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Since the initial outbreak of COVID-19, both eviction moratoriums and rental assistance programs have been established to help protect independent landlords and renters from the negative effects of the pandemic. But despite these efforts, the nation is still experiencing issues with landlords being able to collect rent on time and renters being able to afford housing during the pandemic.
Avail (a part of Realtor.com®) has partnered with Urban Institute to survey 604 landlords and 1,172 renters to better understand the way both are approaching Emergency Rental Assistance (ERA) programs and if the number of evictions will soon rise. The results from our latest survey illustrate the current state of the rental industry from the viewpoint of both independent landlords and their renters.
Renters Face an Increased Chance of Getting Evicted Due to Missed Payments
Various state and federal eviction moratoriums have helped renters avoid eviction after missing rent payments due to the pandemic. However, after the Supreme Court ended the Biden administration’s eviction moratorium in August, renters no longer have the same protections from getting evicted by their landlord.
When landlords were asked about their current viewpoint towards evictions, 33.7% expressed previously considering eviction during the pandemic, with 23% considering evicting their renter in the next month.
As renters continue to struggle making rent payments due to the aftermath of the pandemic, eviction cases may soon increase if rental assistance programs are not fully distributed to renters that need it most. This is especially true considering missing even one or two months of rent would trigger more than half of landlords (56.7%) to push for eviction, according to our findings.
Understanding Eligibility Remains the Biggest Barrier for Emergency Rental Assistance Programs
ERA programs launched in 2020 to provide eligible landlords and renters with up to a year’s worth of funds to be used towards rent payments. Many were hopeful these programs would help overcome the negative effect of the pandemic, but the initial rollout of ERA programs failed to clearly communicate who is eligible to receive rental assistance funds.
More than half of landlords (56.9%) and renters (62.8%) are still unsure of whether or not they’re eligible for ERA programs — including those that need assistance the most. More than half of renters that have missed payments (56.6%) and landlords that have missed income (52.9%) are unsure if they’re eligible for ERA. Renters reported confusion around eligibility guidelines, while landlords remain unsure as to whether their renters qualify for available programs.
Overall, landlords currently have a higher level of awareness about rental assistance programs than renters. When asked about their awareness of ERA programs, 78.1% of landlords reported having a general understanding of these programs while only 56% of renters reported the same.
Distribution of Emergency Rental Assistance Funds Among Applicants Has Improved
While understanding of ERA eligibility remains low, distribution of funds has improved. When landlords were asked about ERA funds, more than half (59.3%) that applied received ERA funds, signaling an improvement in overall distribution since February (44.8%).
ERA funds have also been distributed to more renters, with almost half (43.2%) of applicants receiving funds compared to only 27.8% in February.
The overall percentage of applicants benefiting from ERA programs is still below 50% as confusion around ERA eligibility continues to be the biggest barrier. Still, rental assistance programs are proving to be helpful to both landlords and renters once they better understand if they qualify, how they can apply, and how to receive the funds.
There Is Still a Need for Rental Assistance Programs
Even with the pandemic slightly subsiding, the need for rental assistance programs still exists among landlords and their renters. As of September 2021, 42.7% of renters had missed at least one rent payment since the start of the pandemic, up from 30.8% who had missed a payment as of May.
While the future of the pandemic is still unclear, our data shows that the nation’s understanding of eligibility guidelines for ERA programs needs to increase to limit the amount of evictions in the coming months.
Stay up to date on new developments impacting the rental industry and get comprehensive reporting emailed to your inbox by joining our special reports email list.
Research Methodology
This survey of landlords and renters was conducted online by Avail (a part of Realtor.com®) with support from Urban Institute with 1,776 total respondents ages 18 and over within the United States between September 16, 2021 to September 27, 2021.
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As financial hardships brought on by the COVID-19 pandemic extend into the fall of 2021, Avail is using its rent payment data to shed light on how rental households in one- to four-unit properties are faring economically.
These independently-owned rentals make up nearly half of the U.S. rental market and have been some of the hardest hit in the pandemic rental crisis. But a lack of necessary data and attention has mostly left these landlords and renters out of the national conversation.
In partnership with Urban Institute, Avail is leveraging its administrative data on rent payments in one- to four-unit rental properties, providing rental payment information dating back to January 2020 to help inform policymakers at the local, state, and national levels.
“Avail is in the unique position to provide insights on the non-institutional side of the rental housing market,” said Avail CEO Ryan Coon. “Our platform serves more than 40,000 properties across the entire United States, including the most populous metropolitan statistical areas by renter population, so we’re able to provide data that would be otherwise unavailable.”
Along with general insights into monthly rent payments, including full and partial payments, Avail also provides data filtered by metropolitan statistical area (MSA), by unit portfolio size, and by units where renters are below the bottom 20% of the price distribution.
Landlords and renters who own and rent smaller-unit properties tend to have lower incomes and be households of color. Urban Institute found that owners of two- to four-unit buildings earn less than owners of single-family or multifamily buildings, are more vulnerable to economic disruption caused by the pandemic, and are more likely to be owners of color. Similarly, renters in two- to four-unit buildings have the lowest income by property type (compared to single-family, multifamily, and large apartment buildings), with 44% being renters of color.
“Mom and pop landlords and their tenants have struggled more than institutional landlords and their tenants throughout the pandemic,” said Jung Hyun Choi, senior research associate at the Urban Institute. “One troubling illustration of this is that renters who pay the lowest rents have been the least likely to make their payments on time, and their on-time payment rates are still declining.”
Avail will continue to supply updated rental payment information gathered through periodic surveying of landlords and renters across the U.S., which has already provided much-needed insights on mortgage forbearance, the use of government aid, and a lack of knowledge about emergency rental assistance.
Stay up to date with industry news, rental market reports, and updated data by joining our special reports mailing list.
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The Center for Disease Control (CDC) just instated its third extension to the nationwide eviction moratorium, working to protect roughly 11 million Americans who are behind on rent due to the COVID-19 pandemic.
Here’s everything you need to know about what the CDC eviction moratorium extension is, who is protected, and how to get access to federal rental assistance aid for help.
What Is the CDC Eviction Moratorium Extension?
