Affordable Housing Guidebook - Building Communities Building Power - EAST BAY HOUSING ORGANIZATIONS 2018-19
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Affordable
Housing
Guidebook
Building
Communities
Building
Power
E A S T B AY H O U S I N G O R G A N I Z AT I O N S 2018–19
EBHO
EBHO appreciates its funding partners
Y&
Y
Soda Foundation
Printed on recycled paper that is FSC Certified
Union bug
and ISO 14001 Environmental Certified.
Affordable Housing Guidebook 2018–19 • EBHO.org
Introduction
Since 1997, East
Bay Housing
Organizations
Building
(EBHO) has Communities,
Building
worked to
celebrate
affordable
homes with Power
our Affordable
Contents
Housing Guidebook,
released each May during A Letter to Our Readers 2
our annual Affordable Housing Week. About EBHO—Get Involved 3
We’re proud to share this essential resource What is Affordable Housing in 2018? 4
with you! South Alameda County Steps Up! 6
Walnut Creek’s Top Priority 7
In keeping with our theme, “Building
Communities, Building Power,” this year’s How do I use this guidebook? affordable housing and how you can Healthcare and Housing for Seniors 8
guidebook explores the many ways that help build support for more housing. Investing in Leaders 9
■ Advocates and community
affordable housing supports resilient members: Inform your neighbors ■ Affordable housing developers: Tenants Rights are Human Rights 10
communities—from promoting healthy and your constituencies about Learn about land use, funding, and Regional Housing Equity Agenda 12
community spaces to building political power affordable housing efforts and anti-displacement campaigns where Building the Power of Hope 13
for affordable homes and communities for coalitions, and discover ways to your voice is needed, and use the
all. Articles for both experts and beginners Going Modular for Multifamily 14
make a difference. property profiles and resident stories
define affordable housing and explore how to to make the case for more affordable Water Conservation 15
grow equitably, lift up the political leadership ■ Elected officials and local
housing. Steps to Find Affordable Housing 16
of residents, and highlight the links between government staff: See what
Funders: Find out about new, Resident Stories 19
the built environment and vibrant, healthy affordable housing developments ■
could look like in your community, innovative affordable housing Affordable Housing Resources 24
communities. Property profiles show great
meet some of the people who developments, policies, and Property Profiles 27
affordable housing developments that
benefit from affordable housing, organizing strategies—and who’s Advertiser Index 31
have helped prevent racial and economic
and learn more about the policy making them happen. See how your
displacement, while resident stories show 2018 Organizational Members 43
and funding issues involved in the local investments in homes and hope
how residents of affordable housing are Sponsors 44
housing crisis. are changing the lives of real people.
contributing to their communities. Resource
listings provide guidance for those seeking ■ People looking for affordable Get involved with EBHO by
housing. And throughout, we provide housing: Turn to pages 24–25 to becoming a member today!
information about how to get involved in find resources and tips to help you Please visit www.EBHO.org for more
this movement, and the importance of us all find and keep affordable housing. information and see page 43 for a list
moving forward together for housing justice. Learn about different kinds of of current members.
Building Communities, Building Power • EBHO.org 1
to ou r r e a d ers
Letter ut th e B a y A rea? T h e fa c t th
o
at people o
m e? The w
f all colors,
eather, the
food,
u love abo ake this pla
ce their h vism? For
What do yo f life m n o v a tion and acti
and wa lk s o of a rt , in s desirable
ethnicities, s? T h e v ib rant culture C o n tra C o sta countie
e and hill lameda and ing boom.
the coastlin th e a b ove make A p lo y m e nt and build
all o f an e m
most of us, lped drive ng-term
e — a nd have he . O u r area faces lo
places to liv
een shared
eq u a lly to service
ty h a sn ’t b w ith n a ti o nal threats
is prosperi ined ning,
However, th si n g p rices, comb e q u a lity is worse
like soaring
h o u incom e in akland’s
challenges p o p u la ti ons, while ra te to w e rs rise on O
ble t-
nd vulnera new marke or tents.
programs a le o f c o lo r. Even while a lly, a re liv ing in cars
r peop nt— or, trag
ic
especially fo ru g g le to pay re o v e rcome anti-g
rowth
p le st m u st
skyline, peo , and cities sing won’t
d d m ore housing u ild ing any hou
y need s to a . Bu t ju st b ns to fund EBHO Board—Back, left to right: Liz Varela, Woody Karp, Kenneth Jones,
The East Ba sio n and racism a n d new solutio .
c lu e n using bond
e x ro v Amit Price Patel, Natalie Bonnewit, Luis Rodriguez, and Stevi Dawson. Front:
rooted in dp
sentiments e d . T h a t’s why we nee te w id e a ff ordable ho y Lillian Lew-Hailer, Ellen Wu, Board President Sister Marie Taylor, Ener Chiu,
most in ne a e
reach those cal impact
fees to a st nts where th
rotect tena
and Lena Robinson.
n g , fr o m lo , w e m u st p
housi ew housing
affordable p roducing n
d it io n to h av e . atened EBHO Board of Directors 2018
And in ad th e housing we
do
a lity of life is thre
se rv e n e ’s q u Natalie Bonnewit, Bonnewit Development Services
are and pre ity — everyo ommutes,
ild in g commun m e nt, longer c Ener Chiu (Vice President), East Bay Asian Local Development Corporation
all ab o u t b u to d is p la c e ing power:
This work is b le h o using leads u n it y w ithout build Stevi Dawson, EBHO Resident Leader
k of affo rd a is co m m ls to get
when a lac n d w e c a n’t build th g re si d e n ts with too Kenneth Jones, LANDIS Development
ssness. A ct, equippin rs together.
and homele le fo r g reater impa c ia ls a nd neighbo Woody Karp, Eden Housing, Inc.
pe o p d o ffi
connecting ating electe nd power, Lillian Lew-Hailer, MidPen Housing Corp
o n p o lic y, and educ o u r o w n k nowledge a Amit Price Patel, AIA, AICP, LEED AP, David Baker Architects
engage d y p
ook to build help us kee
a n d u se — this guideb to se e h ow you can Lena Robinson, First Republic Bank
— rg
Please read ww.ebho.o
o u r c o m munity at w Luis A. Rodriguez (Secretary), Goldfarb & Lipman LLP
and join e.
