MAYOR’S TASKFORCE ON EVICTION - phila.gov PDFs Merged.pdf · WHAT IS EVICTION? Evictions are...

MAYOR’S TASKFORCE ON EVICTION PREVENTION AND RESPONSE

Opening Remarks

October 17, 2017

1

CHARGE OF THE TASK FORCE

The Task Force will focus on processes and outcomes for individuals who experience an eviction, whether formal or informal.

2

Develop an understanding of the Philadelphia

eviction landscape

Determine best practices,

identify gaps, and support the

development and implementation

of a comprehensive

eviction prevention plan

Identify funding to support the recommended

actions

Produce a report of actionable

recommendations for reducing

eviction

WHAT IS EVICTION?

Evictions are involuntary residential moves ordered by property owners due to arrears, behavioral problems, and other landlord-tenant issues.

3

WHAT IS HOME?

A place where one lives

The center of life and identity

4

WHY DOES EVICTION MATTER?

Eviction is a cause, not just a condition, of poverty

15% more likely to be laid off

20% higher levels of material hardship

In other cities, eviction is 25% more likely to experience long-term housing problems

Connected to higher rates of foreclosure, depression & suicide

5

STRUCTURE

Co-chairs

6

Liz Hersh: Director of the Office of Homeless Services

Mitch Little: Executive Director of the Mayor’s Office of Community Empowerment and Opportunity

MEMBERSHIP

The task force has representation from

7

Community members with

lived experience

Courts & Legal Services

Financial assistance &

Housing organizations

Policy & Think Tanks

Landlords City government

& Elected Officials

EVICTION PREVENTION RFP

Due Friday, October 27th, 2017

Issued by the Office of the Managing Director

Seeks proposals from qualified non-profit organizations to develop or expand programs to reduce evictions in Philadelphia or buffer its effects.

$500,000 of funding available

8

TIMELINE

9 meetings, each on the 3rd Tuesday of the month

March 20: Public comment session

April 3: Release draft recommendations to the public

April 17: Public comment session

June 19: Deliver final recommendations to the Mayor

9

THE FINAL REPORT

A review of the Philadelphia housing and eviction

landscape, including the Fair Housing Ordinance

Recommendations to the Mayor and Council for

eviction prevention policy and programming

May include: relevant legislative, administrative, or

policy recommendations

10

GOALS FOR TODAY’S MEETING

Present an overview of eviction in Philadelphia in order to establish a shared knowledge base

1. Define and understand the scope of the problem

2. Learn how the eviction process works

3. Explore best practices and case studies from peer cities

4. Explore existing policy tools and support services

11

Eviction in Philadelphia

Matthew Desmond (2016) estimates that in Milwaukee

“...for every eviction executed through the judicial system, there are two others executed beyond the purview of the court, without any form of due process.” (p. 331)

Recording & Counting Evictions is Tricky

Philadelphia Eviction Trends Over Time

Evictions Filings are Dealt with in Multiple Ways

Number of eviction cases per year, 1970-2016

Many Evictions Filings Result in Judgements by Agreement

% of all eviction cases per year

Relatively Few Filings Reach the End of the Judicial Process

% of all renters per year

% of renters forced from their homes in 2015 (AHS)

Philadelphia is a National Leader for Renter Displacement

Evicted Tenant Socio-Demographics

% of renters forced from their homes, by income

Forced Moves are Highest Among Lower Income Renters

% of renters forced out, by race/ethnicity

Forced Moves are Highest Among Black Renters

% of renters forced out, by presence of children

Forced Moves are Highest Among Renters with Children

% of renters forced out, by disability

Forced Moves are Highest Among Disabled Renters

Forced Moves are Greatest Where Poverty Rates are Highest

% of renters facing eviction, by poverty rate

Source: Philadelphia Landlord-Tenant Court Filings & ACS

Estimated annual eviction rate: 2014-2015

14

Evictions are Spread Across Multiple Neighborhoods

Eviction rate by race, ethnicity and poverty: 2014-2015 (annualized)

The Highest Concentrations of Evictions are in High Poverty, Predominately Black Neighborhoods

Reasons Cited for Evictions

Landlords Cite a Variety of Reasons for Eviction

Arrears 95% (67% exclusively)

Termination of term 20% (1.3% exclusively)

Other breach 17% (2.8% exclusively)

Alleged “other” breaches Cases Percent

Chronically late rent 806 21%

Overcrowding / unauthorized occupants 464 12%

Failed to recertify 426 11%

Failure to maintain utilities 396 10%

Disruptive behavior 256 7%

Damage to premises 176 5%

Poor housekeeping 165 4%

Failure to obtain insurance 158 4%

Pets 149 4%

Not giving landlord access 131 3%

Most Common Reasons Cited for Evictions: 2016

Characteristics of Landlords Who Evict

Number of cases: PHA versus non-PHA

PHA is the Largest Landlord in Eviction Court

PHA houses 4.6% of all Philadelphia Renters

Most Evictions Appear to be Filed by Small Landlords

1 property

2 properties 3

4

5-6

7-9

10-19

20- 99

100+

Proportion of cases by # of properties owned

Relatively Few Landlords Bring a lot of Cases

Owns Cases, 2015-2017 Unique addresses

Landlord A A few large properties 637 293

Landlord B An apartment complex 475 316

Landlord C A few apartment buildings 275 194

Landlord D About 200 properties 233 192

Landlord E A few apartment buildings 96 79

Landlord F 252 properties 93 70

Landlord G 55 properties 90 82

Landlord H 488 properties (Section 8) 77 75

Landlord I 55 properties 63 58

Landlord J 168 properties 61 56

Landlord K 54 properties 51 48

Landlord L 103 properties 46 38

Landlord M 99 properties 43 42

Landlord N 59 properties 28 28

Landlord O 46 properties 36 29

Landlord P 38 properties 40 37

Landlord Q 123 properties 32 29

Much Remains Unknown About Evictions

Causes & Experience of Eviction • How do people describe their eviction experience? • What is the relationship between tenant complaints and eviction filings? • What is the relationship between evictions and gentrification?

