Archive for category: Latinos

Corporate Landlords Sought to Profit During Last Economic Crisis, Study Finds Residential property acquisitions by LLCs soared during the Great Recession in Los Angeles’ working-class communities of color

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By Les Dunseith

A recently released research brief from the UCLA Luskin Institute on Inequality and Democracy draws fresh attention to the manner in which corporate entities have sought to benefit from an economic crisis by rapidly acquiring residential property in Los Angeles. 

The report builds on insights from several studies released during the COVID-19 pandemic by UCLA researchers that have found social and economic inequalities being reflected disproportionately in working-class communities of color. A significant percentage of residents in such communities face higher risk of unemployment, unsafe jobs, homelessness, and possible eviction and subsequent housing displacement. 

The report analyzes data on the Great Recession, finding that corporate control of residential property in many working-class communities with large Black and Latino populations expanded significantly in Los Angeles County between 2005 and 2015. The report also develops case studies that focus on different types of corporate landlords that have been active in Los Angeles in recent years and their varied strategies to profit from the acquisition of distressed residential properties.

The study seeks to examine the geography of racialized risk in Los Angeles by focusing on working-class communities of color with high rent burdens, grouping data from 20 at-risk ZIP codes into four regions: South Central Los Angeles, the Koreatown/Westlake area, the Hollywood/East Hollywood area, and a portion of the San Fernando Valley that includes Van Nuys and North Hollywood. 

Researchers focused on property acquisitions during the 10-year period in which the new owners are listed with the Los Angeles County Office of the Assessor as limited liability companies, or LLCs. Residential unit acquisitions by such LLCs increased significantly in the four regions in the wake of the Great Recession, peaking in 2012. 

Referring to those acquisitions as “housing grabs,” the report finds that corporate control of residential property “is established and maintained through various strategies, including dominance in the single-family rental market, mass acquisition of foreclosed properties, destruction of rent-controlled housing, and running ‘eviction machines’ to displace tenants.”

“Who Profits From Crisis? Housing Grabs in Times of Recovery” is the title of the report issued Oct. 16 and written by Ananya Roy, director of the institute and a professor of urban planning, social welfare and geography; tenants rights activist Terra Graziani MURP ’19; Pamela Stephens, a doctoral student in urban planning; and Joel Montano, MURP ’20.

“Housing grabs are enabled by policies of deliberate deregulation, which also extend to financial lenders and the banking industry,” the authors write in the report. “Rewarded through bailouts and government-sponsored securitizations after the Great Recession, these real-estate and financial actors continue to be enabled in their profit-making on crisis.”

The report argues that action by public officials is needed to protect rent-burdened tenants in communities vulnerable to housing grabs, especially amid the pandemic. “Otherwise, there will be mass displacement of an unprecedented scale.” 

A single property transaction can refer to the acquisition of a single-family home or an apartment building with several hundred units. The focus of the study was primarily on the number of units acquired through LLC transactions because the authors believe that figure best illustrates the scope of impact on a given community. During the period of study, data show a countywide increase in LLC transactions of 433% and a 121% increase in the number of units acquired. In 2015, for example, a total of 30,651 units were acquired through LLC transactions.

The four regions in the study have different housing stocks, the study notes, and thus a property sale in the San Fernando Valley, which has a higher share of single-family units, would likely have different meaning than would a sale in Koreatown/Westlake, which has significantly more high-unit apartment buildings. 

The largest number of unit acquisitions through LLC transactions in any ZIP code in any year of the period of study was 735, which took place in the 90005 ZIP code of Koreatown in 2012. The Koreatown/Westlake region also had a significant spike in 2015 when 665 units were acquired by LLCs in the 90006 ZIP code, which is Pico Union.

South Central Los Angeles had the greatest overall increase in unit acquisition, at 388%, during the study period. Unlike the other regions, South Central had a fairly steady increase in units acquired through LLC transactions between 2007 and 2010, with a sharp increase and peak in 2011. Acquisitions were on the downswing after 2011 until another increase in 2015. This region’s change in unit acquisitions was greatest by far in ZIP code 90016 (West Adams), rising 2,757%.

The average number of units acquired through LLC transactions increased 201% overall during the study period in the region of the San Fernando Valley that was studied. The highest number of units, 550, in that region changed hands in the 91601 ZIP code (North Hollywood) in 2009. 

The rise in units acquired in LLC transactions in the Hollywood/East Hollywood region was the least of the four at-risk regions studied, although still at 40% between 2005 and 2015. 

The study was released at a time when the Los Angeles City Council and Mayor Eric Garcetti were considering how to respond to a legal challenge from the Apartment Association of Greater Los Angeles to the city’s moratorium on renter evictions amid the pandemic. 

As director of the UCLA Luskin Institute on Inequality and Democracy, Roy joined with Paul Ong, director of the Center for Neighborhood Knowledge based at UCLA Luskin, in filing an amicus brief that argues against the landlord association’s effort to persuade a judge to issue a preliminary injunction that would suspend the moratorium on eviction for those renters who have experienced financial hardship during the pandemic.

“The proposed preliminary injunction threatens mass displacement in Los Angeles,” according to the amicus brief filed Oct. 9 in Los Angeles federal court. “Studies of COVID-19 impacts in Los Angeles show that most of this suffering will be concentrated in the city’s working-class communities of color, which are already bearing the burden of high infection and death rates.”

City leaders chose to fight back against the landlord association, and a U.S. District Court denied the motion for a preliminary injunction on Nov. 13, allowing Los Angeles’ eviction moratorium to remain in place.

4 Faculty Additions Join UCLA Luskin Social Welfare and Urban Planning Incoming academic experts focus on environmental, racial and health disparities in real and virtual environments — from social media to soil

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By Stan Paul

Faculty hires in UCLA Luskin Social Welfare and Urban Planning for the new academic year bring a wealth of new research and teaching, reinforcing the School’s commitment to the health and well-being of individuals and communities.

