COVID Tenant Protections Roundtable - COUNTY OF LOS ANGELES
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COUNTY OF LOS ANGELES COVID Tenant Protections Roundtable PUBLIC MEETING JULY 29, 2021
Agenda I. Welcome (CEO) II. Policy/Program Updates • County’s Eviction Moratorium and COVID Renter Protections (DCBA) • Stay Housed LA County (Liberty Hill) • Rent Relief Program and Eviction Prevention (LACDA and CA-HCD) III. Public Comment IV. Meeting Schedule and Survey
The LA County Eviction Moratorium: Overview & Updates JULY 29, 2021
➢ What is it? Countywide ban on evictions for residential and commercial tenants impacted by COVID-19 ➢ Who’s covered? LA County Residential tenants Commercial tenants Eviction Mobilehome space renters Moratorium The County's moratorium applies to unincorporated areas and all incorporated cities within the County ➢ How long does it last? The moratorium is effective March 4, 2020 to September 30, 2021, unless extended by the Board of Supervisors.
What protections does the County’s Moratorium include for Residential Tenants? Evictions Prohibited for: • Nonpayment of rent, late charges, or any other fees if the Tenant can show an inability to pay rent and/or related charges due to COVID-19 related financial hardship. • COVID-19 related violations for temporarily housing unauthorized occupants or pets. • Nuisance. • A No Fault eviction reason, including but not limited to a landlord’s intent to substantially remodel or demolish the property; • Reasonably denying entry to a landlord. Additional Protections Include: • Rent freeze on rent stabilized units in unincorporated areas of L.A. County. • Landlords cannot harass or intimidate tenants who exercise their rights under the Moratorium.
What protections does the County’s Moratorium include for Commercial Tenants? Evictions Prohibited for: •Nonpayment of rent if the Tenant can show an inability to pay rent and/or related charges due to COVID-19 related financial hardship. Additional Protections Include: •Landlords cannot harass or intimidate tenants who exercise their rights under the Moratorium.
Changes to the County’s Moratorium on June 22, 2021 Residential Tenants: • As of July 1, 2021, a landlord who owns a single-family home purchased on or before June 30, 2021 may evict a Residential tenant in order to move into the home for their or their family member’s principal residence. Commercial Tenants: • A Landlord must provide a notice to Commercial Tenants with 9 or fewer employees of their rights under the Moratorium within 10 days of issuing a notice of nonpayment. • A Landlord is precluded from enforcing a personal guarantee(s) on commercial rental debt accrued during the Moratorium if the Commercial Tenant has nine or fewer employees. • A Landlord is precluded from evicting a Commercial Tenant on a holdover or month-to-month lease. • A Landlord is precluded from evicting a Commercial Tenant for failure to pay back rent under the terms of a repayment plan, if the Commercial Tenant has 9 or fewer employees. Residential and Commercial Tenants: • Clarifies that, as of March 4, 2020, the County’s Moratorium provides an affirmative defense to tenants in unlawful detainer actions or any other civil action to recover unpaid rental debt.
Can a Landlord Evict a Tenant to move into a Single- Family Home under the County’s Moratorium? Yes, as of July 1, 2021, a Landlord can evict a tenant and all members of their household in order to move into a single-family home under certain conditions: • The Landlord purchased the single-family home (SFH) on or before June 30, 2021; • The property is a SFH as defined in the County’s Eviction Moratorium guidelines; • The Landlord intends to use the single-family home as their own principal residence, or the residence of a qualifying family member(s), for at least 36 consecutive months; • The tenant(s) occupying the SFH must be current on rent payments and not financially impacted by the COVID-19 pandemic; • The Landlord or Landlord’s family member moving into the home must be similarly situated to the tenant(s) being displaced; • The Landlord must give the tenant(s) at least 60 days notice to move out of the SFH, provide notice to DCBA, and allow additional time if any of the parties moving in or out of the home have been diagnosed with COVID-19 within 14 days of the final date of tenancy; and • The Landlord must also provide relocation assistance as required by the County’s Rent Stabilization Ordinance or the incorporated city’s applicable ordinance or regulation.
