Serious Impacts of Coronavirus Felt Broadly Across Los Angeles County UCLA Luskin survey details effect of falling incomes, COVID-19 health issues and pandemic-related restrictions on Angelenos’ quality of life

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By Les Dunseith

Residents of Los Angeles County have been deeply affected by the COVID-19 crisis, with significant numbers citing the pandemic’s adverse impact on their finances, health and children’s education, according to UCLA’s sixth annual Quality of Life Index.

“A year ago we speculated about how resilient our region would be in the year to follow,” said Zev Yaroslavsky, director of the Los Angeles Initiative at the UCLA Luskin School of Public Affairs, who oversees the index. “We now know that Los Angeles County has demonstrated robust resilience, but a significant toll has been exacted on our residents by the tumultuous events. Many of our residents — especially younger ones — are anxious, angry and steadily losing hope about their future in Los Angeles.”

This year’s Quality of Life Index, or QLI, was based on interviews with 1,434 county residents over a 20-day period beginning on March 3, just as vaccinations were beginning to fuel optimism about a possible return to more normal life. Last year’s survey, conducted in the earliest stages of the pandemic, found high levels of anxiety about the possible impacts of COVID-19. Twelve months later, respondents said many of those fears had come to pass:

  • More than half of those surveyed (54%) reported that they or a close family member or friend had tested positive for the coronavirus.
  • Forty percent said their income went down because of the pandemic, with 22% saying it dropped “a lot” and 18% reporting “some” decline. Roughly 1 in 5 (18%) said they had lost their job at some point during the COVID-19 crisis.
  • Three-quarters of parents (76%) with school-age children felt their kids had been “substantially hurt, either academically or socially,” by pandemic-related distance learning and quarantine experiences.

In addition, nearly a fifth (17%) of all respondents reported that their income declined “a lot” in the past year and that they also suffered at least two specific negative impacts, such as a job loss, a wage or salary reduction, a decline in work hours or difficulty paying their rent or mortgage. This group was disproportionately composed of women under age 50, single people, renters, those without college degrees and those with household incomes of less than $60,000.

“These are among the most vulnerable individuals living in our county,” Yaroslavsky said.

The QLI, a joint project of the UCLA Luskin Los Angeles Initiative and The California Endowment with major funding provided by Meyer and Renee Luskin, asks a cross-section of Los Angeles County residents each year to rate their quality of life in nine categories and 40 subcategories. Full results of this year’s survey were made available April 19 as part of UCLA’s Luskin Summit, which is taking place virtually.

Mirroring last year’s result, this year’s overall quality-of-life rating held steady at 58 (on a scale of 10 to 100), which is slightly more positive than negative. But researchers noted that marked changes emerged among specific racial and ethnic groups, especially with younger residents.

Younger Angelenos: Sinking optimism, tempered by race

Reflecting a trend seen in recent QLI surveys, the county’s younger population — those between the ages of 18 and 49 — rated their quality of life lower than older residents, and the pandemic seems to have exacerbated that disparity.

“The varied manifestations of COVID-19,” Yaroslavsky said, “fell most heavily on the shoulders of younger county residents.”

In particular, researchers observed a growing belief by younger Angelenos that the cost of living in the region is threatening their ability to make ends meet, get ahead or gain some sort of financial security.Yet even among this demographic, the survey revealed a distinct divergence in views between Latinos and whites, the two largest racial/ethnic groups in the county. While they have faced demonstrably harder challenges in the region, Latino residents overall were more positive about their quality of life than whites — and this was particularly pronounced among younger residents.

“Repeatedly, younger Latinos are more positive about their own conditions and express greater approval and positivity toward the variety of public officials and governmental entities that affect their lives,” said Paul Maslin, a public opinion and polling expert with Fairbank, Maslin, Maullin, Metz & Associates (FM3 Research) who has overseen the QLI survey process since 2016. “Among younger white residents in Los Angeles County, a greater sense of frustration and even bitterness is apparent.”

The survey uncovered a number of noteworthy differences in these two groups’ views of the pandemic, public officials and the opportunities available in the region:

  • Younger white residents were evenly split over whether the handling of the pandemic had been fair or unfair to “people like them” (48% vs. 49%), whereas younger Latinos reported that it had been fair to them by a 2-to-1 margin (65% vs. 33%).
  • About two-thirds (68%) of younger whites believe the Los Angeles area is a place where the rich get richer and the average person can’t get ahead, compared with only 55% of younger Latinos.
  • Younger Latinos had more favorable views of Los Angeles Mayor Eric Garcetti (57%) and Gov. Gavin Newsom (53%) than younger whites, 57% of whom had unfavorable views of Garcetti and 62% unfavorable views of Newsom.
  • Younger white residents rated the response to the pandemic — across all levels of government — much more harshly than younger Latinos. Only about a third of whites approved of the response of federal, state and county governments and local school districts. Latinos’ ratings of approval were at least 20 points higher for every level of government and for local school districts.
  • However, in terms of paying their rent, more younger Latinos (43%) reported falling behind than did young whites (31%).

The 2021 QLI: Resilience and change

While this year’s quality-of-life rating remained at 58 overall, reflecting a remarkable resilience among county residents, several significant shifts within the nine major categories that make up the survey tell a different story.

This was most noticeable in the education category, where the satisfaction rating of respondents with children in public schools dropped from 58 last year to 52 this year, one of the most dramatic one-year declines in any category in the QLI’s history.

Satisfaction ratings for public safety also fell over the past year, from 64 to 60, influenced significantly by a growing concern over violent crime. And respondents’ rating of the quality of their neighborhoods dropped from 71 to 68.

