Manuela Tobias at CalMatters

David Sjostedt

When California legislators voted last June to again extend eviction protections, they promised <a href="https://calmatters.org/housing/2021/06/california-eviction-moratorium-deal/">the third time would be the charm</a>.

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When California legislators voted last June to again extend eviction protections, they promised <a href="https://calmatters.org/housing/2021/06/california-eviction-moratorium-deal/">the third time would be the charm</a>.

But the state’s rent relief program, which has <a href="https://calmatters.org/housing/2021/04/california-rent-relief-tenants/">struggled to reach the neediest tenants and landlords from the start</a>, continues to lag. As of last week, the state has paid $2.4 billion to about <a href="https://housing.ca.gov/covid_rr/dashboard.html">214,000 households</a> — fewer than half of all who have applied for aid.&nbsp;

But the state’s rent relief program, which has <a href="https://calmatters.org/housing/2021/04/california-rent-relief-tenants/">struggled to reach the neediest tenants and landlords from the start</a>, continues to lag. As of last week, the state has paid $2.4 billion to about <a href="https://housing.ca.gov/covid_rr/dashboard.html">214,000 households</a> — fewer than half of all who have applied for aid.&nbsp;

In San Francisco, a little over half of the 19,021 households that have applied to the state&#8217;s program have received relief so far. As of March 22, a total of 9,512 local households had received an average of $11,461 through the program, bringing the total relief distributed in San Francisco through the state’s program to $109 million. A smaller, local relief program run by the city has distributed $21 million to 2,996 households.

In San Francisco, a little over half of the 19,021 households that have applied to the state's program have received relief so far. As of March 22, a total of 9,512 local households had received an average of $11,461 through the program, bringing the total relief distributed in San Francisco through the state’s program to $109 million. A smaller, local relief program run by the city has distributed $21 million to 2,996 households.

In San Francisco, a little over half of the 19,021 households that have applied to the state&#8217;s program have received relief so far. As of March 22, a total of 9,512 local households had received an average of $11,461 through the program, bringing the total relief distributed in San Francisco through the state’s program to $109 million. A smaller, local relief program run by the city has distributed $21 million to 2,996 households.

Delays in distributing state funds — one study found that the average tenant waited <a href="https://calmatters.org/housing/2022/03/california-rent-relief-wait/">about three months to get paid</a> — forced legislators’ hands: Last Thursday, the state’s top legislative leaders struck another last-minute deal designed to stave off eviction for another three months for hundreds of thousands of renters who have applied for relief but are still waiting to hear back.&nbsp;

Delays in distributing state funds — one study found that the average tenant waited <a href="https://calmatters.org/housing/2022/03/california-rent-relief-wait/">about three months to get paid</a> — forced legislators’ hands: Last Thursday, the state’s top legislative leaders struck another last-minute deal designed to stave off eviction for another three months for hundreds of thousands of renters who have applied for relief but are still waiting to hear back.&nbsp;

<a href="https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220AB2179">Assembly Bill 2179</a>&nbsp;was approved today by the Assembly on a 60-0 vote. To pass, it requires two-thirds majorities in both the Assembly and state Senate. The current law, set to expire Thursday, says a judge must pause an eviction proceeding if a rent relief application is pending. The new legislation, expected to go into effect by Thursday, would shield tenants through June 30 as the state continues to process their paperwork.

<a href="https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220AB2179">Assembly Bill 2179</a>&nbsp;was approved today by the Assembly on a 60-0 vote. To pass, it requires two-thirds majorities in both the Assembly and state Senate. The current law, set to expire Thursday, says a judge must pause an eviction proceeding if a rent relief application is pending. The new legislation, expected to go into effect by Thursday, would shield tenants through June 30 as the state continues to process their paperwork.

“It is on us to take care of the thousands of Californians — landlords and tenants alike — who reached out to COVID-19 emergency rental assistance programs for help and still have their applications pending,” said Assemblymember Tim Grayson, a Concord Democrat who is the bill’s co-author.

“It is on us to take care of the thousands of Californians — landlords and tenants alike — who reached out to COVID-19 emergency rental assistance programs for help and still have their applications pending,” said Assemblymember Tim Grayson, a Concord Democrat who is the bill’s co-author.

“It would be cruel, wasteful and unfair to subject these Californians to eviction or the loss of rental income now, when they have done everything asked of them, and distribution of their emergency rental assistance is imminent,” he said in a statement.

“It would be cruel, wasteful and unfair to subject these Californians to eviction or the loss of rental income now, when they have done everything asked of them, and distribution of their emergency rental assistance is imminent,” he said in a statement.

But renters who do not <a href="https://housing.ca.gov/covid_rr/index.html">apply to the program</a> by the Thursday deadline will not receive any protections. Landlords will still be able to take those tenants to court over missed rent starting Friday.

But renters who do not <a href="https://housing.ca.gov/covid_rr/index.html">apply to the program</a> by the Thursday deadline will not receive any protections. Landlords will still be able to take those tenants to court over missed rent starting Friday.

The bill would also pre-empt several local moratoriums that are set to extend past the state’s. San Francisco city officials passed <a href="https://sfgov.legistar.com/View.ashx?M=F&amp;ID=10654230&amp;GUID=190AEC92-6F3D-4ACA-9700-E5C830A3C8C8">legislation</a> on March 11 that lengthened protections from evictions until the end of Mayor London Breed’s Covid emergency declaration.&nbsp;

The bill would also pre-empt several local moratoriums that are set to extend past the state’s. San Francisco city officials passed <a href="https://sfgov.legistar.com/View.ashx?M=F&amp;ID=10654230&amp;GUID=190AEC92-6F3D-4ACA-9700-E5C830A3C8C8">legislation</a> on March 11 that lengthened protections from evictions until the end of Mayor London Breed’s Covid emergency declaration.&nbsp;

Senator Scott Wiener and Assemblymember Phil Ting condemned the new state bill for “playing favorites” by leaving local moratoriums in some jurisdictions but not in others in a joint statement Monday.

Senator Scott Wiener and Assemblymember Phil Ting condemned the new state bill for “playing favorites” by leaving local moratoriums in some jurisdictions but not in others in a joint statement Monday.