Assistant Professor Brian Keum has joined Social Welfare. His general research emphasizes the reduction of health and mental health disparities among marginalized identities and communities. In particular, Keum studies the impact of online racism – and online racial violence – on psychosocial outcomes and health disparities. Drawing on his clinical experience, he looks at mental health issues, offline attitudinal and behavioral changes, and risky health behaviors that include substance abuse. A second area of his research is Asian American mental health, as well as multicultural and social justice issues that relate to how mental health counseling is provided.

“As a scientist-practitioner, I am excited to teach both practice and research courses,” said Keum, who will be offering graduate instruction in advanced social work practice and applied statistics in social work.

Judith Perrigo, an infant and early childhood mental health specialist, is also an assistant professor of social welfare. Amid the unusual circumstances of this academic year, Perrigo looks forward to exploring innovative teaching methods while providing meaningful learning experiences in both foundational and advanced social welfare practice courses. This includes sharing some of her recent research on how parents of low socioeconomic status with children in grades 3 to 6 are coping with the unexpected educational demands during the pandemic.

“Our findings suggest that the closure of schools and stay-at-home orders initiated by the COVID-19 pandemic exacerbated pre-existing parental involvement challenges,“ Perrigo explained, noting that families of lower socioeconomic status were more negatively impacted because they “had fewer affordances to buffer the new stressors.”

Perrigo draws from her personal background as a Salvadoran immigrant and 15 years of applied clinical work with children and families to inform her scholarship. Specifically, her research focuses on the well-being of young children — birth to 5 years old — with emphasis on holistic and transdisciplinary prevention and early intervention initiatives with underserved, vulnerable and marginalized populations.

José Loya joins Urban Planning as an assistant professor after recently completing his Ph.D. in sociology at the University of Pennsylvania. At UCLA Luskin he will teach quantitative analysis in urban planning and a seminar on Latino urban issues in the spring.

“My research focuses on ethno-racial disparities in the mortgage market, before, during and after the Great Recession. More generally, I am interested in the barriers minorities face in the homeownership market,” said Loya, who is also a faculty associate at the UCLA Chicano Studies Research Center.

“I am excited to join UCLA’s Luskin School of Public Affairs and working and engaging our students in the community,” added Loya, who worked for several years in positions related to community development and affordable housing in South Florida. He then earned a master’s in statistics from the Wharton School of Business at the University of Pennsylvania. “I’ve already moved to Los Angeles, so I’ll be here locally even if courses are online,” Loya said.

Kirsten Schwarz, who holds a joint appointment as an associate professor of urban planning and environmental health sciences, started at UCLA by co-teaching policy analysis for environmental health science in the spring 2020 quarter.

“Virtually teaching my first class during a global pandemic and social uprising was not how I expected to kick off my career at UCLA,” Schwarz said. “But I was so impressed, and encouraged by, the flexibility, compassion and integrity that the students brought to the experience. It was certainly memorable.”

Schwarz is an urban ecologist working at the interface of environment, equity and health. Her research focuses on environmental hazards and amenities in cities and how their distribution impacts minoritized communities. She recently led an interdisciplinary team through a community-engaged green infrastructure design that integrated participatory design and place-based solutions to achieve desired ecosystem services.

“I’m interested in connecting those areas right between urban planning and environmental health sciences,” said Schwarz, whose work on lead-contaminated soils has helped document how bio-geophysical and social variables relate to the spatial patterning of lead in soils.

Most recently she received a transdisciplinary research acceleration grant from UCLA’s Office of Research and Creative Activities in conjunction with Jennifer Jay, a professor in UCLA’s Department of Civil and Environmental Engineering. Their proposal, “Multimedia Assessment of Children’s Lead Exposure in Los Angeles,” will involve work with graduate students in Civil and Environmental Engineering.

Schwarz also has expertise in science communication and in engaging communities in the co-production of science. She has been recognized by the American Association for the Advancement of Science (AAAS), which named her a 2018-2019 Fellow in the Leshner Leadership Institute in the Center for Public Engagement with Science and Technology. Prior to

joining UCLA, she was an associate professor of environmental science at Northern Kentucky University, where she directed the Ecological Stewardship Institute.

Several other faculty searches have been completed, with four additional faculty members set to join Social Welfare and Urban Planning in the coming year. Those new additions include Adam Millard-Ball, who will arrive in January as an associate professor of urban planning, coming from the University of California, Santa Cruz. Millard-Ball holds a doctorate from Stanford University’s School of Earth Sciences and was selected in the urban data science search. He studies environmental economics and transportation, “adding to our strengths in those fields,” said Dean Gary Segura in a memo announcing his appointment.

Mark Vestal, also starting in January, was selected as an assistant professor by UCLA Luskin Urban Planning in a search on critical Black urbanism, Segura announced. A historian by training, Vestal’s work looks at the history of discriminatory planning and housing policy in Los Angeles and beyond.

Fall 2021 newcomers will include Margaret “Maggie” Thomas in Social Welfare and Veronica Terriquez in Urban Planning.

Thomas is a scholar of family and child well-being and is completing her Ph.D. in social work at Boston University this year. She previously earned an MSW degree from the University of Illinois. Her work focuses on young children in families facing serious economic hardship, as well as children and youth from minority communities and with LGBTQ identities.

Terriquez has been jointly appointed to Urban Planning and UCLA’s Department of Chicano Studies where she will take on the leadership of the Chicano Studies Research Center at UCLA. Terriquez, who earned a Ph.D. in sociology at UCLA, returns to the Westwood campus from UC Santa Cruz. Her work is principally focused on youth and young adult social development, leadership and intergroup relations, and how they are affected by various public policies.