On the other hand, satisfaction with transportation and traffic rose from 53 to 56, which researchers attribute to a significant reduction in commuter traffic caused by pandemic-related workplace shutdowns.

With regard to the workplace, 57% of employed respondents said they currently work from home or split time between home and their place of work. As to the future, 77% said they would prefer a mix of working from home and their workplace when the pandemic ends, with just 16% wanting to “almost always work at home.”

The 2021 UCLA Luskin Quality of Life Index is based on interviews with a random sample of residents conducted in both English and Spanish, with a margin of error of plus or minus 2.6%. The QLI was prepared in partnership with the public opinion research firm Fairbank, Maslin, Maullin, Metz & Associates (FM3 Research).  The full reports for 2021 and previous years are posted online by the UCLA Lewis Center for Regional Policy Studies.

Seeking Public Housing Solutions for Japan in Los Angeles Urban planning alumna Kimiko Shiki returns to UCLA Luskin as a visiting scholar

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By Lauren Hiller

Housing choice vouchers in the United States allow low-income families to move into neighborhoods with greater opportunities and resources. But these vouchers may provide opportunities beyond housing — access to employment, transportation and welfare programs that can improve general economic conditions.

As a visiting scholar this year at the UCLA Lewis Center for Regional Policy Studies, UCLA Luskin alumna Kimiko Shiki MA UP ’01, Ph.D. ’08 will investigate the relationship between housing choice vouchers, residential mobility and opportunities in Los Angeles. The associate professor of policy science at Ritsumeikan University in Osaka, Japan, specializes in the housing-location decisions of low-income households and their spatial access to employment opportunities, transportation and welfare services.

Shiki’s doctoral research at UCLA focused on why low-income households are concentrated in dense communities in U.S. cities. At the Lewis Center, Shiki said she plans to use Department of Housing and Urban Development administrative data to analyze low-income residential mobility in Los Angeles from housing choice voucher recipients.

Unlike in the United States, public housing in Japan is often located in the suburbs because of the scale and cost of construction, but transportation access and employment opportunities are more limited outside an urban core.

“Suburban locations can be good for housing quality,” Shiki said. “But if you want to try out other jobs or use other childcare services, it may not work in the suburbs.”

According to her study in Kyoto, Japan, low-income families tend to apply for public housing near their residences in order to maintain their current jobs and local social support systems, Shiki said. Because public housing supply is highly limited geographically, as well as numerically, this means that many low-income families cannot choose to live in public housing.

Without a rental subsidy program, like housing choice vouchers, these households instead turn to a private market that has little economic support, Shiki said. Her research seeks to show policymakers that affordability is not the only consideration that low-income households must weigh when searching for housing.

“Urban poor often experience a lot of migration and mobility, and their needs for residential location change. They often have to move to other areas to find better opportunities,” Shiki said. Public housing doesn’t provide resources for various needs, she said, “but the private market might give them more options for residential location.”

Shiki said she understands the benefits of public housing and hopes her research will show how Japan can augment its services.

COVID-19 Pandemic Could Cost California Transportation Billions in Revenue New research highlights need for policymakers to prepare for a future shortfall

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California could lose up to $20 billion in transportation revenue over the next 10 years because of the COVID-19 pandemic, according to research released May 12 by the Mineta Transportation Institute, or MTI.

Researchers Asha Weinstein Agrawal of MTI at San Jose State University and Hannah King and Martin Wachs of UCLA Luskin projected how much revenue will be generated over the next decade by state taxes on fuel purchases and fees on vehicle ownership. COVID-19 has reduced those revenues substantially because people are driving less and therefore buying less fuel.

Projected total revenue varied according to different economic recovery scenarios examined by the researchers.

“Under a worst-case scenario, a slow economic recovery could cause California to receive 17% less revenue through 2030 than the state would have received without COVID-19,” said Agrawal, the director of MTI’s National Transportation Finance Center. The projected revenue for the slow-recovery scenario is $98 billion, compared to a projected $118 billion without the pandemic.

State policy choices could impact projected revenues, according to the study. The researchers identified a recovery scenario that could generate $121 billion, a 3% gain, thanks to a swift and complete economic recovery coupled with policies to encourage Californians to purchase electric vehicles.

“California policymakers are hastily planning for a future with less-than-anticipated revenue,” said Wachs, a professor emeritus of urban planning at UCLA and a researcher at its Institute of Transportation Studies. “The scenarios in this study are not predictions of what will happen, but with so much uncertainty about the future, they help policymakers ask important ‘what if’ kinds of questions.”

The study focused on transportation revenue collected by the state thanks to a package of taxes and fees established in 2017 by Senate Bill 1. This revenue comes from gasoline and diesel fuel taxes, an annual fee on vehicles with the rate based on vehicle value, and an annual fee for zero-emission vehicles.

The report did not include transportation funds in California that are raised locally through transit fares, tolls, sales taxes and property taxes. Nor did it include any federal funding that would aid in transportation recovery.

A shortfall in state transportation revenue would trickle down to drivers.

“Revenue shortfalls will likely result in both reduced maintenance and delayed capital investments,” Agrawal said. “Drivers will have to wait longer for planned improvements like replacing outdated bridges and rehabilitating freeways.”

The researchers modeled scenarios based on transportation-specific variables that are most likely to be affected by COVID-19, including fuel consumption, the number of registered petroleum-powered and electric vehicles, and the price of cars. They also projected potential revenue from possible government policies to stimulate the market, such as tax credits to encourage vehicle purchases.