“There is no policy rationale for overriding local eviction protections in San Francisco, etc., while allowing other cities to protect their renters,” the statement said.&nbsp;

“There is no policy rationale for overriding local eviction protections in San Francisco, etc., while allowing other cities to protect their renters,” the statement said.&nbsp;

California has about $5.4 billion in federal funds to help qualified applicants with 100% of unpaid rent dating back to April 2020, some of which is being distributed by local rent relief programs. Lawmakers last month <a href="https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB115">authorized more state spending</a> if the federal dollars don’t cover the costs.

California has about $5.4 billion in federal funds to help qualified applicants with 100% of unpaid rent dating back to April 2020, some of which is being distributed by local rent relief programs. Lawmakers last month <a href="https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB115">authorized more state spending</a> if the federal dollars don’t cover the costs.

Senate President Pro Tem Toni Atkins, a San Diego Democrat, and Assembly Speaker Anthony Rendon, a Lakewood Democrat, <a href="https://sd39.senate.ca.gov/news/20220324-legislative-leaders-issue-statement-extension-rent-relief-legislation">endorsed the new bill in a joint statement</a> Thursday, promising it would move quickly through both houses.

Senate President Pro Tem Toni Atkins, a San Diego Democrat, and Assembly Speaker Anthony Rendon, a Lakewood Democrat, <a href="https://sd39.senate.ca.gov/news/20220324-legislative-leaders-issue-statement-extension-rent-relief-legislation">endorsed the new bill in a joint statement</a> Thursday, promising it would move quickly through both houses.

Gov. Gavin Newsom appears likely to sign the bill. A spokesperson told CalMatters in an email: “The governor strongly supports an extension that continues to protect tenants well into the summer and ensures that every eligible applicant is protected under this nation-leading rent relief program as it winds down.”

Gov. Gavin Newsom appears likely to sign the bill. A spokesperson told CalMatters in an email: “The governor strongly supports an extension that continues to protect tenants well into the summer and ensures that every eligible applicant is protected under this nation-leading rent relief program as it winds down.”

Local protections at risk&nbsp;&nbsp;&nbsp;

<h3 class="wp-block-heading" id="h-local-protections-at-risk">Local protections at risk&nbsp;&nbsp;&nbsp;</h3>

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<h3 class="wp-block-heading" id="h-local-protections-at-risk">Local protections at risk&nbsp;&nbsp;&nbsp;</h3>

On Friday, the <a href="https://cal-rha.org/">California Rental Housing Association</a>, which says it represents more than 20,000 landlords with 575,000 units across the state, issued a statement opposing the bill. The group said that statewide eviction protections are no longer necessary, and it urged the timely payment of rent relief. (Some major provisions of the statewide moratorium expired Sept. 30.)

On Friday, the <a href="https://cal-rha.org/">California Rental Housing Association</a>, which says it represents more than 20,000 landlords with 575,000 units across the state, issued a statement opposing the bill. The group said that statewide eviction protections are no longer necessary, and it urged the timely payment of rent relief. (Some major provisions of the statewide moratorium expired Sept. 30.)

“Enough is enough,” said Christine Kevane La Marca, CalRHA president. “By halting applications for those in need, and extending the eviction moratorium, rental housing providers are being forced to carry the financial weight of the pandemic and some of them will lose their properties as a result.”

“Enough is enough,” said Christine Kevane La Marca, CalRHA president. “By halting applications for those in need, and extending the eviction moratorium, rental housing providers are being forced to carry the financial weight of the pandemic and some of them will lose their properties as a result.”

Legislative leaders drove negotiations for the last-minute deal, according to Debra Carlton, executive vice president of the <a href="https://caanet.org/">California Apartment Association</a>, which also represents landlords at the state Capitol. As in the most recent extension negotiations last summer, Carlton said neither her group nor tenant advocates were at the table, but their recommendations were taken into account.

Legislative leaders drove negotiations for the last-minute deal, according to Debra Carlton, executive vice president of the <a href="https://caanet.org/">California Apartment Association</a>, which also represents landlords at the state Capitol. As in the most recent extension negotiations last summer, Carlton said neither her group nor tenant advocates were at the table, but their recommendations were taken into account.

The association’s main request was granted: Local jurisdictions won’t be allowed to enact new tenant protections until July 1, and any protections put in place by local governments after Aug. 19, 2020, will also be delayed.

The association’s main request was granted: Local jurisdictions won’t be allowed to enact new tenant protections until July 1, and any protections put in place by local governments after Aug. 19, 2020, will also be delayed.

That’s exactly what worries tenant advocates. The bill would postpone hard-fought protections that were set to go into effect on April 1, notably in <a href="https://laist.com/news/housing-homelessness/los-angeles-la-county-eviction-protections-what-it-means-local-renters-rent-freeze">Los Angeles County</a>, <a href="https://sf.gov/information/covid-19-emergency-tenant-protections">San Francisco</a> and <a href="https://www.fresnobee.com/fresnoland/article254508367.html">Fresno</a>. A few protections put in place before the cutoff — including in the <a href="https://housing.lacity.org/covid-19/renter-protections">city of Los Angeles</a> and <a href="https://www.acgov.org/cda/hcd/documents/EvictionMoratoriumOrdinanceSummaryFAQ8.11.20.pdf">Alameda County</a> — will remain in place.

That’s exactly what worries tenant advocates. The bill would postpone hard-fought protections that were set to go into effect on April 1, notably in <a href="https://laist.com/news/housing-homelessness/los-angeles-la-county-eviction-protections-what-it-means-local-renters-rent-freeze">Los Angeles County</a>, <a href="https://sf.gov/information/covid-19-emergency-tenant-protections">San Francisco</a> and <a href="https://www.fresnobee.com/fresnoland/article254508367.html">Fresno</a>. A few protections put in place before the cutoff — including in the <a href="https://housing.lacity.org/covid-19/renter-protections">city of Los Angeles</a> and <a href="https://www.acgov.org/cda/hcd/documents/EvictionMoratoriumOrdinanceSummaryFAQ8.11.20.pdf">Alameda County</a> — will remain in place.

“I see it as honestly cruel,” said Alexander Harnden, a staff attorney at <a href="https://innercitylaw.org/">Inner City Law Center</a>, which serves tenants across L.A. County. “Repealing protections the day before they’re set to kick in means a lot of people are not going to get that information. It’s really setting people up to get evicted.”

