Blog Archives

PODCAST: Protecting Tenants at Foreclosure Act: What Real Estate Professionals Must Know When Tenants Live in Foreclosed Property

Rental property foreclosures remain a national epidemic, affecting millions of people across the country including three million children. Renters are often kept in the dark about the foreclosure status of their homes, and they may not learn that their housing is in jeopardy until they are served with an eviction notice. The Protecting Tenants at Foreclosure Act (“PTFA”) provides important protections to renters in foreclosed properties, requiring new owners to allow any bona fide renters to remain in their homes for the full duration of their lease agreements or for a minimum of 90 days with notice, whichever is longer.

Although the PTFA has been in place since 2009, violations of the law continue. The Law Center has addressed this ongoing problem by collecting information about PTFA violations from tenants and tenant advocates across the country and then working with the named violators to change the way they do business. We believe that working in collaboration to bring new owners and their agents into voluntary compliance with the PTFA is an effective strategy that benefits everyone involved, and our success in building these strategic partnerships suggests we’re right.

One shining example of this collaborative work is with the National Association of Realtors (NAR), an organization whose members represent nearly half of all real estate agents working nationwide. Real estate agents are often the first points of contact for tenants living in foreclosed properties, and it is not uncommon for their communication to be the only information that a renter is given about their housing options. Consequently, the information that a real estate agent provides to a renter is of the utmost importance – it must be accurate, clear, and given in good faith.

When the Law Center learned that real estate agents are among the most commonly cited violators of the PTFA, we reached out to NAR to suggest methods of collaboration that would educate real estate agents of their obligations under federal law. NAR, recognizing the benefit that such collaboration would provide to its members, responded with enthusiasm.

Together, the Law Center and NAR have created written educational materials for real estate agents, answered their commonly asked questions about the PTFA, and composed joint articles for distribution to NAR’s members. Most recently, NAR and the Law Center completed a video podcast about the PTFA. In the podcast, Bill Gilmartin, Senior Policy Advisor at NAR, and Tristia Bauman, Housing Attorney at the Law Center, discuss the application of the PTFA to real estate professionals and how real estate agents can be sure that they are complying with this important federal law in their work. The video podcast is hosted on NAR’s website, as well as on the Law Center’s homepage, and has been advertised to over one million real estate agents. You can watch the video below.

NAR should be commended for making its communication outlets to members readily available to the Law Center. The efforts of NAR and the Law Center to educate real estate professionals about the PTFA will enhance compliance with the law to the benefit of countless renters. This effort serves as an important model that should be duplicated across the country and across relevant industries.

Positive Decision in Anti-Camping Challenge in Boise

Earlier this month, the Ninth Circuit issued a positive decision in the Law Center’s anti-camping/sleeping challenge, Bell v. City of Boise.  In partnership with Idaho Legal Aid Services and Latham & Watkins, the Law Center brought the case in October 2009 on behalf of seven homeless plaintiffs in Boise, Idaho who had been cited for sleeping outdoors despite a lack of available shelter. The suit alleged that the city’s enforcement of two local camping and sleeping ordinances against the respective homeless persons was unconstitutional, constituted cruel and unusual punishment, and resulted in criminalizing homelessness.

 

Despite the fact that communities all over the country lack adequate affordable housing and shelter space, cities are continuing to penalize people forced to live on our streets and in public spaces. The Law Center’s 2011 report, Criminalizing Crisis, summarizes the results of a national survey by the Law Center on the enforcement of criminalization measures across the country, and concludes that criminalization measures do nothing to solve the problem of homelessness. Instead, they frequently perpetuate homelessness, place unnecessary burdens on our criminal justice system, and violate homeless individuals’ civil and human rights.

According to a government report released in 2006 — the most current data available at the time the suit was brought — the number of homeless residents in Boise ranged from 2,000 to 4,500 people. However, Boise only had 310 year-round emergency shelter beds and overflow or cold-weather space for an additional 400 people, leaving more than hundreds of individuals experiencing homelessness without shelter. Despite the lack of available shelter, the Boise Police Department was issuing hundreds of citations to homeless individuals for sleeping outside under the city’s anti- camping and disorderly conduct laws.  One plaintiff in the Bell v. City of Boise case served 90 days in jail for his citation under the anti-camping law, and plaintiffs were also charged fees by the county for the time of their incarceration.

