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This report was principally authored by Tony Roshan Samara Kendra Froshman, Mission SRO Collaborative The Right To The City Alliance seeks to create regional and with the collective efforts of members and staff of the Homes Favian Gonzalez, Strategic Actions for a Just Economy national impacts in housing, human rights, urban land, For All (HFA) campaign and Right To The City Alliance (RTC). community development, civic engagement, criminal justice, We would like to thank everyone who provided feedback Isela Gracian, East LA Community Corporation immigrant rights and environmental justice. Right To The City on the drafts and to those who shared their stories and Kendall Jackman, RTC Alliance individual member was born out of a desire by members, organizers and allies experiences. Lydia Lowe, Chinese Progressive Association, Boston around the country to have a stronger movement for urban justice. The Right to the City Alliance asserts that everyone — Yasmeen Perez, RTC Development Director particularly the disenfranchised — not only has a right to the SUPPORT WRITERS Dawn Phillips, Causa Justa::Just Cause city, but as inhabitants, have a right to shape it, design it, and Marnie Brady, PhD candidate in Sociology, operationalize an urban human rights agenda. Tomás Rivera, Chainbreaker Collective Graduate Center, City University of New York www.righttothecity.org James Defilippis, Associate Professor, School of Kevin Stein, California Reinvestment Coalition Planning and Public Policy, Rutgers University Alexandra Suh, Koreatown Immigrant Workers Alliance Desiree Fields, Assistant Professor of Urban Studies at Mark Swier, Operations Manager, RTC Alliance Queens College of the City University of New York

Gilda Haas, Professor of Urban Planning at Antioch College in Los Angeles COPY EDIT AND DESIGN

This report was written as part of Homes For All, a national Rachel Laforest, Executive Director, RTC Alliance Rise of The Renter Nation Design: Joshua Barndt, Sabrina campaign that is broadening the conversation of the housing Tony Romano, Organizing Director, RTC Alliance Dorsainvil crisis beyond foreclosure and putting forth a comprehensive Copy Edit: Suzy Subways, Corina Beth Delman housing agenda that also speaks to issues affecting public Chart and Graphics Design: Joshua Barndt, Sabrina Dorsainvil housing residents, homeless families, and the growing number REVIEWERS AND CONTRIBUTORS of renters in American cities. The growing influence of Wall Chart and Graphics Creation: Sarah Heck, PhD student in Rehanna Azimi, RTC Intern Street firms and Big Banks, as well as the rise of the corporate Geography and Urban Studies, Temple University; Gilda Haas, landlord in the single-family market, is central to understanding Michaelann Bewsee, Arise for Social Justice Professor of Urban Planning at Antioch College in Los Angeles the housing crisis renters face today. Trenise Bryant, Miami Workers Center Data Collection: Michael Synan, M.A., CUNY Hunter College Homes For All works to protect, defend, and expand housing Rob Call, Occupy Our Homes Atlanta Art Direction/Support: Lenina Nadal, Communications Director, RTC Alliance, Joshua Barndt, Sabrina Dorsainvil that is truly affordable and dignified for low-income and Anj Chaudhry, CAAAV Organizing Asian Communities very low-income communities. The campaign engages those Karen Chen, Chinese Progressive Association Boston Please send comments and questions to: [email protected]. most directly impacted by this crisis through local and national To purchase this report in hardcopy format visit: organizing, winning strong policies that protect renters and Malcolm Chu, Springfield No One Leaves www.homesforall.org homeowners, and shifting the national debate on housing. Robbie Clark, Causa Justa::Just Cause Right To The City is working collaboratively across sectors This report was made possible through the generous support Marisol Cortez, Esperanza Peace and Justice Center to develop national housing policy that ensures that our of RTC’s funders including: The Ben & Jerry’s Foundation, Jessie communities and future generations have homes that are truly Mike Dennis, East LA Community Corporation Smith Noyes Foundation, Marguerite Casey Foundation, and affordable, stable, and dignified. Homes For All has grown to LeConté J. Dill, Assistant Professor, School of Public Health, The Unitarian Universalist Veatch Program at Shelter Rock, as well as the support of individual donors and RTC member include 25 grassroots community organizations in 19 cities and SUNY Downstate Medical Center 14 states across the country. The National Low Income Housing organizations. Luis Flores, Jr., Causa Justa::Just Cause Coalition is a campaign partner. www.homesforall.org

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EAST LOS ANGELES RESIDENTS FIGHT TRANSIT ORIENTED DISPLACEMENT IN THEIR 4 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG NEIGHBORHOOD. 5

increasing and are expected to worsen in coming years. For Excessive housing costs force low income families to spend less, low-income renters in particular, chronic housing insecurity when at all, on other needs. A recent Consumer Expenditure has reached crisis proportions. In a recent and well-publicized Survey found that, The housing landscape underwent a seismic shift as a result study, the Urban Institute found that across the country We employ an expansive definition of “renter” and use of the foreclosure crisis and the wider recession that began in there are only 29 affordable units for every 100 extremely [S]everely burdened families... spend a third less on food, half as it interchangeably with “tenant.” We include anyone 2006. The rate of homeownership fell dramatically after more low-income renter households, defined as earning less than much on pensions and retirement, half as much on clothes, and who is paying rent or seeking to rent but does not than a decade of unsustainable growth, returning to levels 30 percent of area median income.2 Currently, 7.1 million three-quarters less on healthcare as families paying affordable have the resources to do so. We include tenants, public last seen at the beginning of the housing market boom in the additional units of housing are required just to meet the needs shares of their incomes for housing.”7 housing residents, squatters, single room occupancy mid-1990s. As homeownership rates fall, the proportion of of very low-income households, where the supply of affordable (SRO) tenants, and homeless families and individuals, renters experienced an equally dramatic climb. The foreclosure housing relative to need is greatest.3 More than 60 years after the Housing Act became law, housing whether they are living on the street, in a shelter, or with crisis has driven millions of former homeowners into the rental insecurity is endemic and deeply entrenched. This report someone else temporarily. Likely renters and vulnerable market. In addition, the number of young adults and senior Housing is an anchor for a stable, prosperous, and just society. presents a vision for genuine housing security, crafted by residents, including low-income homeowners and citizens facing economic hardship is on the rise, sending even Congress realized as much when, in the Housing Act of 1949, grassroots organizations from many of the most impacted mobile home park residents are key constituencies who more people in search of rental units. All of this contributes it linked the general welfare of the nation to decent housing communities across the country. It offers an analysis of the will also benefit from renters’ rights ordinances, including to a tightening of supply and a steady increase in rents, with and a suitable living environment. As such, the provision major challenges we face in advancing a housing justice a Renters’ Bill of Rights. (See page 33-39) no relief in sight. Renters currently represent approximately of housing represents the best investment a society can agenda and policy solutions that move us beyond reactive and 35 percent of all households, with far higher percentages in make for achieving long-term stability and broad-based ineffective approaches. The growing renters’ crisis demands many major cities. There is no reason to believe the rate of prosperity.4 For low-income populations, secure housing is that we envision and implement a more proactive national NOTE: The cities cited in the graphs and charts within homeownership will increase in the near future, and mounting the most important factor in providing access to employment, housing policy, one that clearly and unequivocally places the this report include the top 25 populated U.S. cities and evidence indicates it may fall further.1 healthcare, and social services.5 Housing insecurity, on the need for decent and stable housing ahead of exorbitant profits participating cities in the Homes For All campaign. other hand, is linked to a wide range of negative outcomes, for large, unaccountable private investors. (See Appendix 1 and 5) Recent reports of a housing market rebound are misleading. including deteriorated physical and emotional health, family The economic and social costs for most renter households are instability, poor school performance, and long-term poverty.6

6 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 7 The majority of those faced with housing insecurity in the Taken together, these five pillars represent a model for housing United States are renters. Renters are disproportionately low security that we believe reflects the interests of those for whom income, people of color, immigrants, and the young, and they insecurity has been, or may become, a fact of life. As the basis for are concentrated in cities and surrounding suburbs. Many new new housing policy, they would break the unacceptable pattern renters in recent years are former homeowners, the victims of of failure that has defined the decades between the call for the private housing market and the financial institutions that decent housing in the 1949 Housing Act and the recent market dominate it. implosion.

We employ an expansive definition of renters. We include anyone who is paying rent or seeking to rent without the resources to do so. We include public housing residents, squatters, single-room occupancy tenants, and homeless families and individuals, whether they are living on the street, in a shelter or with someone else temporarily. Some lower-income homeowners will continue to become renters. Some current AFFORDABILITY: renters will become homeowners — but the reality is that most Housing needs to be affordable relative to will remain renters. household income and other reasonable expenses. ACCESSIBILITY: Housing should be made accessible to historically The recent housing market collapse underscored yet again the marginalized populations, and it should be well- importance of viewing decent housing as a right rather than as integrated socially and geographically. a commodity. Policy at the local, state and federal levels must recognize and protect this right and, concretely, prioritize the LONG-TERM STABILITY AND PROTECTION provision of decent housing for those most in need. What we FROM DISPLACEMENT: People’s homes need must avoid is a repeat of the mistakes of the past. to be protected from market forces causing displacement and changes in government policy To avoid these mistakes and to create more robust, over the long term. sustainable and just housing policy, we employ the concept of housing security. Housing security is not simply a reflection HEALTH, SUSTAINABILITY, AND QUALITY: of affordability, which is generally the sole or primary Housing should contribute to individual, family, characteristic that drives current policy and shapes policy community, and planetary health. debates. Instead, it recognizes that decent housing involves simultaneous attention to a number of interrelated concerns COMMUNITY CONTROL: that will provide a foundation for comprehensive policy reform. Housing and land should be controlled through Specifically, we believe housing policy focused on housing democratic structures and processes. security for the growing population of renters must stand on five pillars.

HOMEOWNERS PROTEST AGAINST FORECLOSURE AND EVICTIONS AT THE HEADQUARTERS OF FANNIE 8 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG MAE IN WASHINGTON, D.C. 9 million–plus growth, adding to the total of over 5 million new renters that entered the rental market between 2005 and 2012. Over this period, renters have accounted for all net household 13 growth.

There is good reason to believe that this trend will continue.

In fact, rates of homeownership may drop even further as stagnant or declining wages — and structural inequality more generally — make it is less likely that younger generations will fully replace older generations of homeowners, as they have in the past. Adults between the ages of 24 and 35, for example, are experiencing greater poverty than previous generations and are more likely today to languish for years in low-wage work and be saddled with debt.14 Senior citizens are also facing increased housing insecurity. Older homeowners who BOYLE HEIGHTS AND WYVERNWOOD RESIDENTS were seriously delinquent in paying their mortgage increased MARCH WITH ELACC AGAINST A REDEVELOPMENT dramatically between 2007 and 2011, and the foreclosure rate PLAN THAT WOULD TEAR DOWN THOUSANDS for people between the ages of 65 and 74 jumped from .25 OF RENT CONTROLLED percent to 2.55 percent over the same period.15 AFFORDABLE UNITS. The Joint Center for Housing Studies at Harvard University estimates the total growth of renters between 2013 and 2023 will be between 4 and 4.7 million households.16 It is important to note that these figures do not reflect people who would like to rent but are unable to do so. This includes homeless individuals and families, who number over 600,000 on any given day,17 people who are living in a single-room occupancy, Currently, we are ill-equipped to meet the needs of the current what we now know was a major market bubble. By 2012, the or people living with friends or relatives. These figures also do and emerging renter class. The surge in demand for rental overall rate of homeownership had fallen to 65.4 percent — not reflect the almost 2 million people — disproportionately homes has contributed to shrinking supply and rising rents, identical to the rate in 1996 — and this figure would be even Black and Latino men — incarcerated in prisons and jails, many 10 both of which worsen the housing picture for already hous- lower if we excluded distressed owners. In six years, between of whom will struggle with housing insecurity upon release. ing insecure populations. Shaun Donovan, Secretary for the 2006 and 2012, gains in homeownership made over the two Department of Housing and Urban Development, recently decades before the crash were entirely wiped off the map. The vast majority of the net increase in renters over the next remarked that “We are in the midst of the worst rental afford- Today a full 35 percent of the entire population — or 43 million decade will be people of color, with Latinos alone accounting ability crisis that this country has known.”8 households — consists of renters, with even higher proportions for more than half of the total. Currently, people of color make in some cities.11 up 47 percent of renters, more than twice their homeowner In their recent report, “Out of Reach,” the National Low-Income share of 22 percent.18 Renters are also disproportionately low Housing Coalition reveals the perfect storm that has generated These figures obscure important racial disparities in income and concentrated in urban areas. Drawing upon the this unprecedented crisis and continues to worsen: growing homeownership. Homeownership rates have historically American Community Survey data from 2007 to 2011, the Joint number of renters, rising rents and falling wages and income, a been substantially higher for whites than for people of color. Center for Housing Studies found that 45 percent of occupied severe shortage of affordable housing for low-income people, In the recent wave of foreclosures, homeownership rates fell rental homes in the 100 largest metropolitan areas were and misguided government policy.9 for all groups, but they fell just 2.7 percent among whites, located in low-income neighborhoods (with median incomes compared with 5.8 percentage points for Blacks and 3.3 percent below 80 percent of the metro area median).19 for Hispanics. While the Hispanic-white homeownership gap has widened, the Black-white gap has reached historic In addition to this, the large number of homeowners who lost Between 1960 and the beginning of the housing bubble in proportions.12 (See chart 4) their homes through foreclosure or unemployment has added 1994, homeownership rates in the United States moved very substantially to competition in the rental market.20 Between little, cycling between 62 and 65.6 percent despite massive The flip side of the housing market collapse is an 2009 and 2011, for example, new renters absorbed the net federal support for increasing the number of homeowners. unprecedented rise in the number of renter households, one increase in units over that period and also occupied 140,000 In 2004, just before the crash, homeownership peaked at just that shows few signs of slacking over the next decade. 2012 previously vacant units that were too expensive for low-income 21 under 70 percent of the entire population, a figure that reflects saw the addition of 1.1 million renters, the second year of 1 renters.

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After a period of steady decline, rents began to rise in 1996, paralleling the housing market bubble, peaking in 2009 before Despite the severe and growing burden on renters, federal dipping slightly. Rents climbed 4 percent in 2012 alone and policy and resources continue to favor private homeownership. another 4.6 percent in 2013 — and are expected to increase In 2009, according to the Congressional Budget Office, $60 22 by at least 4 percent per year in 2014 and 2015. Overall, billion in budgetary support was provided to improve rental rents climbed 6 percent in real terms between 2000 and 2012. affordability. In comparison, budgetary resources to support Meanwhile, real median renter incomes fell over much of this homeownership that same year amounted to $230 billion, period, ending 13 percent lower in 2012 than in 2000. As a almost four times what was allocated for renters.31 result, the gap between rental costs and renter incomes in 2012 was wider than in any year except 2010. Median renter income, peaked in 2000 at $37,000 and has since fallen steadily, hitting $32,500 in 2012.23 Almost half of renters (46 percent) earn below $30,000, including 22 percent whose annual income is

below $15,000 (roughly equivalent to working year-round at the minimum wage).24

The national vacancy rate for rentals dropped from 11 percent Most of the assistance to homeowners was geared toward in 2009 to 8.2 percent in 2013. In metro areas, the rate was stabilizing the homeownership market through providing even lower, at 7.9 percent, while in the Northeast and West financial relief for owners through tax breaks ($96 billion in they dropped to 6.7 and 6.3 percent, respectively.25 As mortgage interest and property tax deductions) and loan mentioned earlier, the Urban Institute found that there are modifications ($75 billion for the Making Home Affordable 32 only 29 affordable units for every 100 extremely low-income program, for example). Most of this spending is for higher- households — a significant decline from 2000, when the ratio income groups concentrated in the top fifth of households by was 37:100.26 A recent New York Times report, based on a study income. In fact, more than half of federal spending for housing it commissioned, found 90 metro regions where rent (excluding goes to households with incomes above $100,000 — and 33 utilities) was out of reach for even middle-income households.27 almost a third goes to families with incomes above $200,000. A recent study found that mortgage tax breaks not only benefit wealthier families living in suburbs, but also underwrite these families’ buying bigger houses: In the most affluent regions, the tax break is linked to increases in home size of up to 18 percent.34

Although 186,000 new rental units were constructed nationally In contrast, for the population of renters, where housing in 2012, the typical rent per unit is $1,185, requiring an annual insecurity is clearly concentrated, spending is far below what income of over $47,000 if rent is not to exceed 30 percent is needed. The single largest expenditure supporting renters, of income.28 The average median income for renters in 2012 for example, is the Housing Voucher Program, which allows was $32,500.29 Further, “between 2001 to 2011, 650,000 units low-income families to rent in the private rental market. The renting for under $400 (affordable to persons earning a full- program costs approximately $16 billion annually and is only 35 time minimum wage) were permanently lost. As a result, some able to serve one of four eligible families. At the same time, 12.8 percent of the 2001 low-cost rental inventory disappeared other programs intended to support extremely low-income within the decade.”30 households — including public housing, the HOME program, and the Community Development Block Grant programs — have steadily lost funding in recent years.36

12 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 13 burdened households specifically, which made up 28 percent of all renter households in 2011. The percentage of households that were severely burdened was 25 percent of whites, The combination of rising rents, insufficient affordable housing compared with 35 percent of Black households, 31 percent of 38 and stagnant wages has led to a sharp increase in burdened Hispanic households, and 27 percent of Asian households. households. According to the Joint Center for Housing Studies, The burden of renting also falls disproportionately on women. [T]he share of renters paying more than 30 percent of income In 2010, women-headed households represented almost 75 for housing, the traditional measure of affordability, rose 12 percent of all renter households receiving assistance from 39 percentage points over the decade [2000-2010], reaching 50 HUD, or 3.2 million households nationwide. The percentages percent in 2010. Much of the increase was among renters facing are much higher in some states, concentrated in the south. severe burdens (paying more than half of income for rent), In Virginia, women-headed households receiving HUD rental boosting their share nearly 8 percentage points to 27 percent [of assistance make up 85 percent of the total, in Georgia 88 40 the renter population]. These levels were unimaginable just a percent, and in South Carolina 90 percent - the national high. decade ago, when the fact that the severely cost burdened share was nearly 20 percent was already cause for serious concern.37 Rent burdens also disproportionately impact children of color. In 2009, 54.5 percent of all renters with children were These burdens continue to weigh more heavily on people of paying more than 30 percent of their income in rent. The color. In 2011, 51 percent of renter households (totaling 20.6 rate was over 65 percent for Black children and 62.2 percent million households) were either moderately burdened for Hispanic children, compared with 48.6 percent for white (paying 30 to 50 percent of income to rent) or severely children. Children of immigrants were also more likely to live burdened (paying over 50 percent). However, the figure for in a burdened household, at 62.4 percent compared with 41 white households was 46 percent, compared with 59 percent 55.8 percent for children with native-born parents However for Black households, 57 for Hispanic households, and 48 for the numbers are parsed, they add up to a growing crisis that Asian households. Similar disparities exist among severely demands immediate and forceful action.