Where Does the Eviction Moratorium Extension Apply?
Who Does the Extension Protect?
What Evictions Are Allowed During the Moratorium?
What Are the Penalties for Landlords Who Ignore the Moratorium?
What About Evictions Started Between August 1st and 3rd?
Learn More About the Emergency Rental Assistance Program
What Is the CDC Eviction Moratorium Extension?
This temporary eviction moratorium extension by the CDC prevents any evictions because of missed rent payments from occurring due to the financial hardships renters are facing during the pandemic.
The extension will last until October 3, 2021. During that time, there can be no evictions because a renter is unable to pay rent, pay their late rent fees, penalties, or interest, so long as said renter meets the eviction protection requirements.
The reason for extending the moratorium is, in part, to give more landlords and renters time to apply for and access federal Emergency Rental Assistance program funds set aside to assist renters in paying their monthly rent and utility bills.
Where Does the Eviction Moratorium Extension Apply?
According to the CDC order, the extension is meant to “temporarily halt evictions in the hardest-hit areas.” In line with this, the moratorium will only be effective in counties with a “substantial” or “high” level of COVID-19 transmission as determined by the CDC. According to the agency, a substantial transmission rate is more than 50 new COVID-19 cases per 100,000 people in the past seven days. A high transmission rate is more than 100 new cases per 100,000 people in the past seven days. This is currently 80% of counties across the U.S.
The moratorium will be lifted from individual counties after their transmission levels are below a “substantial” rating by the CDC for 14 consecutive days. If there is another increase in cases in said county, the order will be reinstated.
This eviction moratorium extension is not applicable in areas with the same or greater levels of COVID-19 eviction protections, nor does it prevent local and state governments from instating more eviction protections.
Who Does the Extension Protect?
Currently, this moratorium protects roughly 90% of renters in the U.S. Those who are considered “covered” renters will need to provide their landlords with a signed declaration stating their qualification for eviction protection.
- A renter is considered covered by the extension if they are an individual who: 1. Earned less than $99,000 (or $198,000 if filed jointly) in 2020 or expect to make that amount in 2021, or an individual who was not required to provide an income to the IRS in 2020 or received a stimulus check during the pandemic.
- Is unable to pay their full monthly rent because of a loss of employment, of income, or a decrease in income due to the pandemic, or if they are facing extraordinary expenses that need to be paid.
- Are continuing to make partial rent payments despite financial hardships.
- Would be homeless or would have to move into close living conditions (move in with family, friends, to a shelter or other housing situation) if they were to be evicted.
- Resides in a county with a “substantial 9” or “high 10” COVID-19 transmission rating by the CDC.
What Evictions Are Allowed During the Moratorium?
Landlords can still evict tenants during the moratorium period, so long as said evictions are not because of a failure to pay rent. Evictions that are allowed during this moratorium include those that involve:
- Criminal activity on the rental property.
- Threatening the health and safety of other residents.
- The damaging of the property.
- Violating any building codes or health and safety regulations.
- Violating any lease obligations other than making timely rent payments or other similar housing payment obligations.
What Are the Penalties for Landlords Who Ignore the Moratorium?
The Consumer Financial Protection Bureau (CFPB) and the Federal Trade Commission (FTC) are monitoring evictions and will enforce the moratorium where necessary. For landlords caught violating the eviction moratorium, there will be a penalty of up to $100,000, one year in prison, or both. If the eviction results in the renter’s death, the fee will increase up to $250,000, a year in prison, or both.
Housing organizations or companies caught violating the moratorium will be charged a fine of up to $200,000 per violation and $500,000 if the violation resulted in the death of the renter.
What About Evictions Started Between August 1st and 3rd?
Because there was a multi-day break between the end of the last CDC eviction moratorium and this current eviction moratorium, any eviction filings that were initiated between August 1 and 3 of 2021 are covered by the new extension. However, the current moratorium will not protect those eviction filings that were finalized during that same time period.
Learn More About the Emergency Rental Assistance Program
The best way to lessen your financial hardships as a renter or landlord is to apply for your local COVID-19 Emergency Rental Assistance Program. Made up of $46 billion in federal aid funding, these ERA program distributors — such as the Local Rental Owners Collaborative (LROC) in Southern Los Angeles — are designed to help eligible renters pay their monthly rent and utility bills for up to 12 months. Learn more about ERA funding, eligibility requirements, and how it can help you in our latest FAQs article.
For more information and updates regarding the pandemic’s effect on independent landlords and their renters, sign up for our monthly landlord newsletter below. We offer coronavirus-specific updates and resources for landlords, data from our survey findings, and details of our work with Urban Institute and other like-minded organizations that are looking at a variety of issues the rental industry is facing.
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Renters and independent landlords across the country are still suffering from unpaid or unstable rent payments caused by the COVID-19 pandemic. But there is financial help in the form of the Emergency Rental Assistance (ERA) program, which provides eligible landlords and renters with up to a year’s worth of rental assistance funds through state and local programming.
We answered the most frequently asked questions about the ERA program so you can get the rental help you need as soon as possible.
- How Does Rental Assistance Work?
- Who Is Eligible for Federal Rental Assistance?
- Where Do I Apply for Rental Assistance?
- How Do I Apply For Aid?
- How Much Aid Can I Get?
- How Will I Receive the Rental Assistance Payments?
- Do I Need to Work With My Tenant/Landlord to Apply?
- Do I Need to Have a Signed Lease to Apply for ERA Funding?
- What Else Do ERA Funds Cover?
- What Type of Housing Is Eligible for ERA Funds?
- Can ERA Funds Pay for a Hotel or Motel Room?
- What If I’m Part of a Rent-to-Own Lease?
- What if I’m a Tribal Member Living Outside of Tribal Lands or a Non-Tribal Person Living on Tribal Lands?
- What if I’m Already in Subsidized Housing?
How Does Rental Assistance Work?
State and local agencies are taking applications from landlords and renters in their communities to get funding from the U.S. Department of Treasury’s Emergency Rental Assistance (ERA) program, which set aside $46.55 billion in aid.
These funds are meant to assist tenants in paying their rent, utilities, and other housing expenses, as well as landlords who are struggling to make ends meet due to a lack of steady rental income.