The district court dismissed the suit, largely on procedural grounds. The Ninth Circuit reversed and remanded to the district court for proceedings on the merits. While this is a procedural decision, it is still an interim success for the Law Center on an important case.

Reflections from a Project LEARN Volunteer

Project LEARN (Lawyers Education Access Resource Network) is a cutting-edge initiative of the Law Center. It is designed to ensure children who are homeless have a stable school life by training lawyers across the country on homeless children’s rights and how to best advocate for them.

By Cara Vasquez, Associate, DLA Piper

Prior to working with the National Law Center on Homelessness and Poverty, I had always imagined homeless individuals as being financially drained, without jobs and certainly without cell phones.  However, advocating for homeless students has opened my eyes to the variety of situations in which people are considered homeless.

A mother in Ohio contacted Project Learn about the looming disenrollment from school of her two daughters, and I immediately volunteered to help from my office in Houston.  The short e-mail blurb on the family explained that they were doubled-up with another family member.   The most intriguing part of this family’s story was that they did not fit within society’s traditional notion of “homeless.” The family had been in the process of buying a new home when their realtor recommended not renewing their apartment lease in anticipation of their home purchase.  The purchase fell through, and the family was down and out.  Unable to sign a new apartment lease due to financial difficulties, they moved in with the mother’s brother in another school district. When the school realized the family had moved, it demanded that the family either move back into the district or pay $600 a month for out-of-district tuition for her two daughters, otherwise the daughters’ enrollment would be terminated. The family did not have the financial means for either option and was certainly not in a position to take action within a week as demanded by the school.

The mother and father had been in contact with the school’s homeless liaison who repeatedly represented that, in her view, their daughters did not qualify under the McKinney-Vento Act because the family had not been evicted.  With the pressing deadline, I called the homeless liaison multiple times a day for a total of nine phone calls, all to no avail; the school did not respond.

Desperate for a resolution, I reached out to Lisa Coleman at the National Law Center to ask for advice.  She was a great resource and explained that homeless liaisons are often juggling many job duties in addition to their role as a homeless liaison.  Lisa suggested contacting the State Coordinator for Ohio, Tom Dannis.  State Coordinators are valuable assets for advocates, and their involvement is often enough to get the ball rolling.  I explained to Mr. Dannis the family’s situation, and he promised he would call the school on their behalf.  Sure enough, once Tom called, the school allowed the girls to finish out the school year!

Finally, I was finally able let the mother know that her daughters were permanent students at their school of origin.  This phone call was a rewarding experience and made all of my attempts worthwhile.  The National Law Center and State Coordinators are both tremendous resources in this process for lawyer advocates who have limited experience in this area.

Annual Homeless Count Doesn’t Tell The Whole Story

At the end of January, public officials and volunteers in communities across the county fanned out, over the course of night, to count the number of homeless persons staying outdoors or in other locations not fit for human habitation (including cars, abandoned buildings, and public transportation facilities like bus stations and airports).  The goal was to contribute to HUD’s annual point-in-time count—the number HUD and most media members cite when asked how many people are homeless in the U.S.  HUD also compares point-in-time numbers from year to year to determine if homelessness is rising or falling.  As the agency puts it: to solve homelessness, we need to know how many people are experiencing it.

Unfortunately, these point-in-time numerations are not fully accurate.  As Law Center Founder and Executive Director Maria Foscarinis explained last year, counts are not completed the same way in each community, often miss many people who are living in dangerous outdoor locations that volunteers avoid, and do not include people who are living doubled-up with relatives or in motels.  We estimate at least 750,000 kids defined as homeless by the Department of Education, plus their families, are not being counted.  And that doesn’t even include children who are too young to attend school.

Indeed, even people now included in the definition of homelessness adopted by HUD as part of the reauthorization of the McKinney-Vento Act are not included in the homeless “counts.” The HEARTH Act defines some doubled-up people and motel dwellers as homeless, if they are about to lose their housing. Yet they are excluded from the homeless counts.