Effects of Eviction • How do evictions influence the quality of life in different types of neighborhoods? • How do evictions influence local schools? • What is the relationship between evictions and public health?

Supports for Renters & Landlords • How do responsible landlords/property managers provide suitable rental housing to

low and moderate income tenants? • What legal support could make a difference for those facing eviction? • What supports will help landlords/property managers of, and renters in, affordable

housing units maintain successful occupancy?

For additional information

Ira Goldstein

President, Policy Solutions

Reinvestment Fund

[email protected]

Jonathan Pyle

Contract Performance Officer

Philadelphia Legal Assistance

[email protected]

mailto:[email protected]

mailto:[email protected]

Tenant Eviction Process Overview

Presented by Rasheedah Phillips, Esq.

Community Legal Services of Philadelphia

Philadelphia Eviction Crisis Overview • 24,000 eviction filings per year

• Although this may not necessarily mean involuntary removal from their homes, filings alone bar tenants from accessing affordable and private housing programs, may get reported adversely on credit regardless of outcome

• Filing fees $95-110 per complaint = $2,280,000-2,640,000 • 81% of Landlords have representation in LT Court, while only 5-8% of tenants get

representation – 1.75% of low-income renters receive legal services • African-American families are more likely to be evicted • Evictions and Habitability are intertwined - Among very lowi ncome renters HUD finds that

7.7 million households in 2013 were either living in substandard housing and or paying more than half their monthly income in rent.

• More than 55% of households from 2010-2015 were evicted based on a default judgment.

From 2010-2015, simply appearing at court doubled a tenant’s chances of staying in his/her home, from 25% to 48%

• Many leases contain a provision whereby the tenant waives the requirement that the landlord provide notice to vacate/quit.

• If the lease does not waive this requirement, then the landlord must send the

tenant a written notice to vacate the premises to begin the eviction process. This notice is not the same as the court complaint and tenants are not obligated to move out before the landlord takes them to court and gets a judgment, but many tenants move out just based on the notice alone – often for good reasons

• Even if notice is required, it does not have to state the reason for eviction • Subsidized housing tenants have “good cause protections” and often are required

to have an opportunity for a grievance hearing – there are currently no comparable protections in private housing

Eviction Timeline Step 1 - Notice

• Before filing a complaint, LL required to have: • Housing Inspection License • City Anti-Lead Ordinances Requirements • Certificate of rental suitability

• The landlord must next file an eviction complaint against the tenant in Municipal

Court. The complaint must be personally served on the tenant or posted at the leased premises and mailed by the court. • Many tenants do not receive the complaint due to service issues • Landlords are sometimes able to file with open L&I violations, without

licenses, or without certificates of rental suitability

• On the complaint, the landlord must state whether s/he is filing for eviction based on • (A) nonpayment of rent, (B) termination of term, or (C) breach of a condition

of the lease (a landlord can file for eviction for one, two, or all three reasons).

Eviction Timeline Step 2 - Complaint

• Default Judgments • Default judgment rate: • Reasons tenants default: location of court, timing, jobs, school, disabled,

continuances are difficult to obtain, no representation, language barriers

• Continuance– rules require 10 days advanced notice. Can get a continuance the day of, but must show up to court. If tenant did not get notice of the hearing, or received it late, don’t have an opportunity to request a continuance or have to show up in court with no guarantee they can get one

• Mediation – tenants often report experiencing the same power dynamics

working with mediators as they do with landlord attorneys • Judgment by Agreement – most cases end in non-appealable judgment by

agreements • Hearing

Eviction Timeline Step 3 - Hearing

• Evictions – If tenant loses in court and doesn’t appeal, LL can evict within 21 days

• Illegal Evictions

• Utility shutoffs, changing locks, removing or boarding up windows or doors, using force, removing tenants possessions or property

• Appeals - If you lose at the hearing, you will have 10 calendar days to file an appeal in the Court of Common Pleas, City Hall, Room 296. The appeal stops an eviction from taking place until the court rules on the case, as long as you pay ongoing rent to the court.

• Administratively difficult

• Appeals de novo – many tenants do not understand this • higher standards of rules, evidence, stricter timelines • Certain Administrative appeals are not de novo

Steps 4 and 5: Evictions and Appeals

Effect of Judgments + Trauma of Evictions

• Default Judgments are a big problem – 55% of households from 2010-15 suffered default judgments, while about 30% of the court’s

• Judgments and filings:

• prevent tenants from accessing private and subsidized housing, regardless of outcome. Landlords will often file knowing this will hurt tenant’s chances

• Judgments show up on credit report and are difficult to correct. • Do not reflect if a tenant is legally withholding rent because of habitability

• Evicted tenants far more likely to come into contact with DHS, criminal justice system, homelessness system, behavior health system

• Domestic violence and sexual assault survivors are more likely to end up homeless

Legal Representation

• Reviews of Philadelphia Municipal Court data has shown that tenants with attorneys are far less likely to be evicted.

• Attorneys help tenants navigate the court process, negotiate agreements to stay

or time to move, and in some cases, can negotiate rental agreements that can fit a tenant’s budget.

• Clients don’t end up with judgments or can negotiate better outcomes that don’t

bar them from future housing, ensuring access to future affordable housing. Judgments mean loss of voucher, ineligibility for other public housing programs, and ineligibility for private housing

• Timing is everything for direct, limited and advice-only

• Difficult to access for tenants who work full-time, are home-bound or have mobility issues

• Not enough to meet the vast need for legal representation and housing counseling

Legal Representation and Advice

• Agencies • Community Legal Services • Landlord-Tenant Help Center • Senior Law Center • Aids Law Project • Medical-Legal Partnerships • Legal Clinic for the Disabled • Face to Face • Homeless Advocacy Project • VIP Volunteer Attorneys • Penn/Dechert Pro Bono Project

• Timing is everything for direct, limited and advice-only

• Difficult to access for tenants who work full-time, are home-bound or have mobility issues

• Limitations of current court-based Help Center – location, hours, functions • Not enough to meet the vast need for legal representation and housing

counseling

Rental Assistance

• Tenants face significant barriers to accessing rental assistance • Need better coordination of funds • Need larger rental assistance grants—$1000 minimum—without gaps in availability