Who Is Eligible for Federal Rental Assistance?
Renters must identify with all three criteria below to be eligible for assistance. Landlords must have a renter who fits all three of the following criteria to apply as well.
- At least one member of the household a) qualifies for unemployment, b) is suffering from lost income due to the pandemic, c) still has to pay for large expenses, or c) is dealing with other financial hardships.
- The household income is below the Average Median Income (AMI) of their area. In general, this is a household making up to 80% of the AMI, with local funding efforts prioritizing those making less than 50% of the AMI.
- At least one member of the household is experiencing housing insecurity such as facing homelessness or having issues with finding a place to live.
Applicants will need to prove that they are eligible for ERA funds by providing photos, copies, emails, or written statements from their employers, landlords, caseworkers, or any other professional who is aware of their current housing and income situation. They will also need to provide proof of income or unemployment.
Where Do I Apply for Rental Assistance?
ERA funds are being funneled from a federal level to state and local agencies and programs that are determining eligibility for the assistance and taking individual applications.
Find your local ERA program through the U.S. Department of Treasury’s official ERA Program Finder or through The National Low Income Housing Coalition rent relief database.
You can also call 2-1-1 or your local housing authority for more information on local assistance programs available.
How Do I Apply For Aid?
Applicants will need to apply for ERA funds through their local or state-level program. While general eligibility remains the same across all programs, the program’s specific policies and procedures are individualized to accommodate the needs of their communities.
Find more information through the websites and phone numbers above to get specific information on what you will need to provide in terms of the ERA application and documentation for your area’s specific program.
How Much Aid Can I Get?
Eligible households are able to receive up to 12 months of financial assistance with rent. Funds can also be used to pay for past-due rent, so long as the missed rent occurred after March 13, 2020, when the country declared a state of emergency.
These funds will go towards past-due rent first (if any is owed) before helping with current and future rent payments. Money will be made available for future rent payments up to three months at a time. Remember, every program is different and may have different regulations for how applicants can access their ERA funding.
How Will I Receive the Rental Assistance Payments?
This all depends on your local program that’s distributing the rental assistance funds to every recipient. In some cases, it can be sent directly to your landlord or building company. In other cases, it might come as a check to the applicant themselves.
If these funds are being used to pay for utilities, the program might send the money to the company directly or pay for it through the applicant.
Do I Need to Work With My Tenant/Landlord to Apply?
There are varying local and state program requirements regarding who (tenants or landlords) can apply for ERA funding. Generally, a landlord is able to apply for rental assistance on behalf of their tenants. That being said, there are cases where the tenant must be the one to apply.
Creating an open dialogue with your tenant or landlord can help move the application along and give both parties the financial relief they need.
Do I Need to Have a Signed Lease to Apply for ERA Funding?
You do not, though this might change depending on the local or state ERA program you’re working with. In order to remain flexible with applicants, you do not need to present a signed lease agreement to apply for rental assistance aid.
That being said, you will still need to fit the eligibility requirements outlined above.
What Else Do ERA Funds Cover?
If you do not need assistance with paying rent, ERA funds can also be used to cover your future and past utility bills, so long as the past-due payments were accrued after March 13, 2020. Covered utilities include:
- Electricity
- Gas
- Water
- Sewer
- Trash removal
- Fuel oil
If certain utilities (such as water or trash removal) are covered by your landlord, these costs will be considered a part of your monthly rent.
Local programs are also able to cover the cost of move-in fees, such as security deposits and late rent fees. These funds can even cover moving costs for eligible recipients.
Finally, if you need financial assistance to cover the costs of remote learning, telemedicine, telework, or getting government services, ERA funds are allowed to help with these costs as well.
What Type of Housing Is Eligible for ERA Funds?
You don’t need to be in a traditional rental to get financial help from the ERA. Mobile homes, manufactured homes, houses, apartments, houseboats, and other rented housing options are covered.
In terms of a mobile home or manufactured home, you can still receive ERA funds if you own the home itself but rent the land it’s sitting on.
Can ERA Funds Pay for a Hotel or Motel Room?
ERA funds can go towards covering the cost of a hotel or motel room as long as you:
- Had to leave your old home and don’t have other stable housing options
- Can provide local programs with hotel bills and proof of stay
- Are working with a program that follows these guidelines as established by the ERA.
What If I’m Part of a Rent-to-Own Lease?
Rental assistance funds are available for those in rent-to-own leases so long as you:
- Haven’t signed or co-signed the mortgage to the property you’re currently renting
- You haven’t tried to purchase the property (excluding the rent-to-own lease itself).
What if I’m a Tribal Member Living Outside of Tribal Lands or a Non-Tribal Person Living on Tribal Lands?
Either person can receive funding as long as the applicant is not receiving other state or government aid or receiving assistance from a different Tribal government or Tribally Designated Housing Entity (TDHE).
In this case, ERA funding can be found through your local or member tribe’s TDHE.
What if I’m Already in Subsidized Housing?
If you’re already a part of Public Housing and receiving housing vouchers or any government funds to subsidize your housing and you have experienced a loss of income, first recertify your income with the Public Housing Authority that you work with. This could give you more aid to supplement your housing costs, and can even be applied to past rent that you had to pay (or miss) due to the loss of income.
Depending on your circumstances, you still might be able to receive ERA funds to help with rent or utility payments, though that would depend on your local ERA program.
For more information and updates regarding the pandemic’s effect on independent landlords and their renters, visit our COVID-19 education and news page. We offer resources, data from survey findings, and details of our work with Urban Institute and other like-minded organizations that are looking at a variety of issues the rental industry is facing.
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]]>The post Success Stories: Highlighting Outcomes From Federally-Backed Emergency Rental Assistance Programs appeared first on Avail.
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Over the past few months, a lot has been written about problems with federally-backed Emergency Rental Assistance programs. The programs are suffering from a lack of awareness and also from difficult-to-navigate application processes. As we wrote earlier this year, without additional help, 31% of landlords were being forced to consider selling their units. With eviction moratoriums across the country expiring soon, it’s more important than ever that we get funds to those who need them.
While the Emergency Rental Assistance programs aren’t perfect, we’ve recently heard about several situations where these programs are working as planned. When programs work, it’s important to highlight the successes.