“I see it as honestly cruel,” said Alexander Harnden, a staff attorney at <a href="https://innercitylaw.org/">Inner City Law Center</a>, which serves tenants across L.A. County. “Repealing protections the day before they’re set to kick in means a lot of people are not going to get that information. It’s really setting people up to get evicted.”

Informing renters of the patchwork of protections in L.A. County has been no easy feat, Harnden said, as some tenants continue to have the false belief there’s an outright eviction ban statewide. In fact, sheriff’s departments across California have carried out <a href="https://calmatters.org/housing/2021/07/california-eviction-moratorium-tenants/">at least 10,000 lockouts</a> — the last step in an eviction process — since the start of the pandemic, according to a CalMatters investigation last summer.

Informing renters of the patchwork of protections in L.A. County has been no easy feat, Harnden said, as some tenants continue to have the false belief there’s an outright eviction ban statewide. In fact, sheriff’s departments across California have carried out <a href="https://calmatters.org/housing/2021/07/california-eviction-moratorium-tenants/">at least 10,000 lockouts</a> — the last step in an eviction process — since the start of the pandemic, according to a CalMatters investigation last summer.

Using data obtained through a Public Records Act request, Kyle Nelson, a Ph.D. candidate in sociology at the University of California, Los Angeles, found the L.A. County Sheriff’s Department performed lockouts at more than 8,600 households between April 2020 and September 2021.

Using data obtained through a Public Records Act request, Kyle Nelson, a Ph.D. candidate in sociology at the University of California, Los Angeles, found the L.A. County Sheriff’s Department performed lockouts at more than 8,600 households between April 2020 and September 2021.

Tenant advocates worry that after the application deadline for rent relief passes on Thursday, thousands of renters will still need help. In the <a href="https://www.census.gov/data/tables/2022/demo/hhp/hhp43.html">most recent survey</a> conducted by the U.S. Census Bureau, more than 977,000 California households at all income levels reported no confidence in their ability to pay April’s rent.

Tenant advocates worry that after the application deadline for rent relief passes on Thursday, thousands of renters will still need help. In the <a href="https://www.census.gov/data/tables/2022/demo/hhp/hhp43.html">most recent survey</a> conducted by the U.S. Census Bureau, more than 977,000 California households at all income levels reported no confidence in their ability to pay April’s rent.

According to <a href="https://www.ppic.org/publication/ppic-statewide-survey-californians-and-their-government-march-2022/?utm_source=CalMatters+Newsletters&amp;utm_campaign=e9e6242105-WHATMATTERS&amp;utm_medium=email&amp;utm_term=0_faa7be558d-e9e6242105-151326976&amp;mc_cid=e9e6242105&amp;mc_eid=119767cb73">another poll released last week</a>, 34% of renters said they are “very concerned” about not having enough money to pay their housing costs.

According to <a href="https://www.ppic.org/publication/ppic-statewide-survey-californians-and-their-government-march-2022/?utm_source=CalMatters+Newsletters&amp;utm_campaign=e9e6242105-WHATMATTERS&amp;utm_medium=email&amp;utm_term=0_faa7be558d-e9e6242105-151326976&amp;mc_cid=e9e6242105&amp;mc_eid=119767cb73">another poll released last week</a>, 34% of renters said they are “very concerned” about not having enough money to pay their housing costs.

“It feels like a mixed bag,” said Tina Rosales, legislative advocate at the <a href="https://wclp.org/">Western Center on Law and Poverty</a>. “With our <a href="https://calmatters.org/politics/2022/01/california-budget-newsom/">budget surplus</a>, we thought that there would be an extension of the deadline to apply for (rent relief), and there wasn’t.”

“It feels like a mixed bag,” said Tina Rosales, legislative advocate at the <a href="https://wclp.org/">Western Center on Law and Poverty</a>. “With our <a href="https://calmatters.org/politics/2022/01/california-budget-newsom/">budget surplus</a>, we thought that there would be an extension of the deadline to apply for (rent relief), and there wasn’t.”

According to another <a href="https://actionnetwork.org/user_files/user_files/000/072/973/original/TT_2021-22_ERAP_Survey.pdf">recent survey of 58 tenant organizations</a> across the state by <a href="https://www.tenantstogether.org/">Tenants Together</a>, an advocacy group, 90% of organizations helping renters apply for aid said their tenants reported difficulties applying. Half of survey respondents complained of inadequate language access and lack of community outreach.

According to another <a href="https://actionnetwork.org/user_files/user_files/000/072/973/original/TT_2021-22_ERAP_Survey.pdf">recent survey of 58 tenant organizations</a> across the state by <a href="https://www.tenantstogether.org/">Tenants Together</a>, an advocacy group, 90% of organizations helping renters apply for aid said their tenants reported difficulties applying. Half of survey respondents complained of inadequate language access and lack of community outreach.

“They’re basically saying, ‘Tough luck,’” said Shanti Singh, legislative and communications director for the group. “If we didn’t do our job telling you this program exists, that’s your problem now.”

“They’re basically saying, ‘Tough luck,’” said Shanti Singh, legislative and communications director for the group. “If we didn’t do our job telling you this program exists, that’s your problem now.”

Last June, a coalition of tenant advocacy groups filed a discrimination complaint against the state over <a href="https://calmatters.org/housing/2021/10/california-rent-relief-immigrants-barriers/">language barriers</a> for non-English speakers. The case is now under <a href="https://www.hud.gov/program_offices/fair_housing_equal_opp/complaint-process">investigation</a> by the U.S. Department of Housing and Urban Development, according to Tiffany Hickey, a staff attorney at the <a href="https://www.advancingjustice-alc.org/">Asian Law Caucus</a>.

Last June, a coalition of tenant advocacy groups filed a discrimination complaint against the state over <a href="https://calmatters.org/housing/2021/10/california-rent-relief-immigrants-barriers/">language barriers</a> for non-English speakers. The case is now under <a href="https://www.hud.gov/program_offices/fair_housing_equal_opp/complaint-process">investigation</a> by the U.S. Department of Housing and Urban Development, according to Tiffany Hickey, a staff attorney at the <a href="https://www.advancingjustice-alc.org/">Asian Law Caucus</a>.

“Throughout this complaint process we’ve really been pushing to have this investigated and addressed as quickly as possible because people are being left out of relief because they can’t access the program,” Hickey said.

“Throughout this complaint process we’ve really been pushing to have this investigated and addressed as quickly as possible because people are being left out of relief because they can’t access the program,” Hickey said.

