Evidence Matters

SUMMER 2021

Transforming Knowledge Into Housing and Community Development Policy

EVICTIONS

IN THIS ISSUE

Affordable Housing, Eviction,

03 and Health

Prevalence and Impact of Evictions

13

Eviction Prevention Initiatives

19

Message From PD&R Leadership

It is a pleasure to introduce the 28th edition of Evidence Matters, a periodical that

began 10 years ago in HUD’s Office of Policy Development and Research (PD&R) with

the goal of furthering HUD’s commitment to evidence-based policymaking. Throughout

the years, Evidence Matters has synthesized the best available research on timely

policy areas relevant to HUD stakeholders while highlighting practical solutions in the

field. As I skim through previous editions of Evidence Matters, the overarching theme

that emerges is that housing policy is people policy. Each edition summarizes the

field’s learnings and innovations to ensure that our collective work helps build a more

equitable future: one in which the places people live serve as platforms for reaching

residents’ full potential.

This edition of Evidence Matters is no different, as we summarize what we know (and

don’t know) about the extent of evictions in the marketplace; their short- and long-term impacts on families; and how state and local governments, supported by new federal resources, are partnering with community-based organizations to promote housing stability. Eviction was common in the United States long before the onset of the COVID-19 pandemic.

Mounting evidence suggests that eviction has an immediate and devastating impact on households and may have long-lasting economic and health ramifications. Researchers have linked eviction to homelessness, poor housing conditions, job insecurity, school instability, depression, and even increased mortality rates. We know that evictions disproportionately affect low-income renters, who already are at risk of housing insecurity. We also know that people of color, women, and families with children are more likely to be evicted, an alarming finding that may signal the need for more rigorous training and enforcement of national fair housing laws.

As communities nationwide confront housing instability with new federal funding, we’re also learning about effective interventions. The field is finding that holistic eviction diversion and prevention programs that offer mediation to resolve disputes, legal services to tenants, and emergency rental assistance to resolve arrears can produce positive outcomes for tenants and housing providers alike. More research is needed, however, to determine the best ways to structure these interventions, how the federal government can support state and local actors in creating them, and their long-term impacts on tenants and housing providers.

As the country navigates the second year of the COVID-19 pandemic, the Biden-Harris administration has elevated housing security in its plan to achieve a just and equitable recovery. Paired with new income supports, the American Rescue Plan made historic investments in the housing and homelessness safety net, leveraging additional appropriations from the Coronavirus Aid, Relief, and Economic Security Act and Consolidated Appropriations Act of 2021. Together, these initiatives have allocated more than $76 billion in incremental housing funding; of that, more than $46 billion was dedicated Sample text.

to emergency rental assistance administered by the U.S. Department of the Treasury. Through interagency efforts, the Biden-Harris administration has found new ways to elevate best practices to prevent evictions and support communities in deploying these investments. As we work through implementation, PD&R is finding new ways to expand our collective 1 Sample footnote

understanding of the extent and impacts of evictions and housing instability as well as best practices for eviction diversion and prevention programs. Meanwhile, HUD Secretary Marcia L. Fudge is working to increase the supply of affordable housing and expand access to housing assistance for low-income households. These actions address the largest root cause of eviction — our nation’s enduring affordability crisis. This edition of Evidence Matters is one small but important contribution to those long-term policy and research efforts.

— Ben Winter, Deputy Assistant Secretary for Policy Development 2

Editor’s Note

This issue of Evidence Matters examines the nation’s eviction crisis. In this issue, you will learn about the prevalence of eviction in the United States and its impact, the racial disparity in eviction cases, the challenges involved in measuring eviction, and the eviction prevention measures that policymakers have implemented to keep people stably housed.

The lead article, “Affordable Housing, Eviction, and Health,” discusses the causes and consequences of eviction, the effects of racial disparities in eviction rates, and eviction’s impact on tenants’ physical and mental health, highlighting the countereviction measures taken during the COVID-19 pandemic.

The Research Spotlight article, “Prevalence and Impact of Evictions,” examines the prevalence of formal, informal, and illegal evictions in the United States and the metrics used to calculate evictions. The article discusses the need for a national database but notes the challenges associated with such an endeavor, including limitations in data availability and comparability.

The In Practice article, “Eviction Prevention Initiatives,” highlights several state and city eviction prevention programs and initiatives across the nation. The article details how these programs work, the extent of the services provided, and the efficacy of these programs in providing housing stability both before and during the COVID-19 pandemic.

We hope that the articles in this issue of Evidence Matters will provide readers with a comprehensive overview of the eviction crisis in the United States. We welcome feedback at www.huduser.gov/forums.

— Sean Martin, Editor Affordable Housing, Eviction,

HIGHLIGHTS

ture

and Health

n Eviction is a commonplace and

fea

highly disruptive experience for low-

income renters, with an estimated

The United States remains

Research links eviction with increased

3.7 million subjected to eviction

embroiled in a longstanding

rates of mortality, substance abuse,

filings in the most recent year for

affordable housing crisis, leaving

suicide, and low birth weight, among

which data are available.

low-income renters particularly

other physical and mental health

n African-American and Latinx renters

vulnerable to high housing cost

impacts. Since the beginning of the

(especially women), families with

burdens and housing instability.

pandemic, federal, state, and local gov-

children, and renters in certain

As a result, low-income renters often

ernments have intervened to curb the

geographies are at greater risk for

are threatened with or experience

spread of the coronavirus by helping

eviction.

eviction — an involuntary move

people remain housed. These interven-

n Evictions are associated with numer-

from housing initiated by a landlord.1

tions, along with other longer-term

ous negative physical and mental

The COVID-19 pandemic and its

policies, will be needed to address eviction

health outcomes, and eviction

accompanying economic disruptions

and its often devastating consequences.

prevention is critical for mitigating

have intensified the threat of housing

both the spread of COVID-19 and

its associated mortality.

instability and insecurity nationally,

Eviction: A Commonplace

but the effects of these crises have been

Experience for Low-Income

uneven, with negative outcomes borne

Renter Households

disproportionately by people and

Nationally, an estimated 2 million renters

tracking data exist, so these figures

communities of color. Even under

are subject to legal eviction filings each

underestimate both eviction filings and

normal circumstances, eviction has

year, with 900,000 or more of those re-

completed evictions.2 Based on data

negative and widespread economic,

sulting in a completed eviction; that is,

from 2016, the most recent year avail-

social, and health impacts on families;

removal from the home. Researchers at able, landlords filed an estimated 3.7

during a public health emergency,

the Eviction Lab at Princeton University

million evictions, with about 8 out of

these impacts are particularly acute.

point out that significant gaps in eviction

every 100 renter households receiving

3

2.0)

Photo courtesy of Flickr user Fibonacci Blue (CC BY

An estimated 900,000 or more U.S. renters are formally evicted from their homes each year.

eviction notices.3 Hepburn and Rutan

housing can happen at many points

Renters often are evicted over relatively

place the scale of evictions in context

that may not be recorded.8 Existing in-

small amounts of money — in many

by comparing them with the 2.8 million

formation on rates of informal evictions

cases, less than a full month’s rent.11

foreclosure starts at the height of the

indicates that they vary by locality. The

As discussed below, however, the dis-

Great Recession.4 As staggering as these

Milwaukee study found that informal

parities in evictions suggest that factors

figures are, many more renters may

evictions occurred twice as often as

besides the ability to pay rent affect

be forced to exit their housing without

formal evictions, whereas evidence

eviction rates.12

a formal filing or between the time of

from a different study on moves in

a filing and a judgment. Wake Forest

New York City between 2016 and 2018

The COVID-19 pandemic and related

University law professor Emily Benfer

showed the opposite — roughly one

mitigation responses drastically altered

points out that more than 30 percent

informal eviction for every two for-

the context for evictions. On one hand,

of tenants move after the first sign of an

mal evictions.9 (See “Prevalence and

widespread impacts such as health

impending eviction — usually notice

Impact of Evictions,” p.13, for more

emergencies and associated expenses,

from a landlord — without ever going

information about current efforts

job loss, and income reductions have

to court.5

to track evictions and the associated

put many more households at risk of

challenges.)

eviction than there were before the

These national findings build on those

pandemic. On the other hand, evic-

by Desmond, who found that more

Nonpayment of rent is the primary

tion moratoria and other interventions

than one in eight Milwaukee renters

reason for eviction, which itself can

significantly reduced the prevalence

experienced a forced move between

arise from various causes, including

of evictions during the pandemic. In

2009 and 2011.6 Another study found

rising rents combined with stagnant

May 2021, an estimated 16.8 percent

that one in seven children born in large

income growth and persistent poverty,

of renter households felt that eviction

U.S. cities between 1998 and 2000 expe-

job or income loss, or a sudden eco-

would be “very likely” within the next 2

rienced at least one eviction between

nomic shock such as a health emergency

months, and another 28.6 percent felt

birth and age 15.7

or a car breakdown. Other reasons

that eviction would be “somewhat like-

include lease violations, which can be

ly” within the next 2 months.13 These

Informal evictions are even more dif-

technical in nature; property damage;

figures represent an improvement from

ficult to quantify. A study of Washington,

and disruptions, such as police calls.

December 2020, when an estimated 17

D.C., found that only 5.5 percent of

Landlords, for their own reasons, may

percent and 35 percent of respondents

eviction filings resulted in completed

force tenants to move, either informally

believed that they were “very likely”

evictions; however, a forced exit from

or through a legal “no-fault” eviction.10

and “somewhat likely,” respectively, to

4

be evicted in the next 2 months. When

renters, they constitute 33 percent of

than those in White households.19

pandemic-related emergency measures

renters who are evicted.16

African-American and Latinx renters

such as eviction moratoria expire, many

were also more likely to be targeted

cities are likely to face a backlog of fil-

Female African-American and Latinx

with serial eviction filings — repeated

ings along with a wave of new filings.14

renters were more likely than males in

filings against the same individuals at

the same groups to have evictions filed

the same address.20

Eviction Disparities

against them.17 Factors contributing

Although eviction is relatively common

to the increased rate of eviction for

These studies built on the findings of

among low-income renters because of

African-American and Latinx women

local investigations. The Milwaukee Area

increasing rental costs and stagnant in-

include low wages, the need for larger

Renters Study found higher rates of

comes, studies examining both national and more expensive units to accommo-

eviction for African-American, Latinx,

and local data have found that African-

date children, landlords attempting to

and lower-income renters and renters

American and Latinx renters (especially evade increased scrutiny related to lead

with children. Neighborhood crime

women), families with children, and

poisoning of children, police calls re-

and eviction rates, the number of

renters in certain geographies are at

lated to domestic violence, and gender

children in a household, and “network

greater risk for eviction than are other dynamics and abuses of power between

disadvantage” — defined by Desmond

renters and neighborhoods with similar

male landlords and female tenants,

and Gershenson as “the proportion of

income characteristics.

including sexual harassment and

one’s strong ties to people who are un-

assault.18 In a review of data from large

employed, addicted to drugs, in abusive

A study examining court records of

cities, Lundberg and Donnelly found

relationships, or who have experienced

eviction cases against 4.1 million indi-

that, between 1998 and 2000, children

major, poverty-inducing events (e.g.,

viduals in 39 states between 2012 and

born into poorer households were

incarceration, teenage pregnancy) to

2016 found that a disproportionate

more likely to experience evictions

increase his or her propensity for evic-

share of eviction filings and judgments

than those born into higher-income

tion” — are factors associated with an

were against African-American renters.15

households, and children in African-

increased likelihood of eviction.21 In

Overall, although African-Americans

American and Hispanic households

Milwaukee County, female renters in

make up only 20 percent of all U.S.

were more likely to experience evictions

predominantly African-American and

The groundbreaking Milwaukee Area Renters Study found higher rates of eviction among African-American, Latinx, and lower-income renters and renters with children.

5

Latinx neighborhoods were dispropor-

In some local contexts, other factors,

such as poor school performance, loss of

tionately evicted.22

such as property turnover and investor

social ties, increased rates of adolescent

purchases of multifamily rental hous-

violence, and health risks.31 In addition,

A number of studies of eviction filings

ing in gentrifying neighborhoods, have

a forced move to a more disadvantaged

in local contexts, usually at the city

been associated with increases in evic-

neighborhood or substandard housing

level, find stark geographic disparities

tion rates, as two studies of eviction in

often results in subsequent voluntary

and concentrations of evictions, with a

Atlanta found.27

moves in search of better conditions.32

small number of neighborhoods and

The record of an eviction filing, how-

even specific buildings and landlords

Devastating and

ever, can make securing housing more

accounting for a disproportionate

Durable Impacts

difficult and costly for these households

share of evictions. These geographic

Evictions are extremely disruptive ex-

well into the future.33

disparities reflect the intersection of

periences that have numerous negative

demographic disparities and residential

economic, social, and health impacts

Health Impacts. Beyond these eco-

segregation, but they also reveal how a

for affected families and communities.

nomic and social impacts, research

small number of large-scale landlords

Garboden and Rosen argue that even

shows that evictions are associated

strategically deploy eviction as a tool for

an informal threat of eviction is an

with numerous negative physical

rent collection and tenant control.23 A

expression of the landlord’s power over

and mental health outcomes.34 “The

study of eviction filings in Washington,

the tenant that can negatively affect

evidence of the link between eviction

D.C., from 2014 to 2018, for example,

not only renters’ financial and housing

and health is starting to snowball with

found wide spatial disparities across

decisions but also “their sense of home

research teasing out the mechanisms

the city’s eight wards in filings, which

and community.”28

and directions [of that link],” says

were concentrated in neighborhoods

Johns Hopkins professor Dr. Craig

east of the Anacostia River with major-

Social and Economic Impacts. Forced

Pollack.35

ity African-American populations, and

moves are often stressful, rushed, and

executed evictions, with more than 60

undertaken with scant resources for

A major life event and social stressor,

percent occurring in the two wards east

associated expenses such as moving

eviction has been associated with an

of the river. In 2018, just 20 landlords

and storage services, application fees,

increase in all-cause mortality,36 higher

owning 21 percent of the city’s rental

and security deposits. During the evic-

mortality rates in several substance

units accounted for nearly half of its

tion process, families might lose their

use categories,37 and a likelihood of

eviction filings.24 Similarly, in Richmond,

possessions, their job, and their social

committing suicide that is four times

Virginia, researchers found that a

networks and schools (with potentially

higher than that of people who have

neighborhood’s racial composition is

negative implications for academic

not experienced eviction, controlling

associated with higher eviction rates after

achievement).29 Under these circum-

for demographic, socioeconomic, and

controlling for income, property values,

stances, and with an eviction on record,

mental health factors.38 Research shows

and other factors, with higher rates of

evicted households often struggle to

that eviction during pregnancy is associ-

eviction in neighborhoods with a higher

secure new housing. In a study based

ated with reduced infant weight and

share of African-American residents.25

on data from New York City, Collinson

gestational age at birth.39

and Reed found that an eviction in-

Tracking a decade of evictions in 17

creased the likelihood that a household

These health impacts persist over time,

cities, Rutan and Desmond found that

would apply for a homeless shelter by 14

with some studies showing effects as

these spatial concentrations of evic-

percentage points compared with nonev-

long as 2 years after an eviction. A study

tions tend to be durable over time. An

icted peers and resulted in an increase

based in New York City found that

examination of the 100 land parcels

of 5 percentage points in the number

in the 2 years following an eviction,

or properties with the highest eviction

of days spent in a shelter during the 2

people were more likely to visit the

rates in 3 of the cities, for example,

years after an eviction filing.30

emergency room or require hospital-

showed that these parcels accounted

ization for a mental health condition

for more than 1 in 6 evictions in

When evicted households do secure

than were their nonevicted peers.40 A

Cleveland, Ohio, and more than 2 in 5

new housing, writes Desmond, “they

study of low-income urban mothers

evictions in Fayetteville, North Caro-

often must accept conditions far worse

using a national U.S. sample found that

lina, and Tucson, Arizona. Among the

than those of their previous dwelling,”

those who had experienced eviction

implications of these findings is that

because many landlords will reject

had higher rates of material hardship

interventions targeted at the neigh-

them, forcing them to accept units at

and depression than those who had

borhoods, buildings, and landlords

the bottom of the market. Such moves

not been evicted, and these effects

responsible for significant numbers of

within disadvantaged neighborhoods

persisted for as long as 2 years after the

evictions can have a profound impact.26

are associated with negative outcomes

forced move.41

6

Tenants

Photo by Carly Rosin, courtesy of KC

KC Tenants leaders blocking the doors to the Eastern Jackson County Courthouse on January 5, 2021, in Independence, Missouri.