Below, you’ll read stories of landlords and renters who’ve applied for and received assistance. The funds they’ve received have helped renters remain housed and landlords have been able to afford their mortgages, utilities, and have funds needed for necessary repairs.
By sharing these stories, we hope that more landlords and renters who are struggling right now will consider applying for assistance. Remember that you can visit our COVID-19 page for the latest information and resources for landlords and renters on emergency rental assistance programs.
Spotlight 1: Sam, a landlord in Illinois
Sam applied for rental assistance for tenants in two of his units. One tenant owed $1,800 in arrears and another owed $7,500 in arrears. In both cases, Sam and his tenants received assistance to cover the entirety of the outstanding balance, as well as three months of future rent for each tenant. In total, they received $17,100 of assistance through the IHDA rental assistance program.
The funding made a huge difference for Sam. In both cases, the funds allowed him to rebuild reserves that had been depleted during the pandemic, ease strained relationships with his tenants, and reinvest in projects that improved property values, provided work opportunities for contractors, and raised the quality of life for residents in his building. One of Sam’s buildings received an updated laundry room and the other a functional garage. Sam would not have felt comfortable doing any of this work without the rental assistance grant from the IHDA.
Spotlight 2: Kim, a retired landlord in Illinois
Kim’s renter expected to miss future rent payments and asked Kim to apply for assistance. Kim is retired, and the assistance she received helped her pay the rental’s property tax, insurance, and maintenance.
Spotlight 3: Sade, a landlord in Louisiana
The rental assistance funding has allowed Sade to receive 100% of rents from all tenants during the COVID-19 pandemic. One tenant received half a month’s worth of rent, which allowed him some relief considering he lost his transportation contract for a company that shut their doors. The funding Sade received was used to pay utility bills.
Sade’s other tenant is an elementary teacher that decided to become a Junior High PE coach. Making this change at the end of the school year affected her summer pay. The rental assistance program covered three months of rent, which allowed her new job’s check to kick in and build up. Because of this assistance program, Sade was able to avoid having to pay the mortgage from reserves. Sade is very grateful for the assistance provided during these times!
Spotlight 4: Amgad, a landlord in Ohio
Amgad’s tenants lost their jobs due to COVID-19 and they applied for the Franklin County Ohio IMPACT program. Three of his tenants applied for and received help, and without this help, he would have fallen short on paying the mortgage.
Spotlight 5: Jeremy, a landlord in Indiana
Jeremy’s tenant was more than three months behind and losing ground. They were willing to apply for assistance and Jeremy helped them file the paperwork.
The funding helped Jeremy to continue building projects that were ongoing prior to COVID. Jeremy has a multi-unit building he purchased and is working to renovate. Without the rental assistance he received, he would not be able to apply resources to the project as planned. Although Jeremy didn’t apply for or receive a large amount of assistance, he is working on a tight budget and, therefore, the assistance was very helpful.
Spotlight 6: Nick, a landlord in Illinois
Nick had two tenants that had fallen behind on their rent as far back as March 2020. With the assistance he received, Nick was able to pay the mortgage, pay down some short-term financing, move forward with maintenance projects, and complete some interior enhancements in units.
Author’s Note: we will continue updating this post with more Emergency Rental Assistance success stories, or as more details of the above situations become available.
If you’d like to share your own story, or if you have any questions, please contact us.
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]]>The post Landlords and Renters Have Hope for Financial Revival as COVID-19 Pandemic Subsides appeared first on Avail.
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As vaccination distribution efforts continue across the U.S. and states start to open up their individual economies, renters and independent landlords are starting to bounce back financially. But the year-plus of income loss and a high unemployment rate is still affecting the country’s DIY landlords and their renters.
Avail (a part of Realtor.com®) partnered with Urban Institute to survey more than 1,011 landlords and 1,329 renters to better track the financial strains brought on by the pandemic and identify areas where renters might be struggling. Their responses revealed the current state of independent landlords and their renters after 15 months of surviving a global pandemic.
Landlords Are Finding Financial Stability Again
DIY landlords across the nation are reporting fewer financial losses due to missed rent payments compared to earlier this year in February.
“I have encouraged eligible tenants to apply for government aid for rent and utilities. I have forwarded them information when I have become aware of programs for which they might be eligible.” — Landlord, California
In the past three months, more than half of landlords (58.5%) stated that they were not suffering any financial loss due to partial or missed payments made by renters — signaling an overall improvement in the rental industry for all parties involved.
This compares to 38.8% of landlords who said that they did not experience a financial loss from the beginning of the pandemic (March 2020) to February 2021.
This trend will likely continue, with over half (51.3%) of landlords said that they think they will not experience a financial loss due to missed rent in the next three months, with only 21.3% still uncertain about possible losses in the same timeframe.
“All back rent owed has been satisfied due to stimulus help.” — Landlord, Maryland
However, 41.5% of landlords still suffered a financial loss over the past three months due to their tenants being unable to pay their rent in full if at all.
Of the 41.5% of landlords who experienced a loss in the past three months, the largest portion (17.2%) stated that they have experienced at least 13 months of partial or no rent payments due to the pandemic.
Maintenance Needs Are Being Pushed Back
With independent landlords struggling to make ends meet during the pandemic, maintenance needs fell by the waist side.
“The missed rent has become a hardship for the property maintenance. It needs windows and deck repair but, without full rent, we can’t do it.” — Landlord, Illinois
More than a quarter of landlords and renters reported deferred maintenance requests during the pandemic from March 2020 to May 2021. Due to a tighter budget and inconsistent rent payments, 62.1% put off tenant-requested maintenance repairs. Twenty-seven percent of landlords also cited “difficulty accessing the rental unit” and “difficulty hiring help or maintenance” as a main reason for deferring maintenance requests.
Of those landlords who deferred maintenance and repairs due to financial reasons, 55.5% of landlords said that they deferred these maintenance requests for six months or more, and while most of these repairs were considered minor (53.0%), some were considered to be more serious structural repairs (27.2%).
More Awareness and Communication Around COVID-19 Rent Assistance Is Needed
Our findings showed that both renters and landlords are in need of more communication and awareness on new and existing COVID-19 rent assistance programs.