14 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 15 Changes to housing policy and practice in the mid- to late 1990s added to the structural problem of rental housing affordability. During this period, the 20-year contracts the Department of Housing and Urban Development had signed with landlords across the country for Section 8 housing began to expire. Landlords saw the profits that could be made in opting out of the affordable housing program. HUD

noted in 1999 that two-thirds of all project-based Section 8 housing contracts were set to expire by 2004, and that in 1998 the number of units pulled out of the program had tripled 47 compared with the previous year. Combined with the onset of public housing demolition ushered in by HOPE VI, the decade preceding the housing market crash represented a perfect storm in creating severe housing insecurity for low-income communities of color: Demand for affordable rentals increased MIAMI WORKERS CENTER MEMBERS RALLY TO RESTORE sharply, and available units declined, as a direct result of FUNDING FOR THE NATIONAL HOUSING TRUST FUND government action and inaction. The housing crisis did not break the power of the

homeownership dream that has defined success in this country HUD summed up the emerging crisis in 1999 but also revealed for so many decades. If nothing else, the steady dismantling a fundamental misunderstanding of the relationship between of social welfare polices over the past half-century means the market economy and housing: that home equity is still the only real, if increasingly receding, hope most people have for long-term financial security, for Ironically, the strong economy is a key factor pushing rent levels themselves and their children. But the collapse has forced a to new record highs. Rather than benefiting from the surging discussion of alternatives to a model that has never addressed Housing insecurity for renters extends well beyond the the tenants’ rights movement, both of which occurred just as economy, low-income renters are left to compete for the dwindling the housing needs of millions of Americans. African Americans housing market crash in 2006. Though only now recently financial capital was busy discovering urban land as a source supply of affordable rental housing available on the private and Latino communities experienced a loss of wealth that is receiving widespread attention, the story of gentrification and of profit.44 As land values began to climb, property owners market. Many of the most vulnerable low-income renters spend historically unprecedented in the most recent housing market 48 displacement stretches back almost three decades.42 Beginning and their allies in city governments attacked these protections, years waiting in vain to obtain needed rental housing assistance. collapse.50 This loss highlights not only the devastating effect of in the late 1970s, urban land markets in previously neglected usually successfully, and took advantage of their victories to market-driven policies, but also the need to move well beyond communities began to revive as urban economies shifted from extract maximum value from their investments. In Boston, In fact, it would have been ironic if this didn’t happen. As current approaches to housing security. manufacturing to services. Investment capital began to return Brookline, and Cambridge, Massachusetts, for example, after countless research studies in the intervening years have to the city, seeking higher returns during a period of economic rent control was abolished across the state in 1994, rents in demonstrated, the “surge” was little more than the hyper- Interestingly, mainstream and even some conservative stagnation. gentrifying neighborhoods increased by 50 to 150 percent, concentration of wealth at the top of the income ladder and commentators are now openly talking about a “rentership displacing thousands of local residents.45 A spokesperson stagnant or declining wages for almost everyone else. That society,” questioning the status that has traditionally been The result was the urban “revitalization” period of the 1990s for Boston’s mayor at the time stated that the rent for a two- this structural distortion of the economy led to a dwindling accorded ownership.51 Among the general public, support for to the present, which has produced severe socio-economic bedroom apartment had increased over 75 percent, and a of affordable rental housing in the market was entirely policies directed at renters is increasing, and here too the firm inequality across metropolitan regions.43 The financialization of study by a Cambridge landlord found that rents for previously predictable. belief that success equals homeownership is weakening. What land and housing, combined with an anemic federal housing rent-controlled units had doubled.46 this means is that a political space has opened up in which policy, generated intense pressure on low-income communities The housing market recovery making headlines shows comprehensive housing reform is possible and, increasingly, of color. Rents went up, and many long-term residents how far we still are from a sober assessment of the crisis of something people want. But the rupture in the homeownership were driven out. When the recession came, the hardest hit affordable housing. This is not a recovery from the reality of consensus does not mean that sound, sustainable policy will communities were already reeling from years of neglect and chronic housing insecurity, which the evidence reveals to emerge on its own. It will require new visions and collective be worsening, but a recovery for financial markets and the sometimes even hostility on the part of city governments and efforts against powerful market actors and their policy allies, more affluent populations. financial actors that fueled housing speculation in the first who are either unwilling or incapable of making genuine place. While pundits and economic forecasters may be telling progress on their own. The vulnerability of these communities is directly linked to the the people the housing crisis is over, more than 75 percent of steady erosion of protections for renters and the decline of the population believes it is ongoing — including almost 20 percent who feel it may in fact worsen still.49

16 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 17 The national economy has shifted fundamentally from the defined as “affordable.” But such a housing expenditure would, heyday of post–World War II prosperity that fueled upward before government assistance, leave this household with mobility and homeownership for a disproportionately $7,000 per year to pay for food, health, clothing, transportation, white middle class. Today we are faced with a new period of leisure, and any emergencies — $1,750 per household member. entrenched inequality, a hyper-concentration of wealth, and That amounts to $4.80 per day per person. Second, take a socio-economic immobility.52 Chronic housing insecurity for household of two people with total household income of $1 renters directly challenges the myth that the market, even million a year. Their home costs $350,000 (per year), and thus with mild government intervention, can provide safe and is defined as “unaffordable.” But such a housing expenditure stable housing for all. Yet, policy makers have for the most part would still leave this household with $650,000 per year to pay been steadfast in their refusal to acknowledge and act on this for all other expenses, or $325,000 per person. Each person in reality. Even at the lowest end of the income scale, federal, state this household would thus have $900 per day to spend but be and local policy is organized around the principle of pushing considered to be living in unaffordable housing.53 people into the private market with, at best, inadequate and unreliable support. These are extreme examples, but they highlight the extent to which households vary a great deal in their capacity to pay Achieving genuine housing security will require more than for housing. Variation in capacity is a function of income but slightly revised versions of the same policies that contributed it is also a function of a misunderstanding of affordability. to the housing bubble in the first place. It will require an According to Michael Stone, one of the preeminent authorities agenda that puts housing security ahead of devotion to on housing affordability, “affordability is not a characteristic of markets and fealty to the barons of Wall Street. This agenda housing — it is a relationship between housing and people. must address the range of factors that anchor housing security. For some people, all housing is affordable, no matter how Acknowledging the fact that housing insecurity is concentrated expensive; for others, no housing is affordable unless it is among renters is a necessary first step, but it is not sufficient on free.”54 Stone has developed his critique over the past few its own. Federal, state and local housing policy moving forward decades around the concept of “shelter poverty,” a rival to the must address, simultaneously, the range of issues that cause mainstream notion of affordable housing.55 Shelter poverty is the displacement of residents and breakup of communities. based on a sliding scale of how much households could afford Central to countering these are the five pillars outlined earlier: to pay and still have enough left over to meet their other needs affordability, long-term stability, community control over as a household. housing, health and housing quality, and accessibility. The second major problem with the standard meaning of affordable housing is that when it is translated into policy, affordability becomes tied to the concept of Area Median Income. AMI is the median income (exact middle income The issue most often associated with secure housing is among all incomes) for a metropolitan area or county. The AMI affordability. Affordable housing is defined by the federal is used as the benchmark that affordable housing programs Department of Housing and Urban Development as housing or providers use to target their programs, and it is common that costs 30 percent or less of a household’s pre-tax income. in housing circles to talk about an “affordable housing” This definition of housing cost, which includes rent and utilities, development with such phrases as “80 percent of AMI” or is also used widely by housing policy centers, researchers, “50 percent of AMI.” What this means is that the housing and local policy makers. Unfortunately, this definition of affordability is a major source of continued housing insecurity and impedes advances that would align policy with the lived

reality of low-income households. There are many problems with this use of the 30 percent level; we will address the two primary ones here.

First, the 30 percent threshold ignores variations in household income and size. Take two hypothetical examples: For a household with four people and a total household income of $10,000 a year whose annual home costs are $3,000, such is

18 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 19 owner intends to remove the units from the rental market. people. Instead of anchoring long-term stability, affordable Often, this is done so that the property can be converted to housing created through market-based federal policies too condominiums or tenancies in common. often comes with an expiration date. With project-based Section 8 housing built in the 1970s and early 1980s, for Policies ensuring long-term stability and security of tenure example, when the 20-year contracts (mentioned earlier) must be a part of any meaningful housing reform agenda. The In San Francisco, Ellis Act evictions spiked during the property expired, landlords could choose — and have chosen — to past three decades have seen low-income communities across boom of the early 2000s, peaking at 384 in 2000. Ellis evictions convert to market-rate housing.59 Housing built with low- the country ravaged by rising housing costs and the return of declined during the recession but are on the rise again. income housing tax credits have 30-year affordability limits more affluent populations to city centers. The result has been Between March 2012 and February 2013, Ellis evictions almost placed upon them, after which landlords can decide whether to widespread displacement on a scale not seen since the days doubled, increasing from 64 to 116 — part of 1,700 evictions keep the housing affordable by federal standards or convert to of urban renewal. At the same time, tenant protections have in the city overall during this period. Over 70 of the Ellis 58 market. largely evaporated — and many local governments, eager to evictions were in the rapidly gentrifying Mission district. that is developed will have a cost that is “affordable” (that is, curry favor with developers, have turned their backs on their Federal policy has also slashed the supply of affordable Even as it fails to truly provide affordable housing to low- 30 percent of household income) for households up to that low-income constituents. The market collapse exacerbated housing, through a combination of neglect and as the explicit income residents, federal affordable housing policy also percent of AMI. The different programs have different income the situation, as many foreclosed properties housed renters. outcome of policy. Public housing, which was neglected for contributes to the shrinking supply of housing for millions of targets and different levels of subsidies. For instance, project- According to the Census Bureau, in 2009, for example, the based Section 8 housing is open to residents with incomes up number of people who moved because of eviction climbed 127 to 80 percent of AMI, while other programs reach as low as 30 percent from the previous year to 191,000.57 percent of AMI or as high as 120 percent of AMI. Even if housing is affordable for tenants, housing stability Metropolitan areas contain a wide range of income levels, and can still be a source of day-to-day and longer-term insecurity. increasing inequality means that incomes cluster toward the For too many low-income tenants, being renters means ends of the income scale and away from the middle. This means living in constant fear of eviction or gentrification-induced that programs designed to provide housing for low-income displacement, even if their home is affordable at any given people can easily benefit middle-class households. In New moment. In California, for example, the Ellis Act allows York City, for instance, the currently applicable AMI is $85,900 landlords to evict residents without reason, as long as the for a family of four, while the median household income for the city itself (not including the wealthy northern suburbs) is only $51,270.56 Thus, policies or programs based on AMI can further restrict available affordable housing for low-income households. The result of these misleading measures is that low- and very low-income households are marginalized by the very policies that are, ostensibly, meant to assist them.

20 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 21 Thus far, these private investors have undertaken an approach decades even as it provided the only real affordable housing that entails descending on selected markets to undertake fast- for very low-income residents, has been demolished at an Housing policy should be driven by housing needs, not investor paced, high-volume purchases that pick the market clean.66 The unprecedented rate across the country through the HOPE VI profit. Yet, time and again, we see housing policies shaped by entry of industry leaders such as Blackstone and Colony Capital program. This has contributed to a massive net loss of housing a stubborn faith in the private market. A particularly alarming into a market can create a herd-like movement of other firms for very low-income residents, most of whom now have to extension of this logic in the wake of the housing market also eager to invest. In Phoenix, the share of purchases of Real compete for housing in the private market. Between 2000 and collapse is the swift and aggressive entry of private equity Estate Owned (REO) properties by large private investors rose 2008 alone, over 99,000 public housing units were lost, a rate groups into the rental market. Blackstone Group and other from 16 percent in 2011 to 26 percent in 2012, while in Miami of 11,000 per year.60 Public housing loss continues at the rate firms, financed by a group of well-known banks (Deutsche they were responsible for 30 percent of 2012 REO purchases.67 of about 10,000 per year, largely due to a lack of funding to Bank, JPMorgan Chase & Co., Goldman Sachs and Wells Fargo) The rising share of institutional investment in cities including maintain existing units.61 Atlanta, Las Vegas, Phoenix, Riverside-San Bernardino and see in the housing crisis a golden opportunity to translate Low-income populations are also more likely to live in older foreclosures, the rise of the renter class, and widespread Sacramento was responsible for the price of distressed (REO) housing, much of which has been neglected for decades and housing insecurity generally into profit. properties increasing by double digits in 2012, as well as large is structurally unsound or unsafe in other ways. As a result, declines in REO stock in those areas.68 In markets with high according to the Joint Center for Housing Studies, “these homes The entry of these financial institutions into the rental demand from institutional investors, rising REO prices have are most at risk of being demolished or otherwise permanently market represents a major impediment to long-term housing also started to impact the broader market, with lower-end lost from the housing stock. Over the 10 years ending in 2011, security. Control over land use and housing policy needs homes increasing 15 percent in value in 2012 compared to 5.6 percent of all units available for rent were removed from to be democratized, not concentrated in the hands of the only 6 percent in markets without rising shares of institutional 62 the inventory.” While reforming affordability measures is vital, very same opaque and irresponsible financial bureaucracies investors.69 policy reform must take steps that allow vulnerable residents to that contributed to the economic collapse. Continued faith remain in their homes and communities over the long term if by policy makers in market-based solutions has created an The entry of institutional investors poses a number of threats The growth of the rental demand has created a favorable they so choose. “opportunity” for equity firms to profit from the availability of to housing security. Their ability to quickly penetrate and environment for landlords, as millions of new renters enter distressed homes across the country and increasing demand establish a large inventory in local markets means they may the market. Low home prices and continued low interest for housing that their own actions helped to create.63 be able to corner the market and raise overall rents. Moreover, rates mean that potential yields in the single-family rental if shifting REOs to rental isn’t viable as an income generator market exceed those of 10-year Treasury bonds and other Several factors have motivated institutional investors to enter (rising acquisition prices cut into profits), the pressure for investments.65 With large amounts of inventory under bank and the single-family rental market, but the overriding motive is investors to flip property will grow, potentially creating government ownership, the foreclosure crisis has created the the emerging profit opportunity the rising rental demand another speculative cycle that could end in a bust, subjecting opportunity to consolidate the single-family rental housing 70 represents. The conversion of single-family homes from owner- communities to yet another round of destabilization. The market under the control of massive financial institutions. occupied to rental tenure has ramped up in recent years, with bottom line is that the involvement of these investors is a more than 2 million such conversions from 2007 to 2011.64 major contributor to systematic housing instability.