Comparing them to a baseline of what was expected before the COVID-19 emergency, the researchers examined five recovery scenarios: 1) slow, 2) moderate, 3) moderate with a stagnated vehicle market, 4) moderate with an electric-vehicle stimulus, and 5) fast with an electric-vehicle stimulus.

The study was funded by the Mineta Transportation Institute at the request of the California Transportation Commission. The researchers were scheduled to present their findings during a virtual webinar on May 14.

The lead author of the study was Agrawal. King is a doctoral student in urban planning at UCLA.

For 30 Years, Lewis Center Has Responded to L.A. Issues With Ideas All six current and former directors gather to recall the challenges and successes they experienced while leading regional policy research at UCLA

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By Lauren Hiller

During a gathering March 5 at its first home on the UCLA campus, the Lewis Center for Regional Policy Studies commemorated 30 years of scholarship, public advocacy and leadership on campus and in the community.

All five former Lewis Center directors — a who’s who of distinguished scholars — joined the current director, Urban Planning Professor Evelyn Blumenberg, at DeCafe Perloff Hall to discuss the milestones and issues facing the region during each person’s tenure. As each director spoke, it was evident that the center’s longevity is rooted in interdisciplinary scholarship and fostering the next generation of scholars.

In 1989, Ralph and Goldy Lewis donated $5 million to endow a research program at UCLA that studied regional policy issues. The following year, the Lewis Center opened its doors in Perloff Hall, the location of what was then known as the School of Architecture and Urban Planning, with founding director Allen J. Scott, distinguished research professor of geography and public policy. Scott was succeeded by Roger Waldinger, distinguished professor of sociology; followed in chronological order by Paul Ong, research professor at the UCLA Luskin School of Public Affairs; J.R. DeShazo, professor of public policy, urban planning and civil and environmental engineering; and Brian D. Taylor, professor of urban planning and public policy.

“My parents both went to UCLA and they believed in the power of public education and need to support the public system,” said Randall Lewis, whose parents were homebuilders and interested in issues of growth, transportation, housing and air quality. “They felt as they were building houses, building communities, that they didn’t want to create problems. They wanted to find solutions.”

Anastasia Loukaitou-Sideris, who joined the UCLA community the same year that Lewis Center was established and received one of its first grants, kicked off the event.

“The Lewis Center best exemplifies the role that we’re asking our research centers to play: push research forward, support the educational mission of the school and its students, and serve as a public forum that disseminates important research-based information and data to a larger public,” said Loukaitou-Sideris, professor of urban planning and associate provost for academic planning.

Allen J. Scott was the founding director of the Lewis Center, which launched during a time of upheaval in Los Angeles in the 1990s.

Launched Amid Regional Turmoil
The early 1990s were a tumultuous time in Los Angeles. The aerospace industry, which was a backbone of the region’s economy, was collapsing. The 1994 Northridge earthquake killed 61 people and caused $6.7 million in damage, crippling major infrastructure like freeways. And civil disturbances fueled by racial injustices, police brutality, and poverty and social marginalization rocked the city.

“Los Angeles looked like, from some points of view, a basket case and getting worse,” Scott recalled. “And so we were, at a very early stage, involved in attempting to build responses to these problems and others.”

Scott and the Lewis Center published a series of working papers focusing on new industry (such as electric vehicles) to replace aerospace and an examination of the nature and causes of the crises in South Los Angeles.

By the time Waldinger took over in 1996, the immigrant population in the Los Angeles region had quadrupled within two decades. Yet, research on the impact of immigration on the Los Angeles region lagged behind frequently studied cities like Chicago and New York. The Lewis Center played an integral role in bringing Los Angeles to the forefront of regional studies with efforts such as Waldinger’s book “Ethnic Los Angeles.” Today, it’s hard to imagine a discussion of immigration and foreign-born individuals without considering L.A.

Waldinger said the center’s early research has transformed California policy. Although immigration policy is a federal issue, immigrant policy can be local, he noted, pointing to state measures that have aided California’s immigrant population.

Ong, the center’s third director, continued the multidisciplinary tradition of the Lewis Center and collaborated with scholars in UCLA Luskin Social Welfare and the natural sciences. As director, he published a seminal report on the undercounting of low-income people and communities of color in the 2000 Census.

Ong’s work also highlighted a core strength of the Lewis Center — its focus on addressing social justice issues for marginalized communities. He said the center also partnered with the County of Los Angeles and L.A. Metro to understand the transit needs of underserved communities.

DeShazo oversaw the Lewis Center during a time when its focus turned to environmental issues. In 2006, California passed the Global Warming Solutions Act (AB 32), promoting ambitious climate solutions that even some legislators doubted could be achieved.

“Those were the days we didn’t even know where greenhouse gases were coming from,” DeShazo remembered. The first step was to identify sources and then to identify solutions to reduce emissions, including electric vehicles, rooftop solar energy and energy-efficient technology.

“Everything that we have today is what people thought was impossible to accomplish. The groundwork for that was laid in the 2006-2012 period,” DeShazo said.

The Lewis Center has also contributed to environmental justice scholarship, especially the designations of disadvantaged communities as a result of identifying where emissions were coming from and where populations vulnerable to those emissions are living.

Taylor next put the focus on housing affordability and transportation in light of large investments in public transit like Measure R, a sales tax that is expected to raise $40 billion over 30 years.

He said the center’s regional lens has a built-in advantage when it comes to studying housing affordability, transportation and access, which play out across a diverse geography.

Taylor’s tenure also overlapped with his role as chair of UCLA Luskin Urban Planning. It was a position that helped him to advocate for the addition of faculty members and scholars who could tackle these regional priorities.