that we lov Sister Marie Taylor (President), Westlake Christian Terrace Resident Council
u ild in g th e Bay Area Liz Varela, Building Futures
b
, Ellen Wu (Treasurer), Urban Habitat
In solidarity dable Housi
ng Guidebo
ok Team
er
EBHO Affor book Team
Manag
DeWitt, EBH
O Guide EBHO Staff 2018
Rev. Sophia gins, Project Man
ager
Gloria Bruce, Executive Director
night Hig
Debra McK
e, EBHO Mia Carbajal, Advocacy & Programs Associate
Gloria Bruc esigner
Gloria Bruce rick, Graphic D Rev. Sophia DeWitt, Program Director
Rob Roeh ographer
irector ot
Executive D gh lin, Ph
Alain McLau r Jeffrey Levin, Policy Director
n, Copy Edito
Sarah Bardee EB HO Dolores Tejada, Lead Organizer
hitfi el d,
Laneisha W
s
Autumn Pres
2 Affordable Housing Guidebook 2018–19 • EBHO.org
About EBHO
About
EBHO of storytelling to dispel myths,
challenge stereotypes and help
Values and
birth social change.
Our strategies help to enact our
Strategies values and power our work. EBHO
will continue to: 1) focus on and lead
local policy advocacy campaigns
to create affordable housing
opportunities; 2) increase our local
work to preserve housing and protect
tenants; 3) work to shift overall
EBHO Staff — Left to right: Laneisha Whitfield, Rev. Sophia DeWitt, Gloria Bruce, Dolores Tejada, patterns of land-use, development
and Jeff Levin. Not pictured: Mia Carbajal. and funding to prioritize equity; 4)
invest in leadership development with
We are East Bay Housing Organizations (EBHO), a coalition of organizations ■ Collaboration and Coalition those most impacted by the housing
and individuals who believe that everyone should have access to safe, Building—We start our advocacy crisis; 5) build our organizational
decent and affordable homes. We take collective action to advocate for from a position of collaboration with strength, sharpening our assessment
affordable housing for Alameda and Contra Costa communities. a wide range of decision-makers, of campaigns, activating members
believing that we are stronger and investing in staff; 6) build and
EBHO works to create, protect and preserve affordable housing together, and that different skills and connect the diverse housing justice
opportunities for low-income communities in the East Bay by perspectives increase our impact; movement; and 7) stay focused
advocating, organizing, educating and building coalitions. For over on housing while supporting
■ Building and Sharing Knowledge—
30 years, we have activated our dynamic membership, now over 500 intersectional efforts for social justice.
All of our members have invaluable
organizations and community leaders, to advocate for equitable housing
expertise to share through lived
policies at the neighborhood, city, county, regional and state levels.
experience, technical knowledge, or Join us!
both; Become a member and get involved!
Enduring values and proven strategies for the future
■ Community Empowerment and Find campaign updates, upcoming
In late 2017, EBHO adopted a new five-year strategic plan which claims the events, membership details and
Leadership—We strive to elevate
values that guide—and have guided—our work and sets forth strategies descriptions of our city-level and
the leadership of those most
that help to make those values a reality. EBHO’s values include: campaign committees at EBHO.org,
impacted by the housing crisis in
■ Housing Justice = Social, Racial and Economic Justice—Housing justice EBHO’s work and development or call 510-663-3830 to speak with a
is intimately connected with, and necessary for, a socially-just society that processes; staff member. Join our email list, and
addresses racial, economic and other inequities; follow us on Facebook and Twitter.
■ Storytelling and Changing the
■ Housing for People First—We believe that housing is a human right; Narrative—We believe in the power By Rev. Sophia DeWitt, EBHO
Building Communities, Building Power • EBHO.org 3
As the housing crisis deepens, and funded by public and private loans and
even moderate-income people programs like the Low-Income Housing Tax
may struggle to afford quality Credit. These homes (like those featured on
housing in the East Bay. But the pp. 27–30) remain affordable over the long
barriers are greatest for lower- term (55 years or longer), and often offer
income people—those with services that can help residents increase
incomes at or below 80% of area their financial and job opportunities,
median income (AMI). Because address mental or physical health
of this, most affordable housing challenges, or develop leadership skills.
programs target lower-income
It’s estimated that only about one in four
people, who have the hardest
people who need housing assistance get
time making ends meet. (See
it, which is why it’s so important to increase
charts on facing page.)
What is
affordable housing programs in a time of
As documented by the UC federal budget cuts and uncertainty about
Affordable
Berkeley Urban Displacement how tax reform will affect the low-income
Project, simply building more housing tax credit.
market-rate housing will not
Housing in stop displacement or serve the
lowest-income people. True
Affordable housing advances racial
and economic justice
2018?
housing affordability is achieved either by
Historically, the private housing market has
offering direct assistance to households,
been characterized by exclusionary practices
or by funding homes with lower rents or
and policies by some landlords, lawmakers
mortgage payments. One widely-known
and realtors. People of color, lower-income
form of assistance is the Housing Choice
people, immigrants and other groups
Voucher or Section 8, which allows people
have often had to live in substandard or
to rent on the private market with a rent
“Affordable housing” means a high-quality, overcrowded (yet still expensive) housing,
subsidy. “Project-based” Section 8 also
healthy home that allows a person to make while being excluded from communities
ensures affordable homes are available in
ends meet. But what does “affordable” with access to quality schools, jobs and
market-rate housing that might otherwise
mean, and how do we create that for other amenities.
be out of reach.
everyone?