• Need more locations to apply

• For security deposit assistance, need pre-approval letters tenants can show to potential landlords

Gaps in support or remedies

• Tenants facing post Sheriff Sale Lockouts or Complaints in Ejectment • Tenants facing illegal lockouts - particularly unlicensed rooming houses • Need more assistance applying for private and subsidized housing (rental

counseling) • Need more case management available for seniors, single parents and people with

disabilities

Other Supportive Services

EVICTION PREVENTION Best Practices and Case

Studies

1

TYPES OF EVICTION PREVENTION

2

Financial

Legal

Housing Counseling

NEW YORK: HOMEBASE

Philadelphia New York

Population: 1,567,872 Population: 8,537,673

Median household income: $38, 253 Median household income: 53,373

Persons in poverty: 26.4% Persons in poverty: 20.6%

Median gross rent: $922 Median gross rent: $1,225

Owner-occupied housing unit rate: 52.6% Owner-occupied housing unit rate: 31.8%

Housing authority: 75,900 residents* Housing authority: 396,581residents*

Average public housing rent: $331 Average public housing rent: $509

3

Financial

Legal

Housing Counseling

*Includes residents housed through Public Housing Program and Housing Choice Voucher (or equivalent) Program

NEW YORK: HOMEBASE

4

Goal: prevent homelessness from occurring by assigning case managers to at risk

families and developing plans for long-term housing stability

• Homebase Community Prevention is part of the larger Homebase homelessness reduction program

• Run by the Department of Homeless Services

• Community-based

• Began with resource centers in six Community Districts

• Contracts to operate these centers awarded to community nonprofits

Tools

• Service Plans: offer direct services or referrals for benefits advocacy, mediation, employment assistance, and legal aid

• Financial Assistance: rent, utilities, security deposits, moving costs

Program Services

NEW YORK: HOMEBASE

5

• 3,397 families served

• 968 adults served

• If, without intervention, 6.5% of families would have experienced homelessness, Homebase costs the city $175,000 more than other services

• If, without intervention, 10%, 15%, or 20% of families would have experienced homelessness, Homebase saves the city $5.3M, $13.2M, or $21M

• 98.5% households served did not enter shelters

Results: FY 16

NEW YORK: LEGAL REPRESENTATION

• Homelessness Prevention Law Project

• Anti-Harassment and Tenant Protection Program

• City Council-Funded Housing-Related Civil Legal Services

• $72 million in funding ($2,400 per case)

Tools

6

Goal: To guarantee counsel for all low-income people facing eviction

• Services are funded by the city government, and provide legal representation for those facing eviction

• AHTP targets outreach to tenants who are at risk of eviction

• Provide case management and financial literacy workshops

Program Services

Financial

Legal

Housing Counseling

NEW YORK: LEGAL REPRESENTATION

• 26% increase in number of people who have representation in Housing Court

• 24% decrease in evictions (from pool of 30,000 cases)

• Cost of providing legal representation<cost of housing families in shelters

Results

7

HENNEPIN COUNTY, MN

8

Philadelphia Hennepin County


Median household income: $38, 253 Median household income: $65, 838


Median gross rent: $922 Median gross rent: $951


Financial

HENNEPIN COUNTY, MN

9

Goal: To focus eviction prevention work on populations for which it will be most

effective and influential

• A study comparing the characteristics of families served by Family Homelessness Prevention and Assistance Program with the characteristics of families who became homeless. The study found:

• Significant differences in income, history of homelessness, young families, suburban vs rural areas

• Suggests that the “effectiveness” of the program was due in part to the possibility that the families being assisted were not in fact at high risk of homelessness

Tools

HENNEPIN COUNTY, MN

10

• While the percentage of assisted families that became homeless rose, the actual number of families that became homeless was lower.

Results

• Following the results of the study, Hennepin county focused funds on extremely low income and vulnerable populations

• Families with an income below 15% area median income, families with a history of homelessness, and families with heads of household under the age of 30 were prioritized when screening for families assisted by eviction prevention program

Program Services

BOSTON: HOUSING AUTHORITY PARTNERSHIP

11

Philadelphia Boston

Population: 1,567,872 Population: 673, 184

Median household income: $38, 253 Median household income: $55,777




Housing authority: 75,900 residents* Housing authority: 54,000 residents*

Average public housing rent: 29% of income Average public housing rent: 32% of income

Financial

Legal

Housing Counseling

*Includes residents housed through Public Housing Program and Housing Choice Voucher (or equivalent) Program


Goal: to prevent eviction from the Boston Housing Authority

12

• Court Intervention Program

• Post-crisis stabilization

• Greater Boston Legal Services

• Average cost of intervention: $1,500 per household

Tools


13

• Partnership with BHA

• Intake appointment

• Advocates, clients, and BHA negotiate payment arrangement

• Advocates make a commitment of financial stabilization ($500-$700 grants)

• If greater than $700, advocates and BHA negotiate manageable repayment plans to prevent another housing crisis

• Client (tenant) works with HomeStart on job development and income stabilization (access to these programs lasts a year)

Program Services

• HomeStart and the BHA agreed to continue the CIP beyond initially funded 4 years

• Prevented 383 forced evictions

• Retained 96% of homes up to a year after initial intervention

• 30% year over year reduction of executed evictions

Results

MALDEN, MA: HOUSING AUTHORITY PARTNERSHIP

14

Philadelphia Malden

Population: 1,567,872 Population:60,840





Public housing inventory: 14,000 units* Public housing inventory: 1,400 units*


Financial

Housing Counseling

*Refers to Public Housing Program units. Does not include HCV (or equivalent)

MALDEN, MA: HOUSING AUTHORITY PARTNERSHIP

Goal: Identify and counter the underlying reason that clients are at risk for eviction

15

• 38 families enrolled

• All avoided eviction, were still stably housed one year later

Results: from the pilot year

• Funding from: United Way, Interagency Council on Housing and Homelessness, Homeless Prevention and Rapid Re-Housing Program, Family to Family

