{"id":39022,"date":"2018-10-18T12:21:56","date_gmt":"2018-10-18T19:21:56","guid":{"rendered":"http:\/\/eltecolote.org\/content\/?p=39022"},"modified":"2018-10-18T12:21:56","modified_gmt":"2018-10-18T19:21:56","slug":"prop-10-will-give-local-governments-weapon-to-fight-gentrification","status":"publish","type":"post","link":"https:\/\/eltecolote.org\/content\/en\/prop-10-will-give-local-governments-weapon-to-fight-gentrification\/","title":{"rendered":"Prop 10 will give local governments weapon to fight gentrification"},"content":{"rendered":"
\"\"<\/a>
A view from Tank Hill of homes in San Francisco on May 29, 2016. Photo: Kian Lavi<\/figcaption><\/figure>\n
\"\"<\/a>
J. Scott Weaver<\/figcaption><\/figure>\n

<\/b>A statewide coalition of tenant and housing advocates gathered more than 595,000 signatures to put Proposition 10 on this November\u2019s ballot. Prop 10 would allow local governments to give rent control protections to more Californians and help relieve our affordability crisis. Big real estate is investing tens of millions of dollars to defeat Prop 10 (and to keep rents at ever increasing levels).\u00a0 <\/span>We have already been inundated with television ads and glitzy brochures designed to confuse and misinform us. So, let\u2019s talk about what Prop 10 does and does not do.<\/p>\n

Put simply, Prop 10 will repeal the Costa-Hawkins Housing Act\u2014a law passed in 1996 at the behest of the real estate lobby. Costa-Hawkins restricted how much local rent ordinances could control rents. Under it, a landlord can charge as much rent as they want for:<\/p>\n

single family homes and most condominium units<\/p>\n

buildings constructed after Jan. 1, 1996 (or June of 1979 for San Francisco)<\/p>\n

a unit that has become vacant<\/p>\n

Once the new tenant moves into the vacant unit, the rent is again controlled starting at the new rent level\u00a0 <\/span>or \u201cvacancy decontrol.\u201d This last provision actually encourages landlords to get rid of low-rent tenants so that they can charge the new tenant whatever amount of rent they want.<\/p>\n

Prop 10 would eliminate these restrictions and allow cities to decide whether or not tenants should be protected in these instances. So now we know why big real estate is investing so much money to defeat it.<\/p>\n

\"\"<\/a>
A view of homes from a birds eye view in the Haight neighborhood of San Francisco. Photo: Kian Lavi<\/figcaption><\/figure>\n

Let\u2019s face it, our current housing system is broken, and Costa-Hawkins is part of the problem. High rents and displacement have resulted in considerable hardship for Californians and their families. In the Mission, we have witnessed first-hand how higher rents can lead to massive displacement and the slow unraveling of a community. And for what? So a handful of people can get filthy rich at the expense of the rest of us. Prop 10 is a step in easing this crisis.\u00a0 \u00a0<\/span><\/p>\n

Big real estate argues that Prop 10 will raise taxes and increase the cost government. This is true, but the amount of increase is minimal. Out of San Francisco\u2019s $10 billion budget, the San Francisco Rent Board spends around $7 million enforcing the Rent Ordinance (less than one-thousandth of the total budget). This is a small price to pay to keep people in their homes.<\/p>\n

They also say that homeowners could no longer rent out rooms if Costa-Hawkins was repealed. This argument assumes that local governments would choose to impose regulations that were so \u201cburdensome\u201d that the few homeowners renting out rooms would no longer do so. The irony here is that the big money that is being spent on the \u201cno\u201d campaign comes from multi-millionaires who have massive holdings in California real estate, especially in condominiums and single family homes. Opponents have also made a ridiculous argument that Prop 10 will displace seniors and people on fixed incomes. Of course, it isn\u2019t explained how providing rent control protections would raise rents or cause displacement\u2014because it wouldn\u2019t.\u00a0 \u00a0<\/span><\/p>\n

Finally, opponents argue that if Prop 10 passes, cities will impose strict limits on how much rent a developer can charge in newly constructed buildings. This is highly unlikely. Before Costa-Hawkins, localities were free to impose rent control on new construction, but they didn\u2019t. Under the most radical ordinance (Berkeley\u2019s), rent control was imposed on new construction only after 15 years of operation, giving the developers plenty of time to recoup their investment; and that didn\u2019t seem to have an impact on new construction.<\/p>\n

In an era where the need to build housing is obvious, there is no reason to believe that a city would impose rent control so stringent as to discourage new construction. Even some of the most rabid \u201cbuild, build, build\u201d advocates have seen through this argument, and support Prop 10. The opponents\u2019 argument is purely speculative.<\/p>\n

Our broken housing policies have created the current affordability crisis affecting tenants throughout the state. Costa-Hawkins has played a major role in worsening this crisis. It\u2019s time to give local governments some of the tools they need to stabilize rents and alleviate the crisis that their citizens continue to face.\u00a0 <\/span>It\u2019s time to vote \u201cyes\u201d on Proposition 10.<\/p>\n

J. Scott Weaver is a long time housing and tenant activist and attorney and works with the Save the Mission campaign and the San Francisco Tenants Union. He is on the Board of Directors of Acc\u00edon Latina.<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"

A statewide coalition of tenant and housing advocates gathered more than 595,000 signatures to put Proposition 10 on this November\u2019s ballot. Prop 10 would allow local governments to give rent control protections to more Californians and help relieve our affordability crisis. Big real estate is investing tens of millions of dollars to defeat Prop 10 […]<\/p>\n","protected":false},"author":35,"featured_media":39023,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"newspack_popups_has_disabled_popups":false,"newspack_featured_image_position":"","newspack_post_subtitle":"","newspack_article_summary_title":"Overview:","newspack_article_summary":"","newspack_hide_updated_date":false,"newspack_show_updated_date":false,"footnotes":""},"categories":[4],"tags":[17200,17198],"coauthors":[],"class_list":["post-39022","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-voices","tag-2018-san-francisco-election","tag-proposition-10","entry"],"yoast_head":"\nProp 10 will give local governments weapon to fight gentrification - El Tecolote<\/title>\n<meta name=\"description\" content=\"A statewide coalition of tenant and housing advocates gathered more than 595,000 signatures to put Proposition 10 on this November\u2019s ballot. 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