Public housing is another form of affordable We need to address these challenges
through laws that advance fair housing,
Defining “affordable” housing that’s directly owned and managed
by a Public Housing Authority, which is prohibit discrimination against voucher
Affordable housing is officially defined holders or formerly incarcerated people,
authorized and funded by the government.
as housing that costs 30% or less of one’s and uphold renters’ rights. At the same
While public housing units make up a small
income. Many government housing time, it’s important to build and preserve
share of assisted housing, they remain an
programs use this standard. People who affordable housing, because we need more
important source of community stabilization,
pay more than this are considered “cost permanently affordable homes to increase
especially for very low-income families.
burdened,” and those who pay more than opportunity for lower-income people and
50% of their income are “severely cost Non-profit housing is developed and those with special needs.
burdened.” managed by mission-driven organizations,
4 Affordable Housing Guidebook 2018–19 • EBHO.org
Who Qualifies for Affordable Housing? What is
Range of income levels used to determine eligibility for affordable housing,
and the rent that’s actually affordable to them. Affordable housing yields better Affordable
educational outcomes. Studies have Housing?
Extremely Low Very Low Low Median shown that children who live in stable and
Income Level (% of Area Median Income or AMI) 30% AMI 50% AMI 80% AMI 100% AMI decent housing perform better in school.
Income limits for a one-person household $21,950 $36,550 $56,300 $68,200
Building community and
Affordable monthly rent at 30% of income $549 $914 $1,253 $1,705 building power
Income limits for a four-person household $31,300 $52,150 $80,400 $97,400 Affordable housing builds community.
Most affordable developments have
Affordable monthly rent at 30% of income $783 $1,304 $2,010 $2,435
resident associations that organize tenants,
Income levels data from California Department of Housing and Community Development, May 2017. (www.hcd.ca.gov) promoting social events and broader
neighborhood and civic engagement. By
preserving and creating vibrant, mixed-
Other benefits income communities, affordable housing
doesn’t just benefit its residents; it also
Affordable housing
Affordable housing can be a source of Affordable housing promotes health, by
stability. Rents are limited by formula and ensuring that housing is decent, healthy
brings a whole community closer to builds community.
inclusion, sustainability and diversity.
increase gradually. Tenants need not worry and up to code. Stable housing also
Most affordable
about being arbitrarily evicted by landlords improves health outcomes by reducing Affordable housing also builds power
seeking higher rents or wanting to convert stress and insecurity, leading causes of for lower-income people. Over the past developments
apartments to condos or other uses. health problems. decade, EBHO’s own Resident Community
Organizing Program (RCOP) has trained and
have resident
empowered residents of affordable housing associations that
to be leaders in their neighborhoods and
The Wage and Housing Gap engage in the broader fight to promote organize tenants,
Most people who live in affordable housing are employed. A sample of typical jobs and average
tenant rights and affordable housing. (For promoting social
wages below shows that many workers would qualify as “low-income” in the Bay Area and spend
far more than 30% of their income to afford even a modestly-priced apartment (HUD considers more on RCOP, see page 9.)
those spending more than 50% of their income on housing to be at risk of homelessness). events and broader
Affordable housing only happens with
community members who are willing neighborhood and
Occupation Average Annual Percentage Percent of monthly income to organize for inclusive, mixed-income
Wage of AMI for needed to afford a “fair market
communities; decision-makers who will civic engagement.
One-Person HH rent” one-bedroom apartment
pass land use policies and funding
Dishwashers $25,730 38% 87% measures; and employers and private
Retail Salespersons $30,800 45% 72% developers who will help.
Security Guards $33,588 49% 66%
Let’s keep educating, advocating,
Receptionists $36,137 53% 62% organizing and building coalitions to make
Preschool Teachers $37,528 55% 59% sure everyone has access to an affordable
Construction Laborers $53,198 78% 42% home—because housing is a human right.
Based on HUD 2018 Fair Market Rent of $1,855 for a one-bedroom apartment in Alameda or Contra Costa counties (www.huduser.gov). By Jeff Levin, EBHO
Note that actual rents are often much higher, especially for newly built apartments. Wage information from California Economic
Development Department for 1st Quarter 2017 (www.labormarketinfo.edd.ca.gov)
Building Communities, Building Power • EBHO.org 5
South Hayward follows suit
Alameda
And it does not end with Fremont. Hayward,
historically among the more affordable
cities in the region, recently stepped
County up to address its growing affordability
crisis. Last November, the Hayward City
Steps Up Council passed a resolution to update its
impact fees and ensure that market-rate
On Affordable developments pay their fair share to the
Housing city’s housing fund. EBHO advocates, using
the same multifaceted approach used in
Fremont, demonstrated the long-term
benefits of collecting higher fees and
Fremont’s new commercial linkage fee will support bolstering Hayward’s ability to build more
the construction of more affordable housing like MidPen and Abode’s Laguna Commons (shown above). homes at deeper levels of affordability.
The timing is perfect. With the passing of an
Alameda County affordable housing bond
With EBHO’s help, These days, San Francisco and Oakland are Fremont embraces affordable in 2016, Fremont and Hayward now have
not the only areas experiencing a housing housing local sources of revenue that can match
cities like Fremont and displacement crisis. Rising rents and the A1 funds and attract other state sources.
New commercial real estate will bring These growing cities are demonstrating
lack of quality, affordable homes are affecting
and Hayward are thousands of new jobs to Fremont, including how to step up local affordable housing
all corners of the Bay Area. Take South
lower-wage jobs that won’t pay nearly
taking steps to Alameda County. Fremont, a prosperous, commitments.
enough to cover the cost of local housing
suburban community, is competing to attract
invest in equitable businesses, but how will it balance job
(the average two-bedroom rented for EBHO continues to push for increased
$2,522/month as of December 2017). In impact fees in Union City and San Leandro.
development and growth with projected housing needs and a
response, some cities instituted a modest We also support our partners fighting for
white-hot housing market? Fortunately, with
affordable housing. “linkage fee” on new office development tenant protections in market-rate housing
EBHO’s help, cities like Fremont are taking
to support the creation of affordable homes to stabilize communities. Together, EBHO
steps to invest in equitable development
for workers and low-income communities. members and partners will fight for solutions
and affordable housing.
In June 2017, the Fremont City Council that address the entire spectrum of the
adopted a linkage fee on new commercial housing crisis.
development.