California lawmakers struck a deal on eviction protections as local relief lags

Annie Gaus

With a moratorium on commercial evictions set to expire, San Francisco plans to establish a relief fund intended to help stave off a wave of closures and settle hundreds of millions in outstanding rent debt.&nbsp;

With a moratorium on commercial evictions set to expire, San Francisco plans to establish a relief fund intended to help stave off a wave of closures and settle hundreds of millions in outstanding rent debt.&nbsp;

Combined with a forbearance period, the city hopes that the fund will save thousands of small businesses and jobs, said Supervisor Ahsha Safai at a hearing of the Board of Supervisors Budget and Finance committee on Wednesday. The three-person committee voted unanimously to advance the plan to the full board.&nbsp;

Combined with a forbearance period, the city hopes that the fund will save thousands of small businesses and jobs, said Supervisor Ahsha Safai at a hearing of the Board of Supervisors Budget and Finance committee on Wednesday. The three-person committee voted unanimously to advance the plan to the full board.&nbsp;

“This is an imminent crisis&#8230;with the scale of back rent exceeding the hundreds of millions, this is something we’re very concerned about,” said Safai. “It affects every single district and every single merchant corridor.”

“This is an imminent crisis...with the scale of back rent exceeding the hundreds of millions, this is something we’re very concerned about,” said Safai. “It affects every single district and every single merchant corridor.”

“This is an imminent crisis&#8230;with the scale of back rent exceeding the hundreds of millions, this is something we’re very concerned about,” said Safai. “It affects every single district and every single merchant corridor.”

If approved and signed by Mayor London Breed, a relief fund would be created to offer grants for commercial landlords. Safai proposed that the fund include $25 million—a fraction of the total back rent owed, according to estimates—though it&#8217;s not yet clear where the funding would come from.

If approved and signed by Mayor London Breed, a relief fund would be created to offer grants for commercial landlords. Safai proposed that the fund include $25 million—a fraction of the total back rent owed, according to estimates—though it's not yet clear where the funding would come from.

If approved and signed by Mayor London Breed, a relief fund would be created to offer grants for commercial landlords. Safai proposed that the fund include $25 million—a fraction of the total back rent owed, according to estimates—though it&#8217;s not yet clear where the funding would come from.

Those landlords would have to agree to apply the full grant to the balance of back rent, and to renegotiate the lease with their tenant and cut a deal for the remaining balance. The Office of Economic and Workforce Development (OEWD) would administer the grants, which will be capped at $35,000 each.&nbsp;

Those landlords would have to agree to apply the full grant to the balance of back rent, and to renegotiate the lease with their tenant and cut a deal for the remaining balance. The Office of Economic and Workforce Development (OEWD) would administer the grants, which will be capped at $35,000 each.&nbsp;

Many business owners said they’d accrued tens of thousands in back rent during pandemic-related shutdowns, or had landlords who were unwilling to negotiate rent reductions as their revenues withered.&nbsp;

Many business owners said they’d accrued tens of thousands in back rent during pandemic-related shutdowns, or had landlords who were unwilling to negotiate rent reductions as their revenues withered.&nbsp;

One speaker at Wednesday’s meeting, a stylist at House of Mahogany salon in the Ingleside district, said that the salon’s cooperative business model made it ineligible for federal Paycheck Protection Program (PPP) loans because it doesn’t pay out salaries.&nbsp;

One speaker at Wednesday’s meeting, a stylist at House of Mahogany salon in the Ingleside district, said that the salon’s cooperative business model made it ineligible for federal Paycheck Protection Program (PPP) loans because it doesn’t pay out salaries.&nbsp;

“I think we all know the federal financial relief, through the Paycheck Protection Program and Restaurant Revitalization Fund loans, fell far short of our need,” added Laurie Thomas, executive director of the Golden Gate Restaurant Association. The Restaurant Revitalization Fund, approved by Congress in March, ran out of money in June and with a backlog of more than 177,000 applications.&nbsp;

“I think we all know the federal financial relief, through the Paycheck Protection Program and Restaurant Revitalization Fund loans, fell far short of our need,” added Laurie Thomas, executive director of the Golden Gate Restaurant Association. The Restaurant Revitalization Fund, approved by Congress in March, ran out of money in June and with a backlog of more than 177,000 applications.&nbsp;

Others described an impossible situation: Crushing rent debts, coupled with a dramatic and continuing drop in revenue.

Others described an impossible situation: Crushing rent debts, coupled with a dramatic and continuing drop in revenue.

“Our rent is one of the highest in the country; we owe hundreds of thousands in back rent,” said Sterling Quan of Lee’s Deli, a small chain of eateries in the Financial District. “We have reopened and are doing not even 10% of pre-COVID sales. It’s impossible to make up 18 months of lost sales⁠—no one is coming in to eat twice a day.”&nbsp;

“Our rent is one of the highest in the country; we owe hundreds of thousands in back rent,” said Sterling Quan of Lee’s Deli, a small chain of eateries in the Financial District. “We have reopened and are doing not even 10% of pre-COVID sales. It’s impossible to make up 18 months of lost sales⁠—no one is coming in to eat twice a day.”&nbsp;

Commercial tenants, along with residential tenants, face a cliff at the end of this month.&nbsp;

Commercial tenants, along with residential tenants, face a cliff at the end of this month.&nbsp;

California’s eviction moratorium expires on Sept. 30, and while some<a href="https://sfstandard.com/policymakers-advocates-urge-tenants-to-seek-relief-ahead-of-sept-30-deadline/"> protections will stay in place</a>—renters cannot be evicted if they’ve paid at least 25% of back rent, for example—some policymakers are concerned that the looming deadline could bring a wave of evictions, both of individuals and businesses. San Francisco small businesses employed about 364,000 people prior to the pandemic according to OEWD.&nbsp;

California’s eviction moratorium expires on Sept. 30, and while some<a href="https://sfstandard.com/policymakers-advocates-urge-tenants-to-seek-relief-ahead-of-sept-30-deadline/"> protections will stay in place</a>—renters cannot be evicted if they’ve paid at least 25% of back rent, for example—some policymakers are concerned that the looming deadline could bring a wave of evictions, both of individuals and businesses. San Francisco small businesses employed about 364,000 people prior to the pandemic according to OEWD.&nbsp;