22 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 23 SPECIFIC CONCERNS INCLUDE: silicon, which are all linked to cardiovascular and lung disease. Immigration status (real and perceived) and national origin Census tracts with larger Asian populations had higher levels of are also contributing factors to increased housing insecurity. 1. The impact of REO-to-rental on housing affordability, seven substances, including nickel and nitrate, while those with A study by the National Council of La Raza and the Equal especially in the form of increased maintenance costs predominantly Black populations had elevated levels of four, Rights Center found cases of housing discrimination in 42 71 including zinc and sulfate.82 percent of the Latino test subjects they sent to answer ads for offloaded to renters. Housing must support the well-being of residents and their rental housing, including housing agents being less willing or 2. That conversion of formerly owner-occupied single- communities. Chronic stress over the ability to pay rent, fears Improving the quality of low-income housing and receptive to schedule an appointment with Hispanic testers family homes to rental gives distant and unaccountable of eviction, landlord harassment and retaliation, and personal implementing strict environmental standards would also than they were with their matched white testers and agents institutional investors unacceptable influence over local safety chip away at people’s health. For low-income residents, have economic benefits for low-income households. Energy quoting higher fees, costs, and/or more extensive application communities. Bloomberg News reported in December, even housing that is stable and affordable may contribute efficiency, for example, would lower utility costs for low-income requirements to Hispanic testers than to their matched white for example, that Magnetar Capital LLC, a hedge fund, to poor health, through exposure to indoor pollutants, households. Utilities are disproportionately burdensome on testers.87 These findings were confirmed by a recent HUD study “had quietly bought 1 out of every 11 homes in the Ohio contaminated water and pests and a lack of accessible green these households, constituting 18 percent of housing costs as well, which also found discrimination against Asians and town of Huber Heights and then pushed for property-tax space. The strong and direct link between housing insecurity for renters earning less than $15,000 and 16 percent for those African Americans.88 cuts that would have blown a hole in the school district’s and health has long been known, only highlighting the earning between $15,000 and 29,999.83 Housing reforms must budget.”72 injustice of perennial inaction.77 remedy the historic neglect of the health and well-being of Researchers at the Southern Poverty Law Center report that 3. The impact on housing costs and availability for low- low-income communities and make these central to future Latino respondents in the South, 75 percent of whom are Housing for low-income people is disproportionately income residents. In Tampa, for example, almost all policy. renters, experienced discrimination based on race, national dangerous and unhealthy, due to aging and chronic of the properties owned by Blackstone subsidiary origin and perceived legal status. Respondents reported underinvestment. For low-rent units nationally, 13.7 percent fail Invitation Homes are more expensive than the average landlords refusing to make repairs and imposing illegal rent and to meet the criteria for adequacy as defined by the American Tampa rental.73 Bloomberg reported in August 2013 utility increases, threatening to call Immigration and Customs Housing Survey, compared with 9.8 percent of all rentals. that Blackstone and other corporate investors were Enforcement if tenants complained. One respondent told the Approximately 560,000 of the affordable units where extremely turning away low-income tenants receiving government Center, “As soon as we show our face (to a landlord), they start low-income households reside are structurally inadequate.78 Within low-income populations, there are specific groups that assistance.74 asking for documents.”89 According to the Center, tenant laws Research has shown that exposure to cockroach allergens, are especially vulnerable to housing insecurity. Discrimination are weak in much of the South, and there is little advocacy dust mites, and mice contribute to asthma among low-income against LGBTQ communities, immigrants of all statuses, 4. The potential risk involved in pursuing the securitization on behalf of immigrants related to Fair Housing Act issues. 75 inner city children, resulting not only in poor health, but also formerly incarcerated persons, and persons with disabilities of rental cash flow. Moreover, pricing risk on rent- Housing advocates also note that undocumented immigrants decreased school attendance.79 creates additional burdens for these groups that must be backed securities would require long-term data on rent are reluctant to complain because they are concerned their 76 addressed in housing policy. payments, which could enroll unwitting tenants into immigrant status will not be kept confidential. Because of high housing costs and racial segregation, low- alternative credit scoring mechanisms that might impact income communities of color are also much more likely to be Housing accessibility is a major concern for LGBTQ populations. tenants’ credit and future homeownership opportunities. More systematic attempts to deny undocumented people located in areas with high levels of pollution due to the LGBTQ youth are more likely to be homeless than the general housing have also become common, through local anti- Given the role of these private institutions in destabilizing proximity of industry, truck routes, freeways, and other sources youth population and, once homeless, are at higher risk for immigrant ordinances. Citizens of Fremont, Nebraska, voted the economy more broadly, it is essential that policy makers of air pollution.80 Exposure to certain common airborne toxins victimization and mental health problems.84 Homeless LGBTQ in February 2014 to require proof of citizenship from anyone move aggressively to curb their influence in the rental known to be hazardous tends to be highest for Hispanics youth are also more likely to be poor and to be people of renting housing in the town. The original ordinance was passed property market. Unfortunately, save for a few brave members and Blacks, when compared to whites.81 Of 14 particulate color.85 A national study of discrimination against transgender in 2010 but put on hold while it underwent legal review. The of Congress, at present the political courage to take on the components studied by Bell and Ebisu, Hispanic census tracts and gender non-conforming people, for example, found Eighth Circuit Court of Appeals upheld the ordinance, which financial giants seems absent in Washington. had higher levels of 11 substances, including nickel, nitrate and evidence of major barriers to safe and secure housing. Only 32 will likely end up at the U.S. Supreme Court.90 While efforts percent of respondents were homeowners, half the rate of the such as these have had difficulty surviving court challenge, general population, and 42 percent reported being renters. they indicate that on a day-to-day basis, Latinos of all statuses Renters were concentrated in income groups between $10,000 contend with barriers to accessing housing.91 and $50,000 annually. Nineteen percent of respondents in the study reported being denied a home or apartment because A criminal record represents a major impediment to housing they were transgender or gender non-conforming, and 11 accessibility for many individuals in low-income communities. percent reported being evicted for this reason. Nineteen The disproportionate use of the criminal justice system against percent also reported becoming homeless at some point, low-income people of color — and against Black people in and of those who attempted to access a homeless shelter, 29 particular — has created the conditions for long-term housing percent were turned away, 42 percent were forced to stay in insecurity across broad sectors of the low-income population. facilities designated for the wrong gender, and 55 percent Studies confirm that a criminal record adds to the already reported being harassed.86 burdensome challenges that low-income people of color face in accessing housing. In addition to difficulties in finding

24 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 25 employment and paying rent, formerly incarcerated individuals Low-income populations also have difficulty accessing social have high rates of health, mental health, and substance use services, which often require long and costly commutes. problems, and treatment for these conditions is more easily Residents of low-income communities are less able to access accessible for those who have housing.92 these services than residents of more affluent areas. In his study of Chicago, Washington D.C. and Los Angeles, Scott An early example inscribed in federal legislation is the “one Allard found that when compared to higher poverty areas, strike” law introduced during the Clinton administration lower poverty areas had access to about 70 percent more through the Housing Opportunity Program Extension Act of employment service opportunities, about twice as many 1996. Aimed at public housing residents, the law gave public outpatient mental health services, and 25 percent greater housing authorities the ability to evict a tenant if they, a family access to basic needs services.97 member, or even a guest were convicted of criminal activity. The law also made families evicted ineligible for public housing The growing interest in transportation justice is a positive for three years regardless of their role in or knowledge of the development, but there are concerns over whether efforts crime that led to their eviction. Although some jurisdictions such as these will be adequate in addressing the legacy of have allowed leeway in implementation of the law, HUD has residential segregation, particularly given the lack of progress 93 SPRINGFIELD, MA RESIDENTS consistently upheld the most punitive interpretation. Within in maintaining, much less expanding, the stock of genuinely GATHER TO DEMAND DIGNIFIED six months of the law’s passage, drug-related evictions from affordable housing. What all of these examples reveal is that AND AFFORDABLE HOUSING public housing increased 40 percent nationally.94 addressing issues of access to housing and services is an important, and often neglected, aspect of housing security. Other barriers to access also exist. In one recent survey by Consumer Action of community-based organizations from Genuine and long-lasting solutions to our housing crisis require around the country, disability emerged as the most cited a fundamental shift that not only centers on the rising renter reason for why people had been discriminated against in their class, but that also deepens and expands how we think about search for housing, followed by family status (having children), housing security. Reforming how affordability is currently and race.95 operationalized in policy is essential, but it represents only one pillar of a more comprehensive agenda that recognizes the ACCESS TO WORK AND SERVICES reality of instability and insecurity in housing for a growing Housing also needs to facilitate access to work, transportation, portion of the population. An agenda for housing that squarely The housing crisis remains with us because too many approaches to housing reform and broader economic recovery schools, and services. Housing for low-income communities is addresses this reality must prioritize the right to decent policy makers are unable to see beyond the market-based are not working. Instead, we face levels of inequality we have often underserved by affordable and efficient transportation, housing and the right of low-income people in particular to homeownership model and because housing provision not seen since the era preceding the Great Depression. Unlike located far from places of work and social services, and stay in their communities. continues to be dominated by powerful financial actors for the aggressive and sustained government response to that isolated from other communities. The history of housing whom housing is simply a commodity like any other. The crisis, today’s policy makers seem adrift, with little idea of what segregation in the United States is a history of isolating very contradiction between what we are told is a market rebound to do and little appetite for bold action. poor communities. The return of investment and more affluent and an entrenched housing crisis reveals an important populations to urban centers over the past two decades has difference between viewing housing as a financial vehicle for The times, however, demand that we be ambitious, that not brought relief. Low-income communities either do not profit and viewing it as a safe and secure home. Until policy we think and act big and plan for the long term, even as benefit from the redevelopment that happens all around rejects the former and embraces the latter, there will be we continue the day-to-day fight for small victories. Smart them, or they are displaced into increasingly poor and far-flung chronic housing insecurity. This problem has been building for campaigns and movements will synchronize long- and short- suburban areas. decades, but the need has never been greater for robust action term goals and actions at the local, state and national levels. by federal, state and local governments to address one of the They will respond to people’s needs and aspirations for decent, Segregation of poor communities from places of work greatest challenges facing the country. stable housing and transform these into routine policy and contributes to substantial hardships related to commuting. A practice. If policy makers will not lead the way out of this crisis, Brookings Institute study found that after rent, transportation is An expanded role for the federal government in housing the people must. often the second largest expense for working poor families, and provision has been politically untouchable for far too long, that these families devote a higher portion of their household contributing to the crisis in which we currently find ourselves. budgets to commuting than higher-income families. In many The ideology of the private market as the source of prosperity of the largest metropolitan regions, including Boston, Miami, has become too deeply entrenched and the political influence New York, Washington D.C. and Los Angeles, the burden of of private interests too great to overcome. The grinding commuting is greater than the national median.96 recession and disillusionment with both political parties have left many searching for real alternatives. It is clear that current

26 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 27 Housing security is within our grasp, but to realize it we need simultaneously. Effective policy solutions at all levels must comprehensive institutional reform and improved policies take a housing security approach. In the absence of a Housing affordability be calculated by combining housing and National Housing Trust Fund monies include the following: whose aims are first and foremost to guarantee housing for all, Wage98 — the amount a person working full-time must earn transportation costs, with a 45 percent ceiling for defining • Priority for monies going to non-profit developers not profit for some. Central to our approach (and based on our to afford the fair-market rent on a two-bedroom unit without affordability.100 Calculated using an adjusted measure of AMI, and/or community land trusts preceding analysis) is achieving four specific goals: paying more than 30 percent of his or her income in rent we see this approach as a necessary, though not sufficient, • Access to marginalized populations, including — policy makers must address real reform of affordability advance in relieving housing insecurity for lower-income formerly incarcerated individuals, undocumented 1. Create new measures of affordability and housing security measures and at the same time address accessibility, long-term communities. immigrants, homeless people, people with 2. Expand and preserve genuinely affordable housing stability and protection from displacement, health and housing disabilities, and LGBTQ populations 3. Protect the rights of renters quality, and community control. • Provisions to keep housing affordable for at least 99 4. Regulate speculation in the rental market years We call on the federal government and state and Some of these goals are best addressed at the federal level, local governments to implement the following policy 2. CREATE A PUBLIC UTILITY TO some at the state and local levels, and some at all levels solutions to the national housing crisis: CONTROL THE SECONDARY MARKET The need for rehabilitation of many existing units and the substantial construction of new units is undeniable. The federal This policy recommendation addresses the current discussions government must respond quickly and aggressively with a and proposals regarding Government-Sponsored Enterprises plan to meet the clear demand by people across the nation (GSE) Reform and the future of Fannie Mae and Freddie Mac. for decent and affordable housing now. The expansion of A public utility (a government-owned corporation with a public policy. We recognize that NMI would not be a cure-all; it would affordable housing must proceed in line with a new definition purpose) would purchase mortgages and issue securities. This not eliminate all distortions in how we measure affordability, of affordability, and it must prioritize low-income households. corporation would have no private shareholders and would Define affordability to reflect the economic reality of low- but it would move us closer to more realistic assessment and a return any excess earnings to the U.S. Treasury, much the way income communities. basis for defining housing affordability. 1. FULLY FUND THE NATIONAL the Federal Reserve does. Thus, the billions in earnings would HOUSING TRUST FUND 2. DEVELOP NEW MEASURES OF go to serve the public interest and not million-dollar executive 1. REPLACE AREA MEDIAN INCOME WITH 103 NEIGHBORHOOD MEDIAN INCOME AFFORDABILITY THAT TAKE INTO The National Housing Trust Fund was created by the Housing salaries, bonuses, and profits for investors. Since 2008, Fannie ACCOUNT ALL LIVING COSTS and Economic Recovery Act of 2008. It is the first bipartisan Mae and Freddie Mac have generated $213 billion, which they While affordability is not the only measure of housing security, effort in over 30 years to allow for the expansion and turned over to the U.S. Treasury.104 immediate reform of the Area Median Income (AMI) standard Affordability cannot be reduced to an isolated figure. As preservation of affordable rental housing for low-income for affordable housing would bring real relief to many low- Michael Stone has argued, the most important measure of families — those making between 0 and 30 percent AMI. The fundamental goal of the public utility is to create a income households. AMI covers an overly broad geographic affordability is the overall economic burden that housing According to the Obama administration, for every $1 billion put governance structure that provides public accountability area that includes very high-income neighborhoods and very costs represent. Housing at 25 percent of household income into the Fund, 16,000 affordable rental units will be created.101 to the primary mechanisms of the purchase, pooling, and low-income neighborhoods. Severe inequality and the hyper- for a very low-income household, which leaves too little for securitization of mortgages. The utility would be prohibited concentration of wealth in major metro regions also renders transportation to work, healthcare needs, or food, for example, Funding the National Housing Trust Fund can be accomplished from lobbying, as is the practice of Wall Street and big banks overall median income a poor reference for determining is not affordable. through the following: currently. Providing a government-controlled, centralized, and affordability. The current AMI for New York City, for example, standardized channel through which most mortgages flow is over $85,000, skewed by wealthy suburbs and downtown Housing affordability must be measured against total a. Action by the Federal Housing Finance Agency to lift the will reduce housing-market and systemic risks compared to a areas. In Chinatown, however, the median income in 2009 living costs, including transportation, healthcare, food, and suspension of contributions to the National Housing Trust privatized market, where profit can be extracted by concealing was $41,254. Affordable housing (30 percent of income) for a education. One concrete way to advance the measure of Fund, retroactive to January 2012 when Fannie Mae and rather than revealing underlying risks.105 A public utility should household earning 60 percent of AMI ($51,000) would therefore affordability, for example, is to include transportation costs, Freddie Mac became profitable again. This would ensure do the following: absorb almost 40 percent of income for the average resident of often the second largest expenditure for lower-income that over $761 million would go to the Fund.102 a. Generate funds to create and preserve affordable rental Chinatown and similar low-income neighborhoods.99 households. Transportation costs are a way to take into account b. Reform the mortgage interest deduction, and address the housing and support affordable homeownership by the historical and ongoing residential segregation of low- imbalance between support for homeowners versus renters. dedicating a portion of the revenue from the utility and Developing more fine-grained measures, such as a income communities of color, resulting in disproportionate placing a fee on all securitization activity. Using this revenue Neighborhood Median Income (NMI), would begin to provide costs for commuting and for accessing social services. c. Ensure that HUD regulations for dispersal and usage of to fund the National Housing Trust Fund would be a priority. more accurate measures of affordability and better inform The Center for Neighborhood Technology suggests that