Tools

• Partnership between Malden Housing Authority and Housing Families

• MHA identifies at-risk clients, refers them to a case manager who identifies underlying issues

• Financial Assistance: one-time cash assistance (average of $1000)

• Case Management: Budgeting skills, help increasing income, child support, food stamps

• Financial Assistance and Case Management: the majority of participants receive both

Program Services

KING COUNTY, WA: HOUSING AUTHORITY PARTNERSHIP

16

Philadelphia King County






Public housing inventory: 14,000 units* Public housing inventory: 9,092 units*


Housing Counseling

Financial Assistance

*Refers to Public Housing Program units. Does not include HCV (or equivalent)

KING COUNTY, WA: HOUSING AUTHORITY PARTNERSHIP

Goal: Decrease evictions from King County Housing Authority

17

• Part of the county’s Landlord Liaison Project

• KCHA Resident Services staff

• KCHA urgent mental health service provider

• Referrals to local financial assistance providers

• YWCA client assistance fund

Tools

• At-risk household is identified

• Property managers share information with KCHA staff

• Inform staff of an eviction risk before a formal legal notice has been issued to a tenant

• Resident Services staff refers tenant to the appropriate agency, if necessary

• KCHA continues to work with household until a sustainable solution is found

Program Services

• KCHA evicts fewer than 8 households per year

Results

TORONTO: EVICTION PREVENTION FRAMEWORK

18

Philadelphia Toronto




Owner-occupied housing unit rate: 52.6% Owner-occupied housing unit rate: 67%

Waiting list for public housing: 33,344 Waiting list for public housing: 32,014

Financial

Legal

Housing Counseling


Goal: to create a framework based on their own and other cities’ practices that will guide eviction prevention goals

19

• Relationships with nonprofit and cooperative housing providers, private sector landlords, community service partner agencies

Tools

• Survey of 26 housing workers from 15 community agencies in Toronto

• Client experience journey mapping for 52 clients

• Jurisdictional review

• Focus on formal evictions

Program Services

• Identified potential actions (a. information and education b. timeliness of support c. income and financial supports d. legal support d. landlord tenant relationships e. coordinated approach)

• Four pilot initiatives (Tenant Intervention Team, Screening Tool, Flexible Fund, Trusteeship)

Results


Goal: to prevent eviction by easing financial hardship

20

• Existing programs subject to evaluation in the creation of an Eviction Prevention Framework

Tools

• Flexible Fund to be used for any barrier to maintaining housing

• Expanding and enhancing community-based trusteeship programs

Results


21

• Housing Stabilization Fund: grant to prevent homelessness

• Emergency housing needs: arrears, utilities, furniture, moving/storage expenses

• 2015: 24,575 clients accessed the fund

• Rent Bank Program

• One-time interest-free loan

• 2015: Loans provided to 852 households

• Emergency Energy Fund

• Financial Trusteeship

• Assistance managing funds, financial literacy

• Assistance with interactions with landlords, employers, creditors

Program Services

MONTGOMERY COUNTY, PA: YOUR WAY HOME

22

Philadelphia Montgomery County

Population: 1,567,872 Population: 821,725





Financial

Legal

Housing Counseling

MONTGOMERY COUNTY: YOUR WAY HOME

Goal: To make homelessness in Montgomery County rare, brief, and non-recurring

23

• Partnership among government, philanthropy, nonprofits, and community partners

• 28 existing programs and resources

• 12 non-financial services

• 6 rental assistance programs (funding: $180,000 per year)

• 8 intermittent financial services through faith-based organizations

• 2 programs targeted toward veterans: time limited financial assistance (funding:$20,000 per year)

Tools

MONTGOMERY COUNTY: YOUR WAY HOME

24

Outreach and Engagement

Coordinated Entry &

Assessment

Emergency Response

Help Finding & Maintaining

Permanent Housing

Connect to Services that

Provide Stability

• Prioritize housing services based on vulnerability and need (coordinated entry)

Program Services

• The percentage of families exiting directly to permanent housing from shelter increased 70%, the percentage of single adults increased 40%

Results: 2015-2016

MONTGOMERY COUNTY: YOUR WAY HOME (HOUSING COUNSELING)

Goal: to help families on the brink of homelessness develop plans to avoid entering a shelter or living on the street

25

• Relationship with other steps in Your Way Home

Tools

• Most participants were staying with friends (27%), family (30%), or renting with no subsidy (16%)

• Average length of participation was 10.7 days per client

• Case Worker communicates with client over the phone

• Case worker and client create a Housing Stability Plan (in person or on the phone)

• Occasionally provide one-time financial assistance

Program Services

• 73% of households at risk for homelessness remain housed, as a result of diversion intervention

• 88% of households served reached housing stability

Results: 2016

Existing Eviction Support Services Inventory 1

Direct

Represent

Limited

Represent

Counseling/

AdviceEducation

Rent

Assistance

Utility

AssistanceMethod Frequency

Annual Budget

(Org.)

Annual Budget

(Program)

Eviction

SpendingTotal Served Eviction Cases

Pennsylvania

Department of Human

Services (DHS)

Low-Income Home

Energy Assistance

Program (LIHEAP)

X 150% FPLWalk-in

Mail-in paper appMonthly $171,000,000

$125,300,000

cash: $83.2M

crisis: $42.1M

N/Acash: 355,496 hh

crisis: 116,030N/A

cash: $100-$1,000

crisis: $25-$400

Emergency Assistance

and Response UnitX 125% FPL $403,000 $403,000 400 recipients

400 recipients

(100%)

Emergency Services

Grant (ESG)X 30% AMI $400,000 $400,000 58 recipients

58 recipients

(100%)

Housing Trust Fund

(HTF)X 250% FPL $500,000 $500,000 72 recipients

72 recipients

(100%)

HOME Funds X 50% AMI $441,000 $441,000 50 recipients50 recipients

(100%)

OHS General Fund X 250% FPL $100,000 $100,000 115 recipients115 recipients

(100%)

Renter Counseling Xall recipients of OHS

financial assistanceN/A (operations) N/A ~700 recipients

~700 recipients

(100%)