By Mia Carbajal, EBHO
6 Affordable Housing Guidebook 2018–19 • EBHO.org
“We prioritize this effort at
Walnut the council level and we
Creek
hope that our outreach
and education efforts
Makes Affordable, to keep up with increasing rents said, “It’s
will continue to
Available Housing scary, I don’t know where we’ll go...we’ve engage and inform
A Top Priority contributed to the community for 22 years.
We would be devastated to have to leave.” our community.”
City staff are also available to listen to – Mayor Wedel
community concerns. Walnut Creek began
a public education and social media
campaign including releasing a Housing
Affordability Survey in November 2017
asking community members about their “Maintaining
thoughts on housing affordability. The
results show the community is highly aware a diversity of
of the housing crisis and strongly supports housing options
In recognition of the statewide housing bonus ordinance, which offers developers affordable housing development, though
crisis that’s impacting low- and moderate- increases in density and incentives in they are concerned about potential impacts within our city
income residents, Walnut Creek’s exchange for providing affordable housing. such as traffic and safety.
is critical to our
City Council declared “Improving the
Availability and Affordability of Housing” a Public education is key Working hard to solve the community’s
top priority for 2017–2018. In order to effect To encourage community involvement, housing crisis
real change, the city is in the process of
health and
the city is undertaking a public education The city also continues to fund affordable
implementing a series of actions, including campaign about how affordable housing housing through its down payment vitality.”
significant updates to the city’s housing benefits everyone. City staff are offering assistance, home rehab and below-market-
policies and a year-long public information presentations to community groups – Councilmember
rate homeownership programs. Thanks to
campaign on housing affordability in covering many issues, including the Carlston
housing fees, the city has funded three
Walnut Creek. statewide housing crisis, its causes, impacts, new 100% affordable projects, including
and possible solutions, and information 58 units at Riviera Family Apartments,
The City Council adopted revisions to
on the city’s policies and programs. Staff developed by Resources for Community
the Inclusionary and Commercial Linkage
have also reached out to members of the Development, opening in 2018! Walnut
Fee Ordinances in late 2017, including
community to get personal stories in order Creek is working hard, in partnership with
increases to the Housing In Lieu Fee to
to put a face on the crisis. community members, advocates and EBHO
generate more money for affordable
housing. The city also released an RFP members, to address the housing crisis.
One long-time small business owner and
seeking a consultant to update its density resident of Walnut Creek who’s struggling By Anne Wong, City of Walnut Creek
Building Communities, Building Power • EBHO.org 7
with service providers. The wellness
nurse will play a pivotal role in addressing
complex health-related issues.
Shaping federal policy
Healthcare
In order to secure a Medicare-certified
home health provider that would be willing
and Housing
to serve residents regardless of income
level, HumanGood partnered with its own
continuum of care retirement community
for Seniors: (CCRC), Piedmont Gardens in Oakland,
which will provide clinical training and
Bringing it support. It’s very uncommon for affordable
housing and a CCRC to partner in this
Together
and Allen Temple II
capacity, so this is an exciting venture.
in Oakland
Oakland—two
properties that already HUD will look at how a supportive services
have a range of resident model impacts resident health and well-
Quality affordable housing includes much services and participate being, whether it reduces high-cost
more than a roof over one’s head; ideally actively in EBHO’s Resident & Community medical procedures and if it enables
it also provides the services residents Organizing Program. older adults to age in place. The IWISH
need to thrive. That’s why developers like program will provide reliable, credible,
The grant will cover the cost of a full-time
HumanGood are finding new partnerships quantitative evidence for Congress and
The IWISH program Resident Wellness Director and Wellness
other stakeholders about the effectiveness
to make this happen. In 2014, HUD set aside
Nurse for three years. This interdisciplinary
is designed to help $15 million dollars for a three-year grant
team will implement a formal strategy to
of this holistic intervention model.
for the Integrated Wellness in Supportive
residents use fewer help residents, conducting supportive This program elevates the role of
Housing (IWISH) pilot program.
services needs assessments, coordinating housing and housing staff as important
health care services services, developing partnerships with and significant partners in addressing
The value of aging in place community organizations, and collaborating health needs, and offers communities the
and stay in their
The IWISH program is designed to help opportunity to shape national policy.
homes as they age. residents use fewer health care services
At HumanGood, we believe that everyone
and stay in their homes as they age. The
should have the opportunity to live life
goal is to help residents proactively address
with enthusiasm, confidence and security,
their health and social needs and maximize
regardless of physical, social or economic
their independence, well-being and quality
circumstances. Participating in IWISH helps
of life.
us further our mission and we’re excited
Out of the 40 communities nationwide to see the benefits of this program in the
chosen by HUD, three HumanGood future.
affordable housing communities were
By Linda Coleman, HumanGood
awarded grants, including Allen Temple I
8 Affordable Housing Guidebook 2018–19 • EBHO.orgInvesting in leadership skills like public speaking,
and then may participate in leadership
the cohort of affordable housing residents,
staff and other community members. RCOP
in Leaders
workshops or one-on-one skill building. was also honored by both the National Low
Likewise, participants in our annual Income Housing Coalition and the California
Leadership Academy may go on to organize Reinvestment Coalition award for the role
campaigns. Our monthly RCOP meeting, EBHO’s residents and organizers played in
Focus on facilitated by organizers with a resident-
driven agenda, brings these threads
passing housing ballot measures in 2016.
EBHO has most recently partnered with
Residents together, and connects residents to
EBHO’s membership and events.
Urban Habitat to host a training series for
resident leaders on boards and commissions,
promoting better representation on these
A force to be reckoned with decision-making bodies.
From its early days, RCOP has grown into
For the last decade, EBHO’s Resident and an organizing force centered on low-income The Bay Area at a crossroads
Community Organizing Program (RCOP) has people, people of color, and seniors aging As we look ahead, EBHO and RCOP plan
focused on developing leaders from among in place. In partnership with East Oakland to continue to build power through deeper
Oakland’s affordable housing residents.