The eviction moratorium enacted at the federal level covered only residences, leaving states and local governments to write their own rules for commercial evictions. But further extensions to California&#8217;s residential and commercial eviction moratoriums appear “unlikely,” said Safai.&nbsp;

The eviction moratorium enacted at the federal level covered only residences, leaving states and local governments to write their own rules for commercial evictions. But further extensions to California's residential and commercial eviction moratoriums appear “unlikely,” said Safai.&nbsp;

The eviction moratorium enacted at the federal level covered only residences, leaving states and local governments to write their own rules for commercial evictions. But further extensions to California&#8217;s residential and commercial eviction moratoriums appear “unlikely,” said Safai.&nbsp;

Earlier this week, the Board of Supervisors voted to enact a six-month forbearance period for businesses with between 50 and 99 employees, an expansion of existing provisions for smaller businesses.&nbsp;

Earlier this week, the Board of Supervisors voted to enact a six-month forbearance period for businesses with between 50 and 99 employees, an expansion of existing provisions for smaller businesses.&nbsp;

In March, the city’s Budget &amp; Legislative analyst estimated that San Francisco businesses had accrued as much as $400 million in unpaid rent between March and December 2020. Restaurants and bars were particularly hard hit, with retail tenants accounting for as much as 98% of the total unpaid rent.&nbsp;

In March, the city’s Budget &amp; Legislative analyst estimated that San Francisco businesses had accrued as much as $400 million in unpaid rent between March and December 2020. Restaurants and bars were particularly hard hit, with retail tenants accounting for as much as 98% of the total unpaid rent.&nbsp;

‘Imminent crisis’: SF moves to create $25M fund to cover small businesses’ back rent

Sarah Wright

City officials are gearing up for a major battle over legislation that would allow multiple housing units on lots across the city—a hugely consequential change in local development rules that may well end up before voters next year.

City officials are gearing up for a major battle over legislation that would allow multiple housing units on lots across the city—a hugely consequential change in local development rules that may well end up before voters next year.

Faced with sky-high rents and a state mandate to build more units, Supervisor Rafael Mandelman kicked off the latest effort to stoke housing construction with a proposed zoning change that would allow fourplexes on all lots currently limited to single-family housing. Two fellow supervisors have weighed in with their own proposals to allow fourplexes, but only with extensive affordable housing requirements.&nbsp;

Faced with sky-high rents and a state mandate to build more units, Supervisor Rafael Mandelman kicked off the latest effort to stoke housing construction with a proposed zoning change that would allow fourplexes on all lots currently limited to single-family housing. Two fellow supervisors have weighed in with their own proposals to allow fourplexes, but only with extensive affordable housing requirements.&nbsp;

Now, with a green light in the form of unanimous approval from the city’s Planning Commission, Mandleman’s proposal is farthest along and will likely be taken up by the full Board of Supervisors in late January or early February. But if the proposals fail—or if the board approves a measure with too many restrictions—one pro-housing group says it plans to bring the question in front of voters in the form of a ballot measure.&nbsp;

Now, with a green light in the form of unanimous approval from the city’s Planning Commission, Mandleman’s proposal is farthest along and will likely be taken up by the full Board of Supervisors in late January or early February. But if the proposals fail—or if the board approves a measure with too many restrictions—one pro-housing group says it plans to bring the question in front of voters in the form of a ballot measure.&nbsp;

Corey Smith, deputy director of the Housing Action Coalition, said the organization is working now to write a ballot measure that would upzone all single-family housing to allow fourplexes and enshrine tenant protections. His group would encourage Mayor London Breed to use her power to put the question on the ballot sometime next year.&nbsp;

Corey Smith, deputy director of the Housing Action Coalition, said the organization is working now to write a ballot measure that would upzone all single-family housing to allow fourplexes and enshrine tenant protections. His group would encourage Mayor London Breed to use her power to put the question on the ballot sometime next year.&nbsp;

“If the Board of Supervisors doesn&#8217;t pass an economically feasible [ordinance] &#8230; we are going to be aggressive, and we will go to the ballot collecting signatures,” Smith said.&nbsp;

“If the Board of Supervisors doesn't pass an economically feasible [ordinance] ... we are going to be aggressive, and we will go to the ballot collecting signatures,” Smith said.&nbsp;

“If the Board of Supervisors doesn&#8217;t pass an economically feasible [ordinance] &#8230; we are going to be aggressive, and we will go to the ballot collecting signatures,” Smith said.&nbsp;

The Housing Action Coalition, a local advocacy group, supports Mandelman’s proposal, which, unlike the other two, does not include provisions guaranteeing that new units would have to be affordable. Mandelman introduced the two ordinances that would enact his proposal earlier this year, and <a href="https://sfstandard.com/citywide-fourplex-ordinance-clears-planning-commission/">they were passed unanimously by the Planning Commission in mid-November</a>.&nbsp;

The Housing Action Coalition, a local advocacy group, supports Mandelman’s proposal, which, unlike the other two, does not include provisions guaranteeing that new units would have to be affordable. Mandelman introduced the two ordinances that would enact his proposal earlier this year, and <a href="https://sfstandard.com/citywide-fourplex-ordinance-clears-planning-commission/">they were passed unanimously by the Planning Commission in mid-November</a>.&nbsp;

A provision in Mandelman’s proposal added by the city’s planning department would also allow up to six units on all residential corner lots. Paving the way for these ordinances are two new state laws, Senate Bills 9 and 10, which will go into effect in January of 2022. SB 10 allows proposals like Mandelman’s—or any that allow up to 10 units per residential lot—to pass without waiting for normal environmental review processes, while SB 9 allows all residential lots to be split, effectively doubling the housing potential on any given lot.&nbsp;

A provision in Mandelman’s proposal added by the city’s planning department would also allow up to six units on all residential corner lots. Paving the way for these ordinances are two new state laws, Senate Bills 9 and 10, which will go into effect in January of 2022. SB 10 allows proposals like Mandelman’s—or any that allow up to 10 units per residential lot—to pass without waiting for normal environmental review processes, while SB 9 allows all residential lots to be split, effectively doubling the housing potential on any given lot.&nbsp;

Paired with Mandelman’s ordinances, the laws would open up areas in the city like the Sunset District that were previously closed off to medium- or high-density housing. The ordinances will be reviewed by the board’s land use committee before going in front of the full board.