Through its link to homelessness,

Eviction Intersections With to comply with pandemic mitigation

eviction may lead to numerous risks,

the COVID-19 Pandemic

strategies like wearing a mask, cleaning

including syringe sharing (due to

The COVID-19 pandemic and mitiga-

your PPE [personal protective equip-

reduced access to sterile syringes and

tion responses resulted in widespread

ment], social distancing, and sheltering

increased contact with the police,

job and income loss, which were dis-

in place.”51 Epidemiological modeling

which can lead to the loss of injecting

proportionately experienced by renters

under counterfactual scenarios com-

equipment and a greater likelihood of

of color. Losses of low-income jobs,

paring results with a strict moratorium

sharing),42 chlamydia and gonorrhea

totaling more than 5.1 million, were

against results without a moratorium

contraction,43 HIV disease progression

especially high in food services, health

suggests that evictions increase COVID-19

(possibly because eviction increases

care, entertainment, and other service

infection rates significantly.52 Given

stress and disrupts one’s ability to

industries.48 As a result, many house-

these patterns, eviction prevention has

safely store medication and access care

holds have missed rent payments or

become a critical pandemic control

providers and pharmacies),44 and an

might miss subsequent payments and

strategy, important for mitigating both

increased likelihood that both male

therefore are at a heightened risk of

the spread of COVID-19 and its associ-

and female users of injected drugs will

eviction. U.S. Census Bureau Pulse Data

ated mortality.53

experience violence.45

from May 24 to June 7, 2021, found

that 10 percent of renters reported

Just as African-American and Latinx

The link between eviction and health

having “no confidence” in their ability

populations disproportionately experi-

runs both ways: eviction leads to nega-

to pay the following month’s rent.49 In

ence eviction, members of those groups

tive health conditions and higher risks,

addition to the health impacts of evic-

are also more likely than White peers

but negative health conditions and

tion discussed above, forced moves out

to receive a positive COVID-19 test,

their associated costs can themselves

of housing have negative health impli-

become hospitalized due to COVID-19,

lead to eviction and, in turn, worsen

cations specific to pandemics.50

and die from COVID-19.54 The popula-

health conditions.46 A study of Medic-

tions that disproportionately experience

aid expansion in California found that

Eviction is a particular threat to health

eviction are also more likely to have

increasing the number of Medicaid

during a pandemic because, as Benfer

comorbidities that are associated with

enrollees was associated with reductions

explains, “we know that eviction results

COVID-19 infection and mortality.55

in the number of evictions, suggesting

in doubling up, in couch surfing, in

According to Eviction Crisis Monitor,

that access to affordable health care

residing in overcrowded environments,

a joint effort of Right to Counsel NYC,

can interrupt the connection between

in being forced to use public facilities,

the Association for Neighborhood &

poor health and housing instability.47

and, at the same time, not being able

Housing Development, JustFix.nyc, and

7

the Housing Data Coalition, landlords

times higher mortality.” The researchers

nonpayment (which also created

have sued 32,576 households in New

conclude that, nationally, expiring

a loophole for landlords), removing

York City for $265,460,130 since the

eviction moratoria are associated with a

or weakening these protections. Ben-

pandemic began, and 222,135 renters

total of 433,700 excess COVID-19 cases

fer notes that in North Carolina, for

in the state have active cases in court

and 10,700 excess deaths.58 Another

example, 71,000 families and individu-

and will face eviction when applicable

study estimates that, had eviction mora-

als received eviction filings, and judges

moratoria expire. Analysis indicates

toria been implemented nationwide

denied only 3 percent of these cases

that “Landlords are filing evictions

from March 2020 through November

despite federal and state moratoria.60

3.6 times faster in zip codes with the

2020, COVID-19 infection rates would

highest rates of death from COVID-19.”

have been reduced by 14.2 percent

At the end of March 2020, Congress

In these hardest-hit ZIP codes, 68.2

and COVID-19 deaths would have been

passed the Coronavirus Aid, Relief, and

percent of the population are people of

reduced by 40.7 percent.59

Economic Security (CARES) Act, which

color, whereas only 29.2 percent of the

included federal policies to protect

population in the ZIP codes least affect-

Addressing the Crisis

renters. The CARES Act prohibited

ed by COVID-19 are people of color.56

Through Policy

evictions for nonpayment of rent from

Nationally, Hepburn et al. found that

At the onset of the pandemic, state and

all federally backed or assisted rental

from March 15 through December 31,

local lawmakers were the first to step

properties, covering an estimated 12.3 to

2020, eviction filings disproportionately

in to prevent evictions, with 43 states, 5

20 million renter households through

affected African-American and female

territories, and the District of Columbia

July 24, 2020. Also protected from

renters.57

enacting eviction moratoria of varying

eviction (potentially beyond July 24,

terms. By mid-May 2020, 31 states had

2020) were renters living in proper-

Research suggests that eviction pre-

halted at least one part of the eviction

ties granted forbearance on federally

vention is important for pandemic

process; however, the hold was often

backed multifamily and single-family

mitigation. By studying COVID-19

applied only to the latter stages, which

mortgages.61 Ambrose, An, and Lopez’s

incidence and mortality in 43 states

meant that eviction filings continued,

analysis found that, in the absence of

and the District of Columbia with vary-

appearing on tenants’ legal records

eviction moratoria, protections based

ing expiration dates for their eviction

and negatively affecting their credit

on government-sponsored enterprise

moratoria, Leifheit et al. found that

scores. State and local moratoria varied

financing of rental housing would

“COVID-19 incidence was significantly

in the stage of the eviction process

have reduced eviction filings by approxi-

increased in states that lifted their

they forestalled, the stakeholder being

mately 20 percent.62

moratoriums starting 10 weeks after

controlled, the type of tenant or evic-

lifting, with 1.6 times the incidence…

tion covered, and the duration. Many

After the CARES Act protections and

[and] 16 or more weeks after lifting

state moratoria expired or were limited

many state and local moratoria expired,

their moratoriums, states had, on aver-

by restricting eligibility or permit-

the Centers for Disease Control and

age, 2.1 times higher incidence and 5.4

ting eviction for reasons other than

CONTINUED ON PAGE 10

Photo courtesy of Enterprise Community Partners, Inc.

The FASTEN (Funds and Services for Tenants Experiencing Need) program in New York is a philanthropic effort to prevent eviction through rental and rental arrears assistance, landlord and tenant mediation, and legal assistance.

8

A Picture of Philanthropy During the Pandemic

Philanthropies and foundations have long played an important role in the United States, filling gaps in public resources, aiding nonprofits on the front lines of service delivery, and serving as advocates and conveners. The emergence of the COVID-19 pandemic in early 2020 prompted a rush of philanthropic giving, with funds flowing primarily to human services and healthcare organizations coping with the immediate fallout from the crisis. The pandemic also influenced how and to whom funds were directed. During the first half of 2020, approximately 3 percent of philanthropic dollars were given without restriction; by the end of 2020, 39 percent of these funds were unrestricted. Many philanthropies reported removing existing grant restrictions or extending grant timelines, helping nonprofits deploy resources in line with the needs of the emergency.

In addition, the coronavirus and demonstrations against racial injustice reinforced the need to address racial inequities.

Philanthropic giving to communities with majority Black, indigenous, and people of color (BIPOC) populations or organizations serving BIPOC communities increased from 5 percent of dollars in the first half of 2020 to 13 percent in 2020 overall.1

Addressing the Eviction Crisis

Foundations have several key strengths, including independence and flexibility, which allowed them to quickly adjust their giving as the scope of the coronavirus pandemic and the subsequent social needs it unleashed became clearer.

Although housing has not typically been a major philanthropic focus, housing and eviction prevention soon emerged as a central concern of many philanthropies as pandemic-related job loss and health exigencies put eviction crisis into stark relief. In New York, for example, a group of foundations and financial institutions awarded $7.2 million in grants to a coalition of nonprofits and community-based organizations to start Project Parachute. Through Project Parachute, property owners, nonprofits, and city agencies coordinate eviction prevention resources and services. Project Parachute’s Funds and Services for Tenants Experiencing Need (FASTEN) program offers direct financial assistance for rental arrears and payments, landlord-tenant mediation, legal assistance, and related services such as utility payments, food relief, financial counseling, and job search assistance. The partners recognize that the need for FASTEN’s services will persist even after the immediate concerns related to the pandemic pass.2

The Pittsburgh Foundation supports a similarly holistic approach to prevent evictions in Allegheny County, Pennsylvania.

In 2017, the foundation launched its Eviction Prevention Initiative to better understand the prevalence, processes, and impacts of eviction in the county. The foundation gathered this information through discussions with tenants, landlords, and other stakeholders and by collecting and analyzing data on eviction filings. The findings were presented in an April 2021 report along with recommendations for a coordinated slate of interventions and services to prevent evictions, such as creating eviction diversion and housing stabilization programs, increasing the supply of affordable housing, reducing court fees, sealing records in cases that do not result in a completed eviction, and educating tenants and landlords.3 In addition to this research, the foundation helped develop the county’s first housing court and funded a help desk to share information with tenants about legal assistance programs. The foundation also funds organizations that offer workshops for landlords and judges and landlord-tenant mediation services.4

Other philanthropic efforts target specific stages or issues related to eviction. In one such effort, the Wells Fargo Foundation funded grants for 15 local legal assistance organizations to help rectify the stark imbalance in legal representation available to landlords and tenants. Research shows that tenants who have legal representation have a much higher chance of avoiding eviction. The cost of representation, however, is a significant barrier both to individual tenants and to the cities and nonprofits who wish to use legal assistance as an intervention to prevent evictions.5

As the pandemic subsides in the United States, philanthropies will adjust to a new normal. New perspectives adopted during the past year will influence institutional thinking on the potential roles of foundations in a postpandemic world, how foundations should award grants, and which areas of the community need the most attention.

1 Grace Sato et al. 2021. “Philanthropy and COVID-19: Measuring One Year of Giving,” Center for Disaster Philanthropy and Candid;

Emily Finchum-Mason, Kelly Husted, and David Suárez. 2020. “Philanthropic Foundation Responses to COVID-19,” Nonprofit and Voluntary Sector Quarterly 49:6.

2 Services for the Underserved. 2020. “Project Parachute Receives $7.2 Million in New Grants,” 13 November press release.

3 The Pittsburgh Foundation. 2021. “Pittsburgh Foundation releases ‘Eviction in Allegheny County: a mixed-methods study.”’

4 Ryan Rydzewski. 2020. “Foundation for Intervention: Groundwork laid to mediate looming eviction crisis,” The Pittsburgh Foundation.

5 Wells Fargo Foundation. 2020. “Wells Fargo Funds Legal Assistance for Renters at Risk of Eviction,” 24 September press release.

9

CONTINUED FROM PAGE 8

Prevention (CDC) began a federal

in cities that supplemented the CDC

evictions that have been paused at

moratorium that became effective

moratorium with their own protections.

various stages by moratoria.70 Research

September 4, 2020, and, after successive

In cities without additional protec-

findings by Hepburn et al. showing

renewals, was extended through July

tions, filings were at 50.1 percent of

that eviction filing rates increased

31, 2021. The rationale for the order

the historical average. At the extremes,

in the second half of 2020 and were

was that the moratorium would facilitate

filings were 30.1 percent of the histori-

higher than historic averages when

self-isolation, social distancing, and

cal average in Richmond, Virginia, and

eviction protections expired — for

adherence to stay-at-home orders and

90.1 percent of the historical average

example, between the end of the CARES

reduce residency in congregate set-

in Tampa, Florida.68 These findings

Act moratorium in August 2020 and

tings such as homeless shelters. The

indicate that the moratoria, coupled with

the start of the CDC moratorium on

CDC moratorium also had significant

income supports and rental assistance,

September 4, 2020 — lend credence to

limitations: it required tenants to initi-

offered renters significant protections,

this concern.71

ate their protection through a written

albeit with substantial gaps. The GAO

declaration and meet a number of con-

analysis concluded that improved

The December 2020 COVID-19 relief

ditions for eligibility, such as making

outreach to increase tenant awareness

legislation and the March 2021 Ameri-

“best efforts” to obtain government

of the moratorium would make it more

can Rescue Plan (ARP) have provided

assistance and proving that they are likely

effective and beneficial.69

$46 billion in federal funding for

to experience homelessness if evicted.63

emergency rental and utility assistance

In addition, Hepburn says, “there was

Although the CDC moratorium was

as well as various forms of income sup-

a lot of variation in how the order was

extended several times, many analysts

ports.72 ARP also provides $5 billion

interpreted, [so] some renters were

fear that following its expiration,

for emergency housing vouchers and

better protected than others.”64

tenants will experience an “eviction

another $5 billion for the HOME Invest-

cliff” — precipitous movement on

ment Partnerships Program for housing

Although there was no comprehensive

a monthslong backlog of pending

and services for those are experiencing

national evictions database or track-

ing of tenant declarations under the

CDC moratorium, several studies based

on available data indicate that state,

local, and national moratoria have

curbed eviction filings and evictions.65

In a study of 63 jurisdictions, the U.S.

Government Accountability Office

(GAO) found that under federal, state,

and local eviction moratoria, the rate

of eviction filings was 74 percent lower

in the last week of July 2020 than in the

same week in 2019, but it gradually in-

creased under the CDC moratorium.66

Another study by Hepburn et al. that

examined available eviction filings data

found that 65 percent fewer cases were

filed between March 15 and December

31, 2020, than during the same period

in a typical year. Based on this rate, the

researchers estimate a reduction of

1.55 million eviction filings nationwide

in 2020.67 Looking specifically at the

period when the CDC moratorium was

in effect, from September 4, 2020, to

February 27, 2021, Hepburn and Louis

tracked 163,716 eviction filings, a 44

percent reduction compared with the

same period in a typical year. The rate

of reduction varied considerably from

Photo courtesy of Friends in Deed

city to city; reductions were greatest

Timely rental assistance can help households avoid eviction and its many impacts.

10

or are at risk of homelessness.73 This in-

housing vouchers and other housing

3 Matthew Desmond. 2020. “On the Brink of Homeless-

fusion of funds promises relief to many

assistance programs, and strengthen

ness: How the Affordable Housing Crisis and the

Gentrification of America Is Leaving Families Vulner-

in need. Although this aid is substantial,

renter protections.79

able,” statement before the United States House of it might not be enough to eliminate all

Representatives Committee on Financial Services, 3.

4 Peter Hepburn and Devin Q. Rutan. 2021. “America

the rental debt accrued during a year

Outside of policy interventions, ten-

Can’t Just Build Its Way Out of an Eviction Crisis,”

and a half of the pandemic, and many

ants’ associations, nonprofits, and other

Slate 6 May.

households remain in a precarious

nongovernmental organizations are

5 Miriam Axel-Lute and Brandon Duong. 2021. “Fixing

the Harms of Our Eviction System: An Interview with

situation for making their upcoming

also addressing the threat of eviction.

Emily Benfer,” Shelterforce 4 March.

rent payments unless their income

Tenants in many cities nationwide,

6 Matthew Desmond. 2016. Evicted: Poverty and Profit in

has stabilized through employment

including Kansas City, Milwaukee, and

the American City. New York: Crown, 5.

7

or government assistance. In some

Brooklyn, are organizing and protesting

Ian Lundberg and Louis Donnelly. 2019. “A Research

Note on the Prevalence of Housing Eviction Among

cases, localities are rationing assistance

to halt evictions and call for rental

Children Born in U.S. Cities,” Demography 56:1, 391-404.

through per-household caps to ensure

assistance. In some cases, tenants have

8 Brian J. McCabe and Eva Rosen. 2020. “Eviction in

Washington, DC: Racial and Geographic Disparities in

that more households can receive aid

successfully delayed eviction proceed-

Housing Instability, ” Georgetown University McCourt or to prioritize those with the greatest

ings.80 The national Autonomous

School of Public Policy, 5.

need.74 Collyer notes that the income

Tenants Union Network, which was

9 Matthew Desmond and Tracey Shollenberger. 2015.

“Forced Displacement from Rental Housing: Preva-

supports from ARP, such as the child

founded in 2018 and formalized in

lence and Neighborhood Consequences,” Demography

tax credits, could also help households

2020, has supported city-level unions

52, 1751; Sophie Collyer and Lily Bushman-Copp.