28 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 29 TOWARD HOUSING SECURITY

national reform continued

b) Ensure that a percentage of Real Estate Owned (REO) 1. GARNER DATA AND INFORMATION ON the federal role in regulating the single-family rental market, b. Ensure affordability and accessibility of single-family homes owned by the public utility be converted to THE SINGLE-FAMILY RENTAL MARKET especially around concerns related to the securitization of rental housing. Affordability requirements should be put affordable rental housing, by donating them or selling them rental income. Secondly, lawmakers should move to develop in place for institutional investor-landlords. These should Given the thin precedent for an institutionalized, single-family at a discount to non-profit organizations and community affordability requirements for these owners if research shows be guided by rigorous, publicly supported research on the rental market, a major and immediate priority is federal support land trusts. that large investors hamper rental affordability in local markets. near- and longer-term impact the institutionalized, single- for more extensive research on and monitoring of the impact Finally, regulators should undertake efforts to promote family rental market has on housing costs and accessibility institutional investors have on local rental markets and renters. 3. PRESERVE EXISTING affordable and sustainable community ownership of distressed for low- and moderate-income households. AFFORDABLE HOUSING properties that enhances local control and wealth creation by a. Provide public funding for research on the impact keeping capital circulating within the community or city. The continued loss of public housing and subsidized private of investor activity: Beyond the REO Pilot Initiative, sector housing must be reversed. At a time of housing crisis for the federal government should support research on a. Clarify — and where necessary, create — a federal low-income renters, the federal government must prioritize the how investor activity affects local rental markets and role in regulating the single-family rental market. preservation and upgrade of existing housing stock, specifically renters, especially around issues of housing affordability, While oversight for private rental housing is typically the by: quality, security, stability, and access. Because many of responsibility of local and state government, REO-to- the institutional investors involved in the REO-to-rental rental significantly changes the paradigm of this market. a. Fully fund public and Section 8 housing repair and market are private equity players, the need for sunlight on There is a need to clarify the role the federal government maintenance (voucher and project-based) this market is great. This is especially important because currently plays in regulating the market for single-family b. Ensure 1-for-1 replacement of any loss of public housing the REO-to-rental model has taken off most in the areas rental housing (beyond extant rules under the Fair Housing units or Section 8 housing (voucher and project-based) struggling to recover from the foreclosure crisis, making due Act and the Section 8 program), and how it might open c. Promote greater community control of housing and caution and careful monitoring a key concern. pathways for regulation at the local level. For example, diversity of ownership structures. The REO-to-rental c. Ensure renewal of project-based Section 8 units due to single-family homes are frequently exempt from rent- market should not only be a paradigm shift for investors; expiring contracts b. Offer greater transparency in the single-family rental control laws; moreover, in many places, state law preempts government should work to promote greater diversity of market: The Federal Housing Finance Agency’s REO Pilot the possibility of rent regulations at the local level. ownership and control over land and housing in order to Initiative has completed three bulk sales to date. However, prevent the dominance of potentially high-risk financial the bid process in each case was sealed, and while the The Consumer Financial Protection Bureau, Department practices in the single-family rental market. Community Initiative includes extensive reporting requirements for of Justice, and HUD all have a role to play in ensuring that land trusts and similar ownership structures are especially investors, the Agency has not provided updated information corporate landlords do not violate federal fair housing compelling, because they stake participants in their local For comprehensive coverage of rental speculation and our since November 2012. A 2013 audit by the Office of the and fair lending laws in tenant selection, eviction policies, communities while offering less vulnerability to foreclosure recommended solutions, see “The Rise of the Corporate Landlord: Inspector General recommended improved oversight of the disability access, property maintenance, etc. But there than traditional, individualized ownership.108 The Institutionalization of the Single-Family Rental Market 107 program. appears to be no agency that is providing oversight. The and Potential Impacts on Renters and the Economy” at www. Bureau should evaluate whether it has the authority to 3. ENHANCE SUPPORT FOR homesforall.org. c. Promote information-sharing by the industry: intervene in this arena, where large corporations stand to TENANTS’ RIGHTS TO REFLECT A Encourage the industry to share information about its have a substantial impact on a great number of consumers. CHANGING RENTAL LANDSCAPE Actions by the financial sector that promoted speculation practices and data to better inform the government on If the Bureau has no authority to provide this oversight role, and fueled a destructive asset bubble must not be repeated. where and what type of regulation is needed. Because of concerns about housing quality, stability, and Congress should give it authority to do so or create another Government entities should not encourage or support accessibility associated with the paradigm shift toward an agency to fill that gap. In the interest of creating effective speculators’ entry into the rental housing market.106 Further, 2. REGULATE SINGLE- institutionalized, single-family rental market, there is also a and efficient oversight of the private rental market, Congress there must be robust regulation of the rental market to prevent FAMILY HOME MARKET need for more robust support of tenant rights at the national should conduct field hearings to engage local government, the kind of reckless speculation and resulting instability of level. Develop proactive regulation to promote the common good housing advocates, and tenants in “feeding ground” cities the past decade. Regulation should be driven by the goal of Lawmakers should also develop effective oversight and and regions to gain a deeper understanding of where and a. Create a national tenant clearinghouse to share maximizing housing security, not investor profit. consider avenues for regulating an institutionalized single- how new regulations can intervene or existing policies be industry data and discern broader patterns in tenant family rental market. One place to start would be clarifying brought to bear in new ways. experiences.

30 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 31 Given the wide-ranging geography of corporate landlords’ landlords like Blackstone use such data. Technical errors investments in single-family rental housing, a major that mistakenly log on-time rental payments as late are not question about the REO-to-rental model moving forward only inconvenient, but could create difficulties in accessing is tenants’ ability to hold potentially distant landlords future housing, mortgage credit, and car loans. However At the local and state levels, renters need greater protections well-established and based upon successful models, while accountable for housing conditions and related issues. consumers face ongoing difficulties in correcting errors in and policies that strengthen their rights to affordable housing. others are new and rooted in evolving economic and social Renters have started using consumer review sites like Yelp109 their credit histories, and credit rating agencies have no One strategy that would be highly effective is implementing conditions. and Zillow110 to share their experiences with corporate incentive to change this aspect of their business model.112 local and state Renters’ Bill of Rights legislation. landlords and warn other renters about issues with While our Renters’ Bill of Rights is presented as a overcharges and difficulty resolving maintenance requests. 4. GENERATE RESOURCES TO SUPPORT A Renters’ Bill of Rights is a package of policies that protect comprehensive policy, individual policies within the package LOWER-INCOME HOUSEHOLDS the renter class and seek to achieve an adequate supply can be passed separately and may vary by locale or state based This suggests the utility of a national tenant clearinghouse of affordable rental housing. The desired outcomes would on current laws, context, and needs. We seek to build upon where single-family renters can view data on industry Finally, policy makers should ensure that investors are not be increased affordability, accessibility, protection from and modify these policy recommendations as new ideas and practices regarding evictions, rent levels, and any history of the only ones benefiting from the institutionalization of the displacement, housing quality, and community control. experiences are shared. discrimination. single-family rental market. With the introduction of leverage, investors see single-family rental as a potentially $1.5 trillion We have developed a Homes For All Renters’ Bill of Rights Starting on the next page, we provide a shortened version of 113 We recommend a partnership between HUD and housing opportunity. Given the size of this market opportunity for as a model that new and existing tenant organizations and our Homes For All Renters’ Bill of Rights along with examples advocacy and organizing groups. This partnership could investors, lawmakers should move to ensure that the public advocacy groups can use to start or build upon their policy of model policies. The full document can be viewed at www. develop a clearinghouse to support tenants’ rights more broadly and renters, especially lower-income households, work. These policies draw from a rich history of tenants’ and homesforall.org. and provide important documentation to help shape also benefit. This should be an especially high priority, workers’ advocacy movements. Some of the policies are appropriate policies and regulations for the changing face of because increased post-crisis rental demand has worsened the 114 the single-family rental market. longstanding rental affordability crisis.

Implement a financial transaction fee on rental bonds. b. Ensure a baseline of protections for tenants. Without a significant burden on investors, instituting a small For example, the Protecting Tenants in Foreclosure Act tax of perhaps 0.1 or 0.2 percent on rental bond transactions should be extended; protections should include a private could create a significant amount of resources for the National right of action, and the federal government should Housing Trust Fund, which is targeted to rental housing and designate the Consumer Financial Protection Bureau as the extremely low-income households but has not been fully agency to oversee this, develop any necessary regulations, funded since being established in 2008.115 and enforce its protections.

c. Rethink tenants’ rights for the era of “big data.” With more lenders using big data to develop “predictive risk” credit ratings based on nontraditional payment histories such as rent and utility payments,111 tenants should have the right to know and participate in how investor

MEMBERS OF CITY LIFE/ VIDA URBANA AND DIRECT ACTION FOR RIGHTS AND 32 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG EQUALITY RALLY AGAINST 33 FORECLOSURES AND EVICTIONS

SAFETY NET JOBS, SOCIAL SERVICES, COMMUNITY publicly funded development activity, receives just Require that developers and investors receiving any type of INSTITUTIONS, AND SCHOOLS compensation and comprehensive relocation assistance.121 city, county or state subsidy provide a reserve fund that creates Ensure that the location of housing that receives any Model: San Francisco, Tenants’ Rights to Relocation for No-Fault a safety net for excessively rent-burdened tenants. government subsidy is in proximity to jobs and employment Evictions122 opportunities, social services and community institutions, fresh food, and educational institutions and opportunities MORATORIUM ON EVICTIONS AND FAIR UTILITY COSTS — or that these can be accessed by affordable and efficient Require all units that receive any government funding or FORECLOSURES DURING TIMES OF CRISIS transportation. subsidy be energy- and resource-efficient, supporting a Institute a moratorium on foreclosures and evictions during healthier environment and cost savings for renters. times of extreme crisis, as in the recession of 2008; establish clear criteria as to what constitutes a “crisis.” NEIGHBORHOOD MEDIAN INCOME Replace Area Median Income with Neighborhood Median RIGHT TO RETURN/REPARATIONS: Income. Implement a right to return and reparations to prioritize a certain percentage of new affordable housing units for residents and families who were displaced due to publicly New realities in the rental market require a more proactive RIGHT TO FIRST REFUSAL funded redevelopment projects. The new units should be role by the federal government in addressing the national Institute “right to first refusal” policy to require any in the same community or general area the residents were housing crisis. At the same time, we recognize that there is still housing unit to be offered to existing tenants first, before FAIR HOUSING displaced from. Displaced residents should receive adequate an important role for state and local governments to play in being sold or re-rented on the private market.119 Affirmatively further fair housing, and ensure that landlords compensation and relocation funds.123 reforming rental housing policy. While the specifics of these cannot discriminate against any tenant or prospective tenant reforms will in some cases vary by jurisdiction and region, if based on immigration status, race, past incarceration, LGBTQ FAIR LEASES Model: Hamtramck, Mich., Housing reparations for residents and they are to have any meaningful and lasting impact, they must identity, HIV status, age or disability.118 Require lease to be in common vernacular or explained families displaced by urban renewal124 be grounded in the 5 Policy Pillars we discussed earlier. in common vernacular, including all technical terms. BAN THE BOX Require landlords to provide renters with a copy of the FAIR AND PROACTIVE CODE Cities, counties and states should implement the following Eliminate background checks as a barrier to applying for lease and all addenda and to translate leases. Ensure that ENFORCEMENT policies: housing; allow formerly incarcerated individuals access to a written lease is not required to establish tenancy Implement a proactive rental housing inspection policy to housing. identify, document, and address any code violations in rental JUST CAUSE EVICTION housing, in order to ensure that landlords maintain habitable DISABILITY RIGHTS Protect tenants within all residential properties in the conditions for tenants. Prioritize investor-owned properties, Ensure that design and construction of housing provides full city, county, and/or state. These ordinances should and assist owner-occupants and tenants to stay in their 125 RENT CONTROL accessibility, even where ADA may fall short. contain lists of “just causes” for eviction and legal rights homes. of tenants who are faced with eviction, including a clear a. Set maximum annual rent increases and maximum Models: Washington, D.C., Columbia Heights tenant legal process for filing eviction petitions. Penalties for rents relative to new measures of affordability. LANGUAGE ACCESS organizing and negotiations around negligent landlord and landlords who unjustly evict tenants must include fees Require that all essential documents be provided in a tenant’s code enforcement activity;126 Los Angeles, Systematic Code b. Provide clear legal avenues for tenants and limited access to tax and other financial assistance. native language. These documents would include leases, court Enforcement Program127 to dispute rent increases. papers, and notices. Interpretation should be provided for Model: San Francisco, Just Cause for Eviction Ordinance120 c. Implement vacancy control measures to prohibit the tenants in housing court and for instances where tenants are PROGRAMS TO KEEP PEOPLE raising of rent upon vacancy of rent-regulated units.116 interacting with government agencies (i.e., reporting repair IN THEIR HOMES complaints or rent overcharges). FAIR RELOCATION Establish relocation policies to ensure that any resident Create and/or support existing homeowner and renter 117 Model: San Francisco, Rent Ordinance displaced as a result of a no-fault eviction, including protection programs to assist low-income, longtime, and/or building closure due to uninhabitable conditions or

34 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 35 elderly renters and homeowners to stay in their homes and to improve equity in budgeting decisions. SUSTAINABLE DESIGN, to non-profits and community land trusts to create affordable maintain habitable living conditions. CONSTRUCTION, AND OPERATIONS housing. Land banks are a best practice that more than 75 Model: Portland, Or., Budget mapping initiative133 Require all buildings and developments that use government governments have adopted, including those of Philadelphia, Models: Alameda County, California,. Alameda County Priority b. Create a publicly accessible regional database and map of funding to be designed to use natural resources effectively Cleveland, Louisville, Atlanta, and Genesee County, Michigan. Home Partnership;128 Philadelphia, Longtime Owner Occupants neighborhood change, with information including property, and to ensure the health of the residents and environment. 141 Program129 Model: Philadelphia, Philadelphia Land Bank Ordinance demographic, and investment changes. This database could Use green construction materials during operation and be critical in order to respond to gentrification in a timely SUPPORT FOR VULNERABLE maintenance. Ensure that materials and cleaning supplies meet PARTICIPATORY PROCESS and effective way. current best practices. FAMILIES AND RESIDENTS Set strong standards for public engagement in land-use Models: San Francisco Bay Area, Metropolitan Transportation a. Coordinate prevention services among planning and development decision-making. Support Commission Early Warning Toolkit project;134 135 prevention agencies so that at-risk families and Los Angeles, community-based training for residents to participate in individuals know where to go to get help. Neighborhood Knowledge Los Angeles; and Portland, Ore., planning and development processes. Interactive gentrification map136 b. Enhance funding for anti-eviction support and/or legal Model: Oakland, Calif., “Gearing Up for Action” curriculum (Pacific 142 services to help many more low-income tenants avert COMMUNITY LAND TRUSTS, LIMITED- Institute) eviction, including through housing court, if available. EQUITY HOUSING CO-OPS, AND OTHER COOPERATIVE LAND AND RIGHT TO ORGANIZE NO HARASSMENT HOUSING ARRANGEMENTS Institute the right of renters to organize renters’ associations Prevent landlords from coercing tenants into leaving their HABITABLE BUILDING CONDITIONS Support, resource, and prioritize the development of these and to hold meetings within their buildings. Prevent 130 community-based solutions. interference by landlords, and penalize landlords who interfere homes due to negligence, intimidation, or buyout offers. Require landlords to keep housing units and all common areas with these rights. of the building safe and in good condition (and in compliance Models: Boston, Dudley Street Neighborhood Initiative;137 a. Ensure that renters have the right to withhold rent ENFORCEMENT with all housing and building codes). This should include but Burlington, Vt., Burlington Community Land Trust;138 Oakland, b. Ensure that renters have the right to a fair judicial process a. Fully fund, staff, and proactively undertake enforcement not be limited to keeping the premises safe and secure, free Calif., Oakland Community Land Trust139 and an attorney. efforts in order to ensure that policies achieve their intended of rodents and pests, and free of lead and asbestos hazards; 131 c. Ensure that landlords do not retaliate against renters for impact. keeping the structure and facilities of the building in good FIRST LOOK PROGRAMS exercising any right of tenancy. repair; and ensuring adequate heat, hot and cold water, Ensure that, after owner-occupants, community land trusts b. All policies that are part of the Renters’ Bill of Rights must lighting, and ventilation. and non-profits have the first opportunity to purchase land or include penalties, fines, fees and/or incentives to address property that has received some form of government funding violations and noncompliance. NO POLLUTION or subsidy. Ensure that housing is not built on or near any site that could VACANT PROPERTY ACCOUNTABILITY be hazardous to people’s health at any age. Environmental LIMITS TO SPECULATIVE INVESTMENT Require banks and vacant property owners to pay a significant assessments must be done on all developments that receive Create penalties, including taxes and fees, for development or Although much of the institutional and financial framework cash bond to hold financial institutions accountable to public monies, and, whenever necessary, on other sites. If investment activities that focuses on profit generation without for maintaining and expanding affordable housing must be maintain and secure vacant properties. Require banks to any contamination is found that is harmful to persons of benefits to existing residents. Funds generated should go to established at the federal level, state and local governments mediate with homeowners and tenants to seek all possible any age, it must be removed and another environmental community land trusts and non-profits to create or preserve also have a significant role to play. State and especially local 140 alternatives to foreclosure. assessment done to verify that the site is safe. affordable housing. governments are uniquely situated to ensure that federal policy implementation at the regional level is in line with Model: Springfield, MA, Vacant Property Ordinance132 GREEN SPACE LAND BANKS the principles outlined in the 5 Policy Pillars and can enact Establish a land bank as a public authority created to efficiently important complementary and supportive policy as well. It Ensure that housing that receives any government funding handle acquisition, maintenance, and sale of vacant properties. is equally essential that local governments take the lead in RIGHT TO INFORMATION has green space or access to green space for use by tenants. a. Require landlords to post and inform tenants Land banks will have clear, streamlined procedures to clear ensuring that policy, whether federal, state, or local, contains Encourage and provide incentives for privately owned housing about their rights. Track public investment at the titles and acquire tax-delinquent properties without risking mandatory requirements when appropriate — and clear, that receives no government funding to do the same. neighborhood level, and use this information their sale to speculators and will transfer properties primarily effective enforcement mechanisms. The preservation and