Legal Assistance X XPhone

Walk-in

Daily,

review bi-weekly

Legal Outreach X XOn-site

community clinicsPer schedule

CLARIFI Tenant Workshop X X (no income limit)Walk-in

PhonePer schedule $5,400,000 6,645 clients

Legal Assistance X X Walk-in DailyHousing unit:

11%9,100 cases

~1,820 cases

(20%)

Phone Helpline X Phone Daily

Renter Counseling X Walk-inWeekly

workshop

Rent Assistance X Referral As needed

Energy Counseling X X $275,520 9,184 cases

Utility Assistance

IntakeX $630,190 3,707 cases

Legal Center X X Bi-weekly (M,T)$60,000

(operations)500 cases

Social Services X

Renter Counseling X Walk-inTri-weekly

(M-W)$200,000 N/A 1.2k-1.3k cases N/A

Grant Assistance X X Referral As needed$40k-50k

(20% total)N/A

Legal Assistance X X Phone Weekly (W) 292

Medical Legal

PartnershipX X X

On-site

community clinicsDaily 140 cases

Community Legal

ClinicsX X

On-site

community clinicsQuarterly

Legal Help Center Legal Assistance X X 200% FPL Referral As needed $50k-80k $50k-80k$50k-80k

(100%)141 cases

141 cases

(100%)

Philadelphia Interfaith

Hospitality Network

(PIHN)

Budget Counseling,

Case ManagementX (no income limit) Phone appointment Daily $470,000

$375,000

(80%)

~$124,000

(33%)250 families

~80 families

(33%)NW & NE Phila

Philadelphia VIPVolunteer Legal

RepresentationX X 200% FPL

Referral through

CLSDaily

$1,340,000

(operations)

$4,176,178

(pro bono value)N/A 950 cases 131 cases (14%)

Legal Assistance X XPhone

Walk-in (emg)Daily

PA SeniorLAW

HelplineX X Phone Daily

Landlord-Tenant Legal

Help CenterX X

On-site

Municipal CourtBi-weekly (M,W)

Community Legal

ClinicsX X

On-site

community clinicsMonthly

(no income limit)

HIV positive

SeniorLAW Center(no income limit)

Seniors, 60+

Services: Phila County

Helpline: PA State-wide

Community Legal

Services (CLS)125% FPL

Face to Face 150% FPL

Congreso (no income limit)

Energy Coordinating

Agency (ECA)(no income limit)

1300+ casesLegal Clinic for the

Disabled (LCD)

200% FPL,

physical disability, or

deaf & hard of hearing

Agency / Program Capacity Program Outcomes

Comments

Intake Process

$225,000

(25%)6,621 cases

1,549 cases

(23%)

Serves: Delaware Valley

Region

Walk-in

On-site

community centersDaily

Germantown Avenue

Crisis Ministry (GACM)

City of Philadelphia:

Office of Homeless

Services (OHS)

NW Phila:

19118, 19, 26, 38, 44, 50

$300 limit, apply/24 mo

$250,000

$75,000,000

(no income limit)

As neededReferral

$900,000 Hotline: PA State-wide

Organization Program

Services / Resources Provided

Eligibility

AIDS Law Project

[Draft]

City of Philadelphia: Eviction Task Force

Office of Community Empowerment and Opportunity

September 8, 2017

Existing Eviction Support Services Inventory 2

Direct

Represent

Limited

Represent

Counseling/

AdviceEducation

Rent

Assistance

Utility

AssistanceMethod Frequency

Annual Budget

(Org.)

Annual Budget

(Program)

Eviction

SpendingTotal Served Eviction Cases

Tenant Rights

EducationX Walk-in Daily 2,500 attendees N/A

Individual Counseling X Per appointment Daily 1,500 cases720 cases

(48%)

Hotline Assistance X Phone Daily

Rental Subsidies XReferral,

Tenant workshopDaily $6,000,000 N/A 500 cases N/A

Utility Grant Program X Daily$1.2M-1.3M

unmatchedN/A 2,3-2,500 cases N/A

General Rent

AssistanceX Daily $140,000 N/A 250-300 cases N/A

Veterans Program X X 50% AMI Daily $200k-250k N/A 200+ cases N/A

Renter Counseling X Xall recipients of UESF

servicesDaily

$2,400,000

(operations)N/A 2,000 cases N/A

Prevention Dollars X XWalk-in

ScreeningAs needed $510,909

~$250,000

(50%)409 cases

252 cases

(62%)

Case Management X Referral Daily $24,000 N/A 40 cases N/A

Financial Counseling X Referral As needed $107,300 N/A TBD TBD

Intake Process

$150,000

(50%)

Agency / Program Capacity Program Outcomes

Comments

Serves: PA State-wide$9,800,000

175% FPL

Tenant Union

Representative Network

(TURN)

Utility Emergency

Services Fund (UESF)

Veterans Multi-Service

Center (VMC)

$4,300,000

$7,500,000(no income limit)

30-50% AMI

Veteran

$300,000

Organization Program

Services / Resources Provided

Eligibility

Walk-in,

Neighborhood

intake sites

N/A: Not Available

[Draft]

City of Philadelphia: Eviction Task Force

Office of Community Empowerment and Opportunity

September 8, 2017

1424 Chestnut St • (215) 981-3700 • www.clsphila.org

June 2016

Defenses to Nonpayment

Rent Receipts: Bring all your receipts or proof of payment to court for the whole time you lived in the property.

Repairs: If you withheld rent due to repairs, you should bring: (a) Current bank statements or money orders showing rent you withheld. (b) printed, dated photos; (c) documented L&I violations; (d) texts, emails or letters to landlord about repairs; (e) receipts for any repairs you made

Housing Inspection License: Your landlord needs a license to charge you rent. Get a rental license history from L&I at the Municipal Services Building at Broad & JFK.

Certificate of Rental Suitability: If you moved in after October 2011 your landlord needs to give you a Certificate of Rental Suitability and the Philadelphia Partners for Good Housing Brochure to charge you rent or evict you.