This year, several of our colleagues have joined us in raising concerns.  Paul Boden of the Western Regional Advocacy Project notes similar methodological issues, and observes that homeless counts obscure the real issue: a lack of affordable housing.  And another colleague, who has asked to be anonymous, offers these reflections on her experience as one of the volunteers conducting the count.  As she tells us, “the only thing that seems certain is that it was clearly an undercount of the number of individuals experiencing homelessness in the region.  The only question is by how much.”

No method of counting homeless persons, particularly those who live outside, hiding in the shadows, could possibly be perfect.  But significantly better methods exist, such as those used by Urban Institute researcher and expert Martha Burt and her colleagues, who designed and implemented the National Survey of Homeless Assistance Providers and Clients in 1996, and described in the book Helping America’s Homeless, by Burt and her colleagues.  That survey, using sophisticated techniques beyond comparison to the “counts” now being carried out, estimated 1 million homeless people in February 1996 and 3.5 million over the course of the year.  Given the devastation wrought by the foreclosure crisis and recession, not to mention simple population growth, it seems more than likely that these numbers have risen significantly. Perhaps more important, however, is Burt’s admonition that “the focus of concern should not be on the number of literally homeless people, because these can be made to vary considerably, depending on service capacity and definitions.”  Instead, she says, what is important to focus on is that “a very large pool of poor people [is] living such precarious lives” that they are at imminent risk of literal homelessness. Unfortunately, that pool has only gotten larger, with more and more formerly middle class people joining the very poor.

PIT Count 2013 – Experience, Thoughts and Reflections

Our team began our count around midnight. The weather was warm for a winter night, but rainy – and on the heels of several very cold days. There were approximately 10 of us – an outreach worker and ten volunteers. In addition to the count, we were conducting interviews and providing resources to those we counted/interviewed. Our assigned region was fairly large – a ten-minute drive by car to get from north-to-south or east-to-west. Since our team leader knew of an individual living in the northern most part of our assigned area, this is where we went first. We learned that the individual had constructed his own home and preferred to be left on his own. He refused the interview and resources. We filled out our tally form, and then moved on to our next stop.

We next stopped to speak with a man living in the crevices of a bridge. He also refused the survey & resources. We stopped at a gas station – and spoke with another two men. One accepted the resources but declined the interview. The second man accepted the resources and completed an interview – the first of the night. We then drove down a side street — where we saw a woman sleeping on the porch of an abandoned house. Three of us approached her – she denied both resources and interview.

Following this, we stopped at another gas station, where we spoke with three individuals — one of whom was a female youth. She completed the interview and accepted the resources. We also spoke with a youngish man and another man. At this stop, I conducted one of the interviews with a 56 year old male who said he had been living on the streets for many years. When asked if he experienced mental illness, he stated he believed that sadness is normal and he feels it frequently – but does not self-medicate with drugs or alcohol. He clearly wanted to talk with someone – so much so that it was challenging to stay on target. When asked if he would like a place to stay for the night, he said he did not because he would just stay up all night (it is safer that way) and sleep all day.

After this, we drove by an individual sleeping on a porch. Several people went to interview the individual. According to the man, although he was sleeping on the porch of the house, his relatives were sleeping inside. They would not let him in because of the children in the household. He completed the interview – and accepted the resources. This prompted the question, though – if this were an enclosed porch, wouldn’t it constitute living doubled-up/couch-surfing (as opposed to street homeless)? It is his stable place to sleep — and all that differentiates it is that it is not enclosed.

We continued to drive through our assigned region. We found three men sleeping on the ground outside a building. While all three accepted resources, only one man agreed to an interview. Notably, the third man said that he was not homeless – just hanging out with two friends after a night of drinking. This interview felt somewhat uncomfortable – as not only were there many of us physically present but he was surrounded by his peers (this clearly reduced the privacy of his response… so much so that his friend responded to several questions for him). As we finished the interview, it began raining heavily. We left and drove by a local park, but did not see anyone – nor did we get out to look.