36 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 37 expansion of affordable housing cannot be left to the voluntary they are on to be owned and controlled by a non-profit and housing development and disincentivize “holding or buying SPECIAL ZONING DISTRICTS actions of private market actors. placed in a community land trust. low and selling high for speculative or luxury development.” Create special zoning districts with policies aimed at Model: New York, Real Affordability For All Policy Platform150 preserving and creating affordable units and preventing ASSESSMENTS RENTAL SPECULATION REQUIREMENTS displacement of residents and locally owned small businesses. Regularly assess and make public the gap between existing Investors or any subsidiaries that purchase and/or own more 151 and required affordable housing, and progress toward closing than a specified number of single-family home rental units VACANT PROPERTY CONVERSION Model: New York, Chinatown Special Zoning District this gap .143 in a city, county or state have to set aside a set percentage as Use eminent domain, land banks, bank donations and/or other affordable housing and: methods to acquire vacant properties to then be transferred PUBLIC BANKS a. Prioritize a percentage of the required affordable units to to community land trusts and non-profit organizations and Create public banks that finance and support the preservation PRESERVATION converted to affordable housing. and expansion of low-income, affordable housing. Preserve and upgrade existing affordable units. be owned by a non-profit and placed in a community land trust Models: Chicago, Organization of the Northeast (ONE) b. Require affordability to reach 50 percent AMI and below, 144 preservation efforts; San Francisco, Assisted Housing as well as 30 percent AMI and below 145 Preservation Ordinance c. Make policies mandatory and not voluntary whenever possible NO NET LOSS Prevent net loss of overall affordable units. FAIR SHARE Models: Portland, Or., Central City No Net Loss Policy;146 Los Ensure that large corporations and investors pay their Angeles, “Strategies and Lessons from the Los Angeles Community fair share by exacting fees and taxes including: For too long, millions of people in this The rise of the renter nation has many Benefit Experience.”147 a. Transfer tax/flip tax: Establish transfer taxes, increase country have struggled to find and hold challenges, but also provides us with existing ones, and/or add incremental increases to onto housing. The foreclosure crisis another opportunity to fulfill the promise LIMITS TO CONDO CONVERSION those of high-end residential properties. Revenue Limit the number and types of housing units that can convert brought this issue to the attention of the of the Housing Act of 1949. Current from this source would be earmarked specifically from rental to for-sale condominium units within a given year. wider public, but much of this attention for affordable housing to reach 50 percent AMI and approaches show little if any promise of Model: San Francisco148 below, as well as 30 percent AMI and below. is focused on middle-class homeowners. moving us closer to its goal of decent The devastation suffered by homeowners, housing for all, despite widespread b. Non-occupancy tax: Wealthy buyers from out of town and disproportionately by people of color, recognition that safe and secure homes HOUSING TRUST FUNDS and/or foreign countries are increasingly purchasing Create or augment existing housing trust funds that prioritize properties — often high-end luxury condos — as is undeniable and deserves attention. But anchor communities and are essential for funding low-income, affordable rental housing as part of investment properties, with no plans to ever live in as we have shown here, the underlying wider economic recovery. The agenda for community land trusts and other cooperative land and housing them and contribute to the tax base of the city, county, housing crisis is really a renters’ crisis: both genuine housing security presented here arrangements. and/or state. Government should aggressively tax all the population of low-income people represents the experiences and knowledge Model: Columbus, Ohio, The Housing Trust 149 buyers who are non-occupants of these apartments. who will likely always be renters, and of low-income communities across the The city should establish strict occupancy requirements former homeowners, many of whom were country. Not only are these the very same INCLUSIONARY ZONING and tax these buyers at progressively higher rates the renters before the housing boom and communities that have borne the brunt longer they do not live in the properties they own. Create and enforce inclusionary zoning to achieve the are now renters again. Despite growing of the recent economic collapse, they following: c. Property tax reform: Reform the property tax system and a. Require affordability of units to include 50 percent AMI awareness of renters’ struggles, policy have lived with housing insecurity and its create a more equitable system. Relevant agencies should and below, as well as 30 percent AMI and below and public debate lag behind the reality, consequences for decades. This report is review taxes on multiple-rental dwellings, particularly b. Make policies mandatory and not voluntary whenever and solutions remain firmly embedded in buildings for low- and moderate-income households their call for action and an agenda that possible and seniors, and tax vacant land to incentivize affordable the homeownership model and faith in can move us toward the goal of a safe and c. Prioritize a percentage of affordable units and the land market-based solutions. decent place to call home for everyone.

38 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 39 report/2012/12/10/47408/the-housing-market-is-not-only-for- optingin.html foreclosures-draw-private-equity-as-u-s-selling-200-000-homes- homeowners/ 48. Ibid. mortgages.html 23. Joint Center for Housing Studies, “America’s Rental Housing: 49. MacArthur Foundation, “How Housing Matters Survey Finds 66. Prashant Gopal and John Gittelsohn, “Phoenix Picked Clan, Private Evolving Markets and Needs,” Harvard University, 2013. American Attitudes Transformed by Housing Crisis, Changes in Equity Descends on Atlanta,” Bloomberg, October 17, 2012, 1. Andrew Flowers, “Developers See a Future with Fewer Picket 24. Ibid. Lifestyle,” press release, April 3, 2013, http://www.macfound. http://www.bloomberg.com/news/2012-10-17/private-equity- Fences and More Leases,” Five Thirty Eight Economics, May 16, 25. Robert R. Callis and Melissa Kresin, “Residential Vacancies and org/press/press-releases/how-housing-matters-survey-finds- in-atlanta-after-picking-phoenix-clean-mortgages.html; Morgan 2014, http://fivethirtyeight.com/features/developers-see-a- Homeownership in the Fourth Quarter 2013,” US Census Bureau american-attitudes-transformed-housing-crisis-changes-lifestyle/ Brennan, “Wall Street Buying Adds to Housing Boom. Is a New future-with-fewer-picket-fences-and-more-leases/ - fn-1; Trey News, January 31, 2014. 50. Amaad Rivera, et al, “Foreclosed: State of the Dream 2008,” United Bubble in the Way?” Forbes, June 4, 2013, http://www.forbes. Garrison, “17% of homes with mortgages seriously underwater,” 26. Urban Institute, “Housing Assistance Matters Initiative,” http:// for a Fair Economy, 2008, http://faireconomy.org/issues/racial_ com/sites/morganbrennan/2013/06/04/wall-street-buying-leads- Housing Wire, April 16, 2014, http://bit.ly/1rP7RgH www.urban.org/housingaffordability/ wealth_divide/state_of_the_dream_reports. to-housing-boom-is-a-new-bubble-on-the-way/; Sam Khater, 2. Urban Institute, “Housing Assistance Matters Initiative,” http:// 27. Shaila Dewan, “In Many Cities, Rent is Rising Out of Reach of 51. Oliver Chang, et al, “Housing Market Insights: A Rentership “The Rise of Institutional Investors and the decline of REOs,” www.urban.org/housingaffordability/ Middle Class,” New York Times, April 14, 2014, http://www.nytimes. Society,” Morgan Stanley, July 20, 2011, https://www.sylvanroad. MarketPulse 2, CoreLogic, 2013. 3. National Low Income Housing Coalition, Housing Spotlight com/2014/04/15/business/more-renters-find-30-affordability- com/wp-content/uploads/Housing-Market-Insights-A- 67. Morgan Brennan, “Wall Street Institutions Behind Home Price 3(1), February 2013. ratio-unattainable.html Rentership-Society-July-2011.pdf; Tyler Cowen, “Is a High Home Surges in Markets Like Phoenix,” Forbes, March 18, 2013, http:// 4. Bratt,Rachel G. Housing and Family Well-being. Housing 28. Joint Center for Housing Studies, “State of the Nation’s Housing,” Ownership Rate a Sign of a Successful Country?” Marginal www.forbes.com/sites/morganbrennan/2013/03/18/wall-street- Studies. 19(1): 13-36, 2002; Cutts, Diana Becker et. al. US Harvard University, 2013. Revolution, June 16, 2012, http://marginalrevolution.com/ institutions-behind-home-price-surges-in-markets-like-phoenix/ Housing Insecurity and the Health of Very Young Children. 29. Joint Center for Housing Studies, “America’s Rental Housing: marginalrevolution/2012/06/is-a-high-home-ownership- 68. Ibid; Gopal and Gittelsohn, 2012; Khater, 2013. American Journal of Public Health August 2011 101(8), 1508- Evolving Markets and Needs,” Harvard University, 2013. rate-a-sign-of-a-successful-country.html; Richard Florida, 69. Khater, 2013. 1514. 30. Joint Center for Housing Studies, “State of the Nation’s Housing,” “Why the U.S. Needs to Fall Out of Love with Homeownership,” 70. Shah Gilani, “Are ‘Wall Street Buyers’ Like Blackstone Group 5. Wynn, Colleen E. and McClain, Lauren. Not Quite Out on the 2013, 30. CityLab, The Atlantic, September 17, 2013, http://www. Creating Another Housing Bubble?” Money Morning, April 4, Streets: Housing Insecurity Among Low-Income Urban Fathers. 31. Congressional Budget Office, “An Overview of Federal Support for theatlanticcities.com/housing/2013/09/why-us-needs-fall-out- 2013, http://moneymorning.com/2013/04/04/are-wall-street- Working Paper, The Bendheim-Thoman Center for Research on Housing,” Economic and Budget Issue Brief, November 3, 2009. love-homeownership/6517/; Robert J. Shiller, “Owning a Home buyers-like-blackstone-group-creating-another-housing-bubble/; Child Wellbeing, Princeton University. December 2013. http:// 32. Ibid.; Benjamin H. Harris and Amanda Eng, “The Benefits of Isn’t Always a Virtue,” New York Times, July 13, 2013, http:// Matthew Goldstein and Jennifer Ablan, “Some Hedge Funds crcw.princeton.edu/publications/publications.asp Mortgage Interest and Property Tax Deductions,” Tax Facts, The www.nytimes.com/2013/07/14/business/owning-a-home-isnt- Throwing in Keys as ‘Landlords,’” Reuters, October 18, 2012; Bristor, 6. Bratt; Johnson, Amy and Meckstroth, Alicia. Ancillary Services Tax Policy Center, August 26, 2013. always-a-virtue.html; Lewis S. Ranieri, et al, “Options for REO: 2013. to Support Welfare to Work. Department of Health and Human 33. Will Fischer and Barbara Sard, “Federal Housing Spending The Private Sector Solution to the Foreclosure Problem,” Ranieri 71. Morrisey, 2012; Occupy Our Homes Atlanta, 2014. Services. 22 July 1998. http://aspe.hhs.gov/hsp/isp/ancillary/ Is Poorly Matched to Need,” Center on Budget and Policy Partners Management and Rosen Consulting Group, February 72. Heather Perlberg and John Gittelsohn, “Wall Street Unlocks Profits front.htm Priorities, December 18, 2013, http://www.cbpp.org/cms/index. 2012, http://online.wsj.com/public/resources/documents/ from Distress with Rental Revolution,” Bloomberg, December 19, 7. Joint Center for Housing Studies, “State of the Nation’s cfm?fa=view&id=4067 RanieriRosenOptionsforREOFeb2012.pdf 2013, http://www.bloomberg.com/news/2013-12-20/wall-street- Housing,” 2013, 5-6. 34. Nick Timaraos, “Mortgage Tax Breaks Trickle Up, New Study Says,” 52. Thomas Piketty, Capital in the Twenty-First Century, Belknap unlocks-profits-from-distress-with-rental-revolution.html 8. Department of Housing and Urban Development, “Secretary Wall Street Journal, March 23, 2014, http://on.wsj.com/1m2eVUf Press, 2014. 73. Drew Harwell, “Land Rush,” Tampa Bay Times, March 24, 2013; Donovan Highlights Convening on State of America’s Rental 35. Will Fischer, “Research Shows Housing Vouchers Reduce Hardship 53. This probably over-states how the second household pays for Josh Harkinson, “Meet Your Hedge Fund Landlord,” Mother Jones, Housing,” The Edge, http://www.huduser.org/portal/pdredge/ and Provide Platform for Long-Term Gains Among Children,” housing, since they would almost certainly own their home, and May 18, 2012, http://www.motherjones.com/politics/2012/05/ pdr_edge_featd_article_012714.html Center on Budget and Policy Priorities, March 10, 2014, http:// therefore claim a fairly large Mortgage Interest Deduction every carrington-hedge-fund-foreclosure-rental 9. Elina Braave, et al, Out of Reach 2013, National Low Income www.cbpp.org/cms/index.cfm?fa=view&id=4098 year, resulting in significant taxpayer subsidies to this household. 74. Ibid. Housing Coalition, 2013, http://nlihc.org/oor/2013 36. Joint Center for Housing Studies, “State of the Nation’s Housing,” 54. Michael Stone, “Housing Affordability: One-Third of a Nation 75. Metropolitan Planning Council, 2013. 10. Oliver Chang, et al, “Housing Market Insights: A Rentership Harvard University, 2013. Shelter-Poor,” in A Right to Housing: Foundation for a New Social 76. Jeanette Neumann, “Boost for Foreclosure Market,” Wall Street Society,” Morgan Stanley, July 20, 2011, https://www. 37. Ibid, 5. Agenda, edited by Rachel Bratt, et al, Philadelphia: Temple Journal, September 16, 2012, http://online.wsj.com/news/articles/ sylvanroad.com/wp-content/uploads/Housing-Market- 38. Ibid, 47. University Press, 2006, 41. SB10000872396390443720204578000570020723746 Insights-A-Rentership-Society-July-2011.pdf 39. Tom Cusack, “HUD May Not Be Around Later: And the Republicans 55. Michael Stone, Shelter Poverty: New Ideas on Housing 77. Kreiger, J. and Higgins, D.L., “Housing and health: time again for 11. Joint Center on Housing Studies, “America’s Rental Housing: Wonder Why They Have a Problem with Women?” Oregon Affordability, Philadelphia: Temple University Press, 1993. public health action,” American Journal of Public Health, May Evolving Markets and Needs,” Harvard University, 2013. Housing Blog, April 16, 2012, http://oregonhousing.blogspot. 56. Statistics from the New York City Housing Development 2002, 92(5), 758-68. 12. Joint Center for Housing Studies, “State of the Nation’s com/2012/04/hud-may-not-be-around-later-and.html Corporation, 2013, and the Census Bureau, 2013. 78. Joint Center for Housing Studies, “State of the Nation’s Housing,” Housing,” 2013. 40. Tom Cusack, “HUD State Data: 3 Out of 4 HUD Assisted Renter 57. Haya El Nasser, “Census: Moves because of evictions increase,” USA 2013. 13. Ibid. Households are Headed by Women,” Oregon Housing Blog, Today, July 28, 2010, http://usatoday30.usatoday.com/money/ 79. Omar Olmeda, et al, “Neighborhood differences in exposure 14. Steven Greenhouse, “Low-Wage Workers Are Finding Poverty August 6, 2012, http://oregonhousing.blogspot.com/2012/08/ economy/housing/2010-07-27-1Aevictions27_ST_N.html and sensitization to cockroach, mouse, dust mite, cat and Harder to Escape,” New York Times, March 16, 2014, http:// hud-state-data-3-out-of-four-hud.html 58. Marisa Lagos, “San Francisco evictions surge, report finds,” San dog allergens in New York City,” Journal of Allergy and Clinical www.nytimes.com/2014/03/17/business/economy/low- 41. Yumiko Aratani, et al, “Rent Burden, Housing Subsidies and the Francisco Chronicle, November 5, 2013, http://www.sfgate. Immunology, August 2011, 128(2), 284-292. wage-workers-finding-its-easier-to-fall-into-poverty-and- Well-being of Children and Youth,” National Center for Children in com/bayarea/article/San-Francisco-evictions-surge-report- 80. Cheryl Katz, “Unequal exposures: People in poor, non- harder-to-get-out.html; The Editorial Board, “Recovery for Poverty, Columbia University, November 2011. finds-4955020.php white neighborhoods breathe more hazardous air,” Whom?” New York Times, April 12, 2014, http://www.nytimes. 42. Causa Justa/Just Cause, “Development without Displacement: 59. See DeFilippis and Wyly, 2008. Environmental Health News, November 1, 2012, http://www. com/2014/04/13/opinion/sunday/recovery-for-whom. Resisting Gentrification in the Bay Area,” Oakland, California, 60. Right to the City Alliance, “We Call These Projects Home,” 2010; environmentalhealthnews.org/ehs/news/2012/unequal- html?hp&rref=opinion April 2014, http://www.liberationink.org/content/development- Tony Samara, et al, “Putting the ‘Public’ Back in Affordable exposures 15. Joint Center for Housing Studies, “America’s Rental Housing: without-displacement-resisting-gentrification-bay-area Housing: Place and Politics in the Era of Poverty Deconcentration,” 81. Michelle L. Bell and Keita Ebisu, “Environmental Inequality in Evolving Markets and Needs,” Harvard University, 2013. 43. A. Enkhbold and E.R. Engelen, “Exploring the Linkages between Cities: The International Journal of Urban Policy and Planning 35, Exposure to Airborne Particulate Matter Components in the 16. Ibid. Financialization and Urban Inequalities: A Pilot Study,” GaWC 319-326. United States,” Environmental Health Perspectives, December 17. National Alliance to End Homelessness, “Snapshot of Research Bulletin 432, March 19, 2014, http://www.lboro.ac.uk/ 61. Joint Center for Housing Studies, “State of the Nation’s Housing,” 2012, 120(12), 1699-1704. Homelessness,” http://www.endhomelessness.org/pages/ gawc/rb/rb432.html 2013. 82. Katz, “Unequal Exposures,” 2012. snapshot_of_homelessness 44. Karen Ceraso, “Whatever Happened to the Tenants Movement?” 62. Joint Center for Housing Studies, “America’s Rental Housing: 83. Joint Center for Housing Studies, “State of the Nation’s Housing,” 18. Joint Center for Housing Studies, “America’s Rental Housing: Shelterforce, Issue 105, May/June 1999, http://www.nhi.org/ Evolving Markets and Needs,” Harvard University, 2013, 6. 2013. Evolving Markets and Needs,” Harvard University, 2013. online/issues/105/ceraso.html 63. Occupy Our Homes Atlanta, “Blackstone: Atlanta’s Newest 84. National Coalition for the Homeless, “LGBT Homeless,” June 2009, 19. Ibid. 45. PolicyLink, “Equitable Development Toolkit: Rent Control,” Landlord,” 2014. http://occupyourhomesatl.org/blackstone- http://www.nationalhomeless.org/factsheets/lgbtq.html 20. Joint Center for Housing Studies, “America’s Rental Housing: updated December 2001, http://www.policylink.org/sites/ atlantas-newest-landlord/ 85. Andrew Cray, et al, “Seeking Shelter: The Experiences and Unmet Evolving Markets and Needs,” Harvard University, 2013. default/files/rent-control.pdf 64. Joint Center for Housing Studies, “State of the Nation’s Housing,” Needs of LGBT Homeless Youth,” Center for American Progress, 21. Barry L. Steffen, et al, “Worst Case Housing Needs 2011: Report 46. James Temple, “Differing views on measure to end rent control,” 2013. September 26, 2013, http://bit.ly/1kZ2Jn4 to Congress,” Department of Housing and Urban Development, San Francisco Chronicle, May 7, 2008, http://www.sfgate. 65. Morgan Brennan, “Investors Flock to Housing, Looking to Buy 86. Jaime M. Grant, et al, “Injustice at Every Turn: A Report of the 2013. com/news/article/Differing-views-on-measure-to-end-rent- Thousands of Homes in Bulk,” Forbes, April 3, 2012, http://www. National Transgender Discrimination Survey,” National Center for 22. David M. Abromowitz, “The Housing Market Is Not Only for control-3215598.php - page-1 forbes.com/sites/morganbrennan/2012/04/03/investors-flock-to- Transgender Equality and National Gay and Lesbian Task Force, Homeowners,” Center for American Progress, December 10, 47. Department of Housing and Urban Development, Opting housing-aspiring-to-own-thousands-of-homes/; John Gittelsohn, 2011. 2012, http://www.americanprogress.org/issues/housing/ In: Renewing America’s Commitment to Affordable Housing, “Foreclosures Draw Private Equity as U.S. Sells Homes,” Bloomberg, 87. Equal Rights Center and National Council of La Raza, “Puertas Washington D.C., 1999, http://archives.hud.gov/news/1999/ January 31, 2012, http://www.bloomberg.com/news/2012-01-31/