Lead Free or Lead Safe Certification: If you moved in after December 2012 and you live in non-subsidized housing built before 1978 and you have a child age six or under when you signed the lease, your landlord needs to provide you a Lead Free or Lead Safe Certification to charge you rent.

Lead Paint Violation: If the Health Department cites your landlord for a lead-paint violation, your landlord cannot charge rent or evict you until it is fixed.

Excess Security Deposit: After the first year of a lease, you can ask for a rent credit for any security deposit over one month’s rent.

Utilities: Check your lease and see if the utility was your responsibility. Also, bring any bills or letters from the utility company showing what you paid.

Attorney Fees: You do not owe for attorney fees unless it says so in your lease and you were wrong in some way.

Damages: You are responsible for damages you caused, not ordinary wear and tear.

Defenses to Termination of Term Term not over: Check your lease to see if the lease term is actually over. Certificate of Rental Suitability: If you moved in after October 2011 your landlord

needs to give you a Certificate of Rental Suitability and the Philadelphia Partners for Good Housing Brochure to charge you rent or evict you.

Subsidized Housing Protections: If you live in HUD, Low Income Housing Tax Credit (LIHTC) or public housing, you cannot be evicted for termination of term.

L+I Violations: Your landlord cannot evict you if there are open L+I or lead violations and you are current in rent or rent escrow.

Defenses to Breach of Lease Your landlord must prove that you breached the lease using documentation or

witnesses. You can bring documentation and witnesses with you to court to show that you did

not breach your lease.

Eviction Court Legal Defenses

http://www.clsphila.org/


Defensas en la Corte

Defensas si no ha pagado la renta • Recibos de Renta: Traiga todos sus recibos o prueba de pago a la corte durante todo el tiempo que vivió en la propiedad. • Reparaciones: Si retuvo la renta debido a reparaciones, debe traer: (A) Los estados bancarios actuales o los money orders que indiquen la renta retenida; (B) fotografías impresas y con fecha; (C) violaciones documentadas de L & I; (D) mensajes de texto, correos electrónicos o cartas al propietario sobre reparaciones; (E) los recibos por las reparaciones que haya hecho usted mismo • Licencia de Inspección de Vivienda: Su propietario necesita una licencia para cobrarle la renta. Obtenga un historial de licencia de L & I en el Edificio de Servicios Municipales en Broad & JFK. • Certificado de alquiler: Si se mudó al hogar después de octubre de 2011, su propietario debe darle un Certificado para el alquiler y el Folleto de los Socios de Filadelfia para una buena vivienda para cobrarle la renta o desalojarlo. • Certificación Segura de Plomo: Si usted se mudó al hogar después de diciembre de 2012 y vive en una vivienda no subsidiada construida antes de 1978 y tiene un niño de seis años o menos al firmar el contrato de arrendamiento, su propietario debe proporcionarle una Certificación Segura de Plomo para cobrarle la renta. • Violación de plomo: Si el Departamento de Salud cita a su propietario por una violación de plomo, su propietario no puede cobrarle la renta o desalojarlo hasta que este arreglado. • Depósito de Seguridad en Exceso: Después del primer año de un contrato de arrendamiento, usted puede solicitar un crédito de renta para cualquier depósito de seguridad que sea más de un mes de renta. • Utilidades: Revise su contrato de arrendamiento y vea si la utilidad es su responsabilidad. También, traiga cuentas o cartas de la compañía de la utilidad que demuestran lo que usted pagó. • Honorarios del abogado: Usted no debe para los honorarios del abogado a menos que lo diga en su contrato y usted estuviera incorrecto de una cierta manera. • Daños: Usted es responsable de los daños que causó, no del desgaste normal.

Defensas a la Terminación del Plazo • Plazo no terminado: Revise su contrato para ver si el plazo ha terminado. • Certificado para el alquiler: Si se mudó después de octubre de 2011, su propietario debe darle un Certificado para el alquiler y el Folleto de los Socios de Filadelfia para una buena vivienda para cobrarle la renta o desalojarlo. • Protecciones para Vivienda Subsidiada: Si usted vive en HUD, Crédito Tributario para Viviendas de Bajos Ingresos (LIHTC, por sus siglas en inglés) o vivienda pública, no puede ser desalojado por la terminación del plazo. • Violaciones de L + I: su arrendador no puede desalojarlo si hay infracciones de L + I o de plomo y usted está al corriente en la renta.

Defensas al incumplimiento del contrato • Su propietario debe probar que usted violó el contrato de arrendamiento usando documentación o testigos. • Usted puede traer documentación y testigos a la corte para demostrar que no violó su contrato.


EVICTION PROCESS

1• Landlord sends Notice to Vacate to Tenant

2• Landlord/Tenant Complaint Filed• Non-payment of rent/termination of term/breach of condition of lease

3• Notice to Tenant

4

• Seek advice regarding Landlord/ Tenant hearing

• Call Tenant Referral Line (267) 443-2500

5• Landlord/Tenant Hearing

5a

• If you miss or are late to your Landlord/Tenant Hearing• File a Petition to Open Default at1339 Chestnut St, 10th Floor

5b• If you or your Landlord Requests a Continuance• Make sure to get the new Hearing Date

5c

• If you enter into a Judgment by Agreement• Read over the terms before signing & do not sign anything you are uncomfortable

with, you can always ask to excercise your right to go in front of the Judge

• If you sign, know you have to do EXACTLY what the terms of the Judgment state on or by the EXACT dates listed in the agreements

5d

• If you go in front of the Judge• Present your Defenses

• If you lose you have 10 days to Appeal or at the very least 21 days before the documents to legally evict you can be filed

6• Landlord files the Alias Writ

7• Sheriff's office can legally evict you


June 2016

1. Eviction Notice You may receive an eviction notice telling you when your landlord wants you to move out. You do not have to move out by that date. Your landlord must take you to court in order to evict you.

2. Court Complaint If you do not move out, the landlord must file an Eviction Complaint against you in Municipal Court. The Complaint should state the reason your landlord is evicting you and the date/time of the court hearing. The Complaint should be sent to you by mail, attached to your door or hand delivered.

