonreceivedamove-outdate, if they avoided a money judgement, if the amount owed was reduced, or if the casedismissed.3. Do you collaborate with other organizations and if so, how does that increaseyourimpact?Response:

Theycollaboratealittlebit–thereisanotherlegalservicesprovidercalledLegalAction(LA) Center and they do ongoing legal representation.However, theHousing Justice projectonly provides short-term service. There are many cases that need additional support for avariety reasons. Theywould refer cases to LA center and depending on themerit, theywillprovide additional help. According to Mr. Witter, good social services are key to reducingevictions. For example, New York City provides very good social services with significantentitlementspendingthatisnotavailableinKingcounty.InNewYorkCity,theyhavetherightto shelter which means that anyone in need has to be housed in a shelter. The city wasspending$3,000amonthtohouseafamily. Theyrealizeditwasmoreadvantageoustohelppeoplepayoffbackrentthanprovideshelter.

InKingCounty,thereisnotthesamekindofentitlementspendingonbehalfofthecity

or County. King County has some money available to help tenants pay off rent f, but theydistribute these funds through social services providers such as Catholic Charities and theJewishfamilycenter.

90% of the tenants they have served can’t pay their rent, primarily because of some

56

trauma such asmedical, emergency, unemployment, or a family crisis. Tenants try to accesssmallprovidersandcharitableorganizationstogetsomemoneyanditisalotofworkbecausetheycouldonlygetalittleamountofmoneyateachlocation.Thissystemisnotveryeffective.4. Are there things thatyouwould like todo,buthavenotdoneorwould suggestthatotherorganizationdotohelppreventevictions?Response:

Thereareanumberofwaysthatwecouldhelppreventevictions.Oneeffectivewaytoreduceevictionisforthelocalgovernmentormunicipalitytobecommittedtoitandputtheprovide funding for it. Also, the court system needs to make that kind of commitment toimprovethesituation.Oneotherwaytocurveevictionsistoputprovidersinthecourthousebecause that iswhere theevictionsarehappening.Also,youneedextended legalhelp togetsomeonethroughtheevictionprocess.WhenMr.WitterwasinNYC,heworkedonthe“righttocounsel” initiative thatwas going to provide attorneys for everybodywho is in the evictionproceedingwithan incomelevel thatwasbelow200%of thepoverty line. AccordingtoMr.Witter, they basically eliminated evictions almost completely.WhenMr.Witterwas in NYC,theyrepresented250householdswithin3-4monthsintheBronx,whichisoneofthepoorestcongressionaldistrictsinthecountry. Theyhadzeroevictionsbecausetheyreceivedalotofhelpfromthecityandwereabletogetgrantstomakesuretenantscouldpaytheirrentinsteadofgoingtothesheltersystem.TheyhadlegalservicesinthecourthouseliketheydoinSeattle,but theyalsohadtheability tohelppeople inanemergencyplustheyhadgoodrelationshipwiththecourtsystem.

“Honestly,ittakesalotofplayerstobeabletoeliminateevictionseffectively,”saidMr.

Witter.Youneedalloftheinstitutionsincludingthecourts,nonprofits,socialserviceproviders,andcitygovernmenttobereallycommittedtoactuallymakingithappen.Theyreallyhavetounderstandwhatitmeanstobeevicted. Itisnotjustviolatingyourcontracttopayrent,butevictiondisplacessomebodyandithasarealimpactontheoverallcommunity.

Mr.Witterrecommendedimplementing“justcause”intheCountysothatthelandlord

can’tjustthrowyououtbecausehe/shedoesn’tlikeyou.Thatwouldmakeabigdifference.InNYC,peopleliveinplacesfor30-40years,butinSeattleareaormanypartsofthecountry,thislong-term tenancy does not exist. Most tenants aremoving in 2-3 years and there is not astrong sense of community. In Seattle tenants are getting evicted easily and their rights arelimited.InNYC,thedemographicsarebeingmaintainedbecausetheevictionprocessisnotasexpedited.

Finally,Mr.WitterwasveryskepticalaboutSeattleareahavingalowerevictionrates.

Hesaidhehasseenotherplaceswithlowerevictionrates,butSeattleisNOTit,inhisopinion.Theremight be proceduralmechanism thatmake a difference too, for example in CaliforniaandNewYorkCity theyhave verydevelopedprocedureswhen it comes to evictionprocessthatincentivizethelandlord.InMinnesota,theymighthavethe“righttotrial”,butitissortofahybridmodel.Inalotofstates,theydon’thavethe“righttotrial”forevictionproceedings.Thejudgeusuallymakesthedecision,butthestatesthathavethe“righttotrial”havealot lowerevictionrates.Whereitismoreaformalprocess,itistreatedmoreseriously.