Paired with Mandelman’s ordinances, the laws would open up areas in the city like the Sunset District that were previously closed off to medium- or high-density housing. The ordinances will be reviewed by the board’s land use committee before going in front of the full board.

&#8220;It feels like we are approaching the home stretch,” Mandelman said.&nbsp;

"It feels like we are approaching the home stretch,” Mandelman said.&nbsp;

&#8220;It feels like we are approaching the home stretch,” Mandelman said.&nbsp;

But his colleagues on the board have other ideas about how to make housing more accessible for San Franciscans.&nbsp;&nbsp;

But his colleagues on the board have other ideas about how to make housing more accessible for San Franciscans.&nbsp;&nbsp;

Earlier this year, Supervisor Gordon Mar introduced his own proposal, which would allow fourplexes citywide so long as the newly built units provide a minimum of two bedrooms and are 100% affordable. His proposal would also institute rental rate caps and set limits on rent increases. Critics, including Smith, say those requirements will make it uneconomical for anyone to build additional units.&nbsp;

Earlier this year, Supervisor Gordon Mar introduced his own proposal, which would allow fourplexes citywide so long as the newly built units provide a minimum of two bedrooms and are 100% affordable. His proposal would also institute rental rate caps and set limits on rent increases. Critics, including Smith, say those requirements will make it uneconomical for anyone to build additional units.&nbsp;

Supervisor Ahsha Safaí, meanwhile, introduced a proposal earlier the month that targets what he calls the “missing middle,” offering developers and owners streamlined project approval if they agree to build additional units on their lots and guarantee that half of them are affordable to anyone making 110% of the city’s median income as a renter, or 140% as an owner.&nbsp;

Supervisor Ahsha Safaí, meanwhile, introduced a proposal earlier the month that targets what he calls the “missing middle,” offering developers and owners streamlined project approval if they agree to build additional units on their lots and guarantee that half of them are affordable to anyone making 110% of the city’s median income as a renter, or 140% as an owner.&nbsp;

Mandelman said he will consider integrating rent control into his ordinances, but said it’s too much to ask small building owners to absorb the costs of the below-market-rate unit requirements included in Mar’s and Safaí’s proposals.

Mandelman said he will consider integrating rent control into his ordinances, but said it’s too much to ask small building owners to absorb the costs of the below-market-rate unit requirements included in Mar’s and Safaí’s proposals.

Dan Sider, chief of staff at the San Francisco Planning Department, said his staff is just starting to look at Mar’s and Safaí’s proposals and has yet to release any recommendations. But he said the planning department agrees that tacking on affordability restrictions to deeds would deter building, thus undermining the goal of creating more housing.

Dan Sider, chief of staff at the San Francisco Planning Department, said his staff is just starting to look at Mar’s and Safaí’s proposals and has yet to release any recommendations. But he said the planning department agrees that tacking on affordability restrictions to deeds would deter building, thus undermining the goal of creating more housing.

“If we ask too much on affordability and we get no units, that&#8217;s not a gain,” Sider said.&nbsp;

“If we ask too much on affordability and we get no units, that's not a gain,” Sider said.&nbsp;

“If we ask too much on affordability and we get no units, that&#8217;s not a gain,” Sider said.&nbsp;

Smith said deed-restricted, below-market-rate unit requirements like those in Mar’s and Safaí’s proposals are a “nonstarter.” He’s also worried about the capacity of the Mayor’s Office of Housing and Community Development to manage an influx of new deed-restricted housing units.&nbsp;

Smith said deed-restricted, below-market-rate unit requirements like those in Mar’s and Safaí’s proposals are a “nonstarter.” He’s also worried about the capacity of the Mayor’s Office of Housing and Community Development to manage an influx of new deed-restricted housing units.&nbsp;

“Every single person we&#8217;ve talked to that builds housing says putting deed-restrictions on housing &#8230; will be an economic disincentive to build housing,” Smith said.&nbsp;&nbsp;

“Every single person we've talked to that builds housing says putting deed-restrictions on housing ... will be an economic disincentive to build housing,” Smith said.&nbsp;&nbsp;

“Every single person we&#8217;ve talked to that builds housing says putting deed-restrictions on housing &#8230; will be an economic disincentive to build housing,” Smith said.&nbsp;&nbsp;

In an email to the San Francisco Standard, Supervisor Matt Haney voiced his support for Mandelman’s legislation, of which he is a co-sponsor. No other supervisors responded to requests for comment for this story.&nbsp;

In an email to the San Francisco Standard, Supervisor Matt Haney voiced his support for Mandelman’s legislation, of which he is a co-sponsor. No other supervisors responded to requests for comment for this story.&nbsp;

In any case, Smith said his group isn’t waiting around. HAC has been collaborating with other pro-housing advocates on a ballot measure with language similar to Mandelman’s proposal should the ordinances fail at the Board of Supervisors, which he calls the most anti-housing board in the city’s history. 

In any case, Smith said his group isn’t waiting around. HAC has been collaborating with other pro-housing advocates on a ballot measure with language similar to Mandelman’s proposal should the ordinances fail at the Board of Supervisors, which he calls the most anti-housing board in the city’s history.

“Fourplexes are the next checkpoint in terms of increasing density,” Smith said. &#8220;We see this as a starting point.”

“Fourplexes are the next checkpoint in terms of increasing density,” Smith said. "We see this as a starting point.”

“Fourplexes are the next checkpoint in terms of increasing density,” Smith said. &#8220;We see this as a starting point.”

This version clarifies that the ballot measure is being written by advocates, including those at the Housing Action Coalition.

This version clarifies that the ballot measure is being written by advocates, including those at the Housing Action Coalition.

Fight for the fourplex: Supes weigh building on single-family lots, but voters may decide

San Francisco is expanding its testing capacity, and looking ahead to a booster shot program this fall, in the midst of a surge in COVID-19 cases.&nbsp;

San Francisco is expanding its testing capacity, and looking ahead to a booster shot program this fall, in the midst of a surge in COVID-19 cases.&nbsp;

Starting tomorrow, the city’s Department of Public Health (DPH) will open a high-volume, appointment-only testing site at 7th and Brannan Streets that can administer 500 tests per day, bringing its total testing capacity to 5,000 tests per day. In addition, officials in charge of San Francisco’s vaccination efforts are aiming to launch a booster shot initiative sometime this fall. 