Bruins Play Key Roles in Report Calling for Sweeping Reforms in L.A. Dean Gary Segura and Luskin School students are among the many UCLA contributors to ambitious effort to reimagine life in the region from a racial justice perspective

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By Les Dunseith

A new report that lays out a road map for the transformation of the Los Angeles region built on racial equity is rooted in research from the UCLA Luskin School of Public Affairs. The report’s co-authors are Gary Segura, dean of the Luskin School, and Manuel Pastor, director of the University of Southern California’s Equity Research Institute.

The paper, “No Going Back: Together for an Equitable and Inclusive Los Angeles,” was issued Sept. 9 and shared with a UCLA audience Sept. 15 at a virtual salon. At more than 250 pages, the report is a comprehensive examination of the hidden barriers to success that limited many of the city’s residents even before COVID-19, but have been exacerbated since the pandemic began.

A wide swath of the Bruin community contributed to the paper. Numerous faculty and staff members provided new research, offered historical context and analyzed existing data. UCLA alumni serve on the Committee for Greater LA, which developed the report. And a handful of current UCLA students conducted research that fed the recommendations.

UCLA Contributors

Julie Aguilar 

Fred Ali

Yohualli Baldera-Medina Anaya 

Eraka Bath

Isaac Bryan

Jae Canas

Sonja Diaz

Rodrigo Domínguez-Villegas

Debra Duardo

Antonio Elizondo

Dan Flynn

Silvia R. González 

Raúl Hinojosa Ojeda

Michael Lens

Patricia Lester

Kelly Lytle Hernandez

Paavo Monkkonen

Michael Manville

Laura Martinez 

Michael Méndez

Pedro Noguera

Jonathan Ong

Paul Ong

Chhandara Pech 

Meredith Phillips

Ananya Roy

Mariesa Samba

Miguel Santana

Lucrecia Santibañez

Ellen Schwartz

Abel Valenzuela

Arturo Vargas Bustamante 

Carla Vasquez-Noriega 

Jacqueline Waggoner

 

Those students, Antonio Elizondo, Dan Flynn, Mariesa Samba and Ellen Schwartz, share a passion for building a new Los Angeles grounded in social justice and racial equity.

Flynn, a second-year graduate student, contributed to the report’s sections on health and homelessness. His experience working with nonprofit agencies has made him acutely aware of the need to think differently about the region’s homelessness crisis.

“You’re looking at 70,000 unhoused people in Los Angeles at any given point,” Flynn said. “There’s no way to look at that issue and describe it as anything other than a failure — and a catastrophic one, with immense human cost. There has been a failure to build systems of accountability and to hold people responsible and accountable.”

Setting forth a strategy to create accountability to end homelessness is among 10 guiding principles (PDF) that underlie the report, which also tackles economic justice, mental and physical health, child and family well-being and other topics.

Samba is pursuing a master’s in social welfare and is a graduate student researcher at the Black Policy Project at UCLA. She contributed to sections of the report that related to children, families, mental health and justice.

“A lot of the work that I do is within the community with folks who are directly impacted by the pandemic,” she said. “Especially with this project, my top-line goal was to uplift those voices and experiences into the research.”

The report builds on the personal insights of the researchers and the people they interviewed to identify social problems, pairing those lived experiences with data to point toward solutions. For example, research findings about the impact of the COVID-19 pandemic on education highlighted the region’s racial disparities. Under Los Angeles’ safer-at-home orders, Black and Latino schoolchildren have been far less likely to be able to engage successfully in remote learning because of a lack of computers and access to high-speed internet connections.

As Segura noted during a Sept. 9 webinar to unveil the report to the general public, public officials are expected to ensure that residents have access to electricity, trash collection and a sewer system — so why not something as vital as the internet?

“The time has come for us to think about the internet as what it has become,” he said. “It is a civil right.”

The opportunity to think about such issues in new ways appealed to the UCLA Luskin students who played a role. Plus, there were practical benefits. For example, Schwartz was happy to work on the transportation section of the report because that’s her area of concentration as an urban planning master’s student. But her biggest takeaway from the experience was the mindset of the project’s leaders.

“What I loved seeing is how the community leaders on the committee really focused on empowerment. That’s something that I want to take with me into my own career,” she said.

“… work remains to be done to prevent those long-term effects from being catastrophic.”

—Antonio Elizondo

Elizondo, a master’s student in urban planning, said during the virtual salon that the most impactful aspect of his involvement in the project came during his review of interviews with people impacted by the health crisis and thinking about the repercussions.

“At the moment, it’s an unfolding crisis, so every policy response is a short-term response,” Elizondo said. “This project helped me realize that there will be long-term effects, and how much work remains to be done to prevent those long-term effects from being catastrophic.”

The Committee for Greater LA comprises a diverse group of civic and community leaders and a joint research team from UCLA Luskin and the USC Equity Research Institute. Initially, the committee intended primarily to address the racial disparities exposed by the pandemic, but in the wake of the recent police-involved killings of Black people and the nationwide protests that followed, its focus expanded to encompass a broader understanding of systemic racism.

The UCLA students helped Segura with the policy-related aspects of the report, which cover issues like housing affordability, immigrant rights, alternatives to incarceration, transportation and equitable access to health care, among others. Because of the pandemic, the work had to be coordinated via phone, email and Zoom sessions.

Flynn, who is pursuing a master’s in public policy, said he appreciated the chance to work directly with the dean on a project of such ambition and scope.

“What makes UCLA such a special place is that you have world-class academics and practitioners who are not just interested in generating work but are interested in mentorship and teaching and in giving opportunities to the next generation of policymakers,” he said.

As gratifying as the work was, the students realize the real work is still to come. Schwartz said she’s hopeful that society is ready to adopt the meaningful change advocated in the report.

“We live in a world where people are really isolated and don’t always know what’s going on in the community,” she said. “I hope that this report will just shed some light on issues that people are facing and that it will inspire elected officials to take action and make real, lasting changes to the system.”

Samba said her participation offered a unique opportunity to process her emotions about the extraordinary impact of the COVID-19 crisis, particularly because of how it coincided with the growing racial justice movement — and she sees cause for hope.

