Responding to dual threats of deportation and homelessness faced by low-income immigrants, Marin Organizing Committee (MOC) launched a careful campaign to explore how to protect tenants. The campaign culminated in a major victory this week, with leaders persuading the San Rafael City Council to not only mandate mediation between tenants and landlords when rent increases exceed 5% per year, but also to implement 'just cause' for eviction standards. San Rafael is the county seat of Marin County, one of the most expensive places to live in California, and home to 70% of Marin County renters.
Landlords and representatives from the California Apartment Association appeared in force to testify in opposition, but MOC leaders had been laying the groundwork for two years. In response to pressure from MOC leaders in 2017, the Marin Board of Supervisors unanimously voted to support a mandatory mediation program for renters, which would apply only to unincorporated areas of the County (about 8,300 renters). In 2018, the Marin Board of Supervisors passed a 'just cause' for eviction ordinance protecting tenants from sudden eviction -- again, only in unincorporated areas of Marin County. Beyond negotiating for these protections, MOC shepherded a deal between Canal neighborhood tenants and a landlord who had initially imposed a 45% rent hike over 2 months, successfully increasing the time frame to 16 months.
In response to passage of the ordinances, leader Meredith Parnell declared, "MOC is pleased that the San Rafael City Council is moving forward with these small steps to protect renters...we look forward to working with the city to ensure there is a well-resourced and multilingual community education and outreach campaign to explain these new ordinances to landlords and tenants alike.”
[Photo Credit: Adrian Rodriguez, Marin Independent Journal (top); Marin Environmental Housing Collaborative (bottom)]
San Rafael City Council Approves Renter Protections, Marin Independent Journal [pdf]
Marin Voice: Protecting San Rafael Tenants Helps Prevent Homelessness, Marin Independent Journal [pdf]
Marin Supervisors Improve Renter Protection With 'Just Cause' Ordinance, Marin Independent Journal [pdf] (2018)
San Rafael Canal Area Landlords, Tenants Strike Deal on Rent Hikes, Marin Independent Journal (2018)
MOC Wins Significant Step on Renter Protection, West / Southwest IAF (2017)
Citing a statewide affordable housing crisis, Nevadans for the Common Good threw their political weight behind a proposed tax credit program (recommended by an interim state legislative committee) as the most significant and winnable step forward to improve access to affordable housing. Leaders succeeded in pushing the bill, expected to create 2,400 affordable units over 4 years, through the state legislature. The new program is designed to encourage private housing developers to build affordable housing for low-income households, and will provide developers $10 Million per year in tax credits to do so.
NCG leaders laid the groundwork for this legislative change with a listening campaign and nine months of research actions in 2018. They organized nonpartisan accountability assemblies (photos above), secured the Governor's commitment to support this legislation, and included a call to support this legislation in their postcard campaign. Leaders furthermore testified at the legislature and met with individual legislators to remind them of their commitments.
NCG recognize that this action alone will not solve the Nevada housing crisis, but are celebrating this as an important step in the right direction.
Nevada's Affordable Housing Crisis, Nevadans for the Common Good
Against Major Odds, Nevadans for the Common Good Pushes Payday Lending Reforms through the State Legislature
During a three-month house meeting listening campaign and nine months of research actions and civic academies, leaders from 'Nevadans for the Common Good' (NCG) unearthed dramatic stories about payday lending entrapment, lack of housing affordability and concerns around public education.
In response last fall, NCG organized nonpartisan accountability sessions with gubernatorial candidates, including now-Governor Sisolak, in which leaders secured candidate commitments around school funding, affordable housing, and consumer protections from unlawful payday lending practices
In 2019, NCG launched a campaign generating 4,000 postcards calling on state legislators for $500 million in new state funding for public schools, and $40 million for an affordable housing tax credit program and improved payday lending enforcement across the state. NCG leaders incited an impassioned fight with the payday lending industry over Senate Bill 201, which would establish a payday lending database to track short-term, high-interest loans to better protect consumers.
In the face of formidable odds -- and an army of paid lobbyists -- NCG mobilized waves of faith and civic leaders to testify before key committees to make the case for better protections for financially vulnerable families. In March, ten leaders met with 17 legislators in one day. In April, fifty leaders filled a hearing room in support of reforms. The following month, to distinguish themselves from paid lobbyists, 50 more leaders donned white at an Assembly Commerce and Labor Committee hearing. In response to one leader's testimony about the impact of predatory lending practices, an assembly member responded, "We are tired of waiting for something to be done to protect our families and communities!"
NCG leaders succeeded in pushing Senate Bill 201 through the Senate and Assembly. The bill is now headed for Governor Sisolak's desk to be signed.
Oped: Payday Lending Measures are Common Sense for the Common Good, Nevada Independent
Payday Lending Opponents, Industry Clash in Charged Hearing Over Loan Database, Nevada Independent
In advance of a vote that may occur as early as April 2nd, OTOC and the Apartment Owners Association of Nebraska (AAN) intered into negotiation about areas of agreement to jointly present to the City Council and Mayor. The AAN represents the owners of half the rental properties in Omaha.