2019. “Spotlight on Forced Moves and Eviction

make their rent payments.75

that have grown rapidly during the

in New York City, ” Columbia Population Research pandemic.81 Public policy has also

Center, 9.

These recent responses and other

been catalyzed and supplemented by

10 Himmelstein and Desmond.

11

policy interventions could go beyond

philanthropies. The pandemic has

Emily Badger. 2019. “Many Renters Who Face Evic-

tion Owe Less Than $600,” The New York Times, 12

the immediate need to address the

spurred philanthropies to pivot from

December.

COVID-19 pandemic and become part

their traditional roles and processes

12 Benjamin F. Teresa. n.d. “The Geography of Eviction

in Richmond: Beyond Poverty,” RVA Eviction Lab.

of a broader effort to combat the long-

toward providing emergency assistance

13 U.S. Census Bureau. 2021. “Week 31 Household

standing eviction crisis. Hepburn notes

for public health needs, including

Pulse Survey: May 26–June 7: Table 3b. Likelihood of

that because the eviction crisis derives

support for housing (see “A Picture of

Having to Leave this House in Next Two Months Due

to Eviction, by Select Characteristics,” Accessed 28

largely from the affordable housing cri-

Philanthropy During the Pandemic,” p. 9).

June 2021.

sis, increasing the supply of affordable

14 Peter Hepburn. 2021. “The End of the C.D.C. Evic-

housing remains an important inter-

Conclusion

tion Moratorium Means Trouble,” The New York Times, 2 June; Mary K. Cunningham, Ananya Hariharan, and

vention.76 Collyer adds that ensuring

Housing stability — specifically, the

Olivia Fiol. 2021. “The Looming Eviction Cliff: Find-

that tenants have a stable and sufficient

prevention of evictions — remains an

ings from the Urban Institute Coronavirus Tracking

Survey, ” The Urban Institute, 1.

income is essential.77 Ultimately, be-

essential component of COVID-19 miti-

15 Peter Hepburn, Renee Louis, and Matthew Desmond.

cause eviction is a symptom of a broken

gation. Keeping people safely housed

2020. “Racial and Gender Disparities among Evicted

system of housing provision, it cannot

reduces the spread of the virus while

Americans,” Sociological Science 7.

16 Himmelstein and Desmond.

be eliminated without addressing its

mass vaccination efforts continue. Al-

17 Hepburn et al.

root causes. Intermediate interventions

though the pandemic has brought new

18 Matthew Desmond. 2014. “Poor Black Women Are

that can help curb the rate of evictions

urgency to eviction prevention efforts,

Evicted at Alarming Rates, Setting Off a Chain of

include eliminating the state provision

evictions were widespread before the

Hardship, ” MacArthur Foundation Policy Research Brief, 2; See Teresa Wiltz. 2020. “Female Renters Take

for no-fault evictions (in which land-

pandemic and have long been linked

on Predatory Landlords, ” Pew Charitable Trusts, 12

lords can evict without cause), extending

to adverse physical and mental health

March.

19

fair housing legislation to include source

outcomes. Effective responses to keep

Lundberg and Donnelly, 56.

20 Hepburn et al.

of income protections, sealing records

people housed and mitigate the long-

21 Matthew Desmond and Carl Gershenson. 2016. “Who

to ensure that evictions do not make

term economic, social, and health

gets evicted? Assessing individual, neighborhood, and

securing quality housing difficult,

effects of eviction are critical to HUD’s

network factors,” Social Science Research.

22 Matthew Desmond. 2012. “Eviction and the Reproduc-

guaranteeing a right to counsel in evic-

mission to serve the most vulnerable

tion of Urban Poverty,” American Journal of Sociology 118:1.

tion court proceedings, establishing

members of society and, given the

23 Dan Immergluck, Jeff Ernsthausen, Stephanie Earl,

local eviction diversion programs, and

disproportionate impact of eviction on

and Allison Powell. 2020. “Evictions, large owners,

and serial filings: findings from Atlanta,” Housing Studies

funding emergency rental assistance

people and communities of color, an es-

35:5, 903–24.

programs that can make the difference

sential part of the Biden administration’s

24 McCabe and Rosen.

between paying the rent and eviction

commitment to advance racial equity.

25 Teresa.

for families.78 Effective long-term inter-

26 Devin Q. Rutan and Matthew Desmond. 2021.

“The Concentrated Geography of Eviction,” Annals, ventions include policies that increase

1 Emily Peiffer. 2018. “Why We Need to Stop Evictions

AAPSS 693.

the availability of diverse affordable

Before They Happen,” Housing Matters, 25 July.

27 Elora Lee Raymond, Ben Miller, Michaela McKin-

2 The Eviction Lab. 2018. “National Estimates: Eviction

housing options, expand access to

ney, and Jonathan Braun. 2021. “Gentrifying Atlanta:

in America,” Accessed 13 May 2021.

Investor Purchases of Rental Housing, Evictions, and

11

the Displacement of Black Residents,” Housing Policy

Surita Parashar, Julio Montaner, Evan Wood, and

Zimmerman, and Craig Evan Pollack. 2020. “Expiring

Debate; Immergluck et al.

M.J. Milloy. 2017. “Residential Eviction and Risk of

Eviction Moratoriums and COVID-19 Incidence and

28 Philip M.E. Garboden and Eva Rosen. 2019. “Serial

Detectable Plasma HIV-1 RNA Viral Load Among HIV-

Mortality,” American Journal of Epidemiology.

Filing: How Landlords Use the Threat of Eviction,”

Positive People Who Use Drugs,” AIDS and Behavior

59 Kay Jowers, Christopher Timmins, Nrupen Bhavsar,

City & Community 18:2.

21:3, 678–87.

Qihui Hu, and Julia Marshall. 2021. “Housing Precar-

45

29 Peiffer; Matthew Desmond and Carl Gershenson.

Mary Clare Kennedy, Ryan McNeil, M.J. Milloy, Huiru

ity and the COVID-19 Pandemic: Impacts of Utility

2016. “Housing and Employment Insecurity among

Dong, Thomas Kerr, and Kanna Hayashi. 2017.

Disconnection and Eviction Moratoria on Infections

the Working Poor,” Social Problems; Diana H. Gruman,

“Residential eviction and exposure to violence among

and Deaths across US Counties.”

Tracy W. Harachi, Robert D. Abbott, Richard Cata-

people who inject drugs in Vancouver, Canada,” The

60 Emily Benfer. 2021. “How Policymakers (and Courts)

lano, and Charles B. Fleming. 2008. “Longitudinal

International Journal on Drug Policy 41.

Sabotaged Eviction Moratoria,” The Appeal, 2 April; Effects of Student Mobility on Three Dimensions of

46 Pollack et al.

Interview with Emily Benfer.

Elementary School Engagement,” Child Development 79:6.

47 Heidi L. Allen, Erica Eliason, Naomi Zewde, and Tal

61 U.S. Government Accountability Office. 2021.

30 Robert Collinson and Davin Reed. 2018. “The Effects

Gross. 2019. “Can Medicaid Expansion Prevent Hous-

“COVID-19 Housing Protections: Moratoriums Have

of Evictions on Low-Income Households,” 3.

ing Evictions?” Health Affairs 38:9.

Helped Limit Evictions, but Further Outreach Is

31 Desmond 2012, 89, 118.

48 Urban Institute. “Where Low-Income Jobs Are Being

Needed, ” 6.

32 Matthew Desmond, Carl Gershenson, and Barbara

Lost to COVID-19,” Accessed 4 June 2021.

62 Brent W. Ambrose, Xudong An and Luis A. Lopez

Kiviat. 2015. “Forced Relocation and Residential Insta-

49 U.S. Census Bureau. 2021. “Week 31 Household

2021. “Eviction Risk of Rental Housing: Does It Matter

bility among Urban Renters,” Social Service Review, 256.

Pulse Survey: May 26–June 7: Table 2b. Confidence in

How Your Landlord Finances the Property? ” Federal Reserve Bank of Philadelphia, 6.

33 Rudy Kleysteuber. 2007. “Tenant Screening Thirty

Ability to Make Next Month’s Payment for Renter-

Years Later: A Statutory Proposal To Protect Public Re-

Occupied Housing Units, by Select Characteristics,”

63 U.S. Department of Health and Human Services,

cords,” The Yale Law Journal 116, 1350; Barbara Kiviat Accessed 10 June 2021.

Centers for Disease Control and Prevention. 2021.

and Sara Sternberg Greene. 2021. “Losing a Home

50 Emily A. Benfer, David Vlahov, Marissa Y. Long, Evan

“Temporary Halt in Residential Evictions to Prevent

Because of the Pandemic is Hard Enough. How Long

Walker-Wells, J.L. Pottenger Jr., Gregg Gonsalves, and

the Further Spread of COVID-19.”

Should It Haunt You?” The New York Times, 7 January.

Danya E. Keene. 2021. “Eviction, Health Inequity, and

64 Interview with Peter Hepburn, 7 May 2021.

the Spread of COVID-19: Housing Policy as a Primary

34 Craig Evan Pollack, Kathryn M. Leifeit, and Sabriya

65 Aaron Shroyer. 2021. “Tracking the Impact of the

Pandemic Mitigation Strategy,” Journal of Urban L. Linton. 2020. “When Storms Collide: Evictions,

Health 98.

CDC Eviction Moratorium,” PD&R Edge.

COVID-19, And Health Equity,” Health Affairs Blog.

66 U.S. Government Accountability Office.

51 Interview with Emily Benfer, 10 May 2021.

35 Interview with Craig Pollack, 7 May 2021.

67

52 Anjalika Nande, Justin Sheen, Emma L. Walters, Bren-

Hepburn et al.

36 Yerko Rojas. 2017. “Evictions and short-term all-cause

nan Klein, Matteo Chinazzi, Andrei H. Gheorghe, Ben

68 Peter Hepburn and Renee Louis. 2021. “Preliminary

mortality: a 3-year follow-up study of a middle-aged

Adlam, Julianna Shinnick, Maria Florencia Tejeda,

Analysis: Six Months of the CDC Eviction Morato-

Swedish population,” International Journal of Public Samuel V. Scarpino, Alessandro Vespignani, Andrew

rium,” Eviction Lab.

Health 62:3.

J. Greenlee, Daniel Schneider, Michael Z. Levy, and

69 U.S. Government Accountability Office.

37 Ashley C. Bradford and W. David Bradford. 2020.

Alison L. Hill. 2021. “The effect of eviction moratoria

70

“The effect of evictions on accidental drug and alco-

Kristian Hernández. 2021. “Some States Ban Evictions

on the transmission of SARS-CoV-2,” Nature Com-

hol mortality,” Health Services Research 55:1.

After National Moratorium Ends,” Pew Charitable munications 12.

Trusts, 9 June; Cunningham, Hariharan, and Fiol.

38 Yerko Rojas and Sten-Åke Stenberg. 2016. “Evictions

53 Benfer et al.

71

and suicide: a follow-up study of almost 22,000 Swed-

Hepburn et al., 5.

54 U.S. Centers for Disease Control and Prevention.

ish households in the wake of the global financial

72 National Low Income Housing Coalition. 2021.

2020. “COVID-19 Racial and Ethnic Health Dispari-

crisis,” Journal of Epidemiol Community Health 70:4,

“Frequently Asked Questions: Eligibility for Assistance

ties: Disparities in COVID-19 Illness” ; U.S. Centers for 409–13.

Based on Immigration Status.”

Disease Control and Prevention. 2020. “COVID-19

39 Gracie Himmelstein and Matthew Desmond. 2021.

Racial and Ethnic Health Disparities: Disparities in

73 U.S. Department of Housing and Urban Develop-

“Association of Eviction With Adverse Birth Outcomes

COVID-19-Associated Hospitalizations”; U.S. Centers

ment. 2021. “Fact Sheet: Housing Provisions in the

Among Women in Georgia, 2000 to 2016,” JAMA for Disease Control and Prevention. 2020. “COVID-19

American Rescue Plan Act of 2021.”

Pediatrics 175:5.

Racial and Ethnic Health Disparities: Disparities in

74 Interview with Emily Benfer.

40 Collinson and Reed.

Deaths from COVID-19.”

75 Interview with Sophie Collyer, 7 May 2021.

41 Matthew Desmond and Rachel Tolbert Kimbro. 2015.

55 Emily Benfer, Gregg Gonsalves, Danya Keene, and

76 Interview with Peter Hepburn.

“Eviction’s Fallout: Housing, Hardship, and Health,”

David Vlahov. 2021. “Housing Policy & Health Equity

77 Interview with Sophie Collyer.

Social Forces.

During the Covid-19 Pandemic,” Public Health Post, 3

May.

78 Interview with Emily Benfer; Interview with Peter

42 Andreas Pilarinos, May Clare Kennedy, Ryan McNeil,

Hepburn.

Huiru Dong, Thomas Kerr, and Kora DeBeck. 2017.

56 Lucy Block. 2021. “220,000 Tenants on the Brink and

79

“The association between residential eviction and

Counting,” Association for Neighborhood & Housing Will Fischer. 2021. “For Struggling Renters: Housing

syringe sharing among a prospective cohort of

Development, 17 March.

Vouchers for All Who Need Them, ” Center on Budget street-involved youth,” Harm Reduction Journal 14:1.

57 Peter Hepburn, Renee Louis, Joe Fish, Emily Lem-

and Policy Priorities.

80

43 Linda M. Niccolai, Kim M. Blankinship, and Danya

merman, Anne Kat Alexander, Timothy A. Thomas,

Michelle Conlin. 2021. “‘This is not justice.’ Tenant

E. Keene. 2019. “Eviction from Renter-occupied

Robert Koehler, Emily Benfer, and Matthew Desmond.

activists upend U.S. eviction courts,” Reuters, 8

Households and Rates of Sexually Transmitted Infec-

2021. “U.S. Eviction Filing Patterns in 2020,” Socius:

February.

tions: A Country-level Ecological Analysis,” Sexually

Sociological Research for a Dynamic World 7, 1–18.

81 Laura Jedeed and Shane Burley. 2021. “As an Eviction

Transmitted Diseases 46:1.

58 Kathryn M. Leifheit, Sabriya L. Linton, Julia Raifman,

Crisis Looms, Tenant Organizing Explodes Across the

44 Mary Clare Kennedy, Thomas Kerr, Ryan McNeil,

Gabriel L. Schwartz, Emily A. Benfer, Frederick J.

Country,” Truthout, 25 January.

12

Prevalence and Impact of Evictions

HIGHLIGHTS

n Policymakers need reliable data to

develop effective interventions to

health, and increased rates of mental

spotlight

In 2016, the most recent year in

promote housing stability, but current

which national estimates are avail-

health disorders such as depression and

eviction data are often incomplete,

ch

able, 3.7 million households received

suicide.4 The associations between

incorrect, or difficult to compare

eviction filings, representing 8 out of

eviction and child health have been

across geographic areas.

every 100 renter households.1 The

well documented, including adverse

n Developing a national eviction data-

COVID-19 pandemic has brought issues

birth outcomes, increased rates of food

resear

base will improve researchers’ ability

of longstanding financial precarity and

insecurity among young children, and

to track and understand eviction trends

a national shortage of affordable hous-

poor physical and mental health in

and help policymakers design more

ing into stark relief, with an estimated

adolescents and young adults.5 Evic-

effective policies to prevent eviction.

one in seven renters overall behind on

tion proceedings can become part of a

n Because many evictions occur

rent as of April 2021, including one

tenant’s housing record, even in cases

outside of the court system, local and

in five renters living with children.2

in which the tenant wins, so households

national surveys that capture informa-

The result is a staggering number of

experiencing eviction experience

tion directly from renters about their

households at risk of eviction, a tidal

greater difficulty finding future housing.6

experiences of illegal and informal

wave held only partially at bay by public

These consequences create a vicious

forced moves will be needed to com-

health eviction moratoriums. Moreover,

circle that results in more housing insta-

plement a tracking system oriented

the toll of evictions is unevenly distrib-

bility and economic challenges.

toward formal evictions.

uted, with female-headed households,

households with children, low-income

Despite the growing policy and research

to collect data on evictions across the

renters, and renters of color being

interest in eviction, researchers still

United States and describes the op-

disproportionately affected.3

have an incomplete understanding of

portunities and challenges associated

its prevalence and effects. Accurate

with different approaches, including

Eviction can have serious social and

measures of eviction prevalence at the

collating court records and using survey

health consequences, including inter-

local, state, and national levels are often

measures. We conclude by summarizing

rupted employment, worsened physical

lacking. This article summarizes efforts

current efforts to create a national eviction

Female-headed households and households with children are at elevated risk of eviction.