“We’re at a point in time where we are trying new things,” Samba said. “We’re able to experiment with our justice system, with our foster care system, with what social services look like, with what community care looks like. I would like to see some of those social experiments — some of those new ideas and visions — become real, and for us not to revert to the status quo. I would love to see us really, actually reimagine what a more racially equitable future looks like for the people of Los Angeles.”

Among the other UCLA connections to the effort: The Committee for Greater LA is chaired by Miguel Santana, a member of the Luskin School’s advisory board, and the project is funded in part by philanthropists who have also supported UCLA.

The Committee for Greater LA has invited interested parties, including policymakers and candidates for elected office, to join in making the #NoGoingBackLA promise, a commitment to build a more equitable and inclusive Los Angeles. Sign up at nogoingback.la.

Brown Bag Talks With Latino Leaders Show Students ‘Where Purpose Meets Passion’ Summer sessions focus on the importance of choosing career paths that make an impact

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On Aug. 26, Paul Luna of HELIOS Foundation wrapped up a summer series of brown bag talks that provided guidance to the undergraduate and graduate fellows of the Latino Policy and Politics Initiative at UCLA Luskin.

The sessions, which took place over Zoom this year, continued a tradition in which community leaders connect with the policy initiative’s students to discuss career paths and the importance of making an impact.

“I learned that career trajectories are not often a linear progression but instead a culmination of unexpected turns where purpose meets passion,” said policy fellow Diana Garcia, who is studying for her master of public policy at UCLA Luskin.

The brown bag series “allowed me to expose myself to the plethora of career paths available, which will allow me to give back to my Latino community,” said policy fellow Bryanna Ruiz, a political science and Chicana and Chicano Studies major at UCLA.

Each conversation ended with the same question. Here’s that question and how some of the summer speakers chose to answer:

Q: The fellows are an essential part of UCLA LPPI’s strategy to invest in leaders dedicated to making an impact. Returning to the normalcy we remember is no longer an option. We must reimagine a world that centers the needs of the most vulnerable communities and advocates opportunity for all. In a time that asks that we invest in new leadership, what does leadership look like amid COVID-19 and in a world after COVID-19?

Luis Perez, legal services director, Coalition for Humane Immigrant Rights of Los Angeles (CHIRLA): We’re not talking about helping out individuals anymore, but systemic change. That’s the framing that people need to start adopting. Helping one person at a time has not changed the systems of oppression that we experience. This is the right time to start reframing the model of systemic change. Systemic change, in many ways, reflects policy change. The Supreme Court looks to society’s expectations of one another as much as they are looking into laws. Laws need to reflect what people think, and they change with society. What are the ways in which we can change the system?

Francela Chi de Chinchilla, vice president of partnerships at Equis Labs: There has been a reframing on what work can be and what to value because of this pandemic. There is a lot of writing already on what leadership in a workplace should look like because of COVID-19. I am grateful that the companies I have worked for have recognized the importance of valuing the whole person and work-life balance, but now I have a baby and I can’t work all day long. I have to stop working and take care of her. This time has allowed me to be more patient and forgiving with myself.

Noerena Limón, senior vice president of public policy and industry relations at the National Association of Hispanic Real Estate Professionals: The bolder you are, the farther you’ll get. This is the time where you form coalitions. I have found that the COVID-19 pandemic has allowed me and housing experts to forge some of the best coalition work that I have ever seen happen, because we don’t have to travel to meetings, we are constantly checking in with each other, constantly giving each other the latest information. I would say that we need to ensure that we are working in coalitions and to be bold.

Juan Cartagena, president and general counsel of LatinoJustice PRLDEF: The good news is that there are multiple examples of excellent leadership happening on the ground. I have seen it in a lot of my criminal justice work with LatinoJustice. I have seen people of all age groups create intersectional conversation about the systems. I see incredible promise about immigration enforcement and criminal justice enforcement in the same breath. I encourage it. I promote it. I have a lot of hope because I have always been an optimistic person. I am not going to let the same barriers that challenged who I was when I was young, when I was picked up for no reason by police, challenge my identity. I refuse to let all of those obstacles get in the way of: I know exactly why I’m here. I’m here to help gente. My optimism extends to today. My optimism took a hit with the outrageousness of body after body being killed on tape. But then again, I talk to people, listen to people and promote people that have better ways of analyzing and connecting with others than I do. They give me a lot of hope. Keep doing what you’re doing. Be honest with yourself about your hard work.

Paul J. Luna, president and CEO of HELIOS Foundation: A great leader has a vision for the future and brings a new or clearer vision or understanding, especially during a time when we need one. In times of change and in times that we are living through today, we look to our leaders to bring that vision, to provide that guidance and, with their knowledge and understanding, to help us make the right decisions. Secondly, a great leader understands the present. We cannot have decisions that are being made for political reasons, and not for the general welfare and health for our community and citizens — especially during this pandemic when we know that communities of color and low-income communities are more directly impacted. Thirdly, a great leader has an appreciation for the history and the past and can acknowledge who came before them. For any leader to think that they are uniquely in the position to lead because of who and what they are or how uniquely bright and talented they are — and don’t appreciate that there are people who came before them and who paid dues and made sacrifices so that they can have the opportunity to lead — if they don’t appreciate that, they will never truly be able to lead successfully and into the future. Honor the past and those who came before you, acknowledge their contributions. I would not have gotten to Stanford University if my dad was not willing to work at a copper mine for 45 years. Leadership will look different than it did before, and the people who are given the opportunity to lead will hopefully involve more women and people of color and from different backgrounds. You all reflect and represent the great future.

1 in 5 Tenants in L.A. Has Struggled to Pay Rent During Pandemic, Study Finds Thousands of renters are at risk of eviction with moratorium set to expire; tens of thousands more are in a deep financial hole

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By Claudia Bustamante

Twenty-two percent of Los Angeles County tenants paid rent late at least once from April to July, while between May and July, about 7% did not pay any rent at least once, according to a joint UCLA–USC report released today as a statewide eviction moratorium is set to expire.