40 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 41 Cerradas: Housing Barriers for Hispanics,” 2013. www.zillow.com/advice-thread/is-american-homes-4-rent-a- Gentrification.” De Oregonian. Acailable at: http://projects. 88. Margery Turner, et al, “Housing Discrimination Against Racial scam/498040/ oregonlive.com/maps/gentrification/. and Ethnic Minorities,” Department of Housing and Urban 111. Bundrick, H. (2014, January 27). How Lenders Use Your Hidden 137. http://www.dsni.org Development, 2012. Credit Score. U.S. News and World Report. http://money.usnews. 138. FoldyE, Walters J. The Power of Balance: Lessons from Burlington 89. Southern Poverty Law Center, “Under Siege: Life for Low-Income com/money/blogs/my-money/2014/01/27/how-lenders-use- Community Land Trust. New York University. Research Center Latinos in the South,” April 2009, http://www.splcenter.org/get- your-hidden-credit-score 139. “Development Without Displacement,” p. 80; Oakland Community informed/publications/under-siege-life-for-low-income-latinos- 112. Riepenhoff, J. and Wagner, M. Credit scars: Credit reporting Land Trust. “About Us.” www.oakclt.org/index.php?option=com in-the-south agencies’ failure to address damaging errors plaguing thousands 140. “Development Without Displacement,” p. 81. 90. Esther Yu-His Lee, “Undocumented Immigrants Will No Longer of Americans prompts call for action. The Columbus Dispatch. 141. Philadelphia Land Bank Alliance. December 12, 2013. http://www. Be Able To Rent In This Small Nebraska Town,” Think Progress, 6 May 2012. http://www.dispatch.com/content/stories/ phillylandbank.org/content/legislation February 13, 2014. local/2012/05/06/credit-scars.html; Bernard, T. An $18 Million 142. Ariana de Leña, Catalina Garzón, “Gearing Up for Action: A 91. American Civil Liberties Union, “U.S. Supreme Court Lets Stand Lesson in Handling Credit Report Errors. The New York Times. 2 Curriculum Guide for Freight Transport Justice” Pacific Institute, Lower Court Rulings Prohibiting Anti-Immigrant Housing August 2013. http://www.nytimes.com/2013/08/03/your-money/ 2013, http://pacinst.org/publication/gearing-up-for-action- Ordinances in Hazelton, PA and Farmers Branch, TX,” March 3, credit-scores/credit-bureaus-willing-to-tolerate-errors-experts- curriculum-guide-for-freight-transport-justice/ 2014. https://www.aclu.org/immigrants-rights/us-supreme- say.html 143. “Development Without Displacement,” p. 67. court-lets-stand-lower-court-rulings-prohibiting-anti-immigrant- 113. Rahmani, J., George., B., Tomasello, R. (2014). Securitization of 144. Commission on African American Parity, “The Unfinished Agenda: housing Single-Family Rent. American Equity Research. Mortgage Finance The Economic Status of African Americans in San Francisco 1964- 92. Amanda B. Geller and Marah A. Curtis, “A Sort of Homecoming: Industry Update Keefe, Bruyette and Woods. 1990,” San Francisco Human Rights Commission, 1993. Incarceration and the Housing Security of Urban Men,” Social 114. Joint Center for Housing Studies, supra note i. 145. San Francisco Municipal Code ss60. Science Research, 40(4), 2011, https://academiccommons. 115. National Low-Income Housing Coalition, 2014. National Housing 146. City of Portland, “Final Draft: Implementation Strategies Relative columbia.edu/catalog/ac%3A129673 Trust Fund. http://nlihc.org/issues/nhtf to the Central City No Net Loss Policy,” 2001. 93. Wendy J. Kaplan and David Rossman, “Called ‘out’ at Home: The 116. “Development Without Displacement,” 70. 147. Journal of Affordable Housing 17: 77-112. One Strike Eviction Policy and Juvenile Court,” Duke Forum for 117. Lopez, R.P. (2009). Public Health, the APHA, and urban renewal. 148. “Development Without Displacement,”72-73. Law and Social Change 3, 109-138. American Journal of Public Health, 99 (9):1603-1611. 149. Columbus, Ohio. The Housing Trust 2008. http:// 94. Ibid. 118. Department of Housing and Urban Development, Affirmatively housingtrustfundproject.org/wp-content/ 95. Consumer Action, “Consumer Action releases housing Furthering Fair Housing proposed rule, July 19, 2013. http://www. uploads/2012/07/2009AnnualReport.pdf discrimination survey,” May 3, 2012, http://www.consumer-action. huduser.org/portal/affht_pt.html 150. New York, New York, 2014. Real Affordability for All, An Affordable org/press/articles/consumer_action_housing_discrimination_ 119. “Development Without Displacement,” 62-63. Housing Policy Platform for Mayor de Blasio survey/ 120. City and County of San Francisco Munical Code 37.9, Residential 151. New York, New York, 2010. CAAAV--Organizing Asian 96. Elizabeth Roberto, “Commuting to Opportunity: The Working Rent Stabilization and Arbitration Board, “Overview of Just Cause Communities http://caaav.org/wp-content/uploads/2010/03/ Poor and Commuting in the United States,” Brookings Institute, Eviction Protections,” http://www.sfrb.org/index.aspx?page=962 Chinatown_Report_FINAL.pdf 2008. 121. “Development Without Displacement,” 63-64. 97. Scott Allard, Out of Reach: Place, Poverty, and the New American 122. Brenner, R., The Economics of Global Turbulence: The Advanced Welfare State, Yale University Press, 2009. Capitalist Economies from Long Boom to Long Downturn, 1945- 98. National Low Income Housing Coalition. Out of Reach 2014, p. 2005, London: Verso, 2006. 5-6. http://nlihc.org/sites/default/files/oor/2014OOR.pdf 123. “Development Without Displacement,” 65-66. 99. CAAAV Organizing Asian Communities and the Community 124. Brenner, The Economics of Global Turbulence, 2006. Development Project of the Urban Justice Center. Reimagining 125. “Development Without Displacement,” 75-76. Rezoning, p. 9-10. http://caaav.org/wp-content/uploads/2010/03/ 126. PolicyLink, “Equitable Development Toolkit: Code Enforcement,” Chinatown_Report_FINAL.pdf March 2002, http://www.policylink.org/sites/default/files/code- 100. Center for Neighborhood Technology. Housing and enforcement.pdf; Dorsey, C., “It Takes a Village: Why Community Transportation Affordability Index. http://htaindex.cnt.org/ Organizing is More Effective Than Litigation Alone at Ending 101. National Low Income Housing Coalition. President Releases FY15 Discriminatory Housing Code Enforcement,” Georgetown Journal Budget Request for HUD and Rural Housing Service. 4 May 2014. of Policy Law and Policy 12, 2005: 437-465. http://nlihc.org/press/releases/4103 127. Diane K. Levy, et al, “In the Face of Gentrification: Case Studies 102. Federal Housing and Finance Agency reports to Congress 2012 of Local Efforts to Mitigate Displacement,” The Urban Institute, and 2013 Metropolitan Housing and Communities Policy Center,” 2006. 103. Dan Immergluck, “Fannie, Freddie, and the Future.” The American www.urban.org/UploadedPDF/411294_gentrification.pdf. Prospect. 17 May 2011. 128. Alameda County, EveryOneHome. “Priority Home Partnership.” 104. Fannie, Freddie post $10.2 billion in profits for 1st quarter. The Available at www.everyonehome.org/media/plan_php- Washington Post. 8 May 2014. http://www.washingtonpost. downloads/01PHP%20Overview%20half%20sheets%202%20 com/business/economy/fannie-freddie-post-102-billion-in- sides%20final%20for%20website.pdf profits-for-1st-quarter/2014/05/08/4fc2de06-d6bb-11e3-8a78- 129. City of Philadelphia. (2014). “PHL Tax Loop: Longtime Owner 8fe50322a72c_story.html Occupants Program. ”Available at: www.phila.gov/loop/PDF/ 105. Dan Immergluck, “Fannie, Freddie, and the Future.” The American LOOP%20Brochure%20Eng.pdf) Prospect. 17 May 2011./ 130. “Development Without Displacement,” 62. 106. David Dayden, . Your New Landlord Works on Wall Street. New 131. Ibid. 56. Republic. 12 February 2013. http://www.newrepublic.com/ 132. Springfield, Massachusetts. Municipal Code 2011. Title 7, Chapter article/112395/wall-street-hedge-funds-buy-rental-properties 7.50 and 7.60; Title 1, Chapter 7.16. 107. Office of Inspector General. Additional FHFA Oversight Can 133. City of Portland, Financial Planning Division. (2013). “Budget Improve the Real Estate Owned Pilot Program. Audit report: AUD- Mapping Users’Guide.”Available at www.portlandoregon.gov/ 2013-012. 27 September 2013. bps/article/454027. 108. Thaden, E. Stable Home Ownership in a Turbulent Economy: 134. Metropolitan Transportation Commission and Association of Delinquencies and Foreclosures Remain Low in Community Land Bay Area Governments. “Regional Early Warning System Call Trusts. Working Paper: WP11ET1. Lincoln Institute of Land Policy. for Proposals,” September 3, 2013, http://onebayarea.org/pdf/ July 2011. Regional_Early_Warning_System_Call_for_Proposals.pdf); 109. cf. reviews from Woodland Hills, CA, Yelp, 2014 http://www. 135. UCLA Advanced Policy Institute, Neighborhood Knowledge yelp.com/biz/invitation-homes-woodland-hills and Alpharetta, Los Angeles, “Final Project Report to Technology Opportunities GA, Yelp, 2014 http://www.yelp.com/biz/invitation-homes- Program,” 2001, http://ntiaotiant2.ntia.doc.gov/top/docs/eval/ alpharretta-2 pdf/066098047e.pdf 110. cf. thread “Is American Homes 4 Rent a Scam?” Zillow, 2013. http:// 136. OregonLive.(2014). ”Portland Neighbourhoods at Risk of