3. Hearing Eviction hearings are in Municipal Court at 1339 Chestnut St, 6th Floor. You must arrive on time to court, or you will likely lose. At the hearing you can sign an agreement or speak to the judge.

4. Appeal If you lose at the hearing, you will have 10 calendar days to file an appeal in the Court of Common Pleas, City Hall, Room 296. The appeal stops an eviction from taking place until the court rules on the case, as long as you pay ongoing rent to the court.

5. Eviction If you lose in court and do not appeal or break your agreement, your landlord can legally evict you. Your landlord must file eviction papers with the court (writ of possession and alias writ of possession). The landlord tenant officer can change your locks 21 days after the judgment.

Eviction Process Overview



1. Aviso de Desalojo Usted puede recibir un aviso de desalojo diciéndole cuándo su propietario quiere que usted se mude. No tiene que mudarse a esa fecha. Su propietario debe llevarlo a la corte para desalojarlo. 2. Queja en la corte Si no se muda, el propietario debe presentar una Queja de Desalojamiento contra usted en la Corte Municipal. La Queja debe indicar la razón por la cual su propietario lo está desalojando y la fecha / hora de la audiencia. La queja debe ser enviada a usted por correo, adjunta a su puerta o entregada a mano. 3. Audiencia Las audiencias de desalojo están en la Corte Municipal en 1339 Chestnut St, 6th Floor. Debe llegar a tiempo a la corte, o es probable que pierda. En la audiencia puede firmar un acuerdo o ir frente a un juez. 4. Apelación Si pierde en la audiencia, tendrá 10 días de calendario para presentar una apelación en la Corte de Peticiones Comunes, City Hall, Sala 296. La apelación detiene el desalojo hasta que la corte llegue a una decisión sobre el caso. Debe pagar su renta mensual a la corte. 5. Desalojo Si pierde en la corte y no pone una apelación o si rompe su acuerdo, su propietario puede desalojarlo legalmente. Su propietario debe presentar los documentos de desalojamiento ante la corte (escritura de posesión y escritura de posesión alias). El oficial de la corte puede cambiar las cerraduras 21 días después del juicio.

Resumen del Proceso de Desalojamiento



June 2016

What is the legal eviction process? To lock you out legally, a landlord must:

File a complaint against you in court Win a judgment against you in court File the writ of possession and alias writ of possession Schedule a lockout date A sheriff or landlord-tenant officer will complete the lockout and give you a

blue eviction notice or post it on the property. After a judgment in court, you have at least 21 days before you can be legally evicted.

What is an illegal lockout? It is illegal for a landlord to evict a tenant by:

changing the locks without a sheriff or a landlord-tenant officer using force turning off the tenant’s utilities removing the tenant’s possessions removing doors or windows from the house any other means except a sheriff or landlord-tenant officer

What do I do if I have been illegally locked out? Call Municipal Court at 215-686-7334 between 9AM and 4:30PM. The

court can tell you if your landlord followed the legal eviction process. If it was an illegal lockout, call the police by dialing 911. Show the officer

your lease or photo ID. If the police officer does not assist you, get the name of the officer and

call the district. Ask to speak to the Captain or the Community Relations Officer about an illegal lockout. You can reference the name of the law— Philadelphia 9-1600.

Illegal Lockout



¿Cuál es el proceso legal de desalojamiento? Para sacarlo de su casa legalmente, el propietario debe: • Presentar una queja en su contra en la corte • Ganar un juicio en su contra en la corte • Presentar la escritura de posesión y alias escritura de posesión • Programar una fecha para el desalojamiento • Un sheriff o un oficial de la corte completará el desalojamiento y le dará un aviso de desalojo azul o lo publicará en la propiedad. Después de un juicio en la corte, usted tiene por lo menos 21 días antes de que usted pueda ser desalojado legalmente. ¿Qué es un desalojamiento ilegal? Es ilegal que un propietario desaloje a un inquilino: • cambiando las cerraduras sin un sheriff o un oficial de la corte • usando fuerza • apagando las utilidades del inquilino • eliminando las posesiones del inquilino • quitando puertas o ventanas de la casa • cualquier otro medio, menos con un sheriff o un oficial de la corte ¿Qué hago si he sido ilegalmente desalojado? • Llame al Tribunal Municipal al 215-686-7334 entre las 9 AM y las 4:30 PM. La corte puede decirle si su propietario siguió el proceso legal de desalojo. • Si se trata de un desalojo ilegal, llame a la policía marcando 911. Muestre al policía su contrato de arrendamiento o identificación con foto. • Si el oficial de policía no le ayuda, obtenga el nombre del oficial y llame al distrito. Pida hablar con el Capitán o el Oficial de Relaciones Comunitarias sobre un desalojamiento ilegal. Puede hacer referencia al nombre de la ley: Philadelphia 9-1600.

Desalojamiento Ilegal



June 2016

Where do I go? Municipal Court is at 1339 Chestnut St on the 6th Floor.

What should I bring? Any documents that relate to the reason your landlord is trying to evict you. Example: lease, rent receipts, utility bills, photos, letters or texts to or from the landlord.

What are my options in court?

□ Ask for a continuance. You can get the hearing postponed if you need an interpreter. You can ask for the hearing to be postponed to get a lawyer, but the

landlord may object.

OR

□ Have a hearing in front of a judge. You have the right to have a hearing in front of a judge instead of signing

an agreement. You can present your evidence and defenses to the judge. If you lose, you must appeal within 10 days of the judgment if you want to

stop the eviction.

OR

□ Sign a Judgment by Agreement. Do not sign an agreement unless you agree and can keep it. If you sign an agreement, it is final. You cannot appeal. If you break the agreement, the landlord can evict you.

Eviction Court Advice Hearing Room 3 or 5



¿A dónde voy? La Corte Municipal se encuentra en 1339 Chestnut St en el 6 º piso. ¿Que debo llevar? Cualquier documento que se relacione con la razón por la cual su propietario está tratando de desalojarlo. Ejemplos: contrato de arrendamiento, recibos de renta, facturas de servicios públicos, fotos, cartas o mensajes de texto al propietario.

¿Cuáles son mis opciones en la corte?