The report documents the hardships faced by tenants during the COVID-19 pandemic, and it traces those hardships overwhelmingly to lost work and wages as a result of the economic shutdown.

Among households in the county that did not pay rent, either in full or partially, about 98,000 tenants have been threatened with an eviction, while an additional 40,000 report that their landlord has already begun eviction proceedings against them. California’s moratorium on evictions was scheduled to end Sept. 1, but at the last minute, lawmakers extended protections through Jan. 31, 2021. Federal action to protect renters from eviction at the national level through December 2020 has also been enacted.

The report by researchers at the UCLA Lewis Center for Regional Policy Studies and the USC Lusk Center for Real Estate analyzed data from the U.S. Census, as well as data from an original survey conducted in July 2020 of 1,000 Los Angeles County renter households. The survey, in particular, gave the researchers new insights into the circumstances facing renters. The study was authored by Michael Manville, Paavo Monkkonen and Michael Lens, all with the UCLA Luskin School of Public Affairs, and Richard Green, director of the USC Lusk Center.

“I think everyone understood, early on, that renters might be in trouble as a result of COVID-19 and its economic fallout, but conventional sources of data don’t give us a good window into whether renters are paying or not, and into how they are paying if they do pay,” said lead author Manville, an associate professor of urban planning. “We were able, by using data from a special census survey, and especially our own original survey of renters, to get a direct sense of these questions.”

The researchers first analyzed the U.S. Census Bureau’s Household Pulse Survey, a weekly survey that asked if renters have paid rent on time and if they think they will be able to pay the next month’s rent on time. This data was augmented by the UCLA Luskin–USC Lusk survey, which asked not only if renters paid on time but if they paid in full and if they were threatened with an eviction or had eviction proceedings initiated against them.

The study found that tenants have been facing unprecedented hardships during the COVID-19 crisis, substantially more so than homeowners. Overall, the study also found that most tenants are still paying their rent during the pandemic but are often doing so by relying on unconventional funding sources. The majority who pay late or not at all have either lost their work, gotten sick with COVID-19 or both.

Among the findings:

  •  About 16% of tenants report paying rent late each month from April through July.
  •  About 10% did not pay rent in full for at least one month between May and July.
  •  About 2% of renters are three full months behind on rent. This translates to almost 40,000 households in a deep financial hole.
  •  Late payment and nonpayment are strongly associated with very low incomes (households earning less than $25,000 annually) and being Black or Hispanic.
  •  Nonpayment is more common among tenants who rent from friends and family.

This crisis is particularly acute in the Los Angeles region and other high-cost cities, where an existing affordable housing crisis and an economic slowdown resulting from mitigation efforts to curb the pandemic intersect to threaten the stability of many households.

“Even before the pandemic, L.A. renters, especially low-income renters, were struggling,” said Lens, associate faculty director of the UCLA Lewis Center. And while most renters who miss rent have entered into some type of repayment plan, they’re not out of the woods yet.

“Nonpayment occurs disproportionately among the lowest-income renter households, so repaying back rent could be a tremendous burden for them,” Lens said.

The study also found that renters were suffering disproportionately from anxiety, depression and food scarcity, and they are relying much more than in the past on credit cards, family and friends, and payday loans to cover their expenses. One-third of households with problems paying rent relied on credit card debt and about 40% used emergency payday loans.

The prevalence of these nonconventional forms of payment, along with the incidence of job loss among tenants, suggests the importance of direct income assistance to renter households.

Tenants collecting unemployment insurance were 39% less likely to miss rent payments. Just 5% of households that hadn’t lost a job or fallen sick reported not paying the rent.

Co-author Green, director of the USC Lusk Center for Real Estate, said that although data show that most renters have been paying their rent, government policies can help strengthen the ability to do so.

“One of the main concerns among landlords at the beginning of the pandemic was that tenants weren’t going to pay their rent if they knew they weren’t going to be evicted,” Green said. “Not only have we not seen any evidence of this, but getting money in renters’ hands through unemployment insurance or rental assistance helps a lot.”

Co-author Monkkonen, an associate professor of urban planning and public policy, agreed.

Helping renters now will not only stave off looming evictions next month but “also prevent cumulative money problems that are no less serious, such as renters struggling to pay back credit card debt, struggling to manage a repayment plan or emerging from the pandemic with little savings left,” he said.

Across the state, most evictions were halted in April by the California Judicial Council, the state’s court policymaking body. The eviction moratorium was set to expire in June, but it had been postponed to Sept. 1 to allow local and state lawmakers more time to develop further protections, including the bill currently under consideration. Given the unconventional means renters reported using to pay rent, the new study says that policies that provide funds to renters could help mitigate a raft of evictions and homelessness that had been predicted by previous reports by researchers at UCLA and elsewhere.

The study was funded by the Luskin School, the UCLA Luskin Institute on Inequality and Democracy, the UCLA Ziman Center for Real Estate, the USC Lusk Center for Real Estate, and the California Community Foundation.

Reliable, Accurate and Complete Count for 2020 Census Is at Risk UCLA study forecasts a severe undercount for people of color, immigrants and low-income individuals

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By Melany De La Cruz-Viesca

A new UCLA report shows that the 2020 Census will severely undercount immigrants, low-income people and people of color.

Two key reasons are the COVID-19 pandemic and a directive issued July 21 by the Trump administration to cut population data collection operations short by one month; the Census Bureau must now end field data collection by Sept. 30.

To date, 93 million households, nearly 63% of all households in the U.S. have responded to the 2020 Census. In 2010, 74% of households in the United States filled out and mailed back their 2010 Census questionnaires, matching the final mail participation rate of the 2000 Census.