“Housing affordability was not my area of research,” Taylor said. “All I did was try to support and catalyze the intellectual leaders that are helping shape the important debates on this.”

A Legacy of Leadership
Acting as a consistent bridge to marginalized voices, the Lewis Center’s former directors see scholarship and professional development as their enduring legacy. Many onetime students have gone on to become academic leaders in their own right.

“I’m honored to follow in those footsteps,” said Blumenberg MA UP ’90, Ph.D. ’95. She became director in 2018 and has focused on how Angelenos live, move and work in L.A., with a particular interest in pathways out of poverty. The center recently launched the Randall Lewis Housing Initiative.

Has Los Angeles made progress over the last 30 years?

The answer is mixed, Ong said. A commitment to climate change initiatives and equity are highlights, but income inequality and social justice remain daunting issues.

“I’m proud of the fact that the Lewis Center continues to look at issues of inequality,” Ong said. “We’re dedicated to doing the research to find solutions, but it’s like swimming upstream.”

Still, Ong remains hopeful: “I know enough about [Blumenberg’s] history that there will continue to be a commitment from the Lewis Center to accomplish things that will bend us towards justice.”

Paving a Path to Homeownership Lewis Center hosts panel to contemplate ways that homeownership can be an attainable goal for more low-income families

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By Lauren Hiller

Despite the promise of homeownership enshrined in the American Dream, many people in low-income communities of color remain far from owning their own homes, and this challenge served as a focal point for a recent discussion at UCLA Luskin.

During the Housing, Equity and Community Series event held on Feb. 26, the UCLA Lewis Center for Regional Policy Studies and the UCLA Ziman Center brought together scholars and housing experts to discuss what it would take to ensure access to homeownership for communities historically locked out of it, particularly low-income families. The conversation was moderated by Michael Lens, associate faculty director of the Lewis Center and an associate professor of urban planning and public policy at the UCLA Luskin School of Public Affairs.

Rocio Sanchez-Moyano, a doctoral student at UC Berkeley’s Department of City and Regional Planning, opened the panel by providing context about homeownership in the United States.

According to U.S. Census statistics, homeownership rates have fallen below 50% in Los Angeles County, which is below the current 60% nationwide average and far below rates observed before the Great Recession. These rates are even lower for black and Latino households, and Sanchez-Moyano said this situation is compounded by predatory lending practices by banks that contribute to foreclosure rates in those communities that are among the highest.

Barriers to homeownership are particularly concerning given the benefits that homeownership can confer, Sanchez-Moyano said. These include greater household wealth, better neighborhood safety and quality, lower rates of perceived stress, and increased civic participation.

Discriminatory mortgage terms and higher income volatility among black and Latino households are among the reasons that these families are disproportionately shut out of homeownership opportunities, she said.

Panelists, from left, were John Perfitt, Dorian Young, Ashraf Ibrahim and Rocio Sanchez-Mayano, and the moderator was Michael Lens, associate professor of urban planning and public policy. Photo by Stan Paul

Ashraf Ibrahim, office director at the Neighborhood Assistance Corporation of America (NACA), spoke about his experience helping families apply for mortgages. He explained that housing affordability is the largest hurdle faced by families seeking to secure financing to buy homes. A household needs an annual income of at least $125,000 to be able to afford a home in Los Angeles County, Ibrahim noted.

Housing costs are also not rising linearly, said Dorian Young, a mortgage counselor at NACA. As of January 2020, the median sales price of a home in Los Angeles was $744,000, according to Zillow — up from $474,000 as recently as 2015. Housing costs are quickly outpacing income growth in cities such as L.A.

Sanchez-Moyano said this problem is exacerbated by high rents, meaning that lower-income households have less spare income to save up for a down payment.

John Perfitt is executive director at Restore Neighborhoods Los Angeles, a nonprofit that builds and improves homes for low-income families. He said that land values are the largest determinant of housing costs. High land values produce high housing costs, which reductions in construction costs are unable to offset.

Despite these challenges, options exist to increase homeownership rates. Counselors can educate families on practical steps needed to save up for a home, Young said. As a mortgage counselor, he and others in his field also can inform households of other approaches to securing home financing, including leveraging future rent to be collected from multi-family properties as part of the loan process.

Perfitt said that Los Angeles offers a low-income and moderate-income homeownership program that provides down payment assistance. More people sign up every year than there is help to give, however.

Sanchez-Moyano reminded the audience that homeownership has never been attainable for all families. Still, she hopes people will support efforts to make owning a home more accessible, particularly to communities of color, and ensure that “being a renter doesn’t mean being left behind.”

View additional photos from the event in an album on Flickr:

Promise and Peril: Homeownership in Southern California

UCLA Luskin Faculty Win Prestigious Transportation Award for 3rd Time Co-winner Martin Wachs receives the honor from the Transportation Research Board for a second time — four decades apart

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By Lena Rogow

Professor Evelyn Blumenberg of Urban Planning and colleagues who include Professor Emeritus Martin Wachs have won the 2019 Pyke Johnson Award from the Transportation Research Board (TRB) for a recent paper about the mobility needs of aging adults, marking the third time someone from UCLA Luskin has won the prize since its inception.

Wachs has been studying transportation and aging for decades and won the same award more than 40 years ago, in 1976.

The award-winning paper, “Physical Accessibility and Employment Among Older Adults in California,” explores the relationship between car ownership, transit accessibility and older adults’ employment status. The paper found that adults age 60 and older are able to stay in the workforce longer when they have access to a car or to public transit — if they live in a dense urban area.