57

AppendixC-EvictionpanelpresentationnotesandinterviewwithEricHaugefromHOMELineLocation:Room319intheMinneapolisCityHall/CountyCourthouseDate:November9,2017

ZoeThielfromtheCityofMinneapolisCoordinator’sOfficeInnovationTeamstartedthemeetingandsharedthefollowingkeypoints:

● Evictionsarede-stabilizingforindividualsandfamilies.● Evictionsareabarriertofindingfuturehousing.● TheareaswiththehighestnumberofevictionsinMinneapolisareNorth

MinneapolisandthePhillips/PowderhornNeighborhoods.● Theprimaryreasonforevictionsisnon-paymentofrent.● TheaveragerateofevictionsfortheCityofMinneapolisis5per100units.Thisis

higherinsomeareasasshownbythemapspresented.● Abouthalfofthefiledcasesresultinevictions.● 1outofevery3tenantsdonotshowupfortheirevictionhearing.● TheprimarygoalfortheCityinaddressingtheevictionproblemistodecreasethe

numberofevictionsfiledbecauseoftheharmfulimpactsofeviction.● Thesecondaryandtertiarygoalsarefocusedonmitigatingtheimpactsofevictions

aftertheyhaveoccurred.Becauseofthemultiplenegativeimpacts,itispreferabletopreventevictionsfromoccurring.

● TheCity’sstrategywasoutlinedasfollows:o Interveneearlytogetrentpaid.o Addressrepairissues.o Encouragealternativestoevictionfiling.Evictionsshouldbealastresort.o Providesupportfortenants.

Darryl,aMinneapolisHousingInspector,spokenext.Heexplainedthattheirofficeis

calledbecausetenantshaveaconcernaboutarepairissue.Insomecases,tenantsarewithholdingrentpaymentbecauseofarepairissue.Thiscansometimesresultinaretaliatoryeviction.ThereisaprogramcalledTenantVoicesthatprovidesanopportunityfortheCitytohearfromtenantsinaconfidentialway.

Thepresentationthentransitionedtoapaneldiscussion.Thepanelincludedthe

followingpanelmemberswiththeirrespectivecomments:● BenrepresentingCLUESsharedthefollowing:

o CLUESworkswiththeLatinoCommunity.o Evictionsarelinkedtotraumathathehaspersonallywitnessed.o CLUESishelpingpeopletoaddressmentalhealthissues.o Undocumentedpeoplearemorevulnerable,becausetheywillnotmeetthe

requirementsforgettingassistance.o Latinofamiliesarehesitanttouseshelters.o Intermsofsolutions,Benrecommendedthatculturallyspecificagenciesshould

partnerwithotheragenciestoprovideacoordinatedandholisticresponse.o Inclosing,Benstatedthatrelationshipsarekey.

58

● EricHaugerepresentingHOMELinesharedthefollowing:

o HOMELineprovidesadviceto15,000householdsperyearacrossMinnesota.o Evictionsareoneofthetop3reasonspeoplecall.o Fromthephonecalls,HOMELineunderstandsthattherearemoreinformalthan

formalevictionsbecauseoffragileleaseslikemonth-to-monthleases.o ReferencingtheDesmondbook,Ericstatedthattherewereparallelswith

Minneapolis,buttherearedifferences.▪ Housingstockisdifferenthere.▪ Peoplearepayingforrepairswhichresultsinthemnothavingenoughmoney

topayrent.o Intermsofasolution,Ericrecommendingimprovingtenantprotectionsinthe

tenant/landlordrelationship.o Inclosing,Ericrecommendedreflectingonthepowerdynamic.

● LukerepresentingLegalAidsharedthefollowing:

o LegalAidhas10lawyersandrepresentstenantsinhousingcourt.o Theyservetheentirestate.o Theirserviceislimitedtothosewhomeetincomerequirements.o Emergencyassistancesystemisbroken.$4Mwentunspentlastyear.o ReferencingtheDesmondbook,hestatedthattheMilwaukeeexampleisvery

similartoMinneapolis.o Intermsofideasforsolutions,Lukesupportedtherighttocounselfortenantsas

theynowhaveinNewYorkCity.Hehasobservedahugedisparityinthecourtroomwithmostlandlords,whoaretypicallywhite,havinglawyersandmosttenants,whoaretypicallyminorities,havingnolegalrepresentation.

o Inclosing,Lukecalledattendeestocalloremailtheirelectedofficialsandsharetheirthoughtsonthisissue.Thereiscurrentlyafederaltaxbillthatwouldaffectaffordablehousingandafewvoiceswouldmakeadifference.