Due to renters being unaware of current rent assistance programs, they’re unable to take advantage of resources specifically designed to help them. Over half of renters (56.4%) did not know of any government-funded emergency rental assistance programs that could help them pay their monthly rent during the pandemic. This compares to 39.8% of DIY landlords who are unaware of these programs, meaning that the majority of landlords (60.2%) are aware that such aid exists.
Renters continue to be unaware of eligibility criteria and requirements in order to apply for the assistance, while landlords reported a lack of communication with tenants as to whether or not they applied.
“Many of the people who need rental assistance the most don’t have access to ways of learning about the gov’t programs. If you’re constantly in the cycle of eviction, you likely don’t have stable wifi (if you have wifi at all)…You also likely don’t have the luxury of time to read about [emergency rental assistance programs].” — Renter, Illinois
Our findings show that almost all landlords (94.4%) are willing to accept rent payments provided or supplemented by a COVID-19 rental assistance program. That being said, a majority (64.9%) were unaware of eligibility requirements for landlords looking to apply for aid on behalf of their tenants.
“I’d like to know as much about these assistance programs as possible in the event they become necessary in the coming months. I’d like to be able to offer my tenants guidance with this should it become necessary.” — Landlord, California
Of the 14% of people who indicated that they knew they were eligible for government-funded emergency rental assistance programs, a majority (68.2%) confirmed that they applied, proving the programs appeal so long as renters are aware of the assistance in the first place.
Despite the Pandemic, Renters Are Still Looking To Become Homebuyers
Despite the financial challenges caused by the pandemic, over half of renters (61.8%) are still thinking of buying a home in the near future.
Still, a significant portion of renters (38.2%) are not thinking about buying a house, with some respondents commenting on the fact that their fears of evictions due to the pandemic are more relevant.
“Buying a house because of the uncertainty of having a place to live due to the pandemic is an additional stress that may not even happen because of my legal status. I’m more likely to be homeless than able to purchase a house.” — Renter, California
Overall, the financial losses of local landlords are starting to subside as government programs and an increase in economic activity gives tenants the resources to pay their monthly rent.
But there are still issues to be addressed, such as mounting maintenance requests that have been pushed back due in part to the pandemic. And while government-funded rental assistance programs are helping some, there is an outstanding number of renters and landlords who are still unaware of this aid altogether.
Research Methodology
This survey of landlords and renters was conducted online by Avail (a part of Realtor.com®) and Urban Institute with 2,340 total respondents ages 18 and over within the United States between May 18, 2021 to May 31, 2021.
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]]>The post Local Rental Owners Collaborative Launches in South Los Angeles to Preserve Housing and Prevent Tenant Displacement appeared first on Avail.
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LOS ANGELES, CA [April 15, 2021] – Today, the Los Angeles Local Rental Owners Collaborative (LROC) launched in South Los Angeles to support local, independent rental owners at risk of foreclosure or losing their assets to corporate buyers, and to help prevent the displacement of tenants who are struggling to pay rent. The pilot program, which offers qualifying owners comprehensive benefits like short-term rental relief grants combined with long-term financial consulting services, technology tools, and property management resources, was launched through a cross-sector collaboration between the Chan Zuckerberg Initiative (CZI), Roy + Patricia Disney Family Foundation (RPDFF), Coalition for Responsible Community Development (CRCD), Avail (a part of Realtor.com®), and Enterprise Community Partners.
In the wake of the COVID-19 pandemic and its economic fallout, many rental owners with smaller portfolios (2-20 units), especially immigrant and BIPOC (Black, Indigenous, and people of color) owners, are having difficulties maintaining their properties, a trend that can lead to greater displacement and gentrification in highly-competitive markets like Los Angeles. Today, nearly 31 percent of independent landlords are being forced to consider selling their rentals to make up for lost revenue, which threatens the quantity and quality of housing that is affordable to Angelenos, the majority of whom are renters from communities of color.
“The LROC program will bring much-needed relief to rental owners of small apartment buildings and their tenants in South LA. This program will address the loss of rental income since March 2020 and provide the opportunity to preserve affordable housing in our community,” said Mark Wilson, President, CEO & Co-Founder of CRCD. “This work supports CRCD’s efforts over a decade, to use Community Economic Development principles to impact change in the neighborhood. We are proud to partner in this collaborative effort made possible by the initial pilot funders, CZI, and philanthropic partner, RPDFF.”
Local, independent landlords own 76 percent of all unsubsidized, below-market housing units in Los Angeles County. In addition to short-term rental relief, the Collaborative also offers a strong network of support services, so rental owners can use their collective purchasing power to unlock efficiencies that institutional landlords already benefit from, like innovative technology tools and financial resources, and preserve their assets for working-class families.
“Our communities are at their best, and are their most vibrant, when everyone has a safe, affordable place to call home,” said Priscilla Chan, Co-Founder of CZI. “That’s what this partnership is all about. Through a unique combination of financial resources, coalition-building, and support services, the LROC helps stabilize and improve housing for those who need it most — particularly within Black and Brown communities that have been hit hardest by the pandemic and by decades of exclusionary housing policies.”
“Small rental owners are integral to many communities and often provide housing at affordable rates for residents who would otherwise be priced out of areas like South Los Angeles,” said Shawn Escoffery, Executive Director of the RPDFF. “This program is the key to stabilizing the affordable housing market and ensuring that mom and pop landlords aren’t forced to sell their properties during these difficult times. We look forward to supporting the LROC and working alongside our partners on this important initiative.”
CRCD, a Los Angeles-based nonprofit dedicated to sustainable community development, is the primary administrator for the program and will manage the approval process for applicants, as well as outreach to the local community. National affordable housing nonprofit Enterprise Community Partners, which helped design the program, will oversee financial management of the LROC and work directly with CRCD on its implementation and evaluation. Avail, the LROC’s technology partner, will host the application and provide program participants with online tools to help streamline rental payments, maintenance requests from tenants, and more. The program was co-developed by CZI, a philanthropic organization that provided seed funding for the effort. The RPDFF is also a philanthropic partner for the LROC.