Starting tomorrow, the city’s Department of Public Health (DPH) will open a high-volume, appointment-only testing site at 7th and Brannan Streets that can administer 500 tests per day, bringing its total testing capacity to 5,000 tests per day. In addition, officials in charge of San Francisco’s vaccination efforts are aiming to launch a booster shot initiative sometime this fall.

“Now that we’ve received the [CDC’s] formal written recommendations, the goal is to launch that program as soon as possible,” said Jonathan Sears, director of DPH’s vaccine unit. This week, the CDC <a href="https://www.cdc.gov/coronavirus/2019-ncov/vaccines/recommendations/immuno.html">formally recommended</a> that immunocompromised people—such as those undergoing cancer treatment, or with HIV/AIDS—obtain an additional vaccine shot in light of a nationwide case surge.

“Now that we’ve received the [CDC’s] formal written recommendations, the goal is to launch that program as soon as possible,” said Jonathan Sears, director of DPH’s vaccine unit. This week, the CDC <a href="https://www.cdc.gov/coronavirus/2019-ncov/vaccines/recommendations/immuno.html">formally recommended</a> that immunocompromised people—such as those undergoing cancer treatment, or with HIV/AIDS—obtain an additional vaccine shot in light of a nationwide case surge.

The CDC said it will offer booster shots starting on Sept. 20, and eight months after an individual&#8217;s second dose. That timing means that people who received vaccines early on, or in January 2021, would be eligible first.

The CDC said it will offer booster shots starting on Sept. 20, and eight months after an individual's second dose. That timing means that people who received vaccines early on, or in January 2021, would be eligible first.

The CDC said it will offer booster shots starting on Sept. 20, and eight months after an individual&#8217;s second dose. That timing means that people who received vaccines early on, or in January 2021, would be eligible first.

“We may be looking at early to late fall—less weeks, and more months at this time,” Sears added of a widespread booster shot offering in San Francisco. “Our goal is to maintain preparedness with the networks we have.” 

“We may be looking at early to late fall—less weeks, and more months at this time,” Sears added of a widespread booster shot offering in San Francisco. “Our goal is to maintain preparedness with the networks we have.”

Dr. Grant Colfax, San Francisco’s director of health, added that booster shot eligibility is expected to expand in the coming weeks, and that DPH will ramp up shots accordingly as new guidance emerges. Individuals in the immunocompromised group can make appointments for third shots with DPH or private providers now.

Dr. Grant Colfax, San Francisco’s director of health, added that booster shot eligibility is expected to expand in the coming weeks, and that DPH will ramp up shots accordingly as new guidance emerges. Individuals in the immunocompromised group can make appointments for third shots with DPH or private providers now.

Thanks to the Delta variant, which is believed to be about 50% more transmissible than the “Alpha” COVID-19 strain that dominated worldwide in 2020 through mid-2021, San Francisco saw an uptick in cases this summer despite a high vaccination rate.&nbsp;

Thanks to the Delta variant, which is believed to be about 50% more transmissible than the “Alpha” COVID-19 strain that dominated worldwide in 2020 through mid-2021, San Francisco saw an uptick in cases this summer despite a high vaccination rate.&nbsp;

The CDC confirmed this week that immunity to COVID-19 wanes over time, saying <a href="https://www.cdc.gov/media/releases/2021/s0818-covid-19-booster-shots.html">in a statement</a> that &#8220;in association with the dominance of the Delta variant, we are starting to see evidence of reduced protection against mild and moderate disease.&#8221;&nbsp;

The CDC confirmed this week that immunity to COVID-19 wanes over time, saying <a href="https://www.cdc.gov/media/releases/2021/s0818-covid-19-booster-shots.html">in a statement</a> that "in association with the dominance of the Delta variant, we are starting to see evidence of reduced protection against mild and moderate disease."&nbsp;

The CDC confirmed this week that immunity to COVID-19 wanes over time, saying <a href="https://www.cdc.gov/media/releases/2021/s0818-covid-19-booster-shots.html">in a statement</a> that &#8220;in association with the dominance of the Delta variant, we are starting to see evidence of reduced protection against mild and moderate disease.&#8221;&nbsp;

In San Francisco, new cases and hospitalizations surged in July, though the city’s data show a drop-off in August. Colfax noted that the recent decrease is “consistent with the indoor masking mandate” imposed by the city <a href="https://sfstandard.com/san-francisco-bay-area-counties-reinstate-indoor-mask-mandates-for-all-residents/">two weeks ago</a>. However, he cited fluctuating case counts in the United Kingdom—which, like San Francisco, boasts a high vaccination rate—as reason for caution.

In San Francisco, new cases and hospitalizations surged in July, though the city’s data show a drop-off in August. Colfax noted that the recent decrease is “consistent with the indoor masking mandate” imposed by the city <a href="https://sfstandard.com/san-francisco-bay-area-counties-reinstate-indoor-mask-mandates-for-all-residents/">two weeks ago</a>. However, he cited fluctuating case counts in the United Kingdom—which, like San Francisco, boasts a high vaccination rate—as reason for caution.

“What starts to come down doesn’t always continue to come down—that’s what we saw in the U.K…We’re watching this very carefully to see whether we will have a similar situation,” said Colfax.

“What starts to come down doesn’t always continue to come down—that’s what we saw in the U.K…We’re watching this very carefully to see whether we will have a similar situation,” said Colfax.

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As of Aug. 17, 85% of San Francisco residents aged 12 and older have received at least one vaccine shot, along with 93% of residents over age 65. A large majority of those hospitalized with COVID-19 in recent weeks are unvaccinated, <a href="https://sfstandard.com/san-francisco-bay-area-counties-reinstate-indoor-mask-mandates-for-all-residents/">according to public health officials</a>.

As of Aug. 17, 85% of San Francisco residents aged 12 and older have received at least one vaccine shot, along with 93% of residents over age 65. A large majority of those hospitalized with COVID-19 in recent weeks are unvaccinated, <a href="https://sfstandard.com/san-francisco-bay-area-counties-reinstate-indoor-mask-mandates-for-all-residents/">according to public health officials</a>.