● Asinglemotheroftworepresentingpeoplewhohavepersonallyexperiencedan

evictionsharedthefollowing:o Shehasexperiencedanevictiontwice.o Herevictionsresultedfromlackoffundsbecauseofadivorce(inonecase)anda

lossofworkinbothcases.o Sheactivelypursuedvariousorganizationstohelpher,butfounditdifficultto

gettimelyresponses.o Inbothcasesherlandlordwouldnotwaitforpayment.Inthefirstcase,shehad

faithfullypaidherrentforfiveyears.o Thesituationsnowballedforher.Whenshelostherjob,shehadlessincome

thatresultedinnotbeingabletopayrentandthenshelosthercarinsurance.Becauseshecouldnotdrivehercar,thislimitedheremploymentoptions.Sheendeduphomelessandlivingoutofhercar,callingthepolicedepartmentwhensheneededtomovebetweenparkinglots.

o Intermsofsolutions,sheproposedthefollowing:▪ Aligningthetimingforemergencyassistancewiththeevictionprocessso

thattenantscangethelpbeforebeingevicted.Itdoesnotmakesensethat

59

therearemillionsofdollarsgoingunspentwhiletherearepeoplewhoneedhelp.

▪ Helpingpeopletofocusontheirlifeandmovingforwardinapositivewayratherthangettingentangledinasystemthatdoesnotprovidehelpinatimelymanner.

▪ Agenciesthataresupposedtoexisttohelppeopleshouldnotbedodgingpeople.Theyneedtobeavailableandhelptenantsinatimelymanner.

▪ Assistanceagenciesshouldletpeopleknowrightawayiftheycanhelpthemratherthanmakingpeoplewait.

o Inclosing,shecalledforthefollowing:▪ Morefunding.▪ Bettercommunicationbetweenallparties.▪ Moretenantresources.▪ Modifytheprocesssothatpeoplecangethelpwhentheyneedit.▪ Tenant/Landlordrelationshipisarelationshipandshouldbetreatedassuch

whenthingsgettough.

Afterthepaneldiscussion,wediscussedanexcerptfromtheDesmondbookonEvictionsatourtable.Wewerejoinedbyacityemployeewhohelpsaddresshousingwherechildrenhavetestedhighforleadlevels.Fromhersitevisits,shehasmetfamilieswitheconomicchallengesandfamiliesfacingeviction.ShenotedthatitisverycommonforsingleAfrican-Americanmomstoendupinfinancialproblemsbecauseitissodifficulttofindchildcare.Shehadalsoobservedthatmanytenantsarebeingevictedinretaliationforbringinguparepairissue,liketheonesidentifiedinthereading.Iftenantscomplaintocityhousinginspections,thelandlordwillfindoutandthenevictthosetenants.Herrecommendationwastoprovidemorerentaloptionsatthefairmarketlevel.

TheInnovationteamprovideddatasheetforthiseventwithdatacomingfromthe

AmericanCommunitySurveyandthe2017HennepinCountyHousingCourtsurvey.Thekeypointsincludingthefollowing:

● “NearlyathirdofallhouseholdsintheTwinCitiesarerenters–morethan355,570

families.”● “Morethan45%ofrenterhouseholdsintheTwinCitiespaymorethantheycanafford

and25%paymorethanhalfoftheirmonthlyincomeonrent.”● “In2016,8,976evictionswerefiledinHennepinandRamseyCounties,butthisdoesn’t

includethethousandsofinformalevictionsthatoccureachyearwithoutanydueprocess.”

● “Communitiesofcoloraredisproportionatelyimpacted.”● “AcrosstheTwinCitiesMetro,therearejust34,000rentalunitsthatareaffordableand

availabletomorethan102,000extremelylow-incomehouseholds.”● “Withlowvacancyratesleadingtofewhousingoptions,familiesconfrontachallenging

rentalmarketwhererenthasincreased28%acrosstheTwinCitiessince2007.”● BasedontheHennepinCountyHousingCourtsurvey:

o Blackfemaleswerethelargestgroupaffectedbyevictions.o Only10%oftenantshadlegalrepresentationwhile30%oflandlordshadlegal

representation.o While36%ofresidentsremainedintheirhomes,54%hadtovacate.