□ Pida una continuación. • Usted puede pedir que la audiencia sea pospuesta si necesita un intérprete. • Usted puede pedir que la audiencia sea pospuesta para obtener un abogado, pero el propietario puede objetar. O □ Tener una audiencia frente a un juez. • Tiene derecho a tener una audiencia frente a un juez en lugar de firmar un acuerdo. • Puede presentar sus pruebas y defensas al juez. • Si pierde, debe apelar dentro de 10 días de la sentencia si desea detener el desalojo. O □ Firmar un Juicio por Acuerdo (Judgment by Agreement) • No firme un acuerdo a menos que esté de acuerdo y pueda mantenerlo. • Si firma un acuerdo, es definitivo. No puede apelar. • Si rompe el acuerdo, el propietario puede desalojarlo

Consejos para la Corte Municipal Sala de Corte 3 o 5


1

Supplemental data on evictions Percentage of Philadelphia eviction cases

Eviction rate in Philadelphia relative to the foreclosure rate Judicial evictions affect the renter population more than judicial foreclosures affect the owner-occupant

population.

When looking at these rates, it is important to note that Philadelphia’s mixture of housing types has

been changing significantly in recent years; the number of owner-occupied properties has been going

down and the number of renter-occupied properties has been going up.

2

Eviction rate in Philadelphia relative to the rest of Pennsylvania Of all counties, Philadelphia has the highest number of evictions per year, by a large margin. However,

other areas have a higher judicial eviction rate.

Eviction rate by zip code

Low eviction rate High eviction rate

Number of cases per renter-occupied housing units, by county

3

Seasonal variation Evictions are relatively more common in the summer months, by a slight margin. Many different factors

that could explain this seasonal variation, such as utility bill cycles or the outdoor temperatures.

Percentage of cases filed in a given month, 2008-2016

4

Additional demographic data

% of renters forced out, by presence of subsidy

% of renters forced out, by sex of head of household

5

% of renters forced out, by sex of head of household and presence of children

Age distribution of tenants in eviction cases

Eviction and gender identity No documentation could be found regarding the relationship between eviction and gender identity for

Philadelphia or the Philadelphia area.

However, the National Transgender Discrimination Survey found that approximately 11% of transgender

and gender non-conforming survey respondents reported being evicted at some point in their lives

because they are transgender or gender non-conforming. For the African-American subgroup of these

individuals, the percentage was 37%. See Injustice at Every Turn: A Report of the National Transgender

Discrimination Survey (2011)

6

Eviction and race

Percent of Renter Households Facing Eviction, 2010-2015

Percent of Renter Households Facing Eviction with Race, Ethnicity and Poverty; 2014-2015

(annualized)

The Reinvestment Fund studied the relationship between the racial characteristics of a neighborhood

and the eviction rate.

The study found that, controlling for poverty (income) and tenure, areas with a higher percentage of

Black residents have significantly higher percentages of households facing eviction. For each increase in

the percent of Black residents, there is a .36% percent increase in the percent of renter households

facing eviction.

7

Reasons given for eviction In 17% of eviction cases filed in 2016, the landlord indicated in the eviction complaint that the lease was

terminated for a reason other than failure to pay rent or the termination of the lease term. The alleged

breach of the lease is described in free text in the complaint.

We reviewed the reasons given in complaints and grouped them. The results are below.

It should be emphasized that this review was subjective. For example, some reasons were classified as

“mental health” because the landlord’s description of the tenant’s behavior suggested that the tenant’s

behavior was related to a mental health condition. Clearly, this is a non-scientific classification. In

addition, many complaints listed multiple reasons, but only one classification per case was made. The

table below is just one of many possible ways to look at the data.

Alleged “other” breach Cases Percent

Chronically late rent 805 21.13%

Overcrowding / unauthorized occupants 463 12.15%

Failed to recertify 426 11.18%

Failure to maintain utilities 396 10.39%

Disruptive behavior 257 6.75%

Damage to premises 176 4.62%

Poor housekeeping 165 4.33%

Failure to obtain insurance 158 4.15%

Pets 149 3.91%

Not giving landlord access 130 3.41%

Holdover tenant 73 1.92%

Criminal activity 68 1.78%

Miscellaneous PHA-related reason 48 1.26%

Drugs 44 1.15%

Noise 44 1.15%

Lease renewal 42 1.10%

Miscellaneous 36 0.94%

Tenant wrote a bad rent check 29 0.76%

Abandonment 29 0.76%

Utility ownership 28 0.73%

Sublet 26 0.68%

Renewal acceptance 21 0.55%

Utility bill proof 19 0.50%

Smoking 19 0.50%

Maintenance fee 18 0.47%

Utility bill ownership 14 0.37%

Unauthorized use 10 0.26%

Mental health 10 0.26%

Bedbugs 10 0.26%

8

Alleged “other” breach Cases Percent

Unauthorized alteration 8 0.21%

Domestic violence 8 0.21%

Utility theft 6 0.16%

Extermination 6 0.16%

Communication 6 0.16%

Police activity 6 0.16%

Rent 5 0.13%

Guns 5 0.13%

Security deposit 5 0.13%

Code violations 5 0.13%

Meter tampering 4 0.10%

Criminal record 4 0.10%

Taxes 3 0.08%

Fraud 3 0.08%

Early termination 3 0.08%

Recycling 3 0.08%

Failed to ratify 2 0.05%

Installation of AC 2 0.05%

Behavioral health 2 0.05%

Children 2 0.05%

Criminal - minors 1 0.03%

Disability 1 0.03%

Immigration 1 0.03%

Failed to make repairs 1 0.03%

Unauthorized hookup to heater 1 0.03%

Domestic violence - mutual 1 0.03%

Lease signing 1 0.03%

Refusal to sign lease 1 0.03%

JBA breach 1 0.03%

MAYOR’S TASKFORCE ON EVICTION - phila.gov PDFs Merged.pdf · WHAT IS EVICTION? Evictions are...

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Transcript of MAYOR’S TASKFORCE ON EVICTION - phila.gov PDFs Merged.pdf · WHAT IS EVICTION? Evictions are...