13

database and recommendations for best

Current Eviction

The Eviction Lab has been tracking

practices.

Tracking Efforts

weekly eviction filings in 28 cities and 5

To understand the scope and impact

states throughout the COVID-19 pan-

The Eviction Process

of eviction across the United States,

demic.16 Other local stakeholders have

The formal process of evicting tenants

jurisdictions must collect reliable data

also started tracking evictions within

from their home typically involves five

that accurately describe trends in their

their jurisdictions, including Oklahoma;

steps:

communities. Courts typically record

Florida; and King County, Washington.17

several basic facts about each eviction

These projects, although crucial for

(1) The landlord notifies tenants of the

case, including the date of the eviction

describing local and national trends, are

intent to evict.

filing, property address, and names of

incredibly time- and resource-intensive

(2) The landlord files an eviction notice

the plaintiff and defendant.12 These

efforts and have been conducted mostly

with the court.

data, when compiled at the neighbor-

by academic institutions or community

(3) Court proceedings begin.

hood, county, state, or national level,

nonprofits with limited budgets and

(4) The court renders its judgment.

are essential for understanding where

competing demands.

(5) The judgment is executed (that is, the

and when evictions are occurring.

evicted tenants are forcibly removed).7

Policymakers and researchers can use

Challenges in Using Court

the administrative data that the court

Data to Track Evictions

The process varies somewhat across

system collects to track changes in

Eviction tracking efforts are hampered

jurisdictions. In Dallas, tenants can go

eviction rates over time and identify

by several limitations in existing court

from missing rental payments to an

areas that may benefit from additional

records. First, court records do not

executed eviction within 2 weeks, but

resources or interventions. Depending

include many instances in which tenants

in Baltimore, eviction can take more

on how the data are collected, court

are forced to vacate their homes, such

than 2 months.8 Eviction is a civil pro-

records can be used to identify evic-

as informal evictions that occur outside

ceeding, so most tenants do not have

tion hotspots as well as landlords with

of the legal system. Although the evic-

a right to legal representation. Nearly

disproportionately high eviction rates.

tion process begins with the landlord

all tenants are unrepresented, whereas

Like all public health issues, evictions

notifying the tenant of their intention

most landlords are represented by legal

must be measured and described to

to evict, often by verbal or written notice,

counsel, often resulting in an imbal-

develop targeted policy solutions.

most jurisdictions begin tracking an

ance of power in court proceedings.9

eviction case only after a formal filing of

However, several jurisdictions, includ-

At present, the largest national source

a summons and complaint.18 Finally,

ing San Francisco; New York City; and

of eviction data is the Eviction Lab at

some jurisdictions, including Oregon

Newark, New Jersey, have extended the

Princeton University, which has com-

and Los Angeles, conduct “no-fault”

right to legal representation to tenants

piled and standardized eviction data

evictions — those pursued for reasons

facing eviction.10

through 2016 from all 50 states and

other than nonpayment of rent or lease

Washington, D.C.13 Although these data

violations — outside of the civil court

Most efforts to compile eviction estimates

offer the most comprehensive picture

system.19 These data must be merged

rely on court filings and proceedings.

of eviction available, they have several

with “at fault” eviction records to ac-

Court records, however, do not capture

key limitations. These data require

curately understand the prevalence of

informal evictions in which tenants are

robust data processing, including clean-

evictions in these communities.

forced out of their homes by threat,

ing, standardizing, and aggregating,

buyout, changed locks, or utility shut-

before they are released to researchers

Second, existing court records often

offs. Tenants may vacate their homes

and policymakers. In addition, evic-

have few or none of the data needed to

without an eviction notice ever being

tion rates at the city or neighborhood

understand the cause, scope, and con-

filed, leaving no official record of their

level frequently are unavailable. Other

sequences of evictions. Court records

departure. Because these data can-

researchers have tracked and analyzed

typically do not include the reasons for

not be captured solely through court

local eviction data, for example, in

eviction or any predisposing factors

records, relying on court estimates

Washington State and Baltimore, Mary-

such as rental arrears, lease violations,

alone to determine the scope of the

land.14 Finally, community-based tenant

or informal negotiations between the

eviction crisis leads to underreporting.

advocacy organizations have compiled

landlord and the tenant. Records may

Estimates of the prevalence of infor-

detailed eviction estimates using their

list only one defendant, so the evic-

mal evictions largely come from renter

indepth knowledge of local eviction

tion’s impact on other members of the

surveys such as the Milwaukee Area

landscapes, including the Anti-Eviction

household, including children, cannot

Renters Study (MARS), which estimates

Mapping Project in California and New

be fully quantified. Tenant character-

that informal evictions may be twice

York City, City Life/Vida Urbana in

istics such as race, ethnicity, gender,

as common as formal ones.11

Boston, and many others.15

household size, and immigration status

14

The eviction process varies across jurisdictions, but it typically involves five steps: landlord notice, court filing, court proceedings, court judgment, and execution of judgment.

are not routinely collected, which limits

based on an eviction record that im-

Approximately one in three counties in

the ability to describe disparities rel-

plies that they were successfully evicted.

the United States do not have publicly

evant to the Fair Housing Act or other

Inaccurate records can also involve

available eviction data, including many

standards. To describe disparities in

true duplicates because of court error

counties with large renter popula-

impact, researchers frequently approxi-

or serial filings — purposeful repeated

tions.24 In some cases, these data are

mate these characteristics by assigning a

filings by landlords on one household

sealed to protect tenants. In other

sex to a defendant’s name or assigning

as a means to collect rent.22 The high

instances, a portion of these data are

defendants a race based on the demo-

proportion of serial filings identified

compiled and standardized by private

graphics of their neighborhoods.20

in some municipalities — as high as 43

companies such as American Information

percent of all cases in South Carolina,

Research Services, Inc. These compiled

Third, administrative court records can

for example — has important implica-

estimates, however, are prohibitively

have missing or incorrect data that may

tions for using court data to understand

expensive; although background check

bias estimates. An analysis of eviction

the extent of evictions. Although the

companies and credit score companies

court records in 12 states revealed that

Eviction Lab tends to produce con-

have the purchasing power to access

between 7 and 47 percent of records

servative estimates of the number of

eviction records and resell the information

were incomplete or inaccurate.21 These

households that have been impacted by

to landlords, researchers, policymakers,

incomplete records include ambiguous

removing duplicates and serial filings,

and tenants themselves often are un-

cases in which the outcome is unre-

researchers may not always clearly ex-

able to access these data.

solved or not listed. For example, nearly

press how they have handled duplicates

17 percent of cases in North Dakota

in their data.23 These differing patterns

Finally, although some jurisdictions may

do not specify whether the tenant was

limit the ability to accurately compare

compile and release their data weekly,

ultimately evicted. This ambiguity can

eviction rates among studies.

others release their data quarterly or

have consequences for tenants; if the

annually, so real-time estimates are

outcome of the case is absent or does

Fourth, even if data collection is

unavailable. Current weekly or monthly

not confirm that the tenant won, ten-

accurate and complete, much eviction

estimates from sources such as the Eviction

ants may be barred from future housing

data nationwide is inaccessible.

Tracking Project have been calculated in

15

the context of the COVID-19 pandemic,

However, a unique set of challenges

moves, which allows for more specific

which may not be comparable with

limit the generalizability of such sur-

tracking of eviction prevalence.34 Differ-

prepandemic trends. Despite their com-

veys. Households that are more likely

ent waves of the U.S. Census Bureau’s

prehensive nature, the Eviction Lab’s most to be impacted by eviction — namely,

Household Pulse Survey have included

recent national-level data are from 2016.

those experiencing homelessness and

questions about housing insecurity, con-

poverty — are precisely those that

cerns about paying rent, and evictions,

Challenges to National

are less accessible through traditional

and these have provided invaluable

Eviction Data Tracking

survey methods.28 Comparing differ-

real-time estimates of housing insecu-

Data harmonization across jurisdictions

ent surveys may be impossible if the

rity during the COVID-19 pandemic.35

is essential to understand state and

survey questions cover different time

national trends in evictions. However,

frames or include eviction among other

Understanding the

data reporting requirements and defini-

reasons for involuntary moves, such

Predictors and Outcomes

tions of terms vary significantly across

as foreclosure or condemnation. Note

of Eviction

jurisdictions, so merging data may

that many households that have been

In addition to estimating eviction

cause a loss of detail from individual

forcibly removed by their landlords do

prevalence and trends over time,

court records.

not perceive it as such.29 Households

researchers must learn what individual,

may attribute their departure from

household, and contextual factors

Efforts to understand state and national

the home to conflicts with landlords,

predispose households to eviction;

trends in evictions must consider the

poor conditions, or trouble paying rent

what the subsequent housing and neigh-

context of the significant variation in

rather than the eviction process itself.30

borhood trajectories are for households

local eviction landscapes. Focusing on

Thus, without careful investigation of

that experience eviction; and how

national trends can mask significant

the reasons for an involuntary move

the experience of eviction impacts

variation across jurisdictions that may

and consideration of the sampling time

numerous other measures such as

be the result of differences in state and

frame, surveys may underestimate the

household economic well-being, chil-

local policies. For example, Baltimore

true prevalence of eviction.

dren’s education, and health status.

landlords are required to file an evic-

Limited information exists on what

tion case as soon as a tenant’s rent is

Several surveys focused on specific

happens to families after they receive

late, whereas the high fees for filing

metropolitan areas, such as MARS and

an eviction judgment. Because ten-

an eviction in Los Angeles discourage

the Los Angeles Family and Neighbor-

ants exit the formal court system after

landlords from opening cases until it

hood Survey, and longitudinal cohort

a judgment is rendered, courts do not

is deemed necessary.25 Each state has its

studies of special populations, such

record whether the tenant has found

own set of pro-tenant and pro-landlord

as the National Longitudinal Study of

a new rental, will stay with family or

policies, so protections available to rent-

Adolescent to Adult Health and the

friends, or will enter the shelter system.

ers in one jurisdiction may be absent

Fragile Families and Child Wellbeing

A survey of evicted families in Milwaukee’s

elsewhere.26 Cities and counties may

Study, include items that assess eviction

rent court found that approximately

also enact different policies. Compiling

history. These items have been studied

one in seven reported that they had

a database of landlord/tenant policies

in the context of health and well-being,

found a new rental, but more than half

across jurisdictions that can be paired

enabling researchers to better assess the

simply did not know where they were

with eviction records would be an

causes and consequences of eviction.31

going to stay after the eviction.36

important step toward understanding

the underlying reasons for the observed

Eviction questions increasingly are

As discussed above, much of the evi-

variation in outcomes.27

being included on nationally representa-

dence surrounding the risk factors and

tive surveys. The American Housing

consequences of eviction at the indi-

Estimating Eviction Preva-

Survey introduced a new topical

vidual level comes from longitudinal

lence Through Surveys

module in 2017 modeled after the

surveys. More robust analyses, however,

Because of the limitations of court

MARS “mover module,” which asks

would link administrative records to

records, surveys are important tool to

respondents about recent evictions, the

overcome reporting biases inherent in

estimate the prevalence of forced hous-

reasons for the evictions, and concerns

surveys. Eviction data are often chal-

ing loss. Critically, surveys can be used

about future evictions.32 The Panel

lenging to link with other databases

to assess participants’ experiences with

Study on Income Dynamics (PSID) asks

such as criminal records, homeless-

both formal and informal evictions. In

respondents about their reasons for

ness trackers, and social services data

addition, these items can be linked with

moving, including involuntary moves

because of the relative lack of unique

a number of other survey responses,

due to eviction, divorce, and foreclo-

identifiers in eviction data. Researchers

including, for example, the health and

sure.33 In the 2021 PSID, eviction was

can also link eviction data with HUD

well-being of household members.

disaggregated from other involuntary

data to understand the extent to which

16

renters with federal housing assistance

Protection of tenant privacy is essen-

disseminated with the ability to exam-

are evicted and, conversely, whether

tial; tenants, landlords, researchers,

ine local trends and detect eviction

evictions led tenants to apply for and

and policymakers should have differ-

hotspots within jurisdictions. Finally,

receive housing assistance. Several stud-

ing levels of access to eviction data

researchers should explore creative

ies have used public assistance data to

to balance individual privacy needs

strategies for tracking informal evic-

obtain identifying information such as

with the need for a detailed analysis

tions, such as consulting with local

birthdates or Social Security numbers

of disparate outcomes for individuals

tenant support hotlines, collaborating

to link eviction datasets to the outcome

within protected classes under the

with legal aid organizations and social

dataset of interest.37 These efforts,

Fair Housing Act.

service agencies, or requiring landlords

however, can link only the portion of

to notify the city of their intention to

eviction cases involving defendants who

To build this national database, poli-

evict a tenant.

also appear on the public assistance

cymakers at the federal, state, and local

rolls and therefore do not reflect the

levels must collaborate. Federal agencies

Current Initiatives

full sample of evicted tenants.

such as HUD can define data collection

Legislative efforts to support a national

system include the Eviction Crisis Act

of 2019, introduced by Senator Michael

Bennet of Colorado.39 This act would

take several steps to address eviction,

including establishing a national

eviction tracking system. The Eviction

Crisis Act would also authorize funding

to study landlord-tenant laws and other

local factors associated with evictions

and would prohibit eviction cases that

were ruled in favor of the tenant from

appearing on tenant screening reports.

Similar House legislation has been

proposed, including the Housing Emer-

The Eviction Lab at Princeton University gencies Lifeline Program Act of 2020

introduced by Representative Ayanna

Pressley of Massachusetts and the We

Courtesy of Need Eviction Data Now Act of 2020

Princeton University’s Eviction Lab tracks available eviction data throughout the country, but some reporting introduced by Representative Rosa

gaps persist.

DeLauro of Connecticut.40

Goals for a National

standards and provide technical assis-

In addition, HUD has been tasked with

Eviction Tracking System

tance, funding, and incentives to local

studying the feasibility of creating a

In the context of the data collection

agencies. Local stakeholders can develop

national eviction database. This report,

challenges described above, a con-

strategies to construct jurisdiction-level

requested by Congress in the fiscal year

sortium of housing advocates and

databases that balance local data collec-

2021 appropriations bill, will be submit-

researchers, including New America,

tion priorities with federal standards.

ted to the Committee on Appropriations

Eviction Lab, and the National Low

in each chamber by fall 2021.41

Income Housing Coalition, have

To complement the development of

developed a model for an ideal eviction

the national eviction tracking system

Finally, the development of a housing

tracking database as well as recommen-

described by this consortium, a com-

security module for national surveys

dations for building such a database.38

prehensive understanding of America’s

is underway.42 This survey instrument,

Eviction data collection in each

eviction problem must include esti-

like the 18-item U.S. Department of

jurisdiction must be complete and

mates of illegal or informal forced

Agriculture food security module,

reliable, including, among other key

moves. Because many, if not most,

would capture standardized responses

variables, the address of the property

evictions occur outside the court system,

that could be compared across contexts

and the outcome of the case. Variables

local and national surveys can fill this

and timespans. This module would

should be standardized to allow for

information gap, especially when using

include items related to housing

aggregation at the state and national

carefully worded survey instruments to

affordability, stability, and quality. The

level. Neighborhood-level summaries

understand the nature of the eviction.

optimal module would also include

should be timely and easily available.

These data should be collected and

items that accurately measure instability

17

due to forced moves, such as formal or

“Discrimination in Evictions: Empirical Evidence and

Legal-Assistance/Housing-Justice-Project/HJP-Heat-

Legal Challenges,” Harvard Civil Rights-Civil Liberties

Map). Accessed 22 May 2021.

informal eviction. This module was first

Law Review 51:1, 115–58.