● Finally,thereisacallforactionwiththishandoutthatrecommendsthefollowing:

60

o “Tenantsmustinformpolicychangestoimproveandprotecttheirhomes.”o “Affordablehousingmustbeatoppriorityforpolicymakersincludingmore

funding.”o “Thepublic,privateandnonprofitsectorsmustcollaboratetoensuredignified

homesforall.”November9,2017InterviewwithEricHaugefromHOMELine

Afterthepresentation,wespokewithEricHaugefromHOMELinetobetterunderstandwhattheydo,theirimpactandthepotentialimpactofprogramslikeNewYorkCitiesrighttocounselprogram.

HOMELineprovidesquickadvicerelatedtohousingthatcanbegivenoverthephoneorthroughanin-personconsultation.Approximatelytwothirdsoftheir15,000yearlycallsarereceivedintheMetroArea.Thetopthreereasonspeoplecallincluderepairs,securitydepositandevictions.Ericestimatedthat1,000–3,000callsperyearwererelatedtoevictions.TheymayhelppeoplewithcommondefensesandmayreferpeopletoprogramslikeLegalAidiftheymeettheirincomerequirement.HenotedthatthereisaRighttoRedeemoptionthatallowstenantstoshowupincourtandmakefullpaymentforoutstandingrentpluscourtrelatedexpenses.HOMELineadvisesanyoneregardlessoftheirincome.

EricthoughtthatarighttocounselprogramlikewhatwasrecentlyapprovedinNewYorkCitywouldhelptoleveltheplayingfieldandimprovethesuccessratefortenantsinMinneapolisandHennepinCounty.

61

AppendixD-PolicyAlternatives,withPros,ConsandTradeoffs

Alternative Pros Cons Trade-Offs

Makeallrentersawareofresourceswhentheysigntheirleaseandsendareminderwhennoticeissentregardingpendingeviction.

Quickresourcewhenpeopleneedhelpandthisshouldbefairlyeasytoimplement.

Willtakesometimeandefforttokeepinformationcurrentandmakesurethattheinformationiseasilyavailabletorenters.

Whileitisanextrastepforlandlords,thiscouldreducethetimeandmoneyspentlatertoevicttenantswhoaretryingtodotherightthing.

Require30-daynoticefromLandlordtoTenantpriortoevictionfilingandshortenresponsetimeforemergencyassistanceto2weekswithexpeditedprocess.

Morelikelytokeeptenantsintheirhomes;reducesevictionrelatedfeesforLandlords;anditwillhelptomakeuseoftheemergencyassistancefundsthatarenotbeingused.

Potentiallydelayspaymenttolandlord;andrequirestime,effortandmoneytomakelegalchangesandchangesintheemergencyassistanceprocess.

Itwillbenefiteveryoneinthelongtermbecausethelandlordswillavoidevictionrelatedcostsandwilllikelygetpaidsooner.Tenantswillbeabletostayintheirhomeswhichbenefitsthemandtheircommunity.

Formacollaborativenetworkwithashareddatabasethatalsotrackstheimpactsandholdseachotheraccountablefortimelyassistance.

Whilethereissomecollaborationalready,thiswillimprovecollaboration;bytrackingimpact,improvementscanbemadetobetterservethecommunity;andtheaccountabilitypiecewillhelptoassurethatpeopleareserved.

Itcanbechallengingtogetalargegroupoforganizationsfromdifferentsectorstogetherandworkingtogether;itwillbeimportanttofindaleaderoffacilitatortoguidethiseffort.

Whileitwilltakeanadditionalefforttomakethishappenandkeepthisgoing,therewillbelessduplicationofefforts,greaterefficiencybasedonworkingtogetherandlearningfromdata;andcustomerswillbebetterservedbecauseoftheaccountability.

Mandatorylegalsupportforeveryoneinlow-Incomecategory.

Thisguaranteesthatalllow-incometenantshaverepresentationandpowerimbalanceisaddressed.

CosttoCityorCounty;increasedneedforlegalassistance.

NYCestimatedthatthesavingswouldoutweighthecosts;thisshouldreducethenumberofevictionswhichwillresultingreaterstabilityforfamiliesandcommunitiesandlesstrauma.

Increaseaffordablehousingsothattheavailabilityofaffordablehousingisat100forevery100ELIrenters.

Affordablehousingshouldbearightthateveryonehas.Ifeveryonehasaffordablehousing,itreducestheneedforalloftheothersolutions.

Affordablehousingtakesaconcertedeffortasthemarketisnotdoingthisonitsown.

Ifeveryonecanfindaffordablehousing,theyarelesslikelytobeinasituationwheretheyarefacinganeviction.

Preserving Home: Improving Eviction Prevention in Hennepin ... · 3.5.5 Increasing affordable...

Documents

Transcript of Preserving Home: Improving Eviction Prevention in Hennepin ... · 3.5.5 Increasing affordable...