The White House directive and the public health crisis have made it an enormous challenge for the Census Bureau to ensure a complete and fair enumeration for the 2020 Census, according to the researchers. They write that racial and economic class biases threaten and undermine the goals of equal political representation and just allocation of resources.

The new analysis, by researchers from the UCLA Center for Neighborhood Knowledge, the UCLA Asian American Studies Center and Ong & Associates, uses U.S. Census Bureau COVID Tracking Project data as of Aug. 1, and updates a previous UCLA report that analyzed self-response rates as of June 1.

The current report examines changes from 2010 to 2020, and the spread between tracts with high response rates and tracts with low response rates. While the overall response gap from 2010 to 2020 has closed to three to four percentage points as of Aug. 1, some communities have experienced more barriers to participating. Low-income and minority neighborhoods had lower response rates in 2010 than more advantaged neighborhoods, and that gap has only widened in 2020.

“It is highly likely and unfortunate that the 2020 Census will be flawed with severe undercounts of people of color and low-income individuals,” said Paul Ong, co-author of the report and director of the Center for Neighborhood Knowledge at UCLA Luskin. “At this juncture, it is critically important to start developing methods to adjust the counts to develop a more accurate statistical picture of America and its people.”

Ong is also the founder of Ong & Associates, which provided its research services pro bono for the report.

The report results show that neighborhoods with high concentrations of Asian, Black, Hispanic and Indigenous populations experienced a greater decline in response rates relative to non-Hispanic white neighborhoods, when comparing 2010 and 2020 response rates. The estimated median response rates are 69.1% for non-Hispanic white, 66.7% for non-Hispanic Asian, 49.7% for non-Hispanic Black and 50.1% for Hispanic.

The research reveals that Hispanic (12.7%) and Indigenous (12.3%) people have the largest temporal gap from 2010 to 2020. What is particularly dramatic is the decline for Hispanic neighborhoods, which may be attributable to the stigma and fear associated with the controversial attempt to include a citizenship question on the 2020 census form. Moreover, the pandemic appears to have created more barriers to participation for non-English speaking households and/or those without good internet connections.

The report finds that 2020 Census response rates vary systematically with economic class, ranging from 73.2% for the most affluent neighborhoods to 47.4% for the poorest neighborhoods. When comparing 2010 and 2020 Census response rates, the gaps also vary systematically by economic class, ranging from a less than one percentage point decline for the most affluent to a nine-percentage point decline for the poorest.

On April 18, the New York Times reported that the COVID-19 crisis had seriously hampered self-reporting, causing the Census Bureau to adjust its timeline and initially prolong the collection process to counter any shortfalls. The data collection period was extended from mid-August to October 31, but the recent White House directive will cause operations to end one month sooner.

The report points out that lower self-response rates will generate disproportionately more homes that must now be visited during an abbreviated — and labor-intensive — non-response follow-up phase. This will add great strain to the Census Bureau’s limited budget and resources, and add an overwhelming burden on Census workers, community-based organizations and other stakeholders participating in 2020 Census outreach efforts.

According to the authors, COVID-19 further compounds the challenges by creating barriers to face-to-face contacts because of a continued need for social distancing and other public-health precautions. Finally, the systematic low self-response rates in disadvantaged neighborhoods compound the problems because these are the same neighborhoods most affected by COVID-19.

The challenge that lies ahead is how the nation will address a seriously flawed enumeration, one with a significant overall undercount and differential undercount that will disproportionately hurt the poor and people of color, the researchers warn.

The authors recommend developing data and methods that enable researchers and statisticians to adjust the count and produce a more accurate and unbiased numerical picture of America and its people. The Census Bureau’s post-enumeration study will help, but it is also critically important for academic researchers to develop independent approaches.

“An adjustment is fundamental to ensuring fair political representation, just resource allocations, and social equality,” the researchers write.

UCLA Students, Staff Join California Leaders to Set a Latino Agenda LPPI leads effort to provide policy guidance for the November elections — and for future policymakers and civic leaders

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By Eliza Moreno

On July 15, more than 80 California Latino leaders — from the fields of government, education and philanthropy — took part in a unique Zoom meeting. Their discussion focused on issues facing U.S. Latinos amid the COVID-19 pandemic.

Their mission was to provide policy guidance on these issues to candidates in the November elections — and to policymakers and civic leaders for years to come.

Most of the meeting’s participants, like Gary Segura, dean of the UCLA Luskin School of Public Affairs, have decades of experience in advocacy and public policy. But for eight UCLA students and recent graduates, the online gathering was a unique opportunity to help make history.

The meeting, hosted by the UCLA Latino Policy and Politics Initiative, was billed as “Shaping a 21st Century Latino Agenda,” and it yielded policy recommendations covering eight issues, including climate change, education, immigrant rights and political representation.

One of the UCLA participants was Adriana Bernal, 20, who’s entering her third year at UCLA and is a student fellow at the Latino Policy and Politics Initiative. Bernal comes from a Mexican American and Salvadoran family — her grandfather was one of millions of Mexicans who were brought to the United States to work in agriculture beginning in the 1940s.

The group’s policy recommendations have already been disseminated to politicians, philanthropists and business leaders, and Bernal said she hopes the policy transformations will be considered by elected officials state- and nationwide. “It’s important to have our voices and our needs represented by local and national elected officials,” she said.

Another participant was Maria Morales, 27, who earned a master’s in public policy from the School of Public Affairs in June and recently began a job as a policy manager at the Politics and Policy Initiative. Born in Mexico, Morales moved with her family to Texas when she was 9. She has worked at a hospital as an interpreter, as well as at nonprofits involved in combating racism and building civic engagement among the Latino community.

“As a first-generation student, immigrant and a non-native English speaker, it was important for me to be a part of the Latino Policy and Politics Initiative, a space that was willing to nurture the skills I hadn’t explored before,” Morales said.