“The LROC is providing exactly what our communities are telling us they need: direct relief for the BIPOC renters and small landlords in South Los Angeles who were hit hardest by the pandemic,” said Jacqueline Waggoner, President of the Solutions Division at Enterprise Community Partners. “As a collaborative, we can keep Angelenos in their homes, preserve neighborhood stability and work toward an equitable recovery from COVID-19. And with the support of generous funders like CZI and RPDFF, we can explore the possibility of expanding this pilot to communities nationwide.”
Applications to join the LROC open today for qualifying rental property owners within the 90011 zip code. For more information about the program, application process, and eligibility requirements, please visit avail.com/lroc.
“The pandemic has revealed the need for broad-scale investments in infrastructure that helps our communities be more resilient and our response to economic crises more efficient and effective. Unfortunately millions of small business, DIY landlords, and tenants have been unaware of the relief available to them and how to access it. We are proud to be partnering with the best-in-class organizations on the LROC pilot, leveraging intuitive technology and community-building tools to address these issues in Los Angeles. We hope to take this experience and apply these solutions nationwide,” said Ryan Coon, co-founder and CEO of Avail.
About the Coalition for Responsible Community Development
CRCD’s overall approach is neighborhood-based community development. The nonprofit organization has a long-term commitment to improving the quality of life in South Los Angeles, focusing on youth in the community and assisting them with education, opportunities to pursue career pathways, and meet basic needs. CRCD also addresses the longstanding neighborhood conditions where young people reside — such as poverty, unemployment, public safety issues, and the lack of affordable housing. Since its founding in 2005 by community members, CRCD has partnered in a combined investment of $125 million in South LA housing and real estate, including 370 units of permanent supportive and affordable housing, plus community space for support services, youth programs, a homeless youth drop-in center, a community garden, and commercial space for social enterprise. CRCD connected more than 3,000 young people with diplomas, jobs, and housing. Visit www.coalitionrcd.org for more information.
About the Chan Zuckerberg Initiative
The Chan Zuckerberg Initiative was founded in 2015 to help solve some of society’s toughest challenges — from eradicating disease and improving education, to addressing the needs of our local communities. Our mission is to build a more inclusive, just, and healthy future for everyone. For more information, please visit www.chanzuckerberg.com.
About the Roy + Patricia Disney Family Foundation
The Roy and Patricia Disney Family Foundation is guided by social justice principles and believes that inequities can be dismantled through strategic and systems-level interventions. We strive to understand and invest in on-the-ground solutions driven by experts — individuals and advocacy groups living and working in the communities they serve. The Foundation elevates organizations and ideas that address pre-existing and reinforcing conditions that lead to inequities. These groups lead with policy and narrative change, power building, and amplify the voices of marginalized groups. The Foundation currently invests in Affordable Housing Preservation, Criminal Justice Reform, and Environmental Justice in South and East Los Angeles (CA), New Orleans (LA), and Tacoma (WA) through its grantmaking and impact investing initiatives.
About Enterprise Community Partners
Enterprise is a national nonprofit on a mission to make home and community places of pride, power and belonging for all. To make that possible, we operate the only organization designed to address America’s affordable housing crisis from every angle: we develop and deploy programs and support community organizations on the ground; we advocate for policy on a nonpartisan basis at every level of government; we invest capital to build and preserve rental homes people can afford; and we own, operate and provide resident services for affordable communities. All so that people not only make rent, they build futures. With this end-to-end approach, 40 years of experience and thousands of local partners, Enterprise has built and preserved 775,000 homes, invested $61 billion in communities and changed millions of lives. Join us at EnterpriseCommunity.org.
About Avail
Founded in 2012, Avail is the first and only online platform for independent landlords and tenants that provides the tools, education, and support to make renting easy. Landlords across the U.S. use Avail to advertise vacant units, request rental applications and credit reports, sign leases, and collect rent — all online. Avail is a division of Move Inc., the operator of Realtor.com®, the company that pioneered the world of digital real estate more than 20 years ago.
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While independent landlords across California are facing financial challenges due to the COVID-19 pandemic, much-needed aid from the CA COVID-19 Rent Relief Program, which is meant to provide monetary relief to renters and landlords, continues to sit untouched. An overall lack of awareness of the program, poor communication surrounding eligibility requirements, issues with distribution, and onerous long-term restrictions for participating landlords have all impacted the program’s ability to provide aid to those who need it most.
To address the distribution issues surrounding these funds, the Local Initiatives Support Corp (LISC) and Avail have partnered to host two joint webinar sessions meant to educate California landlords and renters on how to access much-needed rental assistance.
These sessions will be held on Wednesday, April 28 from 12 to 1 p.m. PT and Thursday, April 29 from 1 to 2 p.m.
What Is the CA COVID-19 Rent Relief Program?
This program is part of the state’s efforts to help independent landlords and renters who are facing financial challenges due to the COVID-19 pandemic. The program provides rent reimbursements to qualifying landlords and renters to cover unpaid rent accrued between April 1, 2020, and March 31, 2021.
Eligible landlords can receive 80% of their tenant’s unpaid rent, so long as they agree to forgive the remaining 20%. Qualifying tenants whose landlords are not involved in the program can also receive 25% of their unpaid rent accrued from April 1, 2020, to March 31, 2021, with the option to receive 25% of their monthly rent for future payments as well. Both renters and landlords can initiate the application process to receive these funds.
Qualifications
Those who can apply for California’s rent relief program include:
- Landlords who rent to tenants experiencing financial difficulties because of the pandemic, who owe past-due rent and are at or below 80% of the Area Median Income.
- Tenants who are suffering financially because of the pandemic, who owe money in past rent or utilities and are at or below 80% of the Area Median Income.
How Is the Rent Relief Distributed?
Landlords who apply will be reimbursed for 80% of past-due rent accrued between April 1, 2020, and March 31, 2021, in the form of a direct deposit. This comes with the understanding that said landlord will waive the remaining 20% of unpaid rent as part of the program’s requirements.
Eligible renters with landlords who are not involved in the program can apply independently to have 25% of their unpaid rent accrued between April 1, 2020, and March 31, 2021, be covered. These funds can either be sent to a landlord through direct deposit or to the renter themselves if the landlord refuses the payment. In this case, the renter will have to pay any missed rent to their landlord before June 30, 2021, thus providing secure housing under the extended eviction protections provided by SB91.