The invitation to negotiate occurred after 40 tenants, landlords, community organizations, social service organizations, pastors organized by OTOC spoke in favor of reform at a four-hour city council hearing on March 12 (in photo above). OTOC leaders Karen McElroy, Rosie Volkmer, Gloria Austerberry, Dennis Walsh, Susan Kuhlman and Paul Romero laid out a comprehensive narrative that covered the history of substandard property rentals in the city, the failures of the current complaint-based system and the extensive research in support of rental inspection programs. At the request of City Council members, OTOC submitted recommendations of what ought to be amendments to the Mayor's proposed ordinance.
OTOC leaders urge supporters to continue to pressure their elected representatives to support a system of landlord registration with proactive inspections to ensure that all people have access to healthy homes.
200 leaders of COPS/Metro, accompanied by Catholic Archbishop Gustavo García-Siller, descended upon San Antonio City Council chambers with a simple message delivered by Maria Tijerina: "We don't want a study. We want action."
A study on displacement in San Antonio was scheduled to begin in 2020, but COPS/Metro leaders are calling for immediate action to prevent the direct and indirect displacement of neighbors. Said García-Siller, “They have lived simply, and with pride, in their homes, which have belonged in their families for decades.” He noted that the city gives incentives — tax rebates and fee waivers — to developers while homeowners who improve their own homes see their taxes rise.
Tijerina argued that rather than conduct a study on the root causes of displacement, the city should consider COPS/Metro’s own recommendations (detailed in a recently published oped) which include increasing owner-occupied rehabilitation in vulnerable neighborhoods; a city-coordinated homestead exemption and property tax freeze and deferrals for residents older than 65; tax abatements for homeowners and land preservation for affordable housing.
Immediately at stake was a $1 Million fund to help displaced and vulnerable residents. After its unanimously passage, COPS/Metro leaders called it "a good start."
COPS/Metro leaders plan to engage Mayor Ron Nirenberg on further displacement prevention at an accountability session April 7th.
[Top Photo Credit: Ben Olivo, San Antonio Heron; Bottom Photo Credit: Iris Dimmick, Rivard Report]
San Antonio Nearing $1 Million Policy for Low-Income Families Facing Rising Housing Costs, Eviction, San Antonio Express-News
City Considers Fast-Tracking Housing Displacement Prevention Policy, Rivard Report [pdf]
COPS/Metro leaders Sister Jane Ann Slater of the Congregation of Divine Providence (and chancellor at the Archdiocese of San Antonio) and Linda Davila of St. Timothy Catholic Church penned an Oped calling on the Mayor to prevent displacement in San Antonio.
Mayor Ron Nirenberg and members of the City Council have expressed concern about the Decade of Downtown causing neighborhood displacement. Nirenberg said it best last year, “We should not be resigned to displacement as an acceptable condition in the community.”
COPS/Metro takes the City Council at its word, but actions speak louder than words....
COPS/Metro supports a thriving downtown and the benefits that UTSA’s expansion will offer. We do not support development that pushes people out of their homes and uses public dollars to do the pushing. We are against development happening so fast and furiously that existing residents cannot take advantage of the improvements. Development must be planned so that it benefits everyone, not just developers. As it stands, the city’s decisions benefit developers with little consideration for current residents.
[Photo Credit: William Luther, San Antonio Express-News]
Acting on an extended house meeting campaign, in which leaders unearthed stories of payday lending entrapment, lack of affordable housing and concerns around public education, NCG launched a 5,000 postcard campaign to remind Southern Nevada legislators about commitments they had made on the campaign trail last year.
Leaders are calling for $500 million in new state funding for public schools, $40 million for an affordable housing tax credit program and improved payday lending enforcement across the state. With two proposals on the table that would cap interest rates on payday loans (which charge, on average, 652% in interest per year) NCG is pushing for better protections for financially vulnerable families.
Arguing that current City of San Antonio incentives are causing displacement, 100 COPS/Metro leaders pressured the mayor of San Antonio to directly prevent it.
Fr. Larry Christian, of St. Ann Catholic Church and COPS/Metro, called for increased public efforts to educate residents about available resources including “property tax freezes for senior citizens... and tax credits for homeowners that improve their homes.”
The mayor affirmed that he is listening to the organization and committed to collaborating with COPS/Metro leaders on this issue.
[Photo Credit: Scott Ball, Rivard Report]
After 500 tenants were forced out of their homes due to residential code violations by their landlords, Omaha Together One Community (OTOC) leaders launched a campaign to ensure decent living standards for renters.
OTOC research actions on housing code violations soon revealed that the vast majority of violations occurred in low-income, predominantly minority communities with disproportionate numbers of elderly and refugee residents -- many of whom are reluctant to complain. OTOC leaders are now pushing for local changes including required registration of all residential rental property and proactive inspections by the City of Omaha.
At recent press conference, Dennis Walsh of OTOC argued, "Registration and inspection creates a healthier market not a more expensive market.”
Having helped shape Legislative Bill 85, which would require cities like Omaha to implement these reforms, Walsh and other OTOC leaders are mobilizing at the state level to ensure dignified housing.
Beckas Beat: Do We Live In a Perfect World?, FOX 42 News
New Website 'We Don't Slum' Aims to Put Pressure on Problem Landlords, Omaha World-Herald
Landlords, renters clash over idea of rental inspections in Omaha and Lincoln, Omaha World-Herald
OTOC Fact Sheet on LB 85, OTOC
Novato City Council Ponders Just Cause Eviction Ordinance, Marin Independent Journal