State Eviction Protections AB3088: Effective September 1, 2020 – January 31, 2021 • Protects most residential tenants from being evicted for nonpayment of rent if related to COVID-19 financial hardship • Preempts certain local protections for this category of residential tenants • Requires landlords to provide written notice of unpaid rent, copy of tenant rights under state bill, and a sample declaration of hardship • Requires tenants to pay 25% of unpaid rental balance and submit a signed declaration to their landlord for each month tenant is unable to pay rent due to COVID-19 related financial hardship SB91: Effective February 1, 2021 – June 30, 2021 • Extends protections, noticing requirements, and certification requirements for landlords and residential tenants, as well as local preemptions under AB3088 • Includes state rental assistance component AB81: Effective February 23, 2021 – June 30, 2021 • Provides additional time for repayment under local eviction moratoria AB 832: Effective July 1, 2021 – September 30, 2021 • Extends protections, notification requirements, and certification requirements for landlords and residential tenants, as well as preemptions under AB 3088, SB 91, and AB 81 • Extends state rental assistance available for landlords and residential tenants
Coming Soon ➢ The following ordinances were amended: • Rent Stabilization Ordinance • Mobilehome Rent Stabilization Ordinance • Rental Housing Oversight Commission ➢ Amendments go in effect: August 27, 2021 ➢ Applies only to unincorporated LA County
Questions? Contact Us: (833) 223-RENT (7368) rent@dcba.lacounty.gov RENT.LACOUNTY.GOV
www.StayHousedLA.org 1-888-694-0040
Stay Housed LA County Program www.stayhousedla.org Stay Housed LA is a partnership between the County of Los Angeles, tenant-led community organizations, and legal services providers. Together, we provide tenants with the support needed to exercise their rights so that they can remain safely in their homes, specifically: ● Public Awareness: Informing tenants about their rights through mass digital ads and media stories to reach millions of tenants in multiple languages. ● Outreach & Education: Direct engagement of hundreds of thousands of tenants by phone & text; virtual workshops; educating tenants about their rights and connecting them to tenant advocates to support them as they exercise their rights. ● Legal Services: ○ Full representation for unlawful detainers and subsidized housing terminations; ○ Limited legal services for notice issues, COVID-related declarations, habitability, harassment, and other housing related issues 13
How Stay Housed L.A. Works ► If you have general questions: 1) Read about your rights on the website, 2) Sign up for a Workshop ► If you have specific questions but no written notice: Sign up for a workshop- you can ask specific questions after the general workshop and speak with a legal worker. ► If you received any of the following: 1) A Written Notice, 2) Summons and Complaint (eviction lawsuit), 3) Sheriff’s Notice to Vacate, 4) Termination Letter for Section 8/Public Housing, or 5) You have been Locked Out or Threatened with Lockout: Go to “Get Legal Help” on www.StayHousedLA.org to enter your information or call our Stay Housed LA hotline at (888) 694-0040
When Should You Talk To A Lawyer? ► If your landlord gave you a written notice to pay rent or quit or notice to quit based on nuisance or breach of lease agreement ► If you have an eviction lawsuit and received a summons and complaint ► If your landlord harasses you to the point it’s impossible to live in your home ► For other inquiries: If you have general questions you can go to workshop or look at tenant information. You can ask for legal help through Stay Housed LA, but we prioritize by urgency so it may take us a while back to you for general counsel and advice.