“Our
Building Healthy Communities, we’ve investment in our grassroots community
We pursue a transformational, rather than connected affordable housing leaders leaders. We will continue our advocacy work organizing
transactional, model of organizing: One that to other grassroots organizations, and with resident leaders to secure additional
values the whole person, lifts up the voice model values
to efforts like the Healthy Development funds for affordable housing, tenant
and expertise of people most affected by Guidelines, a checklist to ensure that protections and the stabilization of our the whole
local decision-making, and aims for systemic investment has high standards for equity neighborhoods. California is at a crossroads
change. and sustainability. as it seeks to respond to the housing crisis— person, lifts
RCOP has two interconnected components: so we’re partnering with Residents United up the voice
In 2017, we graduated our largest class
Leadership Development and Campaigns. Network to build solidarity with affordable
ever from our third annual Leadership
Residents who join a campaign are trained housing residents across the state. Investing and expertise
Academy, producing 23 graduates from
in the capacity, voice and
skills of the most impacted
of people most
people is a critical piece affected by local
of the work to achieving
strong, just communities for decision-making,
all—and EBHO will remain
and aims for
committed to this for years
to come. systemic change.”
By Pastor Demitrius Burnett
EBHO resident leaders
at Oakland City Hall.
Building Communities, Building Power • EBHO.org 9The problem is immense. In the Bay
Area, about 800,000 low-income renters
are at risk of displacement or are living
in communities already experiencing
displacement due to gentrification. People
of color are hit especially hard. African-
Americans are almost twice as likely to
be renters as whites, and more than three
times as likely to be living in poverty. In
Oakland, African-American renters are
almost twice as likely to be severely rent
Tenants burdened (paying at least 50% of income
for rent) as whites, resulting in more than
Rights
37,000 African-American residents moving
out of Oakland from 2000–2014 —a loss
of more than a quarter of the African-
are American population.
Human How the Fair Housing Act works
Rights
The federal Fair Housing Act requires
cities, counties and states that receive
Rallying for renters’ rights in Oakland.
federal housing funds, called “entitlement
jurisdictions,” to explicitly acknowledge
the racial inequality in housing and take
Renters at risk affirmative steps to undo this historic
The problem Everyone deserves a stable
home—a place to raise a family and and present injustice. This legal mandate
is immense. Generations of racist government policies to “affirmatively further fair housing,”
build community. Unfortunately,
created deeply segregated and unequal or AFFH, is precisely what’s needed to
in part because of displacement
In the Bay Area, neighborhoods. The same communities address displacement.
and gentrification, that stability is
of color that endured decades of
about 800,000 low- often elusive, especially for people
disinvestment are now bearing the The AFFH obligation has existed as part
of color. We believe there’s not
income renters are at only a moral basis for combatting
burden of gentrification, displacement of the Fair Housing Act since the Act was
and resegregation as private developers passed in 1968, but the U.S. Department
risk of displacement or displacement, but also a legal one—
and public agencies are finally investing of Housing and Urban Development
that renters’ rights are civil rights.
in neighborhoods near transit and jobs— (HUD) only adopted a rule implementing
are living in communities
where many low-income communities of this obligation in 2015. The rule requires
already experiencing color have lived for generations. But local entitlement jurisdictions to complete an
governments are doing little to protect Assessment of Fair Housing (AFH) that
displacement due to tenants from the increasing rents and identifies fair housing issues and sets fair
gentrification. evictions that result from such investment. housing goals and strategies.
10 Affordable Housing Guidebook 2018–19 • EBHO.orgto expand tenant protections. Oakland
identified expanded rent control as
a possible remedy. And South San
Francisco committed to evaluating rent
stabilization and just cause policies.
While we hope that other local
AFFH is a radical legal principle that
governments across the country will
requires states and local governments follow suit by defining displacement
to proactively tackle issues that cause as a pressing fair housing issue and by
segregation, disproportionate housing pursuing real policy solutions, we know
needs, lack of access to opportunity, and they are unlikely to take action without
lack of housing choice. Displacement outside pressure. Here are a few actions
checks all of these boxes. that you can take:
1. Participate in the assessment (AFH)
Prevent displacement in the process in your city or county.
Bay Area
2. Work to ensure that your city or county
Over the last few years, Public Advocates meets its AFFH duty by adopting strong
and our allies have developed and tested tenant protections and by taking housing
this framework by advocating for the fair off the speculative market.
housing planning documents to directly
address displacement because of its 3. Support state legislation, like AB 686,
disproportionate impact on communities to codify AFFH at the state level.
of color and other protected groups. 4. Join us on CarsonWatch to monitor
We pushed Oakland, San Jose and San what happens in Washington, D.C.
Mateo county to identify displacement
Let’s remind our decision makers that
as a barrier to fair housing in their
renters’ rights are civil rights!
AFFH planning documents. In addition,
San Jose called out the lack of tenant By David Zisser, Public Advocates
protections as an impediment and A version of this article first appeared at ShelterForce.org
included recommendations
Building Communities, Building Power • EBHO.org 11of impacted communities, and is currently a list of policies for housing justice and an
working to advance a transformative equitable region—and protection solutions
regional housing justice agenda for the Bay come first.
Area through a process called “CASA.”
Goals
Creating solutions to the 1. Protect 450,000 low-income renter
housing crisis households at risk of displacement;
Last year, 6 Wins convinced the 2. Preserve 11,100 expiring deed-restricted
Metropolitan Transportation Commission units and 25,500 homes occupied by
(MTC) and the Association of Bay Area low-income renters by taking them off the
Governments to commit to a housing- market;
Building
based Action Plan for Plan Bay Area 3. Produce 13,000 new affordable homes
2040. Building off that commitment, MTC per year.
created CASA, a blue-ribbon task force
a Regional made up of stakeholders from throughout
the region who aim to create “game-
Guiding Principles
CASA solutions should:
Housing The Bay Area faces
changing solutions” to our housing crisis.
Over a year’s time, CASA stakeholders will 1. Advance racial equity;
Equity
work together to build actionable political 2. Benefit and not harm low-income
an extreme housing
consensus around solutions that: communities;
affordability crisis.