Blumenberg MA UP ’90, Ph.D. ’95 said that she and Wachs decided to collaborate on the winning paper after realizing they had not previously worked together on a research paper.

“This topic seemed to perfectly align our respective areas of research,” said Blumenberg whose work examines the effects of urban structure — the spatial location of residents, employment and services — on economic outcomes of low-income workers.

“I also knew that it was essential for us to shed light on this topic together,” she said. “I think we’ve been able to showcase an important transportation need to serve an aging population. I’m thrilled that TRB shares our opinion about the importance of this work and I’m honored to be included with a long list of former distinguished scholars who have also received this award.”

 

In addition to Blumenberg and Wachs, the paper’s other authors are Andrew Schouten Ph.D. ’19, who is currently a postdoctoral fellow at the UCLA Institute of Transportation Studies, and Miriam Pinksi, a doctoral student in urban planning.

Pinski said the paper’s focus on low-income adults and their particular access to jobs was notable. Many older adults continue to rely on employment as their main source of income, in part because pensions are becoming rarer in the United States.

“Without transportation, many of these adults would have no way to sustain their lives. I hope our paper has provided more insight into yet another reason why maintaining a functioning transportation infrastructure is critical for many populations,” Pinski said.

“For TRB to recognize our work with this prestigious award is an honor,” Schouten said. “I hope this will bring more attention to important issues that lie at the intersection of transportation, employment and aging.”

ABOUT THE AWARD

TRB established the Pyke Johnson Award in 1971 to give annual recognition to an outstanding paper published in the field of transportation systems planning and administration. It honors the 23rd chairman of the Highway Research Board, who was influential in TRB from its inception.

UCLA has won three times since the first award was given in 1971. Brian Taylor Ph.D. ’92, professor of urban planning and public policy, won in 2000. Wachs is one of three two-time winners and the only person to repeat as winner more than five years apart. The gap in his case was 43 years. In each instance, the research involved faculty and doctoral students.

When Wachs first heard the news, he burst out laughing, recalling how much his life has changed since he first won. His 1976 paper also dealt with mobility and older adults.

“At that time, I was simply writing about the topic from an academic perspective,” Wachs said.  “And now my work is coming true in my own personal life.”

“What’s different about this paper is I’m honored to now collaborate with young people,” he said. “This paper benefited from the combination of their sharp methodological skills with my longstanding focus on this topic. It has been an enormous pleasure collaborating with them, and I’m proud to share this honor with them.”

The presentation took place Jan. 13 at TRB’s annual meeting in Washington, D.C.

Creating ‘Home’ in a City of Renters Panel discussion at UCLA Luskin highlights L.A. rental protections

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Amid California’s ongoing housing and affordability crisis, numerous efforts are underway to protect tenants. But, they’re only as good as the enforcement behind them, as was made clear at a recent UCLA Luskin event.

Earlier this year, Gov. Gavin Newsom signed various tenant protections into law, including establishing statewide rent stabilization and just-cause eviction protections, and prohibiting discrimination against tenants with housing vouchers. Locally, other proposals like a right to counsel are being considered.

At the same time, numerous reports of landlords scurrying to evict tenants or drastically raise their rents before the new law goes into effect Jan. 1 have prompted cities across the state to enact emergency moratoriums.

Evictions, tenant protections and enforcement were among the topics at the Nov. 20 event designed to highlight the state’s persistent problem. “Eviction and Code Enforcement: Making Rental Housing ‘Home’” was part of the Housing, Equity and Community Series co-hosted by the UCLA Lewis Center for Regional Policy Studies and the Ziman Center for Real Estate.

Speakers included Michael Lens, associate faculty director at the Lewis Center, Chancela Al-Mansour, executive director of Housing Rights Center, and chief inspector Robert Galardi with the Los Angeles Housing and Community Investment Department which oversees multifamily rental units.

Associate Professor Michael Lens told the audience that community activists have a better handle on evictions than do academic researchers. Photo by Stan Paul

Lens, associate professor of urban planning and public policy, said academic research into evictions has not kept pace with community activists.

“This is an area in which advocates and tenants’ rights groups have been working, agitating and talking about the plight of people who have been displaced from their homes for a very long time,” he said.

Part of the reason academia might be behind is that eviction data are hard to come by. “Data is spotty and incomplete. We have some very specific data on evictions that doesn’t give you every type of eviction,” Lens said.

In a forthcoming research paper, Lens and his team reviewed more than 700,000 court-based eviction cases in Southern California between 2005 and 2015 to ascertain what types of neighborhoods see more evictions. They found that neighborhoods with higher populations of African Americans and higher poverty rates saw high rates of eviction.

A separate study currently underway is focusing on two types of evictions in Los Angeles — court-based evictions and no-fault, otherwise known as Ellis Act eviction petitions.

The L.A. study has not produced as consistent a story because Ellis Act evictions are harder to predict, Lens said. Regardless, city and county officials should be monitoring these data on a regular basis to focus on what neighborhoods are seeing growth in evictions, he added.

Al-Mansour of Housing Rights Center helped the audience to understand the human impact of these evictions.

She shared the story of an African American client who had been using Section 8 vouchers for housing for 20 years in South LA. When new owners took over the building, they issued a 90-day eviction notice to everyone using the vouchers. It took her client longer than anticipated to find someplace that would accept her voucher, but she lost her new unit when the paperwork failed to arrive after being mistakenly sent to the old address. She quickly went from living in her car to living on the streets and suffering abuse.

“She’s now suffering from severe mental trauma and will be very, very hard to house,” Al-Mansour said. “If this law would have been in effect 18 months earlier, this wouldn’t have happened.”