Discussion at the meeting was shaped not only by the economic fallout of the COVID-19 pandemic, but also by the nation’s increased attention to the Black Lives Matter movement.

“The Latino community continues to get excluded from critical decisions — the California Redistricting Commission and COVID-19 relief efforts, for example — despite our driving the state’s economy,” Morales said. “With the Black Lives Matter movement paving a path for change, we hoped to recognize the work they have done and ask policymakers to take Black and brown communities into account.”

Morales said the event gave her an invaluable chance to learn from some of the state’s Latino leaders, including state Assemblywoman Lorena Gonzalez and state Sen. María Elena Durazo, the chair and vice chair of the California Latino Legislative Caucus; Cástulo de la Rocha, president and CEO of AltaMed Health Services; and Kevin de León, the former president pro tempore of the California State Senate.

“I had the opportunity to engage in conversations with leaders from across the state with plans to directly impact the lives of Latinos,” said Morales.

For both Morales and Bernal, being a part of the meeting was squarely in line with the reasons they joined the policy initiative as student fellows: collaborating with civil rights organizations and elected officials to develop data-based policy recommendations that can improve lives for communities of color.

Morales said those efforts have taken on new meaning in this election year.

“This year is the most imperative, and it is through advocacy and continuing conversations with policymakers that I can be a changemaker,” she said. “We need to make an effort to have a prosperous Latino community and in turn, a prosperous nation.”

Read the full policy agenda here (PDF); those who are interested may register their support of the agenda here.

Black, Latino Renters Far More Likely to Be Facing Housing Displacement During Pandemic Systemic racial inequality underlies nonpayment of rent, UCLA Luskin researchers say

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By Les Dunseith

A new study of the magnitude, pattern and causes of COVID-19’s impact on California housing reveals that Black people and Latinos are more than twice as likely as whites to be experiencing rent-related hardships.

The analysis by researchers from the UCLA Center for Neighborhood Knowledge and Ong & Associates, in coordination with the UCLA Luskin Institute on Inequality and Democracy, relies on the U.S. Census Bureau’s weekly Household Pulse Survey, a multiagency effort to collect information on the social and economic effects of COVID-19 on Americans. The research findings are based on pooling a 10-week sample of more than 22,000 adults in California for the period from April 23 to July 7.

During the pandemic, workers, families, businesses and communities have experienced enormous financial difficulties, and the new study estimates that more than 1.9 million adults in California were unable to pay their rent on time in early July. The finding that Black and Latino renters are particularly vulnerable echoes previous analyses showing that minority renters are more likely to be suffering economically during the pandemic.

“These systematic racial or ethnoracial disparities are the product of systemic inequality,” UCLA Luskin research professor Paul Ong writes in the study. “People of color, low-income individuals, and those with less education and skills are most at risk.”

An analysis of the survey responses shows that people of color are disproportionately more concentrated in the lower-income and lower-education brackets, and they entered the crisis with fewer financial and human capital resources. Those people of color who lost their jobs or suffered a significant earnings loss during the pandemic were therefore far more likely to fall behind on rent.

When the researchers looked closely at who was unable to pay rent during the period of study, they found that 23% were Black and 20% were Latino — more than double the 9% for both whites and Asians.

In her foreword to the study, UCLA urban planning professor Ananya Roy, the director of the Luskin Institute on Inequality and Democracy, writes, “An especially important finding of the report is that across socioeconomic status categories, Black and Latinx households are more likely to be unable to pay rent compared to non-Hispanic whites and Asian Americans, a stark reminder of the entrenched racial disparities that are being rearticulated and amplified by the present crisis.”

The researchers delved deeper into the data to compare the experiences of various ethnic and racial groups based on demographic characteristics such as level of education. They found that Black and Latino respondents with some college education had higher rates of nonpayment of rent than whites and Asian Americans with similar educations. Racial disparities were evident even when the researchers focused on employment and earnings categories related to COVID-19.

“In other words,” Ong writes, “the pattern indicates that racial inequality is not due simply to class differences.”

Many experts believe this situation will lead to a wave of evictions in coming months unless governments take steps to protect people who have fallen behind on rent during the crisis. This includes extending the state’s eviction moratorium, continuing supplemental employment benefits and providing financial assistance to offset accumulated rent debt.

In a July 27 webinar hosted by the UCLA Asian American Studies Center, Paul Ong, Ananya Roy and others discuss the potential for mass COVID-19–related evictions in Los Angeles if current tenant protections are not extended.

The researchers did uncover some disparate patterns across ethnoracial groups. For example, the correlation between a lower income and the inability to pay rent was pronounced for both whites and Latinos, but it was minimal, and statistically insignificant, for Asians and Black people. The impact of less education was very pronounced for Black people but only minimally so for the other three groups. The effect of earnings losses was far greater for Black and Latino people than for white and Asian people.

Perhaps most surprising, the researchers said, was the effect of joblessness. While a loss of work led to an increased likelihood of nonpayment of rent among Asian and Latino people, it marginally decreased the odds of rental difficulties among white and Black people.

“One reasonable explanation is disparate access to unemployment insurance,” Ong writes in the study. He noted that Asians and Latinos may have less access to this type of financial relief — which can more than replace lost wages — because many work in informal ethnic job sectors and also face linguistic, cultural and legal barriers to applying for and collecting unemployment benefits.

The study urges elected officials to extend and expand unemployment insurance benefits. The researchers also call for the renewal of temporary tenant protections and say that financial relief should be provided to both renters and landlords.

Overall, the study’s findings show that prepandemic inequalities and pandemic labor-market hardships amplify systemic racial disparities. The economic impact on low-income and minority populations is likely to be long-lasting because so many people will have amassed a huge debt of deferred rents.

“Many will struggle to find meaningful employment in a protracted and uneven economic recovery,” Ong writes. “It is very likely that race will shape who will be most hurt.”