What Is Considered Landlord Harassment? ► Landlord *repeatedly tells you that you have to leave ► Landlord enters your unit without notice (LA County Eviction Moratorium only permits landlord entry for emergencies (safety and health reasons)) ► Landlord threatens you with language or actions ► Landlord tries to get you to leave with offers of payment along with threats and intimidation ► Landlord refuses to accept lawful rent payment ► Landlord threatens (or actually does) lock out you *Can be landlord, manager, or anther other landlord staff
CA COVID-19 Rent Relief Program July 29, 2021
Program Overview • Financial assistance for landlords and income-eligible renters impacted by COVID-19 for unpaid or future rent and utilities. • Enables most impacted households to stay in their homes and prevent eviction; makes landlords whole • Assistance does NOT count as earned income (for renters) and will NOT affect eligibility for any other state benefit assistance programs, such as CalFresh or CalWORKS • Both landlords and renters are encouraged to apply. HousingIsKey.com | 833-430-2122
Program Overview - Continued • Applicants may qualify regardless of immigration status and will not be required to show proof of citizenship. • All applicant information is kept private • Not first come first serve • Program is open until funds are exhausted • Program assists with 100% of unpaid rents and utilities from eligible period
Program Requirements Renters: • Impacted by COVID-19 • Income eligible (the state will calculate this when they apply) • Have unpaid rent or utilities, or need help with future rent or utilities • Must pay back landlord within 15 days of receipt of funds Landlords: • Have renters behind on rent and need help to support this income loss • Renter’s household is income eligible (the state will calculate this when they apply). • All payments you receive must be used to satisfy the renter’s unpaid rent (dating back to 4/1/2020) • Renter/s must take steps to verify that they meet eligibility requirements and sign application. HousingIsKey.com | 833-430-2122
Extended Eviction Protections • Extended Protections: Eviction protections extended to 9/30/21 • Continued Protections: To continue to be protected from eviction after 9/30/21, renters must show proof that they have applied for rent relief and are waiting to find out if they will receive assistance. • Maintains COVID-19 related debt protection measures and extends debt masking protections • Extends the time limitation on landlords pursuing the recovery of rental debt through small claims court.
Temporary Court Process • After September 30, 2021, a modified civil procedure will be in effect from October 1, 2021, until March 31, 2022. • The process is intended to provide protections for tenants who are eligible for and in need of assistance… • …while providing landlords with an opportunity to initiate an eviction for non-payment of rent and in which the tenant is not eligible for assistance. • More coming soon on Housing is Key!
Key Program Updates • Makes all Recipients Whole: Allows those already paid by the program to be “topped off” to 100% without having to reapply. • Authorizes Non-Occupancy Payments: Allows rental assistance to be paid in situations where tenant has vacated the premises but still owes rental arrears. • Broadens Arrears Timeframe: Amends the definition of arrears starting “on or after April 1, 2020.” • Adds Payment Protections: Requires tenants that receive direct payments to remit the payment to the landlord within 15 business days or face a penalty.
What are the Pathways to Submit an Application or Receive Application Assistance? Applicant Option 1: Apply directly through Portal CA Covid-19 Rent Relief Call Center: 833-430-2122 (Housingiskey.com) LPN Appointment Center: 833-687-0967 Option 2: Apply directly with minor assistance from Chat or Call Center Outreach / Doorstep Appointment Option 3: Receive assistance through Local Partner Network LPN Site Appointment HousingIsKey.com | 833-430-2122
Checking Unique Addresses • GIS Map to enter address and check program option: https://www.arcgis.com/apps/instant/lookup/in dex.html?appid=f32435102af34d24a7420ffc432 a33a6 • Also accessible via the Pre-Application Eligibility Quiz • Designed as a “no wrong door” system. The state program will re-direct an applicant to either state or the correct local program website, depending on where they live. HousingIsKey.com | 833-430-2122
Public Comment Questions & Comments To access prior meeting recordings, presentations, and Frequently Asked Questions (FAQs), please visit the County’s Economic Development website at: https://economicdevelopment.lacounty.gov/ Please submit questions and comments to: EconomicDevelopment@ceo.lacounty.gov CA COVID-19 Rent Relief: Go to: https://housing.ca.gov/ or Call: 833-430-2122 County of Los Angeles Department of Consumer and Business Affairs, Office Immigrant Affairs: 1-800-593-8222; Housing/Tenant Protections (833) 223-RENT (7368)
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