Al-Mansour also shared information about various rights held by tenants, including a right to withhold rent to ensure habitable premises. She also discussed a variety of landlord disclosure laws that could nullify a rental contract when violated.

“Oftentimes, people don’t know their rights; they just know something is wrong,” she said, adding that those in the audience should be ambassadors and share what they’re learning with their neighbors and communities.

Los Angeles, where 70% of people rent, has one of the strongest code enforcement programs. Unlike other cities, L.A. enforces penalties against owners for citations and violations.

Started in 1997, the city’s code enforcement program proactively inspects all multifamily rental units in the city every few years.

Galardi gave an overview of the city’s inspection program, which is housed in the Housing and Community Investment Department. More than 100,000 rental properties comprise about 850,000 multifamily rental units in the city. The program’s goal is to inspect each unit once every four years, but the department looks more often at some high-risk units that have had issues and citations during previous inspections, Galardi said.

“The benefit of this program for tenants is that this is a proactive inspection,” Galardi said. “That takes the burden off the tenant in terms of [fear of] retaliation, which is a big concern for renters in the city.”

Code enforcement also builds in follow-up visits to ensure that necessary repairs are addressed by landlords.

As a mechanism of tenant protection, Galardi said code enforcement inspectors are the “boots on the ground going to the units” and raising awareness among tenants about their rights.

To view a recording of the event, visit the Lewis Center’s YouTube page.

View additional photos on the UCLA Luskin Flickr channel:

 

Housing, Equity and Community Series

And the Tie Goes to … This year's Super Quiz Bowl comes down to a final bonus question after two teams deadlock for first in the annual trivia contest

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It all came down to a single tie-breaking question May 30 after seven scheduled rounds failed to determine a clear victor in UCLA Luskin’s annual trivia competition.

Would Social Welfare faculty member Sergio Serna claim his second win in three years with a team dubbed Sergio and the Wolf Pack? Or would victory go to La Croix Taste Test — yet another team from Public Policy, the department that had won half of the previous six iterations of Super Quiz Bowl?

Organized by Luskin Director of Events Tammy Borrero with assistance from a horde of student helpers and arms-gently-twisted staff colleagues, this year’s test of obscure knowledge, UCLA lore and useless pop culture trivia was a back-and-forth affair. As always, it was a fun-filled night of friendly competition and good-natured teasing that brought the entire UCLA Luskin community together under a tent outside the third floor commons area to wrap up the academic year.

Several student members from last year’s winning team had returned to defend their title, and Quiz Bowl ChAMPPions 2.0 surged to an early lead. Eventually, they slipped to third place.

This year saw the first team to represent the Luskin School’s new undergraduate major. But staff member Justin De Toro and his Public Affairs Bears failed to separate themselves from the pack in a highly competitive field of 16 teams made up of students, faculty, alumni and staff from all over UCLA Luskin.

Grad Night funding was again based on participation, and 40 percent of the proceeds will be divided among all UCLA Luskin departments because each fielded at least one team. In secondary competitions, Urban Planning won in a category related to audience attendance, and Public Policy took the honors for total participation.

In addition to the numerous student participants (some returning for a second try and some testing their Luskin knowledge for the first time), the event brought in several faculty participants. In addition to Serna and fellow former faculty champion Brian Taylor, the faculty on hand were Liz Koslov, Michael Manville, Ayako Miyashita Ochoa, Martin Gilens, Bill Parent, Alex Kapur and Sarah Reber.

Alumnus Alvin Teng MPP ’18 returned to headline a team.

Staff members who competed were defending champion Sean Campbell, plus Whitney Willis, Carmen Mancha, Ervin Huang and Annie Kim.

UCLA Luskin’s new alumni development director, Laura Scarano, stepped up to the microphone to say a few words, and many other staffers helped out with registration, applied temporary tattoos or kept order in the background while also cheering on their friends and colleagues.

And then there was staff member Oliver Ike, who had led La Croix Taste Test to the brink of victory. Could team Oliver break the deadlock with team Sergio and win the honor of having its name engraved on the Super Quiz Bowl trophy?

Click through to the end of the pictures posted on the UCLA Luskin Flickr feed and you’ll see the answer:

 

Super Quiz Bowl 2019

Monkkonen Guides Discussion of L.A.’s Housing Needs Key players who represent state, regional and municipal interests discuss how state law impacts the process of housing allocation in each jurisdiction

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By Naveen Agrawal

“Let’s get ready to … RHNA!” That was the rallying cry from UCLA Luskin Associate Professor Paavo Monkkonen during a recent panel discussion on Los Angeles’ housing needs with policy experts familiar with the state’s Regional Housing Needs Assessment (RHNA) process.

California’s 1967 housing element law — and the RHNA process — is an underemphasized aspect of state policy that matters just as much today as it did half a century ago, the panelists said.

Held May 15, 2019, “Planning for the Housing That Greater L.A. Needs” was the third and final installment for the year in the Housing, Equity and Community Series, a partnership between the Lewis Center for Regional Policy Studies at UCLA Luskin and the UCLA Ziman Center for Real Estate.

The event was moderated by Monkkonen, associate professor of urban planning and public policy. Providing the state’s perspective was Melinda Coy, senior policy specialist with the California Department of Housing and Community Development. Providing the regional view was Ma’Ayn Johnson MA UP ’05, who is a senior housing and land use planner at the Southern California Association of Governments (SCAG). Representing municipalities was Diana Varat JD/MA UP ’08, who works at Richards, Watson & Gershon, a firm that specializes in public law services.