18 Nelson et al.

piloted in the 2019 American Housing

4 Matthew Desmond and Carl Gershenson. 2016. “Housing

19 Ibid.; Aiello et al.

Survey, with plans to develop a compos-

and Employment Insecurity among the Working Poor,”

20 Hepburn et al.; Matthew Desmond. 2012. “Eviction

Social Problems 63:1, 46–67; Hugo Vásquez-Vera, Laia

ite housing insecurity scale.

and The Reproduction of Urban Poverty,” American Palència, Ingrid Magna, Carlos Mena, Jaime Neira, and

Journal of Sociology 118:1, 88–133.

Carme Borrell. 2017. “The threat of home eviction and

Conclusion

its effects on health through the equity lens: A system-

21 Adam A. Porton, Ashley A. Gromis, and Matthew

atic review,” Social Science and Medicine 175, 199–208; Desmond. 2020. “Inaccuracies in Eviction Records:

Evictions are, sadly, catastrophic and

Matthew Desmond and Rachel Tolbert Kimbro. 2015.

Implications for Renters and Researchers,” Housing Policy Debate.

commonplace. Public and academic

“Eviction’s Fallout: Housing, Hardship, and Health,”

Social Forces 94:1, 295–324; Yerko Rojas and Sten-Åke

22 Brian J. McCabe and Eva Rosen. 2020. “Eviction in

interest in the harmful effects of evic-

Stenberg. 2016. “Evictions and suicide: A follow-up

Washington, DC: Racial and Geographic Disparities in

tion continues to increase, and the

study of almost 22 000 Swedish households in the wake

Housing Instability.”

of the global financial crisis,” Journal of Epidemiology 23

economic upheaval of the COVID-19

Desmond et al. 2018.

and Community Health 70:4, 409–13.

24 Tim Robustelli, Yuliya Panfil, Katie Oran, Chenab

pandemic has highlighted the precar-

5 Gracie Himmelstein and Matthew Desmond. 2021.

Navalkha, and Emily Yelverton. 2020. “Displaced in

ity of stable housing for millions of

“Association of Eviction With Adverse Birth Outcomes

America,” New America.

Among Women in Georgia, 2000 to 2016,” JAMA American families. Policymakers must

25

Pediatrics 175:5, 494–500; Aayush Khadka, Günther

Nelson et al.

26

equip themselves with reliable data to

Fink, Ashley Gromis, and Margaret McConnell. 2020.

Megan E. Hatch. 2017. “Statutory Protection for Rent-

“In utero exposure to threat of evictions and preterm

ers: Classification of State Landlord–Tenant Policy

develop universal and targeted inter-

birth: Evidence from the United States,” Health Services

Approaches,” Housing Policy Debate 27:1, 98–119.

ventions to support housing stability. At

Research 55, 823–32; Kathryn M. Leifheit, Gabriel L.

27 Katie Moran-McCabe, Joshua Waimberg, and Adri-

Schwartz, Craig E. Pollack, Kathryn J. Edin, Maureen

enne Ghorashi. 2020. “Mapping Housing Laws in the

present, eviction data are often incom-

M. Black, Jacky M. Jennings, and Keri N. Althoff.

United States: A Resource for Evaluating Housing

plete, incorrect, or difficult to compare

2020. “Severe Housing Insecurity During Pregnancy:

Policies’ Impacts on Health,” Journal of Public Health

Association With Adverse Birth and Infant Outcomes,”

across geographic areas. Building a na-

Management and Practice 26:2, S29-S36.

International Journal of Environmental Research and Public

28 Porton et al.

tional eviction database that aggregates

Health 17:22, 1–12; Morgan K. Hoke and Courtney E.

29 Desmond 2012.

standardized and reliable local data

Boen. 2021. “The Health Impacts of Eviction: Evidence

from the National Longitudinal Study of Adolescent

30 Desmond and Shollenberger.

will significantly improve researchers’

to Adult Health,” Social Science & Medicine 273; Megan 31 Leifheit et al.; Hoke et al.; Desmond and Shollen-ability to understand trends in eviction

E. Hatch and Jinhee Yun. 2020. “Losing Your Home Is

berger.

Bad for Your Health: Short- and Medium-Term Health

32

rates across time and space. Including

Shawn Bucholtz. 2018. “Introducing the 2017 Ameri-

Effects of Eviction on Young Adults,” Housing Policy

can Housing Survey,” PD&R Edge.

information on tenants and landlords

Debate.

33 Katherine McGonagle and Narayan Sastry. 2016. “Us-

6

involved in eviction cases will elucidate

Kristin Ginger. 2018. “Eviction Filings Hurt Tenants,

ing the Panel Study of Income Dynamics To Analyze

Even If They Win,” Shelterforce.

disparities in evictions. Through local

Housing Decisions, Dynamics, and Effects,” Cityscape 7 Kyle Nelson, Phillip Garboden, Brian J. McCabe, and

18:1, 185–99.

and national collaboration, policymakers

Eva Rosen. 2021. “Evictions: The Comparative Analysis

34 “Documents- Questionnaires & supporting documen-

Problem,” Housing Policy Debate.

can build comprehensive infrastructure

tation,” University of Michigan Institute for Social

8 Ibid.

Research, Panel Study of Income Dynamics website

and strategies to effectively combat

9 Ericka Petersen. 2020. “Building a House for Gideon:

(psidonline.isr.umich.edu/Guide/documents.aspx).

America’s eviction epidemic.

The Right to Counsel in Evictions,” Stanford Journal of Accessed 1 June 2021.

Civil Rights & Civil Liberties 16:1.

35 U.S. Census Bureau. 2021. “Measuring Household

— Dana Goplerud, Johns Hopkins

10 Ibid.

Experiences during the Coronavirus Pandemic,”

University

11 Desmond and Shollenberger.

Household Pulse Survey Phase 3.1. Accessed 22 May,

2021.

— Craig Pollack, Johns Hopkins

12 Matthew Desmond, Ashley Gromis, Lavar Edmonds,

36

James Hendrickson, Katie Krywokulski, Lillian Leung,

Desmond 2012.

University

and Adam Porton. 2018. “Eviction Lab Methodology

37 Robert Collinson and Davin Reed. 2018. “The Effects

Report: Version 1.0, ” Princeton: Princeton University.

of Evictions on Low-Income Households” ; Francisca 13 The Eviction Lab. “Eviction Lab” (evictionlab.org).

García-Cobián Richter, Claudia Coulton, April Urban,

Accessed 22 May 2021.

and Stephen Steh. 2021. “An Integrated Data System

1 Matthew Desmond. 2020. “On the Brink of Home-

Lens Into Evictions and Their Effects,” Housing Policy 14

lessness: How the Affordable Housing Crisis and the

“The Evictions Study,” The Evictions Study website

Debate.

Gentrification of America Is Leaving Families Vulner-

(evictions.study). Accessed 22 May 2021.

38 Yuliya Panfil, Sabiha Zainulbhai, and Tim Robustelli.

able,” statement before the United States House of 15 Daniela Aiello, Lisa Bates, Terra Graziani, Christopher

2021. “Why Is Eviction Data so Bad?” New America.

Representatives Committee on Financial Services, 3.

Herring, Manissa Maharawal, Erin McElroy, Pamela

39 United States 116th Congress. 2019. S. 3030- Eviction

2 Center on Budget and Policy Priorities. 2021. “Track-

Phan, and Gretchen Purser. 2018. “Eviction Lab

Crisis Act of 2019 .

ing the COVID-19 Recession’s Effects on Food,

Misses the Mark,” Shelterforce.

Housing, and Employment Hardships,” Special Series: 40

16 The Eviction Lab. “The Eviction Tracking System”

United States 116th Congress. 2020. H.R. 7847- HELP

COVID Hardship Watch.

(evictionlab.org/eviction-tracking/). Accessed 20

Act of 2020; United States 116th Congress. 2020.

3 Matthew Desmond and Tracey Shollenberger. 2015.

March 2021.

H.R.7743- We Need Eviction Data Now Act of 2020 .

“Forced Displacement From Rental Housing: Preva-

41

17 Open Justice Oklahoma. “Oklahoma Court Tracker”

United States Senate Committee on Appropriations.

lence and Neighborhood Consequences,” Demography

(openjustice.okpolicy.org/blog/oklahoma-court-

2020. “Congress Reaches Deal, Files FY21 Omnibus to

52:5, 1751–72; Matthew Desmond, Weihua An,

tracker/). Accessed 22 May 2021; Florida Housing

Fund Govt, Provide COVID Relief,” News, 21 Decem-Richelle Winkler, and Thomas Ferriss. 2013. “Evicting

Data Clearinghouse. “Geographic Areas: COVID-19:

ber. Accessed 23 May 2021.

Children,” Social Forces 92:1, 303–27; Peter Hepburn,

Workforce & Housing Indicators” (flhousingdata.

42 Nicole E. Watson and George R. Carter. 2020. “Toward

Renee Louis, and Matthew Desmond. 2020. “Racial

shimberg.ufl.edu/covid-19). Accessed 1 June 2021;

Implementation of a National Housing Insecurity

and Gender Disparities among Evicted Americans,”

King County Bar Association Housing Justice Project.

Research Module,” Cityscape: A Journal of Policy Develop-Sociological Science 7, 649–62; Deena Greenberg,

“HJP-Heat Map” (www.kcba.org/For-the-Public/Free-

ment and Research 22:1, 227–48.

Carl Gershenson, and Matthew Desmond. 2016.

18

Eviction Prevention Initiatives

HIGHLIGHTS

ctice

n Philadelphia’s Eviction Diversion

pra

in

S

Program requires landlords to apply

ince the onset of the COVID-19

Prevention Program in 2018 as a 3-year

for rental assistance and enter media-

pandemic, local governments and

pilot to offer one-time rental assistance

tion with tenants before they can file

nonprofit organizations have adopted

and legal services to those facing evic-

an eviction case, thereby alleviating

various policies and programs to

tion.2 Philadelphia and Grand Rapids,

the strain on courts and encouraging

mitigate the pandemic-induced evic-

along with Richmond, Virginia;

parties to reach resolutions that keep

tion crisis and keep residents in their

Norfolk, Virginia; and Pittsburgh,

tenants in their homes.

communities stably housed. Some

Pennsylvania, participated in the

n The Eviction Prevention Program

of these tools include local govern-

Eviction Prevention Cohort, an initia-

in Grand Rapids, Michigan, offers

ment moratoria that stay evictions in

tive launched by the National League

rental assistance to tenants at risk of

the short term, whereas others, such

of Cities (NLC) and Stanford Legal

eviction by requiring tenants, land-

as eviction prevention and diversion

Design Lab in June 2020 to brainstorm

lords, and judges, to sign conditional

programs incorporating financial aid,

strategies and share lessons to mitigate

dismissals ― agreements that allow

counseling, and legal assistance, can be

the eviction crisis.3 Nonprofit organiza-

tenants to repay past-due rent.

effective longer-term interventions for

tions have also emerged as important

n Colorado’s COVID-19 Eviction Defense

at-risk tenants. The city of Philadelphia

actors in preventing evictions during

Project, which emerged in response

launched its Eviction Diversion Program

the pandemic. A Colorado nonprofit,

to high rates of eviction due to the

in September 2020, pairing mediation

the Community Firm, provides legal

pandemic, offers eligible tenants

support with emergency rental assis-

services and financial assistance to af-

legal services and rental assistance

tance for landlords and tenants.1 Grand

fected residents through its COVID-19

through the Colorado Stability Fund.

Rapids, Michigan, created its Eviction

Eviction Defense Project.4 These

National League of Cities

In 2020, the National League of Cities and the Stanford Legal Design Lab initiated the Eviction Prevention Cohort. City officials from five cities, including Philadelphia and Grand Rapids, received technical assistance, virtual training, and peer-to-peer resource sharing on preventing evictions in their respective cities.

19

City of Philadelphia

Compared with the city’s White and Hispanic renters, African-American renters in Philadelphia have historically faced higher rates of eviction filings.

programs offer landlords and tenants

White renters, respectively.8 Such dispari-

hotline, and an informational website.11

avenues for structured communication

ties in eviction filings, especially in South

The task force also recommended that

and rental assistance to avert evictions

Philadelphia and other low-income

the city implement a prefiling media-

and their cascading effects on families

neighborhoods with minority residents,

tion program that could resolve conflicts

and the community.

spurred the creation of programs to

between landlords and tenants before

address these challenges.9

they could escalate to an eviction filing

Philadelphia Enacts

in court.12 In fall 2019, the city received

Eviction Diversion

In September 2017, Philadelphia Mayor

funding to conduct an eviction diver-

Nearly half of all Philadelphia house-

James Kenney established the Mayor’s

sion pilot program led in large part by

holds are renters, and 55 percent of

Task Force on Eviction Prevention

Good Shepherd Mediation Program

them are housing cost burdened, paying

and Response, which solicited input

(GSMP), a nonprofit neighborhood

more than 30 percent of their house-

from stakeholders to assess the city’s

justice center that recruits and trains

hold income on rent.5 Even before the

eviction challenges and recommend

volunteer mediators, and CLS.13 Over

COVID-19 pandemic, Philadelphia had

strategies for eviction prevention. One

4 months, GSMP worked with a small

the fourth-highest eviction rate among

of the task force’s recommendations

number of landlord-tenant pairs to

large U.S. cities.6 In 2016, more than

was to increase legal representation

reach resolutions. Through this pilot,

1 out of 14 renters in Philadelphia

for low-income tenants, and in January

program partners began envisioning

faced eviction, and in 2017, the city had

2018, the city partnered with nonprofit

how a diversion program could operate

approximately 24,000 formal eviction

legal services agencies to establish the

and the necessary partners for conduct-

filings. Historically, households headed

Philadelphia Eviction Prevention Proj-

ing mediation and outreach, ultimately

by African-American women with chil-

ect (PEPP).10 Managed by Community

laying the groundwork for a larger

dren and those with low educational

Legal Services (CLS), an organization

program to assist tenants and landlords

attainment have been disproportionately

offering free legal representation and

during the pandemic.14

affected by evictions in Philadelphia.7

advocacy, and a coalition of other legal

From 2018 to 2019, 2.8 times more

services and tenant advocacy organiza-

Pandemic Response

eviction cases were filed against African-

tions, PEPP provides several services for

In June 2020, Philadelphia enacted the

American renters in the city than against

individuals facing eviction, including

Emergency Housing Protections Act

White renters. Nearly 9 percent of

free legal assistance, onsite attorneys

(EHPA) to help tenants grappling with

African-American renters were evicted

in court through its Lawyer of the Day

pandemic-induced income loss remain

during this period compared with 5.2

program, housing and financial coun-

in their homes and prevent mass evic-

percent and 3.1 percent of Hispanic and

seling, community education, a tenant

tions. EHPA authorized the creation

20

of the Eviction Diversion Program and

form and deliver it to the landlord, who

and landlords, who need rent pay-

required landlords and renters to enter

must then request mediation through

ments to avoid foreclosure.21

a mediation process before initiating

the Eviction Diversion Program web

formal eviction proceedings in court.15

portal before filing in court. GSMP staff

In January 2021, the city extended the

The program officially launched on

then assign mediators and schedule

mandate for landlords to participate

September 1, 2020, a day after Pennsyl-

the mediation conference call, which

in the Eviction Diversion Program,

vania’s eviction moratorium expired.16

occurs within 30 days of the request.

which was originally set to expire on

The city contracted with GSMP to

GSMP also assigns tenants a housing

December 31, 2020, through March 31,

mediate incoming cases because of its

counselor, drawn from a network of

2021.22 City officials also explored the

previous mediation experience in the

social service agencies, so they can

possibility of operating the diversion

pilot. According to Sue Wasserkrug,

discuss finances, determine the amount

program under the Philadelphia Mu-

program administrator at GSMP, the

of rental assistance needed, and devise

nicipal Court. Partners were concerned

major goals of the diversion program

an affordable repayment plan (if rental

that once participation in the Eviction

were to avoid mass evictions, encourage

assistance does not cover the arrears).19

Diversion Program was no longer man-

communication between landlords and

During the call, mediators write the

datory, many landlords would proceed

tenants, and prevent filings that could

agreement using a standard template.

to file, overwhelming the court system.

permanently stain tenants’ records.17

GSMP staff review and email the final

On April 1, 2021, the Municipal Court

agreement to landlords and tenants,

passed a 45-day order (later extended

Thirty days before filing for eviction,

maintain records of all the agree-

through August 31, 2021) requiring

landlords must send tenants a notice of

ments, and code the outcomes of

landlords to apply for rental assistance

rights that outlines the process for quali-

each case on the city portal.20 The

and participate in the Eviction Diver-

fying for protections under EHPA.18

goal is to reach an agreement that

sion Program before filing a residential

The tenant must complete a COVID-19

benefits both tenants, who have lost

eviction case in court for nonpayment

Certification of Financial Hardship

income because of the pandemic,

of rent.23 Before this order, the Eviction

City of Philadelphia, Office of Community Empowerment and Opportunity

Philadelphia’s Task Force on Eviction Prevention and Response, cochaired by Mitchell Little, gathered input from community stakeholders on the city’s eviction challenges and made recommendations to the mayor and city council.