Agenda Rising rents, low wages, 1. Protect vulnerable populations from 3. Be tailored by geography to reflect the
gentrification and the legacy displacement; experiences of low-income residents in
of exclusionary practices different communities;
2. Preserve existing affordable housing;
continue to marginalize low-income
3. Produce new housing at all levels of 4. Engage disadvantaged communities
communities of color, displacing families, and advance community priorities;
affordability.
limiting access to opportunity and creating a 5. Be actionable.
new era of regional resegregation. This crisis 6 Wins sees CASA as an important
“CASA offers a is not just a market failure, but also a moral process to create a new agenda for the The Bay Area can provide affordable
chance to shape the one that disproportionately impacts low- Bay Area: an agenda that advances sanctuary to everyone. CASA offers a
income families, people of color, LGBTQ+ community stabilization where current chance to shape the region and create
region and create people, people with disabilities, and seniors. residents can prosper in place; creates a new story based on inclusion and
more integrated neighborhoods; engages prosperity for all. To learn more or
a new story based The 6 Wins for Social Equity Network (6 get involved, contact us at mashael@
those traditionally underrepresented in
Wins), of which EBHO is a member, is a
on inclusion and governmental decision-making; invests in urbanhabitat.org or lgaudioso@
coalition of Bay Area-based social justice publicadvocates.org, or visit our website
an equitable distribution of resources; and
prosperity for all.” organizations that includes public agencies,
provides implementable policy solutions. urbanhabitat.org and click on Policy &
developers, labor representatives and Advocacy Campaigns.
non-profits. It’s dedicated to ensuring that 6 Wins has proposed bold goals along with
regional planning is shaped by the voices equity-based guiding principles, including By Mashael Majid, Urban Habitat and
Lynsey Gaudioso, Public Advocates
12 Affordable Housing Guidebook 2018–19 • EBHO.org(2/7/18—Actual Copy)
Building the
Building Power of
Hope
the Power Prevent displacement
in the Bay Area
of Hope In 2017, both the Interfaith Breakfast
and Housing Sabbath focused on
Interfaith
Community as Revolution, reminding
us that the most revolutionary thing
Communities we can do is build community. We
also re-established our Faith-Rooted
United Panelists discuss displacement—and hope—at the Organizing Trainings with partnering
organizations to build the capacity of
At the heart 2017 Interfaith Breakfast.
of our work is the the faith community to create hope
need for hope. In the world This is why the work of Interfaith through action. Looking ahead, the
of affordable housing advocacy, we work Communities United (ICU) is so integral to program will continue to support the
our bodies, our hearts and our minds the work of EBHO, and our larger struggle. Interfaith Council of Alameda County’s
towards a collective goal of advancing In an industry so strongly focused on (ICAC) efforts to leverage the faith
housing as a human right. Within that daily “wins” and “losses,” the faith community community’s resources to address the
effort of changing systems and narratives, helps build the capacity to hope beyond county’s homeless crisis—building
we constantly move between hard-fought the results of any given campaign. Many hope by envisioning a community
victories and heartfelt losses. of our respective faith traditions teach us where everyone has a home.
to root our hope in a vision of a future in
The victories—whether it’s a resident Our hope lies in the belief that this
which our current world is transformed
graduating from our Leadership Academy, community will come. Our gratitude
into a community for all people. From this
or a groundbreaking of homes for unhoused lies in the fact that we can help
perspective, we recognize that “wins” are
people—allow us to see the fruits of our bring it into being. Our burden is
not the ends, but the means to the real end:
labor. They encourage and sustain us. We that we must do our part to change
authentic, Beloved Community. Then, we
strive for as many “wins” as possible. We the current world to help make this
can recognize “losses” as part of the long
often turn to these “wins” in search of hope. Beloved Community real.
arc of history; they shape who we are, singly
When the inevitable losses come, we pause and together, in this coming transformed By Pastor Demitrius Burnett
to remember the victories in the hope that world.
our wins will help us survive our losses.
Building Communities, Building Power • EBHO.org 13During this time of acute housing need and Last year, BRIDGE Housing completed its first be ready prior to vertical construction. With
unprecedented construction cost increases, modular project: 115 affordable apartments modular, site work can occur while modules
modular construction is gaining traction as for families at Marea Alta (shown here), are being manufactured. In the case of La
a way to create housing more quickly, cost across the street from San Leandro BART. Vereda, BRIDGE anticipates a 10-month
effectively and sustainably. Marea Alta’s 115 apartments are composed construction schedule, five months less than
of 312 mods, and to an average person, traditional construction.
Going they look exactly like a conventionally-built
property, with studio, one-, two- and three-
BRIDGE has learned that:
Modular
bedroom apartments and amenities such as ■ Site matters: Marea Alta’s site had ample,
a community room, a landscaped courtyard, flat, accessible space with room for
common laundry rooms and a ground-floor module delivery, large cranes and other
Emerging child care center. installation equipment.
■ Modular is an emerging technique for
Next door, BRIDGE is currently building its
Technique for second modular development: La Vereda,
which will feature 85 apartments for low-
affordable multifamily: The architect,
general contractor, lenders, and other
Multifamily income seniors.
partners need to understand and be
comfortable with the process and product.
Faster and cheaper than traditional ■ Weather matters: On-site installation can
be subject to rain and wind. Preparing
construction
for potential weather-related impacts is
BRIDGE estimates that modular construction critical.
generates a 10–15% savings in residential
With one modular project complete, one
construction costs. For Marea Alta, which
underway and others on the horizon,
faced a $6 million funding gap, turning to
BRIDGE feels that modular construction has
modular made the project feasible. Mod
the potential to make a major impact on
construction is less impacted by weather,
What’s a “mod”? and construction waste is greatly reduced,
affordable housing—and help us provide
“...a way to create affordable homes sooner for those who
Modular construction begins in a since manufacturers can precut materials to
housing more need them.
manufacturing plant, where modules exact specifications.