How LISC + Avail Webinars Will Help
Through these webinars, LISC and Avail will reach out to our community of independent California landlords, and their renters, to increase awareness of the state’s rent relief program and how it functions. The webinars will also help attendees understand the eligibility requirements for this program while assisting participants in their applications for the rent relief program.
Emails to sign up for these webinars will be sent out soon.
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COVID-19 is still causing serious and lasting harm to many independent landlords and their renters. Over the past year, the pandemic’s effect on the rental industry came in the form of billions of dollars of missed rent, sold rental properties, long-term vacancies, and a lack of information on how to get life-saving rental assistance.
More than 1,200 landlords and 2,500 renters participated in the latest surveys by Avail (a part of Realtor.com), and in partnership with Urban Institute. Their responses revealed the current state of independent landlords and their renters during a global pandemic, as well as their experiences with government-funded rental assistance programs and the extension of the CDC Eviction Moratorium.
Landlords Are Expecting More Rental Payment Losses in the Beginning of 2021
As of February 2021, half of independent landlords (50.0%) expect to miss more rental payments in the next three months, with another 27.8% being unsure as to whether or not they will be collecting rent payments. This is an increase from the end of last year, when 37.0% of landlords expected to miss more rental payments between October and December 2020.
“My tenant was able to access rental assistance and the rent is now up to date, but [I’m] not sure about 2021 job security. The other issue was having to wait over two months to find out if he was approved or not. Lots of uncertainty with [these] programs because they depend on government funding.” — Landlord, Illinois
Less rental income in the next three months will mean independent landlords will face even greater financial strains than they are now. As of February 2021, 20.7% of landlords reported having lost $20,000 or more in rental income. Another 15.5% lost anywhere from $10,000 to $14,999, and 24.6% lost between $5,000 and $9,999. These losses will only increase if tenants continue to miss monthly rent payments.
“I lost $6,000 in rent in early 2020 before the rental assistance was available and the tenant moved out. Can I recover any of that money?” — Landlord, Illinois
Independent Landlords Aren’t Getting Information for Rental Assistance, Even Fewer Are Getting the Money
Our surveys also shed light on a large percentage of landlords (48.1% of 1,268 respondents) that are not aware of the existence of government-funded rental assistance, which they can apply for on behalf of their eligible tenants.
Of the landlords that have experienced financial losses due to missed rent, 48.6% are not aware of any rental assistance that they can apply for, despite being the ones in need of such aid.
Overall, 62.7% of all landlord respondents who are aware of existing government-funded rental assistance stated that they are not eligible to apply for it. And of those landlords who are both eligible and already applied for rental assistance before answering the survey, 54.7% of them have not started receiving any rental assistance money. This data shows that existing rent relief programs, though well-intentioned, are unfortunately unable to disperse aid and information to the landlords and renters in need of such resources.
“Government aid is very irregular, I never know if my tenants will pay rent and their bills… [the rent bill] accumulates month after month and the management company I use can’t do anything but wait.” — Landlord, Pennsylvania
When asked what barriers they faced during the application process for rental assistance, landlords noted that the top three challenges were: having to wave evictions during the period of assistance (51.6%), communicating with tenants (47.3%), and uncertainty about receiving the rental assistance payment (44.1%).
With a quarter of independent landlords missing upwards of $5,000 in rental income and more awaiting government aid, it’s clear that these landlords will likely experience more financial hardships as the pandemic continues into 2021.
How the CDC Eviction Moratorium Is Impacting Independent Landlords
Independent landlords, especially those of color, are the ones most impacted by the CDC Eviction Moratorium, as they do not have the financial resources to maintain their properties without a consistent and sufficient rental income.
Of landlords that experienced financial losses due to a disruption in rental income during the pandemic, 70% said that the impact of the moratorium came in the form of lost rent from their units, 49.9% said they are struggling to afford maintenance for rental properties, 25.3% are unable to rent out vacant units, and 15.9% have resorted to selling at least one of their rental properties altogether. Only 10.6% of these landlords stated that they did not experience any effects of the eviction moratorium.
“The CDC Moratorium [gave] an out to those tenants who didn’t want to pay rent. It is the worst possible scenario for Mom & Pop landlords like me.” — Landlord, Texas
More Tenants, Particularly Women, Are Struggling to Pay Rent
Compared to previous Avail surveys, the percentage of renters struggling to make rent is growing. In this latest survey, 72% of the 2,533 renters who responded to this question are having a difficult time paying their rent due to financial strains caused by the pandemic. This is compared to 65.8% of renters who faced challenges when paying rent in May 2020, 66.0% in June 2020, and 61.9% in July 2020.
This survey also discovered that female-identifying renters (75.7%) were experiencing more challenges when working to pay their rent in full each month when compared to male-identifying renters, of whom 62.7% experienced challenges when paying their rent.
More female renters (56.1%) owe their landlords past-due rent because of COVID-19 financial challenges. This is compared to 41.8% of male renters who owe their landlords past-due rent.
Missing Rent Payments Will Continue for the Next Three Months
As the majority of renters struggle to make their monthly rent payments, half of renters (51.4%) state that they already owe their landlords previous rent (also known as back rent), with 49.3% owing their landlords anywhere from $1,000 to $4,999 in missed rental payments.
“We have been lucky. Without regular employment, rental assistance would be imperative.” — Tenant, Arizona
Renters also expect to miss more rental payments in the start of 2021. Forty-six percent of renters said they will have to miss more rent payments in the next three months, with 38.8% stating that they are unsure as to whether or not they can pay rent during that same timeframe. This may, in turn, increase financial pressures on DIY landlords, who are not receiving as much in rental income as normal, as well as demand for more government-funded assistance.
Rental Assistance Information Isn’t Making It to Tenants in Need
In this survey, Avail found that the majority of renters (68.8% of 2,537) are not aware of government-funded rental assistance that was made available for those who are struggling to pay rent due to COVID financial pressures. Of the renters that experienced a financial loss due to the pandemic, only 31.2% were aware of the existence of any government-funded rental assistance programs.