21

The pace of eviction filings amid an affordable housing shortage led the city of Grand Rapids and its partners to launch the Eviction Prevention Program in 2018 to offer rental assistance and legal services to at-risk tenants.

Diversion Program operated separately

August 2022, sustaining the program

negotiating agreements. According

from the court system, and the Munici-

beyond the pandemic.25 During three

to Rachel Garland, managing attor-

pal Court did not screen out cases that

phases, from May 2020 through March

ney in the housing unit at CLS, most

were already enrolled in diversion or

2021, the city provided more than $65.6

participants have complied with the

were out of compliance with EHPA

million in emergency rental assistance

agreements, the majority of which are

requirements. As a result, landlords

(ERA) funds to more than 16,000

repayment arrangements enabling

filed many eviction cases that instead

households through the Coronavirus

tenants to stay in their homes. When

should have gone through the diversion

Aid, Relief, and Economic Security

the Eviction Diversion Program began,

process, and the tenants in these cases

(CARES) Act as well as state and city

GSMP conducted 10 to 15 mediations

faced eviction judgments as well as

assistance received from the U.S. De-

per week, but as awareness of the

filings, both of which are in a tenant’s

partment of the Treasury’s Coronavirus

program grew, the number of media-

permanent record and are barriers to

Relief Fund.26 In the fourth phase, as of

tions skyrocketed to an average of 50

finding stable housing in the future.

April 2021, $97 million in ERA funds

to 60 per week by November 2020,

CLS worked with landlords’ counsel to

allocated from the 2021 Consolidated

with an additional 40 to 80 cases going

prepare a bench card to help the court

Appropriations Act had been secured

through a triage process that stream-

understand EHPA protections. The

for rental assistance and utility pay-

lined agreements for high-volume

new court order streamlines the diver-

ments, and additional funds will come

landlord attorneys.29

sion process for landlords and tenants

from the American Rescue Plan Act

because, by screening filings, the court

of 2021.27 In phase four, an estimated

The program’s tenant education com-

ensures that all landlords and tenants

10,000 to 15,000 eligible tenants will

ponent, led by housing counselors,

are able to access rental assistance and

receive up to $2,000 per month for up

has also prevented tenant-landlord

diversion before filing an eviction case,

to 18 months to pay back rent and no

conflicts from arising by teaching ten-

thus preventing unnecessary court fil-

more than 3 months of forward rent.

ants how to resolve issues outside of

ings, reducing the burden on the court,

Assistance to pay current or past utility

court. CLS is hopeful that the Munici-

and resolving cases without a harmful

bills is also available.28

pal Court will continue to extend the

eviction filing on a tenant’s record.24

Eviction Diversion Program participa-

As of May 2021, the Eviction Diversion

tion mandate or make it permanent.

Federal funding and support from

Program had mediated approximately

Doing so would help normalize this

the city council will allow the Eviction

1,200 cases, of which about 80 percent

“culture shift” of communication and

Diversion Program to continue through

had reached agreements or continued

persuade landlords to favor diversion

22

over eviction, which would keep tenants

tenants using email, text messages,

and reroute tenants to PEPP.39 Accord-

in their homes and encourage regu-

and phone calls rather than through

ing to Garland, the success of PEPP

lar dialogue with tenants to resolve

postal mail, which creates delays. Many

led the city council to unanimously

disputes.30

landlords do not have their tenants’

pass a right to counsel law, enacted on

phone numbers and email addresses,

December 4, 2019, that offers free legal

Overcoming Challenges

so the program, noted Garland, “has been

representation for low-income residents

Unlike a court case, in which one party

shifting the culture for the landlords to

facing eviction.40 Philadelphia is one

wins and another party loses, media-

have this information” and prioritize

of the few cities in the nation to adopt

tion involves facilitating a conversation

communication with their tenants.36

a right to counsel law for low-income

between the landlord and the tenant

residents.41 The city plans to phase in

with the goal of reaching a resolution.

Another challenge, Wasserkrug noted,

the right to counsel over 5 years but

Wasserkrug stated that prefiling media-

is running a program that essentially is

has yet to fund the program.42 Garland

tion is a “win-win-win” because landlords

still being built. She credits the success

emphasized the need to examine evic-

get their income back without the

of the Eviction Diversion Program to a

tion holistically and to recognize that,

hassle of going to court or dealing with

strong coalition of partners that have

unfortunately, rental assistance and

tenant turnover, tenants avoid having to

been flexible and willing to adapt as

diversion will not solve all eviction chal-

move out or go to court, and the entire

unanticipated changes to the program

lenges. Funding for right to counsel,

community averts the devastating

arise. Regular updates keep the media-

she asserted, will help tenants resolve

consequences of mass evictions.31 The

tors informed of revised protocols based

more complicated eviction issues.43

newness of the Eviction Diversion

on feedback from housing counseling

Program, however, meant that many

agencies, landlords’ attorneys, land-

Preventing Evictions

landlords and tenants were unfamiliar

lords, and the mediators themselves.37

in Grand Rapids

with it and unsure of its legitimacy.32

In addition, CLS is involved in build-

When the COVID-19 pandemic

A survey of 600 landlords in September

ing and troubleshooting the program

emerged, the city of Grand Rapids,

2020, along with indepth interviews

and holds weekly sessions with housing

Michigan, was already facing an af-

with landlords, property managers,

counseling agencies to sort through ten-

fordable housing shortage. In 2019, an

and attorneys from March to October

ant cases and offer suggestions. “This is

estimated 33,615 households — 44.6

2020, revealed that many landlords

a whole new area of law” for the groups

percent of all Grand Rapids house-

were unaware of the program. Approxi-

running the program, said Garland, and holds — were renters, and 52 percent

mately 73 percent of Philadelphia’s

CLS is improving the program’s design

of them were cost burdened, spending

landlords own just one or two units,

by hosting listening and training sessions more than 30 percent of their income

making up 18 percent of rental units in

with housing counselors, mediators, land-

on rent.44 In Kent County, where Grand

the city. Roughly 40 percent of mom-

lords, and landlords’ attorneys to collect

Rapids is located, rates of homelessness

and-pop respondents with portfolios

feedback on what aspects of the program

among African-Americans are dispro-

of 5 units or fewer were aware of the

are working well and what changes need

portionally high because of increasing

program compared with nearly 65

to be made.38

housing prices and a history of discrimi-

percent of landlords with 30 or more

natory housing policies. In 2019, nearly

units.33 Because the city relies on these

For situations in which diversion has

1 out of 6 African-American children in

smaller landlords to provide unsub-

not been successful or is not appropri-

the county accessed the homeless sys-

sidized affordable housing, ensuring

ate, CLS can determine which cases

tem compared with only 1 in 130 White

that they are aware of the program and

require legal representation through

children.45 From January 2018 through

its benefits is critical.34 Opposition to

PEPP. The Eviction Diversion Program

December 2020, 9,679 eviction cases

diversion among landlords decreased as

and rental assistance can resolve situations

were filed in the 61st District Court in

they learned that working with existing

related to nonpayment of rent or other

Grand Rapids. The quickening pace of

tenants to obtain funding was in their

low-level issues, “but there are a lot of

eviction filings is an indication of rising

economic best interest, and, according

other things that can lead to eviction,

rents and stagnant wages, a longstand-

to Garland, landlords who participated

and tenants need attorneys to be able to

ing concern among residents.46 A court

in the program once or twice quickly re-

handle these other processes,” Garland

pilot program to prevent evictions was

alized that diversion was a useful tool.35

stated. A repayment agreement will not

one of the recommendations put forth

necessarily solve problems involving

by a 2015 citizen work group formed to

Among the hurdles to reaching tenants

overdue maintenance or hazardous

discuss the future of the city’s housing

are missing or outdated phone num-

living conditions. Such situations can

and develop policy solutions.47

bers and email addresses. Diversion

be legally complicated and beyond the

requires partners to work under tight

scope of a housing counselor’s role, and

Connie Bohatch, managing director of

deadlines, and they prefer to contact

CLS is in a unique position to intervene

community services in the city of Grand

23

Rapids, met with colleagues at the

(SER) Program and other sources.

agencies. Staff coordinate the various

Michigan Department of Health and

Along with the eviction notice and

financial resources to fulfill a tenant’s

Human Services (MDHHS), The Salva-

court summons, tenants also receive a

particular needs based on eligibility;

tion Army (TSA), and the 61st District

multilingual flyer from the 61st District

tenants often receive rental assistance

Court to determine the feasibility of cre-

Court describing rental assistance avail-

from several sources. The average

ating an eviction prevention program.48

able through EPP and instructions for

amount allocated per household for

With the full support of partners, Grand

enrolling in the program.51 Tenants

each pilot year was $1,412, $1,764, and

Rapids’ Eviction Prevention Program

typically reach out to TSA — Kent

$2,654, respectively.55 According to

(EPP) launched in January 2018 as a

County’s coordinated entry agency —

Bohatch, the average amount allocated

3-year pilot offering rental assistance

to determine rental assistance options;

per household since the pilot ended

and legal services to tenants at risk of

however, because TSA has developed a

(during the pandemic) has increased to

eviction. A total of $300,000 from the

rapport with landlords, many landlords

approximately $4,000.56 In April 2021,

Steelcase Foundation and the Grand

direct their tenants to contact TSA.

Kent County received about $38.5 mil-

Rapids Community Foundation funded

In some cases, landlords will contact

lion from the U.S. Department of the

a caseworker at TSA and half the cost of

TSA and request that a case manager

Treasury under the 2021 Consolidated

a full-time eligibility specialist with the

speak with their tenants to explain the

Appropriations Act for the state’s COVID

Kent County office of MDHHS. MDHHS process, noted Todd Furlong, social

Emergency Rental Assistance (CERA)

matched the remaining cost of its EPP services manager for housing services at

program administered by the Michigan

staff.49 The city allocated additional

TSA in Kent County.52

State Housing Development Authority.

Emergency Solutions Grants (ESG)

CERA offers tenants another source of

funds in 2019 to support increased TSA

The largest source of EPP funding

rental assistance. In addition to paying

staffing and case management. Founda-

is MDHHS, which administers SER,

between 10 and 12 months of back rent

tion funding also supported an annual

Emergency Services, and Kent County

depending on income level, CERA al-

program evaluation. With funding for

Discretionary funds.53 Jana Kuiper,

lows tenants to request assistance with

the pilot exhausted, the city now draws the eviction prevention specialist at

utility payments and up to 3 months of

from its general operating fund to sup-

MDHHS, reviews SER applications, cross-

forward rent. To qualify for CERA fund-

port the local share of the MDHHS staff

references the docket and explores

ing, a tenant’s household income must

and sustain the program.50

tenants’ eligibility for other funding

not exceed 80 percent of the area

options at the state and city level.54

median income, and assistance is lim-

EPP provides one-time rental assistance

Over the course of the pilot, EPP

ited to no more than 150 percent of the

to eligible tenants facing eviction because

secured $575,357 from several sources

HUD Fair Market Rent for the county

of nonpayment of rent by allocating

in addition to MDHHS, including city

of residence and household size.57

funds from the State Emergency Relief

ESG funds, churches, and other local

Before the pandemic, TSA and

MDHHS staff members were stationed

at the courthouse for only two docket

dates per month to initiate eligibil-

ity screenings for eviction prevention

services and emergency financial as-

sistance before a case appeared before

the judge.58 Arlene DeKryger, eviction

prevention coordinator at TSA in Kent

County, said that during the pandemic,

she and the MDHHS partner take

turns attending hearings virtually so

that they can screen interested tenants

for eligibility every week.59 Prospective

EPP participants must meet the income

thresholds appropriate for one or more

funding sources and live in an apart-

ment that is affordable at that income.

State funding sources require tenants

to demonstrate an ability to pay the

National League of Cities

following month’s rent; however, if a

During the National League of Cities’ Congressional City Conference held in March 2020, local officials such as Connie Bohatch (second from left) of Grand Rapids discussed eviction prevention strategies, resources, and policy solutions.

tenant is unable to pay future rent, TSA

24

and MDHHS can access other funding

sources to assist. In addition, tenants

must have a landlord willing to keep

them as a tenant and enroll in the state

electronic SIGMA Vendor Self-Service

and MDHHS MI Bridges systems to

receive payments.60

A major component of the program

is the requirement that the tenant,

landlord, and judge sign a conditional

dismissal or stipulation agreement,

“a solution that would avoid essen-

tially having an eviction on someone’s

record,” said Judge Jennifer Faber, of

the 61st District Court. A conditional

dismissal gives tenants time to repay

past-due rent with program funds and

protects landlords from having to re-

Photo courtesy of Grand Rapids 61st District Court

start the process if the tenant violates the During virtual hearings, 61st District Court judges advise tenants and landlords of their rights and obligations and agreement.61 If the landlord receives

are available to sign conditional dismissals, which offer tenants an avenue to avoid eviction.

payment in full, then the eviction suit is

dismissed and the tenant’s credit report

is to ensure that the parties are aware

percent of all landlord-tenant cases

is unaffected.62 Under state law, the stip-

of the obligations stated in the agree-

coming through the court. Note that a

ulation agreements must grant tenants

ment and the consequences for failing

stipulation agreement does not neces-

at least 10 days to pay the past-due rent.

to comply.65 EPP often requires a tenant

sarily guarantee a tenant’s receipt of,

In some cases, the parties may agree to

contribution or “copay,” which can

or eligibility for, EPP funds. In fact, 199

a longer repayment period, recognizing

come from different agencies, family

cases that secured a stipulation agree-

that the funds may take time to access.

members, or out of pocket. On average,

ment did not secure EPP funding. Cases

Judge Michael Distel of the 61st District the tenant copay from January 2018

that do secure funding are more likely

Court observed that the key to access-

through December 2020 was $623.