42 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 43 % change in ACS 2012 Black Total Renters or African Total Renters 2000 Total Renters from 2000- 2010 Moderate 2012 Moderate 2010 Moderate 2012 Moderate American renters 2013 rank City State[s] 2013 estimate 2010 Census CITY (%) 2012 (%) 2012 (%) Burden (30%) Burden (30%) Burden (50%) Burden (50%) (%) % change in % change in Atlanta, GA † 56.3 0.0 ACS 2012 Black ACS7.72% 2012 Black 27.41% 26.81% 56.5 1 New York New York 8,405,837 8,175,133 Total Renters CITIES %Total change Renters in Total Cost Burden Moderate56.3 Burden Severe Burden 6.26% Austin, TX* 55.2 55.3 0.1 or African orACS African9.47% 2012 Black 7.86% 28.51% 25.67% 9.1 2 Los Angeles California 3,884,307 3,792,621Total Renters 2000 Total RentersTotal Renters from 2000 2000- Total RentersAtlanta, GA Totalfrom† 2000-Renters 49.93% 21.67% 2010 Moderate28.25% 2012 Moderate2010 Moderate2010 Moderate 2012 Moderate2012 Moderate 2010 ModerateAmerican renters2012 Moderate orAmerican African renters Boston, MA*† 66.8 -1.0 9.58% 9.66% 26.94% 26.22% 25.4 3 Chicago Illinois CITY 2,718,782 2,695,598CITY (%) 2012 (%)Total(%) Renters2012 2000 (%) Total2012 Renters(%)Austin, TX* from2012 2000-(%) 49.72% 67.8 23.69% Burden26.03% (30%) Burden (30%)2010Burden ModerateBurden (30%) (50%) 2012Burden ModerateBurden (30%) (50%) 2010Burden Moderate(%) (50%) 2012Burden Moderate (50%) (%)American renters CITY (%) 2012 (%)Boston,Charlotte, MA*† NC*2012 (%) 48.59% 42.5 22.10% 45.7 26.49% 3.2 Burden (30%) Burden (30%) Burden (50%) Burden (50%) (%) 7.33% 8.12% 27.22% 24.21% 43.6 6 Phoenix Arizona Atlanta, GA1,513,367 † 1,445,632Atlanta, GA † 56.3 56.3 56.3 0.0 56.3 0.0 7.72% 6.26% 7.72%27.41% 6.26%26.81% 27.41% 56.5 26.81% 56.5 Charlotte,Chicago, IL* NC* 48.90% 56.2 23.14% 55.6 25.76% -0.6 7.72% 27.41% 26.81% 8.08% 56.5 8.12% 28.76% 27.01% 37.4 7 San Antonio Texas Austin, TX*1,409,019 1,327,407Atlanta,Austin, TX* GA † 55.2 55.3 56.355.2 0.1 56.355.3 0.00.1 9.47% 7.86% 9.47%28.51% 6.26%7.86%25.67% 28.51% 9.1 25.67% 9.1 Austin, TX* 55.2 Chicago,Cincinnati55.3 IL* OH† 0.1 50.64% 61 22.59% 62.7 28.05% 1.7 9.47% 7.86% 28.51% 25.67% 6.57% 9.1 9.26% 29.99% 30.07% 52.3 8 San Diego California Boston, MA*†1,355,896 1,307,402Boston, MA*† 67.8 66.8 67.8 -1.0 66.8 -1.0 9.58% 9.66% 9.58%26.94% 9.66%26.22% 26.94% 25.4 26.22% 25.4 Boston, MA*† 67.8 CincinnatiColumbus,66.8 OH† OH*† -1.0 51.30% 50.9 22.15% 54.7 29.15% 3.8 9.58% 9.66% 26.94% 26.22% 9.76% 25.4 7.67% 25.95% 24.51% 31.6 9 Dallas Texas Charlotte, 1,257,676NC* 1,197,816Charlotte, NC* 42.5 45.7 42.5 3.2 45.7 3.2 7.33% 8.12% 7.33%27.22% 8.12%24.21% 27.22% 43.6 24.21% 43.6 Charlotte, NC* 42.5 Columbus,Dallas,45.7 TX* OH*† 3.2 47.86% 56.8 22.87% 57.7 24.99% 0.9 7.33% 8.12% 27.22% 24.21% 8.13% 43.6 8.52% 23.04% 21.09% 31.9 10 San Jose California Chicago, IL*998,537 Chicago,945,942 IL* 56.2 55.6 56.2 -0.6 55.6 -0.6 8.08% 8.12% 8.08%28.76% 8.12%27.01% 28.76% 37.4 27.01% 37.4 Chicago, IL* 56.2 Dallas,Denver55.6 TX* CO*† -0.6 45.42% 47.5 23.22% 52.5 22.20% 5.0 8.08% 8.12% 28.76% 27.01% 7.84% 37.4 8.43% 26.08% 23.45% 10.7 11 Austin Texas Cincinnati OH†885,400 Cincinnati790,390 OH† 61 62.7 61 1.7 62.7 1.7 6.57% 9.26% 6.57%29.99% 9.26%30.07% 29.99% 52.3 30.07% 52.3 DenverDetroit, CO*† MI* 47.43% 45.1 22.93% 50.1 24.50% 5.0 6.57% 29.99% 30.07% 7.02% 52.3 6.39% 38.81% 38.46% 84.6 Columbus, OH*† CincinnatiColumbus, OH† OH*† 50.9 54.7 50.961 3.8 62.754.7 1.73.8 9.76% 7.67% 9.76%25.95% 9.26%7.67%24.51% 25.95% 31.6 24.51% 31.6 12 Indianapolis Indiana 843,393 820,445 Detroit,El Paso, MI*Tx* 59.69% 38.6 20.57% 41.7 39.13% 3.1 9.76% 7.67% 25.95% 24.51% 12.37% 31.6 8.52% 19.61% 21.05% 6 Dallas, TX* Columbus,Dallas, TX* OH*† 56.8 57.7 50.956.8 0.9 57.754.7 3.80.9 8.13% 8.52% 8.13%23.04% 8.52%21.09% 23.04% 31.9 21.09% 31.9 13 Jacksonville Florida 842,583 821,784 ElFort Paso, Worth, Tx* TX* 47.46% 44.1 26.84% 43.3 20.62% -0.8 8.13% 8.52% 23.04% 21.09% 8.89% 31.9 8.35% 25.82% 21.35% 26.6 Denver CO*† Dallas,Denver TX* CO*† 47.5 52.5 56.847.5 5.0 57.752.5 0.95.0 7.84% 8.43% 7.84%26.08% 8.43%23.45% 26.08% 10.7 23.45% 10.7 14 San Francisco California 837,442 805,235 FortGrand Worth, Rapids,MI† TX* 48.34% 40.3 24.13% 45.4 24.21% 5.1 8.43% 26.08% 23.45% 8.74% 10.7 9.01% 32.58% 32.52% 25.3 Detroit, MI* DenverDetroit, CO*†MI* 45.1 50.1 47.545.1 5.0 52.550.1 5.0 7.02% 6.39% 7.84%7.02%38.81% 6.39%38.46% 38.81% 84.6 38.46% 84.6 15 Columbus Ohio 822,553 787,033 GrandHouston, Rapids,MI† TX* 56.05% 54.2 25.14% 55.9 30.91% 1.7 7.02% 6.39% 38.81% 38.46% 7.42% 84.6 8.69% 24.76% 24.05% 30.9 El Paso, Tx* Detroit,El Paso, Tx*MI* 38.6 41.7 45.138.6 3.1 50.141.7 5.03.1 12.37% 8.52% 12.37%19.61% 8.52%21.05% 19.61% 6 21.05% 6 16 Charlotte North Carolina 792,862 731,424 Houston,Indianapolis, TX* IN* 47.49% 41.4 23.50% 46.7 23.99% 5.3 12.37% 8.52% 19.61% 21.05% 8.67% 6 7.18% 28.04% 28.11% 38.3 Fort Worth, TX* ElFort Paso, Worth, Tx* TX* 44.1 43.3 38.644.1 -0.8 41.743.3 -0.83.1 8.89% 8.35% 8.89%25.82% 8.35%21.35% 25.82% 26.6 21.35% 26.6 17 Fort Worth Texas 792,727 741,206 Indianapolis,Jacksonville, IN*FL* 51.55% 36.8 24.76% 40.1 26.79% 3.3 8.89% 8.35% 25.82% 21.35% 7.32% 26.6 7.68% 25.90% 28.11% 39.1 Grand Rapids,MI† FortGrand Worth, Rapids,MI† TX* 40.3 45.4 44.140.3 5.1 45.443.3 -0.85.1 8.74% 9.01% 8.74%32.58% 9.01%32.52% 32.58% 25.3 32.52% 25.3 Jacksonville,Los Angeles, FL* CA*† 52.53% 61.4 25.57% 63.2 26.96% 1.8 8.42% 8.59% 31.11% 33.41% 13.2 18 Detroit Michigan Houston, TX*688,701 GrandHouston,713,777 Rapids,MI† TX* 54.2 55.9 40.354.2 1.7 45.455.9 5.11.7 7.42% 8.69% 8.74%7.42%24.76% 9.01%8.69%24.05% 32.58%24.76% 30.9 32.52%24.05% 25.330.9 LosMemphis, Angeles, TN* CA*† 58.44% 44.2 25.73% 49.9 32.71% 5.7 7.42% 8.69% 24.05% 7.76% 30.9 8.39% 31.15% 32.33% 67.6 19 El Paso Texas Indianapolis,674,433 IN* Houston,Indianapolis,649,121 TX* IN* 41.4 46.7 54.241.4 5.3 55.946.7 1.75.3 8.67% 7.18% 8.67%28.04% 7.18%28.11% 24.76%28.04% 38.3 28.11% 38.3 Memphis,Miami, FL† TN* 56.30% 65.1 24.66% 67.7 31.64% 2.6 8.67% 7.18% 28.04% 28.11% 8.66% 38.3 8.05% 36.36% 36.53% 20.1 20 Memphis Tennessee Jacksonville,653,450 FL* Indianapolis,Jacksonville,646,889 FL*IN* 36.8 40.1 41.436.8 3.3 46.740.1 5.33.3 7.32% 7.68% 7.32%25.90% 7.68%28.11% 25.90% 39.1 28.11% 39.1 Miami,Minneapolis, FL† MN† 62.94% 48.6 26.74% 51.7 36.20% 3.1 7.32% 7.68% 25.90% 28.11% 10.78% 39.1 8.36% 26.87% 23.48% 24.6 21 Seattle Washington Los Angeles,652,405 CA*† Jacksonville,Los608,660 Angeles, FL*CA*† 61.4 63.2 36.861.4 1.8 63.240.1 3.31.8 8.42% 8.59% 8.42%31.11% 8.59%33.41% 31.11% 13.2 33.41% 13.2 Los Angeles, CA*† Minneapolis,Nashville-Davidson, MN† TN*1.8 49.31% 45.5 23.19% 46.8 26.12% 1.3 8.42% 8.59% 31.11% 33.41% 9.00% 13.2 8.11% 24.75% 25.34% 35.1 22 Denver Colorado Memphis, TN*649,495 Memphis,600,158 TN* 44.2 49.9 61.444.2 5.7 63.249.9 5.7 7.76% 8.39% 7.76%31.15% 8.39%32.33% 31.15% 67.6 32.33% 67.6 District of Nashville-Davidson,New York, NY*† TN* 49.11% 23.77% 25.34% -1.5 8.97% 8.69% 27.62% 28.48% 25.8 Miami, FL† Memphis,Miami, FL† TN* 67.7 44.2 2.6 49.967.7 5.72.6 69.8 68.3 7.76%36.36% 8.39% 31.15%36.36% 20.1 32.33% 67.620.1 23 Washington Columbia 646,449 601,723 65.1 65.1 New York, NY*† 51.35% 22.97% 28.38%8.66% 8.05% 8.66% 8.05%36.53% 36.53% Miami, FL† 65.1 Oakland,67.7 CA† 2.6 58.6 60.7 2.1 8.66% 8.05% 36.36% 36.53% 8.14% 20.1 9.30% 28.97% 30.56% 34.1 24 Boston Massachusetts Minneapolis,645,966 MN† Minneapolis,617,594 MN† 48.6 51.7 48.6 3.1 51.7 3.1 10.78% 8.36% 10.78%26.87% 8.36%23.48% 26.87% 24.6 23.48% 24.6 Oakland,Philadelphia, CA† PA* 53.15% 40.7 23.58% 47.8 29.56% 7.1 10.78% 26.87% 23.48% 7.74% 24.6 8.01% 31.49% 29.67% 46 Nashville-Davidson, TN* Minneapolis,Nashville-Davidson, MN† TN*45.5 46.8 48.645.5 1.3 51.746.8 3.11.3 9.00% 8.11% 9.00%24.75% 8.36%8.11%25.34% 24.75% 35.1 25.34% 35.1 25 Nashville Tennessee 634,464 601,222 Philadelphia,Phoenix city, PA*AZ* 52.74% 39.3 21.27% 47.1 31.47% 7.8 9.00% 8.11% 9.33% 35.1 9.19% 26.00% 24.48% 10.5 New York, NY*† Nashville-Davidson,New York, NY*† TN*69.8 68.3 45.569.8 -1.5 68.346.8 -1.51.3 8.97% 8.69% 8.97%27.62% 8.69%28.48% 24.75%27.62% 25.8 25.34%28.48% 25.8 PhoenixPoughkeepsie city, AZ* NY† 49.59% 63.2 24.74% 59.2 24.85% -4.0 8.97% 8.69% 27.62% 28.48% 8.99% 25.8 6.98% 41.71% 37.53% 36.8 Oakland, CA† NewOakland, York, CA† NY*† 58.6 60.7 69.858.6 2.1 68.360.7 -1.52.1 8.14% 9.30% 8.14%28.97% 9.30%30.56% 28.97% 34.1 30.56% 34.1 PoughkeepsieProvidence RI† NY† 58.74% 21.22% 37.53% 0.3 9.98% 28.42% 17.6 Oakland, CA† 58.6 60.7 2.1 65.4 65.7 7.74% 8.01% 8.14%7.74%31.49% 9.30%8.01%29.67% 28.97%31.49% 46 30.56%29.67% 8.40% 34.146 29.29% Philadelphia, PA* Philadelphia, PA* 40.7 47.8 40.7 7.1 Providence47.8 RI† 7.1 51.34% 21.42% 29.93% Philadelphia, PA* 40.7 San Antonio47.8 TX*† 7.1 41.9 45 3.1 7.74% 8.01% 31.49% 29.67% 9.16% 46 7.77% 21.95% 23.47% 11.4 Phoenix city, AZ* Phoenix city, AZ* 39.3 47.1 39.3 7.8 San Antonio47.1 TX*† 7.8 46.04% 23.15% 22.90%9.33% 9.19% 9.33%26.00% 9.19%24.48% 26.00% 10.5 24.48% 10.5 Phoenix city, AZ* 39.3 San Diego,47.1 CA* 7.8 50.5 53.3 2.8 9.33% 9.19% 26.00% 24.48% 9.74% 10.5 9.38% 27.49% 25.46% 8.9 Poughkeepsie NY† Poughkeepsie NY† 63.2 59.2 63.2 -4.0 San Diego,59.2 CA* -4.0 52.94% 26.23% 26.71%8.99% 6.98% 8.99%41.71% 6.98%37.53% 41.71% 36.8 37.53% 36.8 Poughkeepsie NY† 63.2 San Francisco,59.2 CA*† -4.0 65 64 -1.0 8.99% 6.98% 41.71% 37.53% 9.21% 36.8 8.57% 21.66% 24.37% 6.7 Providence RI† Providence RI† 65.4 65.7 65.4 0.3 San Francisco,65.7 CA*† 0.3 44.33% 21.72% 22.62%8.40% 9.98% 8.40%28.42% 9.98%29.29% 28.42% 17.6 29.29% 17.6 Providence RI† 65.4 San Jose,65.7 CA* 0.3 38.2 43.8 5.6 8.40% 9.98% 28.42% 29.29% 9.29% 17.6 8.60% 28.47% 26.12% 5.2 San Antonio TX*† San Antonio TX*† 41.9 45 41.9 3.1 San Jose,45 CA* 3.1 50.94% 24.09% 26.85%9.16% 7.77% 9.16%21.95% 7.77%23.47% 21.95% 11.4 23.47% 11.4 San Antonio TX*† 41.9 Sante Fe45 NM† 3.1 41.8 41.7 -0.1 9.16% 7.77% 21.95% 23.47% 6.57% 11.4 10.40% 32.41% 27.24% 1.4 San Diego, CA* San Diego, CA* 50.5 53.3 50.5 2.8 Sante 53.3Fe NM† 2.8 53.04% 22.30% 30.74%9.74% 9.38% 9.74%27.49% 9.38%25.46% 27.49% 8.9 25.46% 8.9 San Diego, CA* 50.5 Seattle,53.3 WA*† 2.8 51.6 54.1 2.5 9.74% 9.38% 27.49% 25.46% 10.23% 8.9 8.73% 22.12% 20.75% 9.2 San Francisco, CA*† San Francisco, CA*† 65 64 65 -1.0 Seattle, WA*†64 -1.0 45.66% 24.23% 21.42%9.21% 8.57% 9.21%21.66% 8.57%24.37% 21.66% 6.7 24.37% 6.7 San Francisco, CA*† 65 Spring 64eld MA† -1.0 50.1 52.5 2.4 9.21% 8.57% 21.66% 24.37% 9.83% 6.7 9.94% 33.24% 39.12% 23.6 San Jose, CA* San Jose, CA* 38.2 43.8 38.2 5.6 Spring43.8 eld MA† 5.6 58.09% 23.53% 34.56%9.29% 8.60% 9.29%28.47% 8.60%26.12% 28.47% 5.2 26.12% 5.2 San Jose, CA* 38.2 St Louis,43.8 MO† 5.6 53.1 55.7 2.6 9.29% 8.60% 28.47% 26.12% 9.90% 5.2 8.68% 28.74% 30.03% 54.4 Sante Fe NM† Sante Fe NM† 41.8 41.7 41.8 -0.1 St Louis,41.7 MO† -0.1 53.52% 23.77% 29.75%6.57% 10.40% 6.57%32.41% 10.40%27.24% 32.41% 1.4 27.24% 1.4 Sante Fe NM† 41.8 Washington,41.7 DC* -0.1 59.2 58.5 -0.7 6.57% 10.40% 32.41% 27.24% 8.44% 1.4 7.50% 24.50% 22.35% 49.9 Seattle, WA*† Seattle, WA*† 51.6 54.1 51.6 2.5 Washington,54.1 DC* 2.5 46.47% 22.51% 23.95%10.23% 8.73% 10.23%22.12% 8.73%20.75% 22.12% 9.2 20.75% 9.2 NATIONAL AVERAGE 33.8 36.1 2.3 8.50% 8.26% 25.34% 24.98% 19.3 Spring eld MA† Seattle,Spring WA*†eld MA† 50.1 52.5 51.650.1 2.4 54.152.5 2.52.4 9.83% 9.94% 10.23%9.83%33.24% 8.73%9.94%39.12% 22.12%33.24% 23.6 20.75%39.12% 23.69.2 9.83% 9.94% 33.24% 39.12% 23.6 St Louis, MO† SpringSt Louis, eld MO† MA† 53.1 55.7 50.153.1 2.6 52.555.7 2.42.6 9.90% 8.68% 9.90%28.74% 8.68%30.03% 28.74% 54.4 30.03% 54.4 * top 25 largest cities Washington, DC* StWashington, Louis, MO† DC* 59.2 58.5 53.159.2 -0.7 55.758.5 -0.72.6 8.44% 7.50% 9.90%8.44%24.50% 8.68%7.50%22.35% 28.74%24.50% 49.9 30.03%22.35% 54.449.9 † Homes For All partner 8.44% 7.50% 24.50% 22.35% 49.9 NATIONAL AVERAGE Washington,NATIONAL AVERAGE DC* 33.8 36.1 59.233.8 2.3 36.158.5 -0.72.3 8.50% 8.26% 8.50%25.34% 8.26%24.98% 25.34% 19.3 24.98% 19.3 NATIONAL AVERAGE 33.8 36.1 2.3 8.50% 8.26% 25.34% 24.98% 19.3 * top 25 largest cities * top 25 largest cities CITATIONS: † Homes For All partner *† topHomes 25 largest For All citiespartner † Homes For All partner 2000 Total Renters (%) U.S. Census Bureau; American Community Survey, 2000 American Community Survey, Table QT-H2; generated by Sarah Heck; using American FactFinder; ; (23 May 2014). 2012 Total Renters (%) U.S. Census Bureau; American Community Survey, 2012 American Community Survey 1-Year Estimates, Table DP04; generated by Sarah Heck; using American FactFinder; ; (23 May 2014). WWW.HOMESFORALL.ORG 44 RISE OF THE RENTER NATION 2010 Moderate and Severe Burden 45 U.S. Census Bureau; American Community Survey, 2010 American Community Survey 1-Year Estimates, Table B25070; generated by Sarah Heck; using American FactFinder; ; (23 May 2014). CITATIONS: CITATIONS: 2012 Moderate and Severe Burden U.S. Census Bureau; American Community Survey, 2012 American Community Survey 1-Year Estimates, Table B25070; generated by Sarah Heck; using American FactFinder; ; (23 May 2014). 2000 Total Renters (%) CITATIONS:2000 Total Renters (%) U.S. Census Bureau; American CommunityU.S. Census Survey, Bureau; 2000 American American Community Community Survey, Survey, 2000 Table American QT-H2; Community generated Survey,by Sarah Table Heck; QT-H2; using generated American FactFinder;by Sarah Heck; ; using American FactFinder; (23; May 2014). (23 May 2014). 2010 Race and Rental U.S. Census Bureau; American Community Survey, 2010 American Community Survey 1-Year Estimates, Table S2502; generated by Sarah Heck; using American FactFinder; ; (23 May 2014). 2012 Total Renters (%) 20002012 Total Renters (%) U.S. Census Bureau; American CommunityU.S. Census Survey, Bureau; 2012 American American Community Community Survey, Survey 20002012 1-Year American Estimates, Community Table DP04;Survey,Survey generated 1-YearTable QT-H2; Estimates, by Sarah generated Table Heck; DP04; by using Sarah generated American Heck; using FactFinder;by Sarah American Heck; ; FactFinder; using American ; FactFinder; (23; May 2014). (23 May 2014). (23 May 2014). 2012 Race and Rental U.S. Census Bureau; American Community Survey, 2012 American Community Survey 1-Year Estimates, Table S2502; generated by Sarah Heck; using American FactFinder; ; (23 May 2014). 2010 Moderate and Severe Burden20122010 TotalModerate Renters and (%) Severe Burden U.S. Census Bureau; American CommunityU.S. Census Survey, Bureau; 2010 American American Community Community Survey, Survey 20122010 1-Year American Estimates, Community Table B25070;Survey 1-Year generated Estimates, by Sarah Table Heck; DP04;B25070; using generated generated American by FactFinder;by Sarah Sarah Heck; Heck; ; using using American American FactFinder; FactFinder; ; (23; May 2014). (23 (23 May May 2014). 2014). 2012 Moderate and Severe Burden20102012 Moderate and Severe Burden U.S. Census Bureau; American CommunityU.S. Census Survey, Bureau; 2012 American American Community Community Survey, Survey 20102012 1-Year American Estimates, Community Table B25070;Survey 1-Year generated Estimates, by Sarah Table Heck; B25070; using generated American FactFinder;by Sarah Heck; ; using American FactFinder; (23; May 2014). (23 May 2014). 2010 Race and Rental 20122010 ModerateRace and andRental Severe Burden U.S. Census Bureau; American CommunityU.S. Census Survey, Bureau; 2010 American American Community Community Survey, Survey 20122010 1-Year American Estimates, Community Table S2502;Survey generated1-Year Estimates, by Sarah Table Heck; B25070;S2502; using generated American generated FactFinder;by by Sarah Sarah Heck; Heck; ; using using American American FactFinder; FactFinder; (23; ; May 2014). (23 (23 May May 2014). 2014). 2012 Race and Rental 20102012 Race and Rental U.S. Census Bureau; American CommunityU.S. Census Survey, Bureau; 2012 American American Community Community Survey, Survey 20102012 1-Year American Estimates, Community Table S2502;Survey generated1-Year Estimates, by Sarah Table Heck; S2502; using generated American FactFinder;by Sarah Heck; ; using American FactFinder; (23; May 2014). (23 May 2014). 2012 Race and Rental U.S. Census Bureau; American Community Survey, 2012 American Community Survey 1-Year Estimates, Table S2502; generated by Sarah Heck; using American FactFinder; ; (23 May 2014). cite and legond on graph make symboly smaller dot tred graph