Then we drove to a local hospital. There were two men sleeping in the waiting area. One man woke up and was interviewed by one of the volunteers (and given resources). There were four more men, and one woman, in the emergency department. Three were sleeping soundly – and thus we could not talk with them. One person was awake – but declined an interview; a second person was awake and agreed to an interview. In total, seven individuals were counted, and two were interviewed.

We then went to the train station. On our way, we stopped by a subway stop – where we saw two individuals. One individual was willing to be interviewed (the other was not).

At the train station, I spoke with a man named WA. WA had been homeless for many years. WA identifies as male – but dresses in gender non-conforming clothes. He has a child, for whom he pays child support. WA said he has a history of child abuse and witnessed considerable violence. He said he feels that sorrow and depression are a normal part of life – and would rather feel them than numb the pain with alcohol & drugs. He says that he received financial support, but lost that and is waiting for a housing voucher. He has made a commitment to live positively this year – including getting housing and writing his memoir. I had hoped to continue talking with WA – but we were approached by a police officer. The police officer interrupted us to ask what we were doing. I explained that it was the night of the PIT – and that we were conducting interviews (and the outreach worker came over to verify this). I was able to continue the interview for a few minutes, but was soon asked to leave. I am not sure if any other individuals were counted during the brief time we were in the train station.

At this point, we had covered our geographic region. It was just about 4am.

Total People Counted: 21; (3 women; 1 female youth; 17 men)

Total People Interviewed: 9; (1 female youth; 8 men)

Emotional response: Overall, the process of conducting the interviews was uncomfortable. The “typical” interview process was that several volunteers would approach one individual. I kept trying to imagine what this would feel like from the individual’s perspective… to all of the sudden, in the middle of the night, to be approached by a large group of people asking for an interview. It felt invasive (as did some of the questions) and I wondered if they truly felt like they could decline participation. The survey itself seemed dehumanizing and potentially traumatizing.

Methods: I am not convinced that a) we found everyone we could or that b) the interviews are at all representative. The weather was warm, but rainy. The staff at the hospital said that the waiting room is usually packed with 50 or more people, but it was remarkably empty on the night of the count. Additionally, I know for a fact that we did not visit several places frequent by those without homes. We had a 50% response rate for the interviews (not adequate by research standards). People on other teams also reported counting a low number of people – and conducting even fewer interviews. Notably, because we could not wake people, we only interviewed two people at the VA (even though there were seven people there) – because five people were sleeping soundly. Would doing the count at an earlier hour make a difference in the number of people we could find and/or interview? To what degree did the weather and other contextual factors influence the count? Additionally, people asked questions about what words/terms on the structured interview meant – leaving it to my (or another volunteer’s) interpretation of what words meant (for instance, “serious mental illness”).

All in all, it was an eye-opening experience that makes me wonder how much more we will really know about the number of individuals experiencing homelessness once the data are counted. The only thing that seems certain is that it was clearly an undercount of the number of individuals experiencing homelessness in the region. The only question is by how much? With regard to the interviews, given the low response rate, what does it really tell us about who is homeless and what their experiences are?

 

Federal Court Victory for Homeless Advocates Seeking Unused Federal Property

After years of legal advocacy by the Law Center, a federal court has ruled that the U.S. government is not meeting its obligations under Title V of the McKinney-Vento Act.  Under Title V, the federal government is obligated to offer homeless service providers unused government property for free before trying to sell it.  However, the court found that many federal agencies “appear to be hiding potentially eligible properties from the Title V process” — and that this widespread form of land banking is illegal.

This ruling is a critical win for homeless service providers, who have used Title V properties to provide affordable housing, shelter, food, and job training to over 2 million people experiencing homelessness each year.  And with homelessness growing in recent years – over 1 million homeless students are now enrolled in the country’s public schools — the program is more crucial than ever. The Law Center will soon release a report outlining Title V’s successes and offering recommendations for how it could be made an even more effective resource.

In June 2011, the Obama Administration brought a motion to vacate a long-standing injunction governing how it runs Title V on the grounds that it has an “unassailable record” of compliance with the law. The government provided no evidence of their alleged compliance, however, and in his ruling, Chief Judge Lamberth of the U.S. District for the District of Columbia said it was “baffling” that the Administration thought the court would accept its claim of compliance on nothing other than its own say-so.

