Foreclosures force renting families onto street
LOS ANGELES (AP) — Clutching pajamas for her three youngest kids, Janice Johnson straggled into a Skid Row homeless shelter on a recent night, frustrated and weary from another fruitless apartment hunt.
The Midnight Mission was her last resort after being evicted when a bank took over the South Los Angeles building where she’d rented an apartment for years.
“I don’t want to be on the street,” said Johnson, a single mother who lives on welfare. “I’m just trying to keep the kids going to school. With this homeless thing, I’m getting calls that my 8-year-old is sleeping in class.”
The foreclosure crisis is hitting inner-cities hard as landlords default on mortgages in record numbers and foreclosures force tenants into the street. Boarded up apartment buildings have become common on impoverished city blocks while emergency shelters are swelling with mothers with children.
“The doors are busting down with people with this problem,” said Mercedes Marquez, city housing general manager. “And the wave is still coming.”
The problem has grown to such proportions that the City Council recently halted evictions and the city decided to buy empty buildings and designate them as affordable apartments.
Government mortgage company Freddie Mac recently said it would allow homeowners facing foreclosure-related eviction to remain in their homes as renters, while Fannie Mae also has taken similar steps to prevent renters and owners from being thrown out.
Cities across the nation are grappling with the dilemma which is affecting some of their neediest residents.
In Chicago, Cook County Sheriff Thomas J. Dart now requires banks to give tenants four months notice of an eviction. Last year, he blocked foreclosure evictions after seeing renters being summarily tossed out, said spokesman Steve Patterson. Chicago’s number of foreclosure evictions has tripled over the past two years, to more than 4,500 last year.
Boston started sending postcards to tenants advising them of their rights and now requires owners to put a sign on the property advising who the landlord is and a local contact, said Pat Canavan, housing adviser to Mayor Thomas Menino. If tenants don’t have heat, city inspectors are allowed to order heating oil and bill the owner. Meanwhile, the city is exploring purchasing foreclosed buildings.
“The (debt) servicers want these buildings unoccupied but we want them occupied,” Canavan said. “There’s all kinds of fallout from this.”
Housing advocates say they’re seeing the same situation with renting families in cities large and small, urban and suburban, being forced into shelters.
Some evictees are even employed but don’t have the savings for a new apartment or simply can’t find an affordable one.
“We’re now seeing working families in shelters — people are going to work from the shelter and getting kids to school from the shelter,” said Ellen Bassuk, president of the National Center for Family Homelessness.
Evictions are likely to keep rising as job losses sock renters, said Delores Conway, multifamily market expert at the University of Southern California’s Lusk Center for Real Estate.
“The pressure is going to continue because of rising unemployment,” Conway said.
While the nation’s default rate on apartment buildings is still relatively low, it is rising quickly. Fannie Mae, for example, said its delinquency rate was 0.30 percent at the end of last year, double what it was at the end of September, and almost four times the rate at the end of 2007.
In Los Angeles, neighborhoods in the city’s low-income south and central areas are being walloped.
In 2007, buildings containing a total of 1,690 apartments were foreclosed on. In 2008, owners lost buildings containing 4,789 apartments, according to the city housing department.
Marquez said complaints have flooded in to the city from evicted tenants. Tenants rights group Inquilinos Unidos (Spanish for Tenants United) has never seen as many cases of tenant foreclosure evictions as in the past six months, said organizer Silvia Sandoval.
Most evictions stem from banks that don’t want to be landlords after foreclosing on properties, even if they have to forgo rental income. Occupied properties entails hiring a property manager, which is something banks are generally reluctant to do, even in a normal real estate market, said Dustin Hobbs, spokesman for the California Mortgage Bankers Association
“It’s not the business they’re in,” he said. “They want to resell the property free and clear.”
But in many cases, it means tenants who have paid the rent are getting thrown out because the landlord hasn’t paid the mortgage.
On top of that, many tenants complain that landlords are resorting to intimidation to get them out cheaply and quickly. Tenants in rent-controlled apartments must get a 60-day notice to vacate and relocation fees that can total thousands of dollars, Marquez said.
The council is now set to consider an ordinance that would require banks to notify the city of foreclosures so it can contact tenants to advise them of their rights.
Social service agencies are feeling the pressure. Evictions are a chief cause for a spike in families seeking emergency beds this winter, a change from the traditional population of single men.
“The housing crisis is giving us a newer demographic of people experiencing homelessness,” said Orlando Ward, public affairs director of the Midnight Mission, where about 14 families seek cots every night, about 10 more than six months ago.
Accommodations are Spartan. Families, mostly women with a couple children, sleep in a room separate from the men’s area on cots furnished with a thin mattress, sheets and a small pillow. A neighboring room serves as a children’s play area. Doors open at 6:30 p.m., lights are out at 10 p.m. Patrons must be out in the morning by 7 after a light breakfast.
It’s often the only option for working-class renters who have little financial cushion to absorb a setback such as losing an apartment, and whose relatives and friends have limited resources.