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* * * % change in ACS 2012 Black Total Renters or African Total Renters 2000 Total Renters from 2000- 2010 Moderate 2012 Moderate 2010 Moderate 2012 Moderate American renters CITY Black or (%) Non-white2012 (%) 2012 (%) Burden (30%) Burden (30%) Burden (50%) Burden (50%) (%) African Hispanic or CITYAtlanta, GA † American Asian 56.3Latino 56.3 0.0 7.72% 6.26% 27.41% 26.81% 56.5 9.47% 7.86% 28.51% 25.67% 9.1 Atlanta,Austin, TX*GA † 56.5 55.23.7 5.155.3 0.1 Austin,Boston, TX MA*†* 9.1 67.86.1 29.866.8 -1.0 9.58% 9.66% 26.94% 26.22% 25.4 Boston,Charlotte, MA NC**† 25.4 42.510.3 19.445.7 3.2 7.33% 8.12% 27.22% 24.21% 43.6 Charlotte,Chicago, IL* NC* 43.6 56.24.9 12.855.6 -0.6 8.08% 8.12% 28.76% 27.01% 37.4 100 Chicago,Cincinnati IL *OH† 37.4 6.661 20.862.7 1.7 6.57% 9.26% 29.99% 30.07% 52.3 CincinnatiColumbus, OH OH*†† 52.3 50.92.3 2.654.7 3.8 9.76% 7.67% 25.95% 24.51% 31.6 90 Columbus,Dallas, TX* OH*† 31.6 56.84.7 5.757.7 0.9 8.13% 8.52% 23.04% 21.09% 31.9 Dallas,Denver TX CO*†* 31.9 47.54 30.652.5 5.0 7.84% 8.43% 26.08% 23.45% 10.7 DenverDetroit, CO MI**† 10.7 45.13.1 25.650.1 5.080 7.02% 6.39% 38.81% 38.46% 84.6 Detroit,El Paso, MITx** 84.6 38.60.6 5.641.7 3.1 12.37% 8.52% 19.61% 21.05% 6 El Paso, Tx* 6 1.8 71.5 Fort Worth, TX* 44.1 43.3 -0.870 8.89% 8.35% 25.82% 21.35% 26.6 Fort Worth, TX* 26.6 3.5 23.7 Grand Rapids,MI† 40.3 45.4 5.1 8.74% 9.01% 32.58% 32.52% 25.3 Grand Rapids,MI† 25.3 2.9 15.7 Houston, TX* 54.2 55.9 1.760 7.42% 8.69% 24.76% 24.05% 30.9 Houston, TX* 30.9 6.2 36.6 Indianapolis, IN* 41.4 46.7 5.3 8.67% 7.18% 28.04% 28.11% 38.3 Indianapolis, IN* 38.3 2.4 10.3 Jacksonville, FL* 36.8 40.1 3.350 7.32% 7.68% 25.90% 28.11% 39.1 Jacksonville, FL* 39.1 3.5 9.3 Los Angeles, CA*† 61.4 63.2 1.8 8.42% 8.59% 31.11% 33.41% 13.2 Los Angeles, CA*† 13.2 12.9 40.7 Memphis, TN* 49.9 5.7 7.76% 8.39% 31.15% 32.33% 67.6 Memphis, TN* 67.6 44.21.3 6.4 40 36.36% 20.1 Miami, FLFL†† 20.1 65.11 67.767.7 2.6 8.66% 8.05% 36.53% 10.78% 26.87% 23.48% 24.6 Minneapolis, MN MN†† 24.6 48.65.9 9.151.7 3.130 8.36% Nashville-Davidson, TN TN** 35.1 45.52.5 10.346.8 1.3 9.00% 8.11% 24.75% 25.34% 35.1 New York,York, NY NY*†*† 25.8 69.810.2 30.668.3 -1.520 8.97% 8.69% 27.62% 28.48% 25.8 Oakland, CA† CA† 34.1 58.615.4 20.960.7 2.1 8.14% 9.30% 28.97% 30.56% 34.1 Philadelphia, PA PA** 46 40.75.4 12.247.8 7.110 7.74% 8.01% 31.49% 29.67% 46 Phoenix city,city, AZ AZ** 10.5 39.33.9 35.947.1 7.8 9.33% 9.19% 26.00% 24.48% 10.5 Poughkeepsie NY† 36.8 1.6 19.6 6.98% 41.71% 37.53% 36.8 Poughkeepsie NY† 63.2 59.2 -4.00 8.99% Providence RI RI†† 17.6 65.45.2 40.465.7 0.3 8.40% 9.98% 28.42% 29.29% 17.6 San AntonioAntonio TX TX*†*† 11.4 41.92.5 56.8 45 3.1 9.16% 7.77% 21.95% 23.47% 11.4 San Diego, CA* 8.9 12.8 34.7 San Diego, CA* 50.5 53.3 2.8 9.74% 9.38% 27.49% 25.46% 8.9 San Francisco, CA*† 6.7 23.6 13.3 San Francisco, CA*† 65 64 -1.0 9.21% 8.57% 21.66% 24.37% 6.7 * San Jose, CA 5.2 28.8 34.7 TX*Austin, San Jose, CA* 38.2 43.8 5.6 9.29% 8.60% 28.47% 26.12% 5.2

Sante Fe NM† 1.4 1.8 38.5 GA † Atlanta, Boston, MA*† MA*† Boston, Sante Fe NM† 41.8 41.7 -0.1 NC* Charlotte, 6.57% 10.40% 32.41% 27.24% 1.4 Seattle, WA*† 9.2 11.7 7.5 Seattle, WA*† 51.6 54.1 2.5 10.23% 8.73% 22.12% 20.75% 9.2 Spring eld MA† 23.6 2 53.2 Spring eld MA† 50.1 52.5 2.4 9.83% 9.94% 33.24% 39.12% 23.6 St Louis, MO† 54.4 3.6 3.5 St Louis, MO† 53.1 55.7 2.6 9.90% 8.68% 28.74% 30.03% 54.4 Washington, DC* 49.9 3.1 9.1 NATIONALWashington, AVERAGE DC* 19.3 59.24.9 18.258.5 -0.7 8.44% 7.50% 24.50% 22.35% 49.9 NATIONAL AVERAGE 33.8 36.1 2.3 8.50% 8.26% 25.34% 24.98% 19.3

* top 25 largest cities † Homes For All partner

CITATIONS: 2000 Total Renters (%) U.S. Census Bureau; American Community Survey, 2000 American Community Survey, Table QT-H2; generated by Sarah Heck; using American FactFinder; ; (23 May 2014). 2012 Total Renters (%) U.S. Census Bureau; American Community Survey, 2012 American Community Survey 1-Year Estimates, Table DP04; generated by Sarah Heck; using American FactFinder; ; (23 May 2014). 46 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 47 2010 Moderate and Severe Burden U.S. Census Bureau; American Community Survey, 2010 American Community Survey 1-Year Estimates, Table B25070; generated by Sarah Heck; using American FactFinder; ; (23 May 2014). 2012 Moderate and Severe Burden U.S. Census Bureau; American Community Survey, 2012 American Community Survey 1-Year Estimates, Table B25070; generated by Sarah Heck; using American FactFinder; ; (23 May 2014). 2010 Race and Rental U.S. Census Bureau; American Community Survey, 2010 American Community Survey 1-Year Estimates, Table S2502; generated by Sarah Heck; using American FactFinder; ; (23 May 2014). 2012 Race and Rental U.S. Census Bureau; American Community Survey, 2012 American Community Survey 1-Year Estimates, Table S2502; generated by Sarah Heck; using American FactFinder; ; (23 May 2014).

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*

Atlanta, Georgia: Occupy Our Homes Atlanta

Boston, Massachusetts: Chinese Progressive National Low-Income Housing Coalition* Association, City Life/Vida Urbana, RTC Boston Alliance for a Just Society Cincinnati, Ohio: The People’s Coalition Architects/Designers/Planners for Social Responsibility for Equality and Justice Campaign for a Fair Settlement Columbus, Ohio: Bottoms Up Center for Story-based Strategy Denver, Colorado: Colorado Progressive Association Grassroots Global Justice Grand Rapids, Michigan: Well House Home Defenders League Los Angeles, California: East LA Community Corporation, Strategic Actions for a Just Economy, Jobs with Justice Koreatown Immigrant Workers Alliance Leadership Center for the Common Good Miami, Florida: Miami Worker Center, Community Movement Generation Justice Project of Florida Legal Services National Domestic Workers Alliance Minneapolis, Minnesota: Occupy Our Homes MN, Neighborhoods Organized for Change National People’s Action

New York, New York: CAAAV Organizing Asian Rainforest Action Network Communities, Metropolitan Council on Housing Ruckus Society Poughkeepsie, New York: Nobody Leaves Mid-Hudson Service Employees International Union (SEIU) Providence, Rhode Island: Direct Statewide: Action for Rights and Equality Colorado Progressive Coalition* San Antonio, Texas: Esperanza Peace and Justice Center Virginia New Majority San Francisco/Oakland, California: Causa Justa :: Just Cause, Mission SRO Collaborative Florida New Majority Sante Fe, New Mexico: Chainbreaker

Springfield, Massachusetts: Springfield No *National or State Partner One Leaves, Arise for Social Justice

Seattle, Washington: Standing Against For more information on Homes For Foreclosures and Eviction All participating organizations: St. Louis, Missouri: Missourians Organizing www.homesforall.org for Reform and Empowerment

48 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 49 HOMES FOR ALL LAUNCH EVENT 2012, SPRINGFIELD, MASSACHUSETTS 50 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG 51

52 RISE OF THE RENTER NATION WWW.HOMESFORALL.ORG