As a result of this litigation, not only was the injunction on the government not set aside, but the Law Center was also able to enlarge the injunction’s requirements to include a mandate on the government to improve their training, monitoring, and reporting of properties while the order is in place. The Law Center is grateful to Covington & Burling, who argued in court on our behalf, for their tireless efforts to protect Title V and hold the Obama Administration accountable to the law.

2012 Pro Bono Successes

Dear Friends,

The numbers are now in, and I’m happy to announce that donated legal services NLCHP topped $6 million in 2012, a record breaking contribution to our work to prevent and end homelessness.

Each year, more than 3.5 million people spend time living on the streets or in shelters, including 1.3 million children.  Almost 7 million more are doubled-up−with no home of their own—due to economic hardship.  These numbers are now increasing dramatically, as the foreclosure crisis and unemployment push more and more Americans out of their homes.  From 2007 to 2011, family homelessness increased by 16%.

I am so grateful that the legal community is responding vigorously and generously to the growing crisis. In 2012, 21 law firms worked with NLCHP on 52 pro bono matters; of these firms, 12 were members of  our Lawyers’ Executive Advisory Partners (LEAP) program, through which firms and in house legal departments provide both pro bono and financial support to NLCHP’s. Their in-kind contributions mean that every dollar donated to NLCHP is multiplied six times over!

The legal community has been crucial to our work to end and prevent homelessness since I founded NLCHP in 1989. In fact, I myself first got involved in this work through a pro bono case representing homeless families while working as a litigation associate at Sullivan & Cromwell in New York in the 1980s, when homelessness was first becoming a national crisis. I may have taken my pro bono involvement to an extreme by leaving my firm for full time advocacy, but almost any level of involvement can make positive change.

Here are just a few examples of how, in 2012, NLCHP pro bono partners affected critically important issues:

  • Protecting homeless persons’ fundamental voting rights through litigation challenging Wisconsin’s voter ID law, which would have disenfranchised thousands of homeless voters; the law was enjoined prior to the November election.
  • Ensuring government transparency by litigating to enforce Title V of the McKinney-Vento Act, a law that serves 2.4 million homeless people each year; in a procedural victory, a federal court ruled the Obama Administration must release hundreds of documents demonstrating compliance.
  • Documenting the bureaucratic barriers that prevent hundreds of thousands of homeless Americans from accessing Social Security disability benefits, and recommending more efficient procedures that also improve access.
  • Helping dozens of individual homeless children enroll in school, overcoming barriers based on their homeless status, and improving policies and practices to remove barriers for thousands more. Through NLCHP’s innovative Project LEARN, law firm lawyers assisted families and educated their communities about the education rights of homeless children.
  • Challenging Dallas laws that severely limit the ability of faith-based groups seeking to offer food to homeless and poor people in public places. The City has suspended enforcement pending the outcome of the case, which was tried last summer.

Pro bono lawyers make a difference not only through their work, but also by becoming informed spokespersons for and with people who are often overlooked and ignored, and by becoming informed participants in the political process. Too few Americans understand the reality and extent of homelessness, and too few are aware of the solutions. A larger, informed base of support that can mobilize and apply pressure to our elected officials is essential to our advocacy to end and prevent homelessness.

Thank you so much to our pro bono volunteers and, especially, our LEAP members.

- Maria Foscarinis, Executive Director

 

Criminalization of Homelessness Has Serious Human Rights Implications

In partnership with the Yale Law School Lowenstein Human Rights Clinic and UC Irvine Human Rights Clinic, the Law Center has submitted a report  to the UN Human Rights Committee as it prepares for its review of U.S. compliance with the International Covenant on Civil and Political Rights later this year.

The report focuses on the criminalization of homelessness, which UN experts have said may violate protections again cruel, inhuman[e], and degrading treatment. Even the U.S. government  acknowledged in 2012 — for the first time in history — that this practice may violate Americans’ human rights under the Covenant and other treaties.