The city is also stepping up efforts to get more people vaccinated, a “slow and steady” effort, according to Colfax.&nbsp;

The city is also stepping up efforts to get more people vaccinated, a “slow and steady” effort, according to Colfax.&nbsp;

About 570 people per day are receiving a vaccine dose currently, and DPH has <a href="https://sfstandard.com/as-covid-evolves-so-does-san-franciscos-vaccination-strategy/">transitioned away</a> from large vaccination sites towards a more localized approach, making vaccines available at neighborhood events, workplaces, food banks and other community sites. The department also launched mobile vaccination clinics focused on reaching homebound or disabled residents, unhoused people and other hard-to-reach populations.&nbsp;

About 570 people per day are receiving a vaccine dose currently, and DPH has <a href="https://sfstandard.com/as-covid-evolves-so-does-san-franciscos-vaccination-strategy/">transitioned away</a> from large vaccination sites towards a more localized approach, making vaccines available at neighborhood events, workplaces, food banks and other community sites. The department also launched mobile vaccination clinics focused on reaching homebound or disabled residents, unhoused people and other hard-to-reach populations.&nbsp;

Last week, Mayor London Breed <a href="https://sfstandard.com/san-francisco-to-mandate-vaccines-for-bar-restaurant-patrons-starting-august-20/">announced</a> that bars, restaurants and other “high-contact” indoor venues must verify that patrons have been fully vaccinated prior to entry. The order also applies to employees of those establishments, who must provide proof of vaccination to their employers by Oct. 13.&nbsp;

Last week, Mayor London Breed <a href="https://sfstandard.com/san-francisco-to-mandate-vaccines-for-bar-restaurant-patrons-starting-august-20/">announced</a> that bars, restaurants and other “high-contact” indoor venues must verify that patrons have been fully vaccinated prior to entry. The order also applies to employees of those establishments, who must provide proof of vaccination to their employers by Oct. 13.&nbsp;

Breed and Colfax hope that the new mandate incentivizes more people to get vaccinated.&nbsp;

Breed and Colfax hope that the new mandate incentivizes more people to get vaccinated.&nbsp;

“We very much hope that the incentive of eating at your favorite restaurant in San Francisco, or grabbing a drink, will remove any barriers you may have to getting vaccinated,” said Colfax on Aug. 12.

“We very much hope that the incentive of eating at your favorite restaurant in San Francisco, or grabbing a drink, will remove any barriers you may have to getting vaccinated,” said Colfax on Aug. 12.

San Francisco plans booster shots, ramps up testing amid Covid-19 case uptick

Han Li

Scott Shafer

This story was produced as part of a partnership between KQED and The San Francisco Standard.

This story was produced as part of a partnership between KQED and The San Francisco Standard.

It’s no secret that successful political campaigns in San Francisco rely heavily on support from Chinese American voters—and at a time when the city is politically polarized, election results are often decided by razor-thin margins.

It’s no secret that successful political campaigns in San Francisco rely heavily on support from Chinese American voters—and at a time when the city is politically polarized, election results are often decided by razor-thin margins.

The current campaign to recall three members of the San Francisco Unified School District Board is attempting to court this vital demographic by investing in television ads in both Mandarin and Cantonese. The ads emphasize the related issues many people in the Chinese American community care about most, including <a href="https://www.kqed.org/news/11867599/censured-sf-school-board-member-alison-collins-sues-district-colleagues-for-constitutional-rights-violations">a controversial tweet</a> from one of the targeted school board members, as well as changes to the merit-based admissions policy at Lowell High School.

The current campaign to recall three members of the San Francisco Unified School District Board is attempting to court this vital demographic by investing in television ads in both Mandarin and Cantonese. The ads emphasize the related issues many people in the Chinese American community care about most, including <a href="https://www.kqed.org/news/11867599/censured-sf-school-board-member-alison-collins-sues-district-colleagues-for-constitutional-rights-violations">a controversial tweet</a> from one of the targeted school board members, as well as changes to the merit-based admissions policy at Lowell High School.

Tuesday’s special election board recall is the first recall in San Francisco in nearly 40 years in San Francisco—the last one was a failed attempt to recall then-Mayor Dianne Feinstein in 1983. Chinese American parents and residents have come out in large numbers to help collect signatures to place the recall of San Francisco Board of Education commissioners Alison Collins, Gabriela Lopez and Faauuga Moliga on Tuesday’s ballot.

Tuesday’s special election board recall is the first recall in San Francisco in nearly 40 years in San Francisco—the last one was a failed attempt to recall then-Mayor Dianne Feinstein in 1983. Chinese American parents and residents have come out in large numbers to help collect signatures to place the recall of San Francisco Board of Education commissioners Alison Collins, Gabriela Lopez and Faauuga Moliga on Tuesday’s ballot.

Spending reports filed with the city detail the pro-recall campaign’s emphasis on reaching Chinese audiences. One campaign committee spent $42,840 to air ads on the Chinese TV station KTSF, along with $11,013 to purchase print ads in the Sing Tao Daily and World Journal newspapers. While not an enormous amount, especially given that overall donations are approaching $2 million, it does signal who the campaign has identified as a key bloc of voters.

Spending reports filed with the city detail the pro-recall campaign’s emphasis on reaching Chinese audiences. One campaign committee spent $42,840 to air ads on the Chinese TV station KTSF, along with $11,013 to purchase print ads in the Sing Tao Daily and World Journal newspapers. While not an enormous amount, especially given that overall donations are approaching $2 million, it does signal who the campaign has identified as a key bloc of voters.

An analysis of ads in the race by The San Francisco Standard and KQED found that the messages, while similar to ads in English, reflect the issues that seem to have driven a high level of political engagement from <a href="https://sfstandard.com/community/on-the-bay-recall-draws-first-time-chinese-american-voters/">some segments of the city’s Chinese community</a>: the school board’s failures to more quickly reopen schools and time spent discussing the renaming of schools.

An analysis of ads in the race by The San Francisco Standard and KQED found that the messages, while similar to ads in English, reflect the issues that seem to have driven a high level of political engagement from <a href="https://sfstandard.com/community/on-the-bay-recall-draws-first-time-chinese-american-voters/">some segments of the city’s Chinese community</a>: the school board’s failures to more quickly reopen schools and time spent discussing the renaming of schools.

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Fight for the fourplex: Supes weigh building on single-family lots, but voters may decide

San Francisco plans booster shots, ramps up testing amid Covid-19 case uptick

SF school board recall election ads target the Chinese-speaking community