(“mods”) are produced on an assembly line By Cynthia A. Parker, BRIDGE Housing
quickly, cost under controlled conditions. By the time
The speed of construction also drives costs
down. Traditional projects require site
effectively and the mods leave the factory, they’re largely
infrastructure and foundations to
complete, with cabinets, appliances, flooring
sustainably.” and fixtures. The mods are transported by
truck to the site, then hoisted into place
by crane and assembled on a traditional
concrete podium or slab. Plumbing,
electricity, HVAC and other building systems
are connected, and the building moves
toward completion with site work such as
hallways, roofing and exterior finishes.
14 Affordable Housing Guidebook 2018–19 • EBHO.orgWater: Use
your water meter, measure showerhead EBHO member, Less, Save
Water:
and toilet flow rates, and test for leaks. was one of the first More
Multifamily property owners can schedule to use On-Bill Financing
an in-person water use survey to receive for upgrading toilets at one
custom recommendations. All EBMUD of their senior properties. The
Working customers are eligible for a one-time offer project included replacing 50
Together
of free water-efficient showerheads and toilets with high-efficiency models,
faucet aerators. estimated to save 200,000 gallons
to Use Less,
of water annually.
On-bill financing for multifamily
Customized rebates
Save More property owners
Toilet and plumbing upgrades can help
Multifamily property owners interested
in installing water-saving equipment and
save water, but paying for these upgrades
irrigation systems may be eligible for a
may be a challenge. With EBMUD’s On-
customized rebate to help offset initial
Bill Financing Pilot Program, property
Affordable Housing developers have project costs. Rebates are calculated based
owners can pay for these upgrades
worked to make sure that their properties on estimated water savings. A customized
through scheduled payments on their
are as green as possible, which is why rebate for replacing old toilets with high-
water bill. EBMUD pays the up-front
partnerships with agencies like EBMUD are efficiency models can be used in concert
costs, the customer repays over time, and
so important. For almost a century, East with On-Bill Financing, bringing down the
frequently, the water savings offset the
Bay Municipal Utility District (EBMUD) has total cost.
repayment costs. BRIDGE Housing, an
provided safe, reliable drinking water to 1.4
million customers in Alameda and Contra Other ways EBMUD can help
Costa counties. EBMUD delivers water For residents having trouble paying their
even in periods of long droughts; water bills, EBMUD offers payment extensions,
conservation is critical to this effort. To help payment plans, and a Customer Assistance
East Bay residents and support continued Program (CAP). If a customer qualifies for
delivery of critical water services, EBMUD CAP, EBMUD will subsidize:
offers several programs designed to help
property owners and residents save water
■ Half the standard bimonthly water
while also reducing their utility bills. service charge
■ Half the home water use, up to 1,050
Home water surveys and gallons per person, per month
water-saving devices ■ 35% of the wastewater service and
Understanding your water use and flow charges
choosing the right fixtures and appliances For more information about these
comes first. Single-family property owners programs and other water saving tips, visit
can order EBMUD’s free home survey kit, www.ebmud.com or call 866-403-2683.
which includes instructions for how to read
By Jolene Bertetto, EBMUD
Building Communities, Building Power • EBHO.org 15Section 8
Steps The Housing Choice Voucher Program
—better known as Section 8—is a
deposit, rent payment, emergency
housing or shelter, or tenant/
To Find
federally-funded program that helps landlord issues, contact the “housing,
close the gap between rent and shelter, and emergency resources”
what a lower-income household can organizations on page 25. Fair housing
Affordable
afford. While federal budget cuts have laws protect you from discrimination,
made it difficult to obtain a Section unfair evictions and foreclosures.
8 voucher, this critical program helps Contact the organizations on page 25
Housing thousands in the East Bay. Contact
your local public housing authority
(listed on page 25) for guidance.
for help.
2 Get your finances and
credit ready
Affordable Homeownership and
Other Options Credit Check
Many organizations help lower- Obtain your credit report early, and be
income families buy homes. Contact prepared to tell prospective landlords
the organizations on page 25 about about any problems and the steps
homebuyer assistance and education you’ve taken to address them. Certain
programs. Community Land Trusts or landlords will accept a low credit
Apply to
cohousing may also offer affordable rating if you have good references and
It can be difficult to find an affordable home, but knowing your
as many options will increase your chances. Contact the organizations on
homeownership. If you’re struggling can demonstrate ability to pay through
with mortgage payments, see the proof of employment, a higher
affordable page 24 or call 211 for guidance and referrals.
financial and foreclosure counseling security deposit, or a co-signer. If you
housing resources on page 25. need help, contact a credit counseling
Tenants’ Rights and Other Housing agency.
properties 1 Learn about different kinds of
affordable housing Assistance
as you can. If you need help with a security
While most housing is found in the private market,
Be persistent some affordable homes are operated and funded by
and informed, public agencies or non-profits—many of them EBHO
members.
and advocate Non-Profit Housing
for more affordable Non-profit affordable housing developments like
those featured on pages 24–25 offer well-designed
housing in your and professionally-managed homes with restricted
rents and varying eligibility requirements. Call
community! Best
the organizations listed on page 24 or visit their
of luck in your websites.
housing search.
16 Affordable Housing Guidebook 2018–19 • EBHO.orgSteps to Find
will accept it, or contact your Housing if you have a certain type of criminal Affordable
Authority for a list of landlords that record. Most EBHO members strive Housing
will. to serve undocumented and formerly-
incarcerated people when possible.
Identify your housing
4 needs and preferences Contact non-profit
5 housing organizations
Think about location and amenities, and apply
but also be flexible and consider
several cities and types of housing Unfortunately, there’s no single source
to increase your chances of finding of information about affordable
available housing. Identify needs such housing in the East Bay. Contact many
as wheelchair access or number of organizations to increase your chances
bedrooms. of finding an affordable home.
Affordable housing is often targeted ■ Check the websites of non-profit
to certain populations. developers often (see page 24) or
Income and Budgeting call to get current information and
■ Senior: Generally, you or your
Ideally, housing costs should demand applications. Follow directions to
spouse/partner must be at least 62
no more than one-third of your ensure success.
or older. Children are usually not
income, although this can be difficult Search through 211,
allowed, but live-in aides may be. ■
in the East Bay. The agencies on page achousingchoices.org, and
25 can help you create a financial
■ Special Needs: You must have a
OneHomeBayArea.org to find
plan so you can afford transportation, documented condition such as a
openings.
childcare, health care and other mental, physical, or developmental
disability. ■ For properties with openings, visit
expenses along with your rent or
the website or call to request an
mortgage payments. They can also ■ Family: You may be a single parent
application or to be added to the
assist with a savings plan for a security with children, a two-parent family
waitlist. Complete and submit
deposit. with or without children, or two or
applications by the deadline. Be
more persons who have chosen to
Check to see if your prepared to provide financial and
3 income qualifies
live together.
family information and your housing
■ Transitional or supportive: history to determine eligibility.
Housing for people emerging from
Affordable housing serves people of ■ For properties under construction,
homelessness or foster care, or for
all backgrounds, including working ask to be added to the interest/
people in need of special services.
people and those on fixed incomes. marketing list.
To be eligible, your income must fall Housing providers cannot discriminate ■ Once you’ve submitted your
within a certain range, depending on based on race, ethnicity, gender, applications or joined a waitlist,
the property (see the chart on page national origin, or family status. let each property know if you move
5 for income ranges). If you have a However, you may face challenges or change your phone number.
Section 8 voucher, ask if the property qualifying for federally-funded Ask about the best way to keep
housing if you are undocumented or in contact.
Building Communities, Building Power • EBHO.org 1718 Affordable Housing Guidebook 2018–19 • EBHO.org
Resident
Stories
We invite you to read The Many
about a few of your
neighbors who live Faces
of Affordable
in affordable housing “…if I had to leave this place
communities. Learn more you would have to drag me out
about their lives and their
stories, which are both
Housing of here. I like the area, I like my
apartment, and I like the people in
ordinary and inspiring. my community. ”
We’ve highlighted these
people because they’re
our friends and neighbors,
as well as leaders in the University Avenue Cooperative Homes, Berkeley
movement for affordable Delia Dias, Marguerite Campbell, and Marilyn Gaines Resources for Community Development (RCD)
homes.
Delia: We have been living in this Marguerite: Berkeley 30 years ago Marilyn: Our building today is an
As residents, they work community since the beginning…. was much more affordable than it affordable housing property that is
every day to build Our kids and grandchildren have is today. home to different families and many
connections and make been raised in this very spot. And it People types of people…. Without affordable
their communities all began 30 could afford housing we wouldn’t live here and we
stronger. These stories years ago as rent for a wouldn’t have a community.
celebrate the power of a co-op that market-rate
I have been
affordable housing to brought house or
living here
stabilize our communities us all apartment.
since I was
together…. That is not
and help them flourish. 17 years
[P]eople the case
EBHO thanks these old….This
didn’t rent anymore….
residents for sharing their is home.
or even Now truly
experiences, and Tia-Lynn There has
own their affordable housing is necessary.
Rounsaville and Gloria been a shift
individual Especially in Berkeley, especially
Bruce for capturing their in Berkeley:
unit. We each had a financial stake for us.
stories. And we honor stores
in the whole property – we made
…If I had to leave this place you would are more
the leadership of EBHO’s decisions together; we were a self-
have to drag me out of here. I like the expensive, homes are just as
Resident and Community sustaining community.
area, I like my apartment, and I like the expensive, and people are leaving.
Organizing Program, which
In the co-op I gained a family…. We people in my community. People need affordable housing more
works to build community really learned from our older folks. than ever.
power every day.
Building Communities, Building Power • EBHO.org 19Resident
Stories
Gwendolyn Downs Harper Crossing, Berkeley — Satellite Affordable Housing Associates (SAHA)
I was raised to be independent. I grew up on I was a nurse at Alameda County Medical a while, [SAHA] called me. This is just the
a farm in Iowa and we ate the good stuff—we Center for years, but when I became a senior, spot—the flea market is right over here, the
raised chickens retirement income is really not enough if you transportation is excellent, and the SAHA
and everybody want to stay in the Bay Area. staff keep a check on everything. People here
would share with just like that it’s peaceful. We need more of
I’ve seen other friends end up in a
their neighbors. this, and I’m going to do everything I can to
convalescent home who didn’t need to
I moved to spread the word.
be there—they were still vibrant, but they
California when
didn’t have a place to go. I didn’t want that
I was 14.
to happen to me. I’ve seen a lot of people
I travelled “This is just the spot—the flea
die out in the street. It’s really sad, because
all over the market is right over here, the
no senior or anybody with a disability...
West, doing transportation is excellent, and
should have to live in the streets...after
my ministry. the SAHA staff keep a check on
working hard. So I survived, I prayed, I put
Salt Lake City everything.”
it in God’s hands…. As I was travelling, I
is beautiful,
would put in applications for housing. After
Denver is nice, but Berkeley is my favorite.
Trinese Biloups Los Robles Apartments, Union City — EAH Housing
In 2005, I was pursuing a Bachelor’s Degree the waiting list for any available housing to receive a scholarship, offered by EAH
in Sociology and Human Development, I could find. We had to move a couple Housing, that helped pay for her college
and working of times before we ended up here at Los costs. She recently graduated with a degree
part-time Robles. in Child Psychology from San Jose State
for Alameda University and is now applying to Master’s
Having affordable housing has been a
County. I Programs, with a goal of being a child
blessing—and has taken a burden of worry
was also a psychologist.
off me. As a disabled, single mom, living at
single mother.
Los Robles has allowed us to be in a home I have been active in the community and able
When my only
that we otherwise could not afford – and to serve on the board here at Los Robles for
daughter (at
has also allowed me to stop worrying about the past eight years. This is home.
that time) and I
how to pay for housing in addition to all my
were displaced
other bills.
when our “Stay encouraged and stay
apartment in There have been other benefits for my positive: You may have to be
Hayward got family as well. At Los Robles, there are many flexible, but you can always make
turned into condos, initially I wasn’t sure family activities that help build a sense of something out of what you have.”
where we would go, but I put my name on community. My older daughter was blessed
20 Affordable Housing Guidebook 2018–19 • EBHO.orgYou can also read