In preparation for its review, the UN Human Rights Committee will soon adopt a list of key issues that the U.S. must address when it formally reports on its compliance with the Covenant in October. The Law Center will continue to push the Committee and the U.S. to acknowledge and address the criminalization of homelessness as part of this process, including coordinating a more in-depth shadow report in the coming months.

For more information, or to get involved, please contact Law Center Human Rights Program Director Eric Tars.

Show Your Support for the National Housing Trust Fund

The Law Center firmly believes we all have a human right to safe, affordable housing—a position the U.S. government has supported through international treaties, including the Universal Declaration of Human Rights and the International Covenant on Economic, Social and Cultural Rights.  Unfortunately, our country has failed so far to make that right a reality.

The shortage of affordable rental housing remains at unconscionable levels.  For the 6.8 million American households for whom even a modest rental home is unaffordable and unavailable, life is a daily struggle for survival.  Fortunately, there is a solution that will move us towards ending America’s homelessness and affordable housing crisis: the National Housing Trust Fund (NHTF).

Advocates achieved a significant victory in 2008 when the NHTF was established, thanks to the support and advocacy of thousands of endorsing organizations nationwide. Now, your help is needed to take the next critical step: to get the NHTF funded.  The Law Center is working with the National Low Income Housing Coalition (NLIHC) and a large coalition of other organizations to support this effort.  We think funding the NHTF is so important that we have made this effort a top policy priority for 2013.  As our partner, we hope you will join us in this effort.

We are pleased to share with you NLIHC’s proposal to fund the NHTF with resources from mortgage interest tax reform.  The plan will expand tax benefits to middle and low income homeowners and redirect funds to the NHTF.  We urge your organization to join us and endorse it now!

Read more »

Anatomy of a Hurricane

Jay Karr | Associated Press

Months after Hurricane Sandy struck, families across the Northeast are still struggling to rebuild their lives.  When news of the storm first broke, my mind was fixed on an immediate family member in Manhattan. I watched from the West Coast as images of destroyed homes flooded into the mainstream media. But another thought filled my mind as I heard story after story of families mourning the loss of their homes. What wasn’t I seeing? What happened to the people who had lost their home long before Sandy arrived?

“During situations like this in extreme weather, they can use extraordinary measures to remove people… from the streets, who may not recognize they’re in a life-threatening situation,” said Patrick Markee, senior policy analyst of NYC’s Coalition for the Homeless, to the Huffington Post.  In NYC, the City designated an extra 76 shelters in Manhattan’s evacuation zone to help accommodate the area’s homeless with contingency plans in place in case some of those shelters shut down due to the storm. The Department of Homeless Services teamed up with NYPD to bring homeless individuals to those storm shelters. While these actions were not able to protect everyone, article after article that I read said these homeless outreach efforts were generally “lauded” by the public and relevant aid organizations alike.

But some posed the question: Why we haven’t responded to the millions of homeless people in our country like this before? Why did it take a hurricane to bring this level of relief effort to the homeless population? In the weeks following Sandy, as the amount of available aid dwindles, Eric Braunitzer wrote in the New Jersey Newsroom that he fears there will be “a return to business as usual,” which means a reigniting of competition for aid resources between property owners made homeless by Sandy and those who were homeless before her arrival.

It seems that some distinction has been made between those brought to homelessness by natural disasters and those brought to homelessness by “sudden unemployment, health problems, family breakdowns, or difficult transitions from foster care,” a list of what Michael Zakaras poignantly coins in his Forbes articles as “small, hyper-localized hurricanes.” None of us is a stranger to these micro-hurricanes or to the destructive impact they can have on our lives. But then why is it that should someone be hit by her own personal hurricane, leaving her homeless, she becomes something of a stranger? Stigmatized and forgotten, she suffers from a lack of adequate aid.

Just as Hurricane Sandy was beyond our control, so too are disasters that befall only one person. And that raises critical questions—about ourselves and our society. When a storm breaks, so invisible to most but so devastating to one, what kind of person do I want to be? When those storms have broken on millions of people in our country, what kind of nation do we want to be?

- Lauren Hoelle, Guest Writer