Parents with numerous children or teenagers are often forced to split up their families among various places. Most shelters don’t accept adolescent boys, for instance, out of fear of aggressive behavior.
Janice Johnson’s teenage son found a couch at a friend’s house. Other friends and relatives took in her two teenage girls, one with a baby. Johnson then bounced with her three youngest children between a motel room paid for by a social services agency and sleeping in her van until she swallowed her pride and shuffled into the Midnight Mission.
The magnitude of the situation spurred the City Council in December to suspend foreclosure evictions for year.
The source of the apartment-building foreclosures is the same as single-family homes. Many owners of small buildings, which comprise much of the rental housing in low-income neighborhoods, refinanced during the subprime lending boom, often replacing fixed-rate loans with adjustable-rate ones, Marquez said.
When interest rates skyrocketed, landlords found rental income no longer covered the mortgage. More than 95 percent of foreclosed buildings are rent-controlled.
With so many apartments at stake, city officials are exploring a plan to use federal and city money to buy buildings and designate them as housing for low- and moderate-income families.
For couples like Gabriela and Mario Hernandez, who have two kids, the stress is overwhelming. They received a 90-day eviction notice, but they can’t afford the deposit on a new place while they’re still paying $875 in monthly rent.
The owner, they said, hasn’t paid the mortgage since August. If he had been upfront about being in default, they could have saved the rent for a new apartment.
“We just don’t have the resources,” said Gabriela. “Where are we going to go — the street?”
Copyright 2009 The Associated Press.
NAACP says bank giants steered blacks to bad loans
By JESSE WASHINGTON
AP National Writer
The NAACP is accusing Wells Fargo and HSBC of forcing blacks into subprime mortgages while whites with identical qualifications got lower rates.
Class-action lawsuits were to be filed against the banks Friday in federal court in Los Angeles, Austin Tighe, co-lead counsel for the National Association for the Advancement of Colored People, told The Associated Press.
Black homebuyers have been 3½ times more likely to receive a subprime loan than white borrowers, and six times more likely to get a subprime rate when refinancing, Tighe said. Blacks still were disproportionately steered into subprime loans when their credit scores, income and down payment were equal to those of white homebuyers, he said.
Melissa Murray, vice president of corporate communications for Wells Fargo & Co., called the lawsuit “totally unfounded and reckless.” The bank is receiving federal bailout funds.
“We have never tolerated, and will never tolerate, discrimination in any way, shape or form in any of our business practices, products, or services,” Murray said.
HSBC said it does not comment on litigation. “HSBC stands by its fair lending and consumer protection practices, and we are confident that we are treating our customers fairly and with integrity,” said Neil Brazil, vice president for public affairs.
An NAACP member, Amara Weaver of Milwaukee, said she was one of the victims of predatory lending. She bought her first home in 1984, receiving a 6.25 percent fixed-rate mortgage. She says she had a steady job as a human resources director for a social services agency, never missed a mortgage payment and maintained excellent credit.
In 2004, she wanted to buy the house next door for her son to live in. She said the bank promised her a low fixed rate for a $40,000 loan, but at the closing, when reading the fine print, she noticed that the rate was actually 11 percent.
“I was blown away,” said Weaver, an NAACP member. “I didn’t have any choice (but to sign). … It made me feel violated.”
Similar NAACP lawsuits are pending against a dozen other subprime lenders.
“This is systematic, institutionalized racism,” Tighe said. “Once you take out factors relative to income and credit risk, the only difference between the borrowers is the color of their skin.”
Tighe estimated that “tens of thousands” of blacks had been forced into bad loans, but said it was difficult to gauge the scope of the problem because banks keep much of their internal data private. The lawsuits could force banks to divulge closely guarded information, such as how banks can determine the race of a loan applicant and how federal bailout funds are being spent.
The NAACP is seeking reforms from the banks such as increased transparency in the loan process, educational outreach and internal training.
Copyright 2009 The Associated Press.
Editorial:Akron Beacon Journal, Akron, Ohio, on the economy
The bottom has fallen out of the housing market. The financial market is in turmoil. Jobs, home values and retirement funds are melting away. Who was keeping tabs on criminal conduct?
According to a New York Times report last week, the Federal Bureau of Investigation is not, and has not been since September 2001, in a position to pursue the types of crimes that has the economy reeling.
In the wake of 9/11, the immediate concern was to protect the nation against domestic attacks. To that end, the Justice Department gutted the FBI’s criminal investigations division, shifting resources and agents to terrorism and intelligence work.
If the focus was understandable then, it has since become a serious threat to the integrity of the financial system. …
The White House ignored repeated warnings about the extent of mortgage fraud and denied requests for funds to hire more crime investigators. The FBI could hire one new agent for its criminal division in the 2007 budget cycle, the report indicated. The financial collapse argues the need to uncover the scope of criminal conduct and to prosecute the culpable. The single-minded pursuit of terrorism, to the neglect of financial crimes, has proved costly, posing, in its own way, a threat to the nation’s security.
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On the Net:
http://www.ohio.com/editorial/opinions/33321569.html
Copyright 2008 The Associated Press