to avoid an eviction judgment. In 2020,

ing the funds is for the tenant to follow

MDHHS, the city, and local agencies de-

nearly 80 percent of EPP cases avoided

through with completing the necessary

termine available funds to help program

an eviction judgment compared with

paperwork to ensure eligibility.63

recipients satisfy their copayments. For

49.3 percent of non-EPP cases.67

example, an adjustment in MDHHS

When the program began, Faber and

policies to allocate more state emergency

Building awareness of the program has

Distel were the only judges running

services monies and a partnership with

been vital to its success. In the pilot’s

the landlord-tenant hearings, but as

Kent County Community Action have

early stages, Judges Distel and Faber,

the program developed, more judges

increased the amount of funds available along with 61st District Court staff,

understood it and would sign the con-

to help tenants meet their obligation

attended meetings with the Rental

ditional dismissals. Two landlord-tenant

without putting their next month’s rent Property Owners Association (RPOA)

hearings per case are now required

at risk. Tenants who fail to comply with

to discuss the program and its benefits

under the recently amended Michigan

the agreement face the penalty of evic-

for landlords and tenants. In addition,

Supreme Court Administrative Order

tion; landlords who are not paid in full Bohatch presents information on EPP

No. 2020-17. In the pretrial hearing,

can reinstate the eviction by filing an

and answers questions from landlords

judges are obligated under state law to

affidavit of default.66

and tenants at community and rental

advise tenants of available services and

property owner events. Before the

their right to counsel. Following the

Positive Results Through

pandemic, tenant education occurred

first hearing, the court adjourns the

Community Outreach

mostly within the courthouse itself,

case for 7 days, allowing tenants time to

From January 2018 to December 2020,

both through signs posted at check-in

consult with their legal aid attorney.64

EPP served 324 households totaling 981 and through onsite staff who explained

At any point before, during, or after the residents, which included 456 adults

the program to those needing rental as-

hearings, judges can sign a conditional

and 525 children. During that period,

sistance. In-person meetings for clients

dismissal with the consent of both parties,

the 61st District Court entered a total

and representatives from MDHHS and

noted Faber. The judge’s main role

of 445 stipulations representing 4.6

TSA took place in courthouse conference

25

rooms. Although some were concerned

administrative team has been flexible

all eviction cases (regardless of EPP

that parties would not be able to attend

and willing to adapt to programmatic

participation) that adopted stipulation

remote hearings, turnout has been

changes, which, Bohatch emphasized,

agreements rose from 3.4 percent in

higher than expected. In addition,

has helped EPP run smoothly.68

2018 to 7 percent in 2020.71 As Distel

Distel indicated that because attorneys

stated, “it’s not just a one-way street” in

from legal aid organizations attend

The final pilot evaluation determined

which only tenants benefit. EPP allows

the remote sessions, the shift to re-

that the lack of a stipulation agree-

landlords to continue to meet their

mote hearings during the pandemic

ment was the primary reason why an

business obligations, and many under-

has increased the accessibility of legal

eviction case might be deemed ineli-

stand the challenges that tenants are

representation. Funded through the

gible for EPP. Early on, some landlords

facing and are willing to work to reach

Community Development Block Grant

were hesitant to register on Michigan’s

an agreement.72

– Coronavirus CARES Act monies

electronic SIGMA Vendor Self-Service

allocated by the city, legal aid attorneys

and MDHHS MI Bridges systems to

Opportunities for Growth

who attend the hearings can schedule

receive EPP payments because they

A common reason why tenants failed

appointments with tenants to help

did not fully understand or trust

to qualify for EPP was that they were

them navigate the process and access

the process. Ongoing outreach to

facing eviction from a unit that was

information. Virtual quarterly meetings

landlords has been key to expanding

not considered affordable at their

composed of stakeholders including

the program and overcoming these

income level. Although EPP’s assis-

the city, MDHHS, judges, court admin-

perceptions.69 The community out-

tance can avert a short-term housing

istrators, and legal aid attorneys help to

reach groundwork paid off during the

crisis, the program does not resolve

monitor the program, collect feedback,

pandemic; many staffers report that

the underlying causes of evictions:

and adjust the program as needed.

landlords are more willing to enter

income instability, increased housing

Moreover, the 61st District Court

stipulated agreements.70 The share of

costs, and a shortage of affordable

The COVID-19 Eviction Defense Project offers free legal assistance for renters at imminent risk of eviction and connects them to case managers who can fast-track rental assistance through the Colorado Stability Fund.

26

housing units. The city is continuing

financial hardship for extended periods

Meetings with officials operating the

the discussions that followed the 2015

or navigate the court system.73

Kalamazoo County Eviction Diversion

citizen work group’s findings, with a

Program led the Grand Rapids team to

focus on mixed-income housing and

Another continuing challenge that

adopt strategies such as having onsite

ensuring that at least 30 percent of

first emerged during the early stages of

staff at the courthouse available to

the housing stock is affordable to low-

the pilot is the need to reach tenants

assist those needing rental assistance.

income households. Increasing racial

before they receive a court summons

Bohatch noted that participation in the

equity remains a challenge as the city

or before a landlord files for eviction,

NLC Eviction Prevention Cohort was

investigates policies to address eviction

explained Tanya Todd, clerk of the 61st

also an avenue for the Grand Rapids

disparities. Most tenants who received

District Court. Twice a week, the 61st

team to learn from other cities with

EPP assistance were female-headed

District Court sends its docket of ten-

similar goals by discussing policy solu-

African-American households with

ants with scheduled hearings to both

tions, sharing resources, and examining

minor children. From 2018 to 2020,

TSA and MDHHS to alert staff of those

strategies for community engagement.80

68.5 percent of EPP participants were

facing eviction. Although these tenants

African-American, 82.4 percent were

have already received a court summons,

Colorado Nonprofit Assists

women, and 43.2 percent were single

TSA and MDHHS can contact them

Tenants Facing Eviction

with minor children. Bohatch also

before their hearings to begin the

Early data modeling at the beginning of

pointed to the overrepresentation of

paperwork, positioning tenants

the pandemic conducted by the Com-

African-American families experiencing

further along in the process by their

munity Firm, a Colorado nonprofit,

homelessness in Kent County and the

hearing date. This practice does not

determined that by September 2020,

need to determine “access points” for

catch tenants before eviction the way a

nearly 420,000 people living in 181,000

assistance “to get ahead of the curve” prefiling program does, but it serves as

renter households in Colorado would

so that families do not have to endure

one remedy to help tenants start their

owe nearly $765 million in past-due

eligibility paperwork and access funds

rent and would be at risk of eviction.81

so that they enter their court hearing

Approximately 35 percent of all Colo-

better prepared, noted Todd.74 She also

rado households are renters, and 51

observed that data on tenants’ long-

percent of them are housing cost bur-

term housing stability after receiving

dened, paying more than 30 percent

EPP assistance would help stakeholders

of their household income on rent.82

better understand the impacts of the

Recognizing the adverse effects of these

program.75 Program partners deter-

alarming trends on low-income house-

mined that the need exists for improved

holds, the Community Firm created

education and outreach to help tenants

the COVID-19 Eviction Defense Project

understand the process, as well as holis-

(CEDP) in April 2020 to provide legal

tic case management and wraparound

aid and advocacy for families in Denver

services to mitigate tenants’ future

and Lake counties.83 CEDP cofounders

vulnerability to eviction.76

Sam Gilman and Zach Neumann har-

nessed their robust network of volunteer

Discussions are ongoing about future

attorneys and tenant advocates to collect

funding for the EPP program.77 Beyond

and share resources for families and

screening for eligibility and processing

individuals at risk of or facing eviction

applications, EPP caseworkers also ful-

during and after the pandemic.84

fill program advocacy and community

education goals crucial to the pro-

At its inception, CEDP focused on

gram’s success.78 Program partners are

providing legal services, research, and

currently examining opportunities for

policy advocacy.85 Recognizing that

stakeholders such as RPOA to support

most incoming cases stemmed from

the program financially. In addition,

nonpayment of rent and that lawyers

partners are examining ways to stream-

alone would not be able to solve Colo-

line the program and improve its cost

rado’s eviction crisis, CEDP expanded

efficiency.79

its mission to provide rental assistance

through the Colorado Stability Fund,

Program partners have also sought

piloted initially with support from foun-

to learn from other eviction preven-

dations and social impact investment

tion initiatives locally and nationwide.

organizations. For tenants struggling

27

with a temporary hardship related to

Tenants can access CEDP assistance

to pay back rent. The law also enables

health, transportation, or unemploy-

through several intake channels. The

tenants to claim a landlord’s “breach of

ment, rental assistance is all they need

Colorado Stability Fund’s primary

warranty of habitability” as a defense in

to make them current. For those who

intake channel is the state’s ERA ap-

court without paying a bond. Gilman

are already facing eviction in court or

plication system. The Colorado Stability

explained that tenants whose units are

who owe money on an expired lease,

Fund assists individuals in Denver and

unsanitary or poorly maintained need

“paired legal services and rental assis-

Lake counties who indicate imminent

to be able to assert this claim as a de-

tance is really important,” said Gilman.

eviction risk on their state rental as-

fense during an eviction hearing.94

In situations in which a tenant’s lease

sistance applications, elevating appli-

is about to expire, paying off the back

cations for legal assistance for which

Because the eviction process often

rent alone often will not keep a tenant

rental assistance alone is unlikely to

outpaces the time needed to secure

in their home; in these cases, lawyers can

stabilize the tenancy. Legal aid partners

rental assistance, CEDP aims to fast-

also negotiate a new lease for the tenant

also refer their at-risk clients to the

track assistance. To achieve this goal, a

along with rental assistance payments to

program. In addition, referrals to the

key component of the Colorado Stabil-

obtain long-term stability for the family.86

Colorado Stability Fund can come from

ity Fund is the ability to issue upfront

community organizations and other

payment through a line of credit,

The pilot concept, which ran from June

entities that are working with vulner-

which CEDP repays with ERA funding.

2020 through December 2020, was

able groups, such as the Lake County

These advance payments allow CEDP

funded in part through a Gary Commu-

Unmet Needs Committee, a multiagency

to stabilize households quickly rather

nity Investments grant. Through rental

coalition that negotiates with landlords

than risk waiting for funding in the

debt buyouts, CEDP negotiated re-

and provides financial relief to families

face of an impending eviction.95 As of

duced rates with landlords for past and

affected by the pandemic that do not

early June 2021, tenants statewide have

future rent payments and paid them a

qualify for, or have exhausted, govern-

requested $70.3 million in rental assis-

single lump sum, often renegotiating or

ment assistance. In Denver County,

tance through ERA. From March 2021

updating leases as a part of the negotia-

CEDP also partners with the East Colfax

to early June 2021, the state processed

tions. This structure proved successful

Community Collective, a neighborhood

3,221 ERA applications for Denver

and served more than 160 households.

coalition of residents and nonprofits.91

County and 30 for Lake County, and it

In April 2021, Colorado received $247

CEDP partners with these community

approved $1.9 million and $25,400 in

million in ERA program funds from

organizations to provide rental assis-

rental assistance for households in Denver

the U.S. Department of the Treasury

tance referrals, legal services, and legal

County and Lake County, respectively.96

allocated under the 2021 Consolidated

aid clinics to residents.92

Appropriations Act.87 CEDP has now

The need for rental assistance exceeds

scaled up its efforts as a state ERA pro-

Breaking Barriers To

the scope of CEDP’s capacity and

vider, and the Colorado Stability Fund

Stabilize Households

service area. CEDP frequently receives

is the CEDP entity that disburses ERA

Gilman stated that as the volunteer

intake calls from tenants outside of

funds to tenants in Denver County and

team delved deeper into the work of

Denver or Lake counties, requiring

Lake County.88 ERA funds can be used

representing clients and engaging

difficult conversations with tenants that

to pay rent dating back to April 2020,

with community partners, the team

staff are unable to assist. As the project

but assistance is limited to 12 months of

realized that improving tenant protec-

continues to evolve and recruit ad-

past-due rent. To qualify for assistance,

tions through state legislation would

ditional lawyers and tenant advocates,

tenants must earn no more than 80

be critical to resolving many of the

it will expand to additional counties.

percent of the area median income.

root causes of the eviction crisis, and

CEDP also is building stronger partner-

Depending on funding availability, ten-

providing legal representation to ten-

ships with community organizations

ants can also apply for ERA funds to pay

ants was only one part of the solution.93

for case management, and its tenant

up to 3 months of future rent at a time.

Since the pandemic began, CEDP and

advocates are in place to connect those

At least one household member must

its partners have advocated for reform-

who require services beyond rental as-

have lost income, incurred unexpected

ing landlord-tenant laws in the state. In

sistance to supports in the community.97

costs, or experienced other hardships

March 2021, CEDP testified before the

because of the COVID-19 pandemic.

Colorado Senate State, Veterans, and

To qualify for rental assistance, tenants

In addition, tenants must show that at

Military Affairs Committee on Senate

must complete the necessary paper-

least one household member is at risk

Bill (SB) 173: Rights In Residential

work, which presents an additional

of homelessness.89 Rental assistance is

Lease Agreements, which Governor

burden for many families in CEDP’s

limited to no more than 150 percent

Jared Polis signed into law on June 25,

service area. Lacking access to a com-

of the HUD Fair Market Rent for the

2021. The law caps late fees on unpaid

puter to upload documentation in the

county of residence.90

rent and gives renters additional time

online intake form is a common barrier

28

to accessing assistance. One solution,

eviction prevention programs discussed

5-Year Estimates Data Profiles. 2018. “Philadelphia city,

stated Gilman, is sending some of the

above have proven mutually beneficial

Pennsylvania.”

6 City of Philadelphia. 2020. Bill No. 200294, AN ORDI-

documents by text message. In addition

for landlords and tenants, allowing

NANCE Amending various sections of The Philadelphia

to technology barriers, tenants must

tenants to remain housed during a

Code to address matters related to the landlord and tenant

relationship during the novel coronavirus of 2019 pandemic

parse legal jargon when completing

public health emergency and land-

and otherwise, including providing for an eviction diversion

paperwork. Case managers and lawyers

lords to make mortgage payments and

program, and making certain technical changes, all under

work with clients to answer questions,

maintain their properties. In addition,

certain terms and conditions .

7 City of Philadelphia. 2018. “Mayor’s Taskforce on Evic-

explain the process, and summarize le-

preventing an eviction crisis benefits

tion Prevention and Response,” 3, 6, 8.

gal documents in an easy-to-understand

the community by relieving the burden

8 Ira Goldstein, Emily Dowdall, Colin Weidig, and Janine

way. Although roughly half of the CEDP

on the court system, shelters, and social

Simmons. 2021. “Evictions in Philadelphia: Race (and

Place) Matters, ” Reinvestment Fund, 2.

team speaks Spanish fluently, the team

service providers.100 In Philadelphia, identi-

9 Mark Treskon, Solomon Greene, Olivia Fiol, and

coordinates with partner community

fying and targeting assistance to at-risk

Anne Junod. 2021. “Eviction Prevention and Diversion

organizations to provide translation ser-

tenants and mandating that landlords

Programs: Early Lessons from the Pandemic,” Urban Institute and the Housing Crisis Research Collabora-vices as needed. A critical step toward

apply for rental assistance before filing

tive, 20.

ensuring that cases are resolved quickly

an eviction case reduces strain on the

10 City of Philadelphia 2018, 3; 5; 28; 50; City of Philadel-

is conducting an initial review of the ap-

court system and strengthens the lines

phia. 2018. “Mayor Kenney Announces Philadelphia

Eviction Prevention Project, ” 30 January press release.

plications. Each week, as the operations

of communication between tenants and

11 PhillyTenant.org. 2020. “Philadelphia Eviction

team assigns cases, intake staff members

landlords to avoid evictions and pur-

Prevention Program (PEPP),” 30 September blog

post; “About CLS,” Community Legal Services of

assess whether a case can be resolved

sue alternate solutions. Grand Rapids

Philadelphia website (clsphila.org/about-community-

quickly with rental assistance or whether

entered the pandemic equipped with

legal-services/). Accessed 26 May 2021.

it will require other community resourc-

a program infrastructure already in

12 City of Philadelphia 2018, 5. Interview with Sue Wasser-

krug, 6 May 2021.

es or translation services. This review

place and the trust of local landlords

13 Interview with Sue Wasserkrug; Interview with Rachel

allows case managers and tenant advo-

because of their participation in the

Garland; “About CORA Good Shepherd Mediation

cates to evaluate their caseloads, process

Eviction Prevention Program pilot.

Program,” Good Shepherd Mediation Program website

(www.phillymediators.org/about-gsmp/). Accessed 7

cases faster, and draw on resources to

With the pandemic increasing need,

May 2021.

assist clients who need more personal-

the program has been able to combine

14 Interview with Rachel Garland.

ized attention.98

various funding sources to offer tenants

15 City Council of Philadelphia. 2020. “City Council

Enacts ‘Emergency Housing Protection Act’ to Provide

rental aid. As awareness of the benefits

Groundbreaking Protection for Renters During

As CEDP moves beyond the pandemic,

of participation continues to build,

COVID Pandemic; ” City of Philadelphia. 2020. Bill No.

200294.

it is building the infrastructure needed

landlords and tenants in both cities

16 Commonwealth of Pennsylvania. 2020. Order of the Gov-

to strengthen the connection between

are increasingly willing to embrace the

ernor of the Commonwealth of Pennsylvania Staying Notice

rental assistance and legal services.

programs as an alternative to eviction.

Requirements for Specified Actions Related to the Disposses-

sion of Property ; Interview with Rachel Garland.