Overall, 53.6% of renters said they would need a minimum of $1,000 to $4,999 in rental aid in order to pay back their landlords for all missed rent payments during the pandemic. However, those renters (and more) are without the information needed to access that aid.
“I was completely unaware that any type of rental assistance was available and that would have been very useful information.” — Tenant, Missouri
Of the renters that know of available COVID-19 rental assistance, are eligible for such aid, and applied for it, 72.7% haven’t received any money yet. The top three barriers when applying for rental assistance mentioned by renters were uncertainty about receiving the rental assistance payment (34.5%), finding available rental assistance (28.4%), and complicated eligibility criteria (11.5%).
Despite delays and a lack of awareness, the majority of renters (74.4% of 2,460) believe that government-funded rental assistance will be enough to help pay rent during the pandemic in 2021.
The Avail Research Team frequently conducts surveys of landlords and renters across the U.S., most recently collaborating with the Urban Institute to further research on the non-institutional sector of the rental market. The purpose of these surveys are to spread information about the measures that independent landlords and their renters are taking during the pandemic while informing government agencies and policymakers of the support these groups need.
For more rental market information during the COVID-19 pandemic, join our Special Reports email list to stay up to date with any new developments that could affect landlords, renters, and building owners.
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The second coronavirus stimulus package, passed by both the House and Senate on December 21, contains a variety of initiatives meant to provide financial aid to those struggling due to the COVID-19 pandemic. On an individual basis, this stimulus package will send $600 for single individuals who earn up to $75,000 or $1,200 for married couples making up to $150,000 a year.
For landlords and renters working to make ends meet, the second COVID-19 relief package also includes $25 billion in rent relief, an extension on the CDC eviction moratorium, and further assistance for homeowners in forbearance or foreclosure. Here’s a breakdown of initiatives and relief geared towards renters and landlords.
*Though the relief package was signed by the president on December 27, 2020, and will be effective immediately, both he and Congress will have 25 days to adjust “wasteful spending” (as stated by the president) in the bill. The funds provided by this package will take time to get to eligible recipients, with some receiving funding within two weeks while others might take longer.
More Emergency Help with Rent
The latest form of rent relief will come in the form of $25 billion that will be distributed by the U.S. Treasury to individual states. The money will then be distributed to state and local entities in order to be passed onto those who are eligible. These entities are the same organizations and government institutions that handled the first round of Coronavirus Relief Funds. The money is meant to help those who are eligible pay back rent, utility bills, and other housing costs in order to keep all people in stable housing during the pandemic.
Those who are eligible for rent relief in the new stimulus package have:
- A household income not more than 80% of the Area Median Income,
- One or more household members who can demonstrate a risk of experiencing homelessness or housing instability,
- One or more household members who qualify for unemployment benefits or experienced financial hardship due, directly or indirectly, to the pandemic.
Those whose households do not exceed 50% of the Area Median Income, are unemployed, and have been unemployed for 90 days will receive priority for all rent assistance funds. Entities administering the aid will assess each household’s income for 2020, or its monthly income at the time of application for assistance. For the latter, said household’s income will have to be recertified every three months to continue receiving assistance. An eligible household can receive up to 12 months of rental assistance and can request an additional three months (15 months in total) if necessary.
As part of the legislation, the money given to an eligible renter can either be sent directly to their landlord or utility company. If a landlord refuses to receive the funds this way, it will be sent to the renter themselves to make rent payments. Landlords can also apply for rental assistance on their renters’ behalf, though they must notify their renters of this action and obtain their consent.
CDC Eviction Moratorium Extended
The CDC Eviction Moratorium, as it applies to both homeowners with mortgages and renters, will be extended until January 31, 2021. Here is a list of requirements for those in danger of being evicted:
- The person has exhausted all other government aid options in order to make their rent payments each month.
- They do not expect to make more than $99,000 for an individual, or $198,000 if married and filing joint taxes. If the renter doesn’t meet these requirements, they can still qualify if they didn’t need to report their 2019 income or if they received an Economic Impact Payment, also known as the COVID-19 stimulus check.
- The person must have experienced a substantial loss of income, have been laid-off or fired, or have medical bills that cannot be reimbursed over 7.2% of their annual adjusted gross income.
- The person is still trying to make timely rent payments as close to the required amount as possible. It’s not mentioned how this can be done, but this could be through payment plans, multiple small payments throughout the month, or one lump sum.
- If they are evicted and are likely to move in with friends or family, rent a more expensive apartment than the one they just left, or will become homeless.
The eviction moratorium is not a reason to avoid paying rent or partial rent payments if possible during this time.
Forbearance and Foreclosure Assistance
Mortgage forbearance and foreclosure protections that were established in the CARES Act Relief passed in March 2020 continue to be in effect with this latest bill. This measure allows homeowners who are struggling to make their mortgage payments due to COVID-19 to pause or reduce these payments for 180 days (six months), then renew for another 180 days for a total of 12 months of assistance.
As part of this bill, FHA-insured mortgages will extend forbearance and foreclosure relief until February 28, 2021, while those with mortgages owned by Fannie Mae or Freddie Mac do not yet have an end date to their forbearance assistance measures, though their foreclosure protections are set to expire on January 31, 2021. These foreclosure protections also extend to those living in homes with mortgages bought by Fannie Mae and Freddie Mac.
Will It Help Landlords and Renters?
According to a Bloomberg City Lab article, Americans could possibly owe $7 billion in missed rent, late fees, and unpaid utility bills by January 1, 2021. About 11.4 million U.S. renters struggled under the financial pressures of COVID-19, resulting in each household owing an average of $6,000 in past-due rent alone.
A recent study conducted by Avail and Urban Institute confirmed that large numbers of renters are unsure of whether or not they can afford their rent; of 2,429 renters that responded to the question, 44% said they were not able to pay rent in full for October.
DIY landlords, which make up the majority of the country’s 48 million rental units, are also struggling to make ends meet. In the same study, Avail and Urban Institute found that 12% of landlords went into forbearance on at least one of their mortgages due to the pandemic. Of the 12% in forbearance, 20% are Black and 14% are Latino. This is compared to 9% of white landlords facing the same issue.
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