Ong is the director of the Center for Neighborhood Knowledge at the UCLA Luskin School of Public Affairs. He also founded Ong & Associates, an economic and policy analysis consulting firm that specializes in public interest issues and provided services pro bono for this study.

In Nation’s 2 Largest Metros, Blacks and Latinos Are More Likely to Die From COVID-19 LPPI report highlights need to protect essential workers and expand economic assistance in high-poverty areas

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By Eliza Moreno

A study by the UCLA Latino Policy and Politics Initiative based at UCLA Luskin finds that Latino and Black residents of Los Angeles County and New York City are roughly twice as likely as white residents to die from COVID-19. The research also revealed that high-poverty neighborhoods in both regions have the highest rates of COVID-19 cases and COVID-19–related deaths.

Sonja Diaz, founding director of the policy initiative, said two significant reasons for those trends are that low-income Black and Latino people in both regions tend to have a greater need to work outside of the home and a greater reliance on public transportation, both of which put them at a greater risk for exposure to the coronavirus.

“We are now seven months into the pandemic, and we are starting to have clear information about the disproportionate health and economic impacts that communities of color are facing,” Diaz said. “It’s time to address the specific ways that COVID-19 hurts Latino and Black families and to protect our most vulnerable communities as the virus surges across the nation.”

In Los Angeles County, the age-adjusted death rate was 54 per 100,000 for Latino residents and 46 per 100,000 for Black residents, compared to 23 per 100,000 for white residents; in New York City, the age-adjusted death rates were 247 per 100,000 for Latino residents, 237 per 100,000 for Black residents and 120 per 100,000 for white residents.

The authors recommend that six measures be implemented immediately in cities with large populations of vulnerable communities:

  • Increase testing for low-income communities of color.
  • Provide access to health services and healthy food in low-income communities.
  • Add protections on public transportation, including providing hand sanitizing stations and free masks.
  • Expand access to health care and paid sick leave for essential workers.
  • Increase access to telehealth for low-income residents and the uninsured to bridge the lack of medical care.
  • Ensure that accurate race and ethnicity information is being collected so that elected officials and public health experts can understand the impact of COVID-19 in communities of color.

The researchers analyzed data from Los Angeles County and New York City, two areas that have been hard-hit during the pandemic and are home to large Latino and Black populations. They found that residents who didn’t have health insurance, lived in overcrowded housing conditions and had limited access to the internet will encounter inequitable access to health care during the pandemic.

In addition, the authors found that people between the ages of 18 and 40 have the highest rate of infection in Los Angeles County; in New York, people over age 45 are most affected. Men in both regions have higher rates of infection than women.

“Essential workers are putting their lives at risk every day to keep the economy running and our families fed, and it’s making them sick,” said Laura Martínez, the lead author of the report and a UCLA postdoctoral fellow in obstetrics and gynecology. “The data clearly shows that the brunt of the pandemic is being felt by our most vulnerable communities, and our government leaders must take into account the specific needs of Black and Latino residents.”

State’s Black, Latino Workers Less Likely to Be Covered by Unemployment Insurance UCLA report recommends that California extend COVID-19 economic recovery funding to all workers

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By Eliza Moreno

An analysis of unemployment in California at the height of the COVID-19 crisis shows that as many as 22% of Blacks and 26% of Latinos were jobless, compared to 17% of both white and Asian workers.

The new report, by the UCLA Latino Policy and Politics Initiative and the UCLA Center for Neighborhood Knowledge, is based not only on data from the filing of unemployment insurance claims, but also on labor statistics and U.S. Census data.

The paper examines the totality of the pandemic’s effect through mid-April on the California labor market by including estimates of the numbers of undocumented workers and so-called discouraged workers — people who want to be employed but are not actively engaged due to factors like job shortages, discrimination or a lack of requisite skills.

With state officials discussing a recovery package that will include adjustments to unemployment support, the UCLA report highlights the importance of including assistance for all types of workers, not just those who have filed unemployment claims. According to the study, roughly 1 million additional workers need assistance, and between 350,000 to 500,000 of them are undocumented.

“Many of the people facing devastating economic losses are in the shadows, and this report puts a figure to that loss so that policymakers understand where to focus their support as we move toward recovery,” said Sonja Diaz, founding director of the Latino Policy and Politics Initiative.

The report’s other key findings include:

  • More than 3 million workers in California have lost their jobs as a result of the COVID-19 pandemic, more than any other state.
  • More than 900,000 Californians have lost their jobs due to layoffs and have stopped looking for work as a result of the pandemic.
  • Over a quarter of Californians experiencing job loss were ineligible for unemployment insurance.
  • One-third of Californians who are receiving unemployment insurance are Latino.
  • Latinos are 59% of Californians who are ineligible for unemployment insurance.

“Economic recovery can only be achieved by understanding who is hurting the most from the pandemic-induced recession,” said Chhandara Pech, a researcher at the Center for Neighborhood Knowledge and co-author of the paper. “Our report underscores that in the nation’s richest state, those at the bottom of the economic ladder need help the most.”

The report recommends that state policymakers expand the eligibility requirements for unemployment insurance, including for workers who may need to take time off to care for sick relatives. It also urges expansion of support to include health care and rental assistance, including for undocumented Californians.

The research brief is the fourth in a series of research papers examining the economic impact of the COVID-19 pandemic on neighborhoods in Los Angeles County. Previous papers in the series found that Asian-American and Latino neighborhoods in Los Angeles County were most vulnerable due to the pandemic’s impact on the retail and service sectors, Latino neighborhoods were less likely to receive the individual rebate under the CARES Act, and many Blacks and Latinos live in neighborhoods that lack basic necessities during the county’s safer-at-home order.

The research is being conducted with assistance from Ong & Associates, an economic and policy analysis consulting firm specializing in public interest issues. Ong & Associates provided services pro bono for the study. Its founder is Paul Ong, director of the Center for Neighborhood Knowledge, which is housed in the UCLA Luskin School of Public Affairs.