California’s housing law seeks to ensure that cities zone for enough housing to accommodate population growth. In the RHNA process, state agencies project the population growth of each region. Then, metropolitan planning organizations like SCAG allocate a number of housing units to individual cities based on the projected growth. Cities are then required to demonstrate that they have enough capacity to accommodate these additional housing units, but RHNA does not force cities to build those units. Enforcement is spotty and construction often lags, resulting in housing shortages in many areas.

Recent state legislative actions have sought to reform the RHNA process, with a particular eye on equity. These and other issues related to the RHNA process are detailed in a newly released Lewis Center brief.

Gov. Gavin Newsom recently vowed to enforce RHNA targets more strictly, and his office has gone as far as initiating lawsuits against cities that are not meeting their targets, including Huntington Beach.

Coy described the state’s expanding role in promoting and enforcing RHNA targets, including providing technical assistance to help local governments comply. Coy also mentioned that her department’s staff has increased, reflecting the governor’s emphasis that housing planning be taken seriously.

The complexity of regional governance over the 191 cities and six counties represented by SCAG was emphasized by Johnson. She also cited the importance of having a social justice and equity perspective when RHNA targets are allocated to individual cities so that racial and low-income housing segregation is avoided. She also mentioned that RHNA targets will likely increase to reflect unmet need, not just projected growth.

As a contract attorney working on housing compliance with various California cities, Varat characterized the law as requiring cities to “collect research and ignore it.”

Varat pointed out that identifying sites for affordable housing is a burdensome task for cities. And because it is not coupled with a requirement that those sites actually be developed as affordable housing units, the effort is often moot.

Coy described the housing element law as an effort to create a public safety net for what is otherwise an unprotected essential need. Varat, however, countered that the state’s effort to dictate city policy is based on a presumption that cities hold the power to develop new housing — in most cases, developers actually hold that power.

Another tension between local autonomy and regional/state authority involves existing affordable housing units. Varat criticized the housing element’s emphasis on new units, rather than preservation of existing affordable units. Coy acknowledged this shortcoming, saying that individual RHNA targets are supposed to include existing units, but they seldom do.

One lesson was clear — participation matters. Johnson informed the audience that meetings of SCAG are held monthly and are available by webcast. Both Coy and Varat underscored the importance of planning education and community engagement, and they see promise that the upcoming round of RHNA targets will better address previous gaps.

View a Flickr album of photos from the event.

 

Planning for Housing

Government Leaders, Scholars Discuss Policy Solutions During UCLA Luskin Summit Congresswoman Karen Bass opens the inaugural convening of a research-informed, cross-sector conference about issues facing the region

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By Les Dunseith

Elected officials, scholars, civic leaders, and difference-makers in the nonprofit and philanthropic spheres came together April 24 to learn the results of the annual Quality of Life Index and discuss policy issues during a half-day conference put together by the UCLA Luskin School of Public Affairs.

Congresswoman Karen Bass provided the morning’s keynote address for “Luskin Summit 2019: Livable L.A.,” an event that also kicked off the 25th anniversary celebration at the Luskin School.

Bass opened the conference by jokingly telling more than 300 people in attendance at the UCLA Luskin Conference Center that she “wanted to tell you about what we are doing in D.C. because, if you watch some TV news, you have no idea what we are doing in D.C.”

Bass has served in the U.S. House of Representatives since 2011. She said that “Democrats and Republicans actually do work together” in the nation’s capital.

“We don’t hate each other,” Bass said, smiling broadly. “Our accomplishments unfortunately don’t sustain media attention. So you might hear that we passed legislation on something like gun control … and then somebody tweets, and that’s all you hear about for the next several hours.”

The congresswoman’s remarks set a cooperative tone for the inaugural Luskin Summit, which focused on finding solutions through research and policy change. The conference emphasized a Los Angeles perspective during breakout sessions moderated by UCLA faculty members that focused on issues such as public mobility, climate change, housing and criminal justice.

Former Los Angeles City Councilman and County Supervisor Zev Yaroslavsky talks about the Quality of Life Index that he oversees at UCLA Luskin. Photo by Stan Paul

Providing a framework for those discussions was the unveiling of the fourth Quality of Life Index, a project at UCLA Luskin that is supported by The California Endowment under the direction of longtime Los Angeles political stalwart Zev Yaroslavsky, director of the Los Angeles Initiative. The survey asks county residents to rate their quality of life in a range of categories and to answer questions about important issues facing them and the region.

“The cost of living, and particularly the cost of housing, is the single biggest drag on the rating that residents ultimately give to their quality of life in Los Angeles,” Yaroslavsky told Luskin Summit attendees. “The unmistakable takeaway from this project continues to be the crippling impact of the cost of living in Los Angeles County, punctuated by the extraordinary cost of housing.”

The housing affordability crisis was echoed throughout the event and in the days that followed as Yaroslavsky explained details of the survey in coverage by news outlets such as the Los Angeles Times, local radio news programs, and broadcast television reports by the local affiliates for NBC and ABC.

The coverage by KABC (also known as ABC7 Los Angeles) included segments on daily news broadcasts and a follow-up discussion with Yaroslavsky scheduled to air May 26 on the station’s weekly public affairs program, “Eyewitness Newsmakers.” That program is hosted by Adrienne Alpert, a general assignment reporter at ABC7 who served as the moderator for the Luskin Summit.

Alpert also hosted a panel discussion that closed the conference, during which mayors of four cities in Los Angeles County — Emily Gabel-Luddy of Burbank, Thomas Small of Culver City, James Butts of Inglewood and Tim Sandoval of Pomona — spoke frankly about the challenges their cities face in dealing with issues such as the rising cost of housing and its potential to lead to displacement of low-income residents.