CEDP continues to advocate for rental

In Colorado, CEDP is focusing on the

17 Interview with Sue Wasserkrug.

assistance as part of the state’s larger

timely distribution of funds to vulner-

18 Interview with Rachel Garland; “COVID-19 Emergency

response to housing insecurity. The or-

able tenants facing a fast-paced eviction

Tenant Protections,” City of Philadelphia website

ganization’s ultimate goal is to become

process and advocating for state-level

(www.phila.gov/FairHousingCommission/Pages/CO-

VID-19EmergencyTenantProtections.aspx). Accessed 6

a single point of contact for eviction

action to address the eviction crisis. As

May 2021; City of Philadelphia. 2020. “Notice of Rights

prevention, where tenants can receive

households continue to confront the

for Residential Tenants under the Emergency Housing

Protection Act.”

rental assistance before the eviction

COVID-19 pandemic and its financial

19 Interview with Sue Wasserkrug; Interview with Rachel

timeline expires and connect to legal

impacts, such programs will provide

Garland; “Frequently Asked Questions (FAQ) City of

services if they need additional support,

at-risk tenants with a critical safety

Philadelphia’s Eviction Diversion Program,” City of

Philadelphia website (eviction-diversion.phila.gov/#/

and where other legal aid providers can

net. Through strong partnerships and

FAQ). Accessed 23 March 2021.

refer clients who need funding before

funding support, these programs can

20 Interview with Sue Wasserkrug.

their court hearings. Offering rental

continue to stabilize households at risk of

21 “Frequently Asked Questions (FAQ) City of Philadel-

phia’s Eviction Diversion Program.”

assistance to stabilize households is cost

eviction even after the pandemic ends.

22 City of Philadelphia. 2020. Amending Chapter 9-800

effective in the long run, Gilman noted,

of The Philadelphia Code, entitled “Landlord and Ten-

because it mitigates the adverse effects

ant,” to address matters related to the landlord and tenant

1 Interview with Rachel Garland, 4 May 2021 City of

relationship during the novel coronavirus of 2019 pandemic,

of eviction on communities and families

Philadelphia. 2020. “Philadelphia Launches Eviction

including but not limited to periods of applicability of various

such as homelessness, higher rates of

Diversion Program, ” 31 August press release.

provisions, such as the applicable period of the eviction diver-

sion program, and time frames applicable to qualification for

COVID-19 infections, and other nega-

2 Métrica. 2018. “Grand Rapids Eviction Prevention Pilot

certain provisions, all under certain terms and conditions.

Program: Year 1 Evaluation Report,” 5, 8.

tive consequences.99

23 Interview with Rachel Garland; Philadelphia Municipal

3 Natasha Leonard, Alexis Butler, and Lauren Lowery.

Court. 2021. Amended No. 15 of 2021, In re: Residential

2021. “How Five Cities Tackled Eviction Amidst the

Conclusion

Eviction Moratorium and Exceptions. Service of Writs and

COVID-19 Pandemic.”

Alias Writs of Possession ; Pennsylvania Supreme Court.

4 “About,” COVID-19 Eviction Defense Project website

By combining financial assistance with

2021. In Re: First Judicial District of Pennsylvania — Phil-

(cedproject.org/about/). Accessed 22 March 2021.

adelphia Municipal Court’s Request Pursuant to Pa.R.J.A.

housing counseling and legal aid, the

5 U.S. Census Bureau, American Community Survey

1952(B)(2)(s) to Temporarily Authorize Continuation

29

of the Philadelphia Municipal Court Landlord-Tenant Diver-

51 Joint interview with Michael Distel, Jennifer Faber,

Jennifer Faber, Connie Bohatch, and Tanya Todd;

sion Program.

Connie Bohatch, and Tanya Todd, 12 May 2021; 61st

Lauren Lowery, Natasha Leonard, Alexis Butler,

24 Interview with Rachel Garland

District Court. 2020. “Eviction Prevention Program”

Kyle Funk, Tina Lee, Margaret Hagan, and Luciana

Flyer. Document provided by Tanya Todd.

Herman. 2020. “The Eviction Prevention Cohort:

25 Taylor Allen. 2021. “What landlords and tenants need

Highlights from the Five-City Pilot, ” 10.

to know about Philly’s new eviction rules,” WHYY, 1

52 Joint interview with Todd Furlong and Arlene

April.

DeKryger.

81 “About” COVID-19 Eviction Defense Project website

(cedproject.org/about/). Accessed 18 May 2021; Marco 26 City of Philadelphia. 2021. “Philadelphia: Supporting

53 Métrica 2021, 27.

Dorado and Sam Gilman. 2020. “Reducing Eviction

Tenants & Landlords.”

54 Kathleen O’Brien. 2018. “City of Grand Rapids Evic-

Risk in Colorado.”

27 Erin James. 2021. “Human Services Department, Sen.

tion Prevention Program, 2018 Annual Report Feature

82 U.S. Census Bureau, American Community Survey

Browne, Sen. Haywood, Philadelphia Mayor Kenney,

Story;” Joint interview with Michael Distel, Jennifer 5-Year Estimates Data Profiles. 2019. “Colorado.”

Delaware County Officials Urge Families, Landlords In

Faber, Connie Bohatch, and Tanya Todd.

Southeast Pennsylvania To Apply For Rental And Util-

55 Métrica 2021, 27.

83 Interview with Sam Gilman, 17 May 2021; The CO-

ity Assistance.” PA Media 12 April post; Interview with VID-19 Eviction Defense Project. 2020. “Overview.”

56 Interview with Connie Bohatch.

Rachel Garland.

84 Interview with Sam Gilman.

57 Joint interview with Michael Distel, Jennifer Faber,

28 “About,” City of Philadelphia website (rent-assist.phila.

Connie Bohatch, and Tanya Todd; Interview with Con-

85 Treskon et al., 12.

gov/#/about). Accessed 5 May 2021.

nie Bohatch; Joint interview with Todd Furlong and

86 Interview with Sam Gilman.

29 Interview with Rachel Garland; Interview with Sue

Arlene DeKryger; Michigan State Housing Develop-

87 Ibid.; “About the Colorado Emergency Rental Assist-

Wasserkrug.

ment Authority. 2021. “COVID Emergency Rental As-

ance Program (ERAP)” Colorado Department of Local

30 Ibid.

sistance FAQ; ” Kent County Community Action. 2021.

Affairs website (cdola.colorado.gov/rental-mortgage-as-

“Coronavirus Emergency Rental Assistance Program

31 Interview with Sue Wasserkrug.

sistance). Accessed 18 May 2021; Colorado Department

(CERA) Implementation Plan.”

of Local Affairs. 2021. “Colorado Pandemic Housing

32 Interview with Rachel Garland.

58 Métrica 2018, 10; Métrica. 2019. “Grand Rapids

Relief Programs Dashboard Changelog.”

33 Vincent Reina, Sydney Goldstein, Emily Dowdall, Ira

Eviction Prevention Pilot Program: Year 2 Evaluation

88 Interview with Sam Gilman.

Goldstein, Elizabeth DeYoung. 2020. “Residential

Report,” 20, 27.

89

Rental Property Owner Perspectives and Practices

“About the Colorado Emergency Rental Assistance

59 Joint interview with Todd Furlong and Arlene

in Philadelphia: Evaluating Challenges during the

Program (ERAP)”; Colorado Department of Local

DeKryger.

COVID-19 Pandemic,” Reinvestment Fund, 3, 7; Elinor Affairs. 2021. “Colorado Emergency Rental Assistance

60

Haider and Octavia Howell. 2021. “Who are Philadel-

Métrica 2019, 14; Métrica 2018, 10; Joint interview with

Program (ERAP) Frequently Asked Questions.”

phia’s Landlords?” Pew Charitable Trusts, 24 February.

Todd Furlong and Arlene DeKryger; Interview with

90 HUD Fair Market Rent (FMR) in 2021 in Denver

Connie Bohatch.

34 Taylor Allen. 2021. “Philadelphia’s small landlords

County ranged from $1,179 to $2,486 for an efficiency

61

have run out of time,” WHYY, 17 March.

Joint interview with Michael Distel, Jennifer Faber,

and a four-bedroom unit, respectively. The 2021 FMR

Connie Bohatch, and Tanya Todd; Métrica 2021, 6.

for Lake County ranged from $746 to $1,370 for an

35 Treskon et al., 18; Interview with Rachel Garland.

62 Métrica 2018, 11.

efficiency and a four-bedroom unit, respectively; U.S.

36 Interview with Rachel Garland.

Department of Housing and Urban Development.

63 Joint interview with Michael Distel, Jennifer Faber,

37 Interview with Sue Wasserkrug.

2021. “The FY 2021 Denver-Aurora-Lakewood, CO

Connie Bohatch, and Tanya Todd.

38 Interview with Rachel Garland.

MSA FMRs for All Bedroom Sizes; ” U.S. Department 64 Ibid; Michigan Supreme Court. 2021. Administrative Or-

of Housing and Urban Development. 2021. “The FY

39 Ibid.

der No. 2020-17 – Priority Treatment and New Procedure for

2021 Lake County, CO FMRs for All Bedroom Sizes;”

40 City of Philadelphia. 2019. Amending Chapter 9-800 of

Landlord/Tenant Cases ; Michigan Supreme Court. 2021.

Colorado Department of Local Affairs 2021.

The Philadelphia Code, entitled “Landlord and Tenant,”

Amendment of Administrative Order No. 2020-17 – Priority

91 Interview with Sam Gilman; “CEDP & Colorado Stabil-

by adding a new Section 9-808, entitled “Legal Representa-

Treatment and New Procedure for Landlord/Tenant Cases.

ity Fund Intake,” COVID-19 Eviction Defense Project

tion in Landlord Tenant Court,” providing for access to free

65 Joint interview with Michael Distel, Jennifer Faber,

website (form.jotform.com/200947468101049). Ac-

legal representation to the City of Philadelphia’s low-income

Connie Bohatch, and Tanya Todd; Email correspon-

cessed 18 May 2021; “Unmet Needs Committee,” Full

residents facing eviction in Landlord Tenant Court; under

dence from Jennifer Faber, 19 May 2021.

Circle of Lake County website (fullcircleleadville.org/

certain terms and conditions; Interview with Rachel 66 Métrica 2021, 26, 27–8, 35, 36; Joint interview with

covid-assistance/). Accessed 18 May 2021; “The East Garland.

Michael Distel, Jennifer Faber, Connie Bohatch, and

Colfax Community Collective,” East Colfax Neighbor-

41 Sandra Park and John Pollock. 2021. “Tenants’ Right

Tanya Todd.

hood Association website (www.eastcolfaxneighbor-

to Counsel is Critical to Fight Mass Evictions and Ad-

67 Métrica 2021, 25-6, 29, 35.

hood.org/copy-of-the-fax-partnership). Accessed 18

vance Race Equity During the Pandemic and Beyond,”

May 2021.

68

American Civil Liberties Union.

Joint interview with Michael Distel, Jennifer Faber,

Connie Bohatch, and Tanya Todd.

92 Interview with Sam Gilman.

42 PhillyTenant.org. 2020. “Right to Counsel,” 17 Decem-

69

93 Ibid.

ber blog post; Interview with Rachel Garland.

Métrica 2021, 21; Métrica 2019, 26–7.

70

94 Interview with Sam Gilman; Colorado General

43 Interview with Rachel Garland.

Joint interview with Michael Distel, Jennifer Faber,

Connie Bohatch, and Tanya Todd.

Assembly. 2021. SB21-173: A BILL FOR AN ACT

44 U.S. Census Bureau, 2015-2019 American Community

CONCERNING RIGHTS RELATED TO RESIDENTIAL

71

Survey 5-Year Estimates. “Grand Rapids city, Michigan.”

Métrica 2021, 25–6.

RENTAL AGREEMENTS ; Colorado General Assembly.

72

45 KConnect. 2020. “Redefining the Path Home: System

Joint interview with Michael Distel, Jennifer Faber,

2021. “SB21-173 Rights In Residential Lease Agree-

Building for Housing Stability in Kent County, ” 5-6, 14.

Connie Bohatch, and Tanya Todd.

ments Concerning rights related to residential rental

73

agreements, and, in connection therewith, making an

46 Métrica. 2021. “Grand Rapids Eviction Prevention Pilot

Interview with Connie Bohatch; Métrica 2021, 2, 22–3,

Program. Final Evaluation Report: 2018-2020,” 2, 14,

34; Interview with Connie Bohatch.

appropriation.”

35. Document provided by Connie Bohatch, 12 May

74 Joint interview with Michael Distel, Jennifer Faber,

95 Interview with Sam Gilman.

2021.

Connie Bohatch, and Tanya Todd.

96 Department of Land Affairs, Division of Housing. 2021.

47 City of Grand Rapids. 2015. “Great Housing Strategies:

75 Joint interview with Todd Furlong and Arlene

“State of Colorado Pandemic Relief Housing Program

Addressing Current and Future Housing Needs,” 7-8.

DeKryger; Joint interview with Michael Distel, Jennifer

Dashboard.”

Faber, Connie Bohatch, and Tanya Todd.

48 Interview with Connie Bohatch, 7 May 2021.

97 Interview with Sam Gilman.

76 Métrica 2019, 26–7.

49 Métrica. 2018. “Grand Rapids Eviction Prevention Pilot

98 Ibid.

Program: Year 1 Evaluation Report,” 5-7; Interview with 77 Joint interview with Michael Distel, Jennifer Faber,

99 Ibid; Sam Gilman. 2021. “The Return on Investment

Connie Bohatch.

Connie Bohatch, and Tanya Todd.

of Pandemic Rental Assistance: Modeling a Rare

50 Email correspondence from Connie Bohatch, 9 June

78 Métrica 2021, 33.

Win-Win-Win,” Indiana Health Law Review, 18, 294.

2021; Joint interview with Todd Furlong and Arlene

79 Interview with Connie Bohatch.

100 Métrica 2018, 8.

DeKryger, 11 May 2021.

80 Métrica 2018, 7; Joint interview with Michael Distel,

30

Additional Resources

n The Eviction Lab website hosts eviction data, tracking systems, interactive tools, research analysis, and information about policies and resources. A special section contains information about tools and resources related to COVID-19.

evictionlab.org/.

n The Just Shelter website tells stories of eviction and catalogs community and national resources to help connect people with eviction prevention efforts across the country. justshelter.org/.

n “State and Local Rental Assistance,” hosted by the National Low-Income Housing Coalition, has an extensive and searchable list of state and local emergency rental assistance programs. nlihc.org/rental-assistance.

n “Designing for Housing Stability: Best Practices for Court-Based and Court-Adjacent Eviction Prevention and/or Diversion Programs” (2021), by Deanna Pantín Parrish, surveys eviction prevention and diversion programs across

the country to identify best practices. hnmcp.law.harvard.edu/designing-for-housing-stability/.

n “Michigan Evictions: Trends, Data Sources, and Neighborhood Determinants” (2020), by Robert Goodspeed, Kyle Slugg, Margaret Dewar, and Elizabeth Benton, analyzes statewide eviction filing data to understand the prevalence, patterns, and causes of evictions in Michigan and offer recommendations to local and state officials.

poverty.umich.edu/files/2020/06/Michigan-Eviction-Project-working-paper.pdf.

n “Effect of ‘Just Cause’ Eviction Ordinances on Eviction in Four California Cities” (2019), by Julieta Cuellar, uses a difference-in-differences matched-case model to examine how just cause eviction ordinances impact eviction and filing rates in four California cities.

jpia.princeton.edu/news/effect-just-cause-eviction-ordinances-eviction-four-california-cities.

n “Oakland Renter and Landlord Survey Analysis” (2020), by the Housing Initiative at Penn, highlights the results of a survey conducted with landlords and tenants in Oakland, California, to gauge their understanding of local emergency moratoria and the ability to make rent and mortgage payments.

cao-94612.s3.amazonaws.com/documents/HIP-Oakland-RAP-Survey-Analysis-v2-1.pdf.

n “State of Texas Eviction Diversion Program” (2020), by Texas Rent Relief, summarizes the Texas Eviction Diversion Program, which offers up to 1 year of rental and utility assistance to eligible tenants facing eviction due to the impacts of COVID-19.

www.tdhca.state.tx.us/pdf/covid19/tedp/Program%20Guidance/TEDP-Brochure-LandlordsTenants.pdf.

For additional resources archive, go to www.huduser.gov/portal/periodicals/em/additional_resources_2021.html.

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Document Outline

Message From PD&R Leadership

Editor’s Note

Affordable Housing, Eviction,and Health

Prevalence and Impact of Evictions

Eviction Prevention Initiatives

Additional Resources

Table of Contents

Message From PD&R Leadership

Editor’s Note

Affordable Housing, Eviction,and Health

Prevalence and Impact of Evictions

Eviction Prevention Initiatives

Additional Resources