California Secretary of State Alex Padilla, a former colleague of Yaroslavsky on the Los Angeles City Council, was also in attendance at the conference. Padilla engaged in a lively exchange about election security and voter registration efforts with UCLA Luskin Dean Gary Segura during a lunch meeting of panelists, faculty members and sponsors that took place immediately after the summit.

Dean Gary Segura welcomed attendees to the conference and introduced U.S. Rep. Karen Bass to the audience. Photo by Les Dunseith

Segura also provided remarks during the morning session, introducing Bass and giving attendees a preview of the day to follow.

“Today you will hear from a series of dedicated public officials who understand that as great as our nation is, it can be better,” Segura said. “And they are taking action to make our country and our city more effective, more innovative, more fair and more inclusive.”

During her remarks, Bass offered her perspective on the recently released investigation by special counsel Robert Mueller into Russian interference in the 2016 presidential election.

“One thing that is a responsibility by the Constitution for Congress — we are supposed to provide oversight and investigation of the administration,” Bass said. “Most of the time it’s not that controversial, and you don’t really hear about it. But it’s made to be super-controversial now because we are in a hyper-partisan situation.”

The bitter partisanship prevalent in Washington today does have a positive aspect, she said, in that Americans seem to be paying closer attention to government and political issues.

“I am hoping that this trauma that we have collectively gone through will lead to a change in our American culture,” Bass said, “because as a culture we tend not to be involved politically.”

Bass said that more people seem to have a deeper understanding of political actions related to “immigration, the Muslim ban, the environment — all the kind of negative things that this administration has done,” said Bass, a Democrat who has been critical of many Trump administration policies. “I think he has sparked a new level of awareness and involvement, where we are working across our silos. I think, ultimately, we can take advantage of this period and bring about transformative change.”

The idea of initiating transformative change was a popular notion among many attendees at the Luskin Summit, as was the focus on making Los Angeles a more livable place.

“I can’t think of a better topic than how to make our city more livable and touch on all of these different aspects of life and the built environment and our environment in Los Angeles,” said Nurit Katz MPP/MBA ’08, the chief sustainability officer at UCLA.

Wendy Greuel BA ’83 is a former Los Angeles city controller and past president of the Los Angeles City Council. She noted that the research presented during the Luskin Summit was timely and focused “on issues that matter to Los Angeles, but also to this country and this world.”

Greuel served as the chair of the UCLA Luskin Advisory Board committee that helped plan the Luskin Summit. “I think that UCLA Luskin is at the forefront of really focusing on issues that matter and being able to give us real-life solutions and address the challenges,” she said.

Another UCLA Luskin Advisory Board member is Stephen Cheung BA ’00 MSW ’07, who is president of the World Trade Center Los Angeles and executive vice president at the L.A. County Economic Development Corporation.

“I think anything that has to do with sustainability and the growth of Los Angeles as a whole is very important to the economic vitality of this region,” Cheung said as the event got underway. “So this summit and all the information that’s going to be provided will really set a roadmap in terms of what we need to do, addressing public policies in terms of creating new opportunities for our companies here.”

Professor Brian Taylor, at podium, helped lead a breakout session on transit ridership and public mobility. Photo by Mary Braswell

Jackie Guevarra, executive director of the Quality and Productivity Commission of the L.A. County Board of Supervisors, said she attended the Luskin Summit because of her interest in the issues under discussion, including housing affordability.

“Homelessness is a big issue that L.A. County is tackling right now,” Guevarra said. “That is an issue that touches all of us. … The more that we have that conversation, the more people we can get to the same way of thinking about how to address the need — so that maybe we can all say, ‘Yes, we need affordable housing, and it’s OK for it to be here in my community.’”

Misch Anderson is a community activist with the Pasadena Complete Streets Coalition, a volunteer organization created in 2013 after a series of fatal crashes involving cars, pedestrians and cyclists.

“I was feeling like my activism put me in touch with such a small, kind of silo-ized community mindset, and I really want to break out of that and connect with people on a larger level,” said Anderson about her reason for attending the summit. “I just wanted to get some inspiration.”

Her takeaway from the summit?

“The idea that we need cultural change, essentially. I think the realities of globalism should be forcing us as individuals to think more widely, more as a larger group, and not be so xenophobic,” Anderson said. “I keep hearing about cultural change [at the summit] and thinking about what can I do — what can each of us do.”

Among the UCLA students in attendance was Tam Guy, a second-year Urban Planning Ph.D. candidate who is studying equity in the city, which encompasses housing, transportation and environmental design.

“One thing that interested me about this summit in particular is that they’re bringing in people from outside academia to talk about the issues, people who are actually on the ground dealing with policy day-to-day,” Guy noted.

The Luskin Summit drew a large crowd to the UCLA campus, and several hundred people watched a live stream of selected presentations. It drew interest near and far. A prime example was a group seated together near the back of the vast ballroom during the opening session — high school students from New Zealand!

The youths had been traveling up and down the West Coast with Joanna Speed, international coordinator with Crimson Education, a college admissions consulting service that exposes teens to potential careers and educational opportunities abroad. Coincidentally, the group scheduled its campus tour of UCLA for April 24. When they saw that the summit was happening that day, they asked to attend.

“It’s been an incredible experience for them,” Speed said.

Mary Braswell and Stan Paul also contributed to this story. 

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View additional photos from the UCLA Luskin Summit

UCLA Luskin Summit 2019: Livable L.A.

Watch videos recorded during the event: