Notes

Introduction

1. Kathryn A. Sabbeth, “Erasing the ‘Scarlet E’ of Eviction Records,” Appeal, April 12, 2021, https://theappeal.org/thelab/report/erasing-the-scarlet-e-of-eviction-records/.

2. “Social Determinants of Health,” US Department of Health and Human Services, https://health.gov/healthypeople/priority-areas/social-determinants-health.

3. Matthew Desmond and Rachel Tolbert Kimbro, “Eviction’s Fallout: Housing, Hardship, and Health,” Social Forces 94, no. 1 (2015), https://doi.org/10.1093/sf/sov044.

4. Matthew Desmond, “Poor Black Women Are Evicted at Alarming Rates, Setting Off a Chain of Hardship,” MacArthur Foundation, How Housing Matters, March 2014, https://www.macfound.org/media/files/hhm_research_brief_-_poor_black_women_are_evicted_at_alarming_rates.pdf.

5. “Eviction Tracking,” Eviction Lab, https://evictionlab.org/eviction-tracking; Michael Casey and R. J. Rico, “Eviction Filings Soar over 50% above Pre-pandemic Levels in Some Cities as Rents Increase,” PBS NewsHour, June 17, 2023, https://www.pbs.org/newshour/nation/eviction-filings-soar-over-50-above-pre-pandemic-levels-in-some-cities-as-rents-increase.

6. “Household Pulse Survey,” United States Census Bureau, May 16, 2024, https://www.census.gov/data/tables/2024/demo/hhp/cycle04.html.

7. National Low Income Housing Coalition, “Out of Reach: The High Cost of Housing,” https://nlihc.org/oor. (Some 22.4 million households are housing cost–burdened; the average US household consists of 2.51 people.)

8. Portions of this account of eviction court were originally published in Fran Quigley, “Lessons from Eviction Court,” Common Dreams, December 12, 2021, https://www.commondreams.org/views/2021/12/02/lessons-eviction-court.

9. Henry Gomory, Douglas S. Massey, James R. Hendrickson, and Matthew Desmond, “When It’s Cheap to File an Eviction Case, Tenants Pay the Price,” Eviction Lab, June 6, 2023, https://evictionlab.org/tenants-pay-for-cheap-evictions/.

10. Julieta Cuellar, “Effect of ‘Just Cause’ Eviction Ordinances on Eviction in Four California Cities,” Princeton Journal of Public and International Affairs, May 21, 2019, https://jpia.princeton.edu/news/effect-just-cause-eviction-ordinances-eviction-four-california-cities.

11. US Bureau of Labor Statistics, “Consumer Expenditures—2021,” September 8, 2022, https://www.bls.gov/news.release/cesan.nr0.htm; Peter J. Mateyka and Jayne Yoo, “Share of Income Needed to Pay Rent Increased the Most for Low-Income Households from 2019 to 2021,” US Census, March 2, 2023, https://www.census.gov/library/stories/2023/03/low-income-renters-spent-larger-share-of-income-on-rent.html.

12. “Robust COVID Relief Achieved Historic Gains against Poverty and Hardship, Bolstered Economy,” Center on Budget and Policy Priorities, February 24, 2022, https://www.cbpp.org/research/poverty-and-inequality/robust-covid-relief-achieved-historic-gains-against-poverty-and.

13. Henry Grabar, “New York Needs to Learn a Housing Lesson from … New Jersey?,” Slate, February 8, 2022, https://slate.com/business/2022/02/new-york-good-cause-eviction-new-jersey-housing.html.

1. The View from Eviction Court

1. ‘How Much You Could Get from SSI,” Social Security Administration, https://www.ssa.gov/ssi/amount (monthly payments due to disability under the Supplemental Security Income program are $943 per individual in 2024); “Annual Statistical Supplement,” Social Security Administration, https://www.ssa.gov/policy/docs/statcomps/supplement/ (monthly payments due to disability under the Social Security Disability Income program average about $1,483).

2. Gracie Himmelstein and Matthew Desmond, “Association of Eviction with Adverse Birth Outcomes among Women in Georgia, 2000 to 2016,” JAMA Pediatrics, March 1, 2021, https://jamanetwork.com/journals/jamapediatrics/fullarticle/2776776; Aayush Khadka, Günther Fink, Ashley Gromis, and Margaret McConnell, “In Utero Exposure to Threat of Evictions and Preterm Birth: Evidence from the United States,” Health Services Research, September 25, 2020, https://doi.org/10.1111/1475-6773.13551; Matthew Desmond and Rachel Tolbert Kimbro, “Eviction’s Fallout: Housing, Hardship, and Health,” Social Forces 94, no. 1 (September 2015): 295–324, https://doi.org/10.1093/sf/sov044; Yerko Rojas and Sten-Ake Stenberg, “Evictions and Suicide: A Follow-up Study of Almost 22,000 Swedish Households in the Wake of the Global Financial Crisis,” Journal of Epidemiology and Community Health 70, no. 4 (November 4, 2015), https://jech.bmj.com/content/70/4/409; Yerko Rojas, “Evictions and Short-Term All-Cause Mortality: A 3-Year Follow-up Study of a Middle-Aged Swedish Population,” International Journal of Public Health 62, no. 3 (December 2016), https://doi.org/10.1007/s00038-016-0931-8;The Health Impacts of Eviction: Evidence from the National Longitudinal Study of Adolescent to Adult Health, Penn Libraries, 2021, https://repository.upenn.edu/cgi/viewcontent.cgi?article=1063&context=psc_publications.

3. Matthew Desmond, Carl Gershenson, and Barbara Kiviat, “Forced Relocation and Residential Instability among Urban Renters,” Social Service Review 89, no. 2 (June 2015), https://www.journals.uchicago.edu/doi/pdf/10.1086/681091; Matthew Desmond and Carl Gershenson, “Housing and Employment Insecurity among the Working Poor,” Social Problems 63, no. 1 (February 2016): 46–67, https://doi.org/10.1093/socpro/spv025; Cleo Bluthenthal, The Disproportionate Burden of Eviction on Black Women, Center for American Progress, August 14, 2023, https://www.americanprogress.org/article/the-disproportionate-burden-of-eviction-on-black-women/.

4. Tama Leventhal and Sandra Newman, “Housing and Child Development,” Children and Youth Services Review 32, no. 9 (2010): 1165–74.

5. Fran Quigley, “We Have to Act Now to Stop the Coming US Eviction Crisis,” Jacobin, June 27, 2021, https://jacobin.com/2021/06/us-eviction-crisis-post-pandemic-covid-cdc-moratorium-housing-courts.

6. Hyojung Lee, “Who Owns Rental Properties, and Is It Changing?,” Joint Center for Housing Studies of Harvard University, August 18, 2017, http://www.jchs.harvard.edu/blog/who-owns-rental-properties-and-is-it-changing/; Kevin Schaul and Jonathan O’Connell, “Investors Bought a Record Share of Homes in 2021. See Where,” Washington Post, February 16, 2022, https://www.washingtonpost.com/business/interactive/2022/housing-market-investors/.

7. Elora L. Raymond, Richard Duckworth, Benjamin Miller, Michael Lucas, and Shiraj Pokharel, “Corporate Landlords, Institutional Investors, and Displacement: Eviction Rates in Singlefamily Rentals,” Federal Reserve Bank of Atlanta, SSRN, January 4, 2017, https://ssrn.com/abstract=2893552.

8. Ko Lyn Cheang and Binghui Huang, “Corporate Landlords Filed 88% of All Evictions in Indianapolis through September,” IndyStar, October 24, 2021, https://www.indystar.com/story/news/realestate/2021/10/24/indianapolis-eviction-moratorium-top-evictors-during-pandemic/6102198001/.

9.Lillian Leung, Peter Hepburn, and Matthew Desmond, “Serial Eviction Filing: Civil Courts, Property Management, and the Threat of Displacement,” Social Forces 100 (September 2021): 316–44, https://academic.oup.com/sf/article/100/1/316/5903878.

10. Matthew Desmond and Nathan Wilmers, “Do the Poor Pay More for Housing? Exploitation, Profit, and Risk in Rental Markets,” American Journal of Sociology 124, no. 4 (January, 2019), https://www.journals.uchicago.edu/doi/full/10.1086/701697.

11. Kriston Capps and Sarah Holder, “Wolf of Main Street,” Bloomberg, March 3, 2022, https://www.bloomberg.com/graphics/2022-evictions-monarch-investment-rental-properties/.

12. “America’s Biggest Multifamily and Single-Family Landlords Continue to Reap Huge Profits and Take Advantage of Tenants,” Accountable. US, April 10, 2023, https://accountable.us/wp-content/uploads/2023/04/2023-04-10-Updated-Research-On-Housing-Profiteering-FINAL.docx-1.pdf.

13. Adam Travis, “The Organization of Neglect: Limited Liability Companies and Housing Disinvestment,” American Sociological Review 84, no. 1 (January 25, 2019), https://doi.org/10.1177/0003122418821339; Desiree Fields, “Automated Landlord: Digital Technologies and Post-crisis Financial Accumulation,” Employment and Planning 54, no. 1 (May 1, 2019), https://doi.org/10.1177/0308518X19846514.

14. Shane Phillips, “We Need Rental Registries Now More Than Ever,” Shelterforce, December 18, 2020, https://shelterforce.org/2020/12/18/we-need-a-rental-registry-now-more-than-ever/.

15. Ko Lyn Cheang, “Tenants at Lakeside Pointe Suffered Years of Neglect. Then, Their Homes Caught Fire,” IndyStar, November 24, 2021, https://www.indystar.com/story/news/local/marioncounty/2021/11/24/indianapolis-apartments-lakeside-pointe-tenants-suffered-neglect-beforefire/8725147002/.

16. Ko Lyn Cheang, “After Landlord Fails to Pay $1.3M Water Bill, Nearly 900 Apartments Have Water Turned Off,” IndyStar, February 25, 2022, https://www.indystar.com/story/news/real-estate/2022/02/25/indianapolis-apartments-indiana-tenant-rights-landlord-fails-pay-1-3-million-bill-jpc-charities/6921971001/.

17. Allan Mallach, “Meeting the Challenge of Distressed Property Investors in America’s Neighborhoods,” LISC, https://www.lisc.org/our-resources/resource/meeting-challenge-distressed-property-investors-americas-neighborhoods/.

18. Mallach, 10.

19. Claire Rafford and Ko Lyn Cheang, “‘Treated Like Animals’: How a Mega Investor Turned Affordable Homes into Rental Nightmares,” Indystar, September 21, 2023, https://www.indystar.com/story/news/local/indianapolis/2023/09/21/indianapolis-housing-violations-vinebrook-slb-investments-firstkey-homes-marion-county-health/70411917007/.

20. Molly Schramm, “Cincinnati Sues VineBrook Homes after ‘Repeated Violations,’ Breach of Settlement Agreement,” WCPO Cincinnati, January 18, 2023, https://www.wcpo.com/news/local-news/hamilton-county/cincinnati/cincinnati-sues-vinebrook-homes-after-repeated-violations-breach-of-settlement-agreement.

21. Claire Rafford, “Settlement Reached over Rent-to-Own Contracts in Predominately Black Neighborhoods,” IndyStar, March 22, 2023, https://www.indystar.com/story/news/local/indianapolis/2023/03/22/750000-settlement-reached-over-rent-to-own-housing-contracts/70038103007/; Matthew Goldstein, “Divvy Wants to Make Rent-to-Own Deals Easy; Many Customers Find Them Hard,” New York Times, August 1, 2023, https://www.nytimes.com/2023/08/01/business/divvy-homes-housing-rent.html; Rebecca Burns, “Private Equity Sold Them a Dream of Home Ownership; They Got Evicted Instead,” Business Insider, July 7, 2023, https://www.insider.com/home-partners-rent-to-own-low-success-rate-2023-5.

22.Matthew Desmond, Poverty, by America (New York: Crown, 2023), 54.

23. Desmond and Wilmers, “Do the Poor Pay More for Housing?”

24. Marian White, “The Cost of Moving a Mobile Home in 2023—What You Can Expect to Pay,” Moving.com, March 9, 2023, https://www.moving.com/tips/moving-mobile-home-expect-pay/.

25. Portions of this discussion of manufactured housing were originally published in Fran Quigley, “Wall Street Is Holding a Gun to Mobile Home Residents’ Heads,” Jacobin, May 4, 2023, https://jacobin.com/2023/05/mobile-home-park-evictions-rent-wall-street-affordable-housing.

26. Manufactured Housing Institute, accessed June 11, 2024, https://www.manufacturedhousing.org/who-we-are/.

27. “Innovations in Manufactured Homes Network: I’m HOME,” Lincoln Institute of Land Policy, https://www.lincolninst.edu/our-work/innovations-in-manufactured-homes-network-im-home.

28. Renia Ehrenfeucht, “Moving beyond the Mobile Home Myth: Preserving Manufactured Housing Communities,” Grounded Solutions Network, https://groundedsolutions.org/sites/default/files/2018-11/Moving%20Beyond%20the%20Mobile%20Myth.pdf.

29. “Manufactured Housing Landscape 2020,” Fannie Mae, https://multifamily.fanniemae.com/news-insights/multifamily-market-commentary/manufactured-housing-landscape-2020.

30. “Manufactured Housing Landscape.”

31. George Kamel, “Are Mobile Homes a Bad Investment?,” Ramsey Solutions, May 24, 2024, https://www.ramseysolutions.com/real-estate/mobile-homes.

32. Rupert Neate, “America’s Trailer Parks: The Residents May Be Poor but the Owners Are Getting Rich,” Guardian, May 3, 2015, https://www.theguardian.com/lifeandstyle/2015/may/03/owning-trailer-parks-mobile-home-university-investment.

33. Frank Rolfe, “The Truth about My Notorious Waffle House Quote,” Mobile Home University, https://www.mobilehomeuniversity.com/articles/the-truth-about-my-notorious-waffle-house-quote.

34. “Learn Mobile Home Park Investing from the Experts,” Mobile Home University, https://www.mobilehomeuniversity.com/mobile-home-park-investing-books-and-courses/virtual-mobile-home-park-investors-boot-camp.php.

35. Vishesh Raisinghai, “Corporate Landlords Are Snatching Up Mobile Home Parks and Jacking Up the Rent,” Yahoo Finance, January 9, 2023, https://www.yahoo.com/now/corporate-landlords-blackstone-gobbling-mobile-174500027.html.

36. Kori Hale, “Warren Buffett’s Exploitative Mobile Home Investment,” Forbes, April 18, 2019, https://www.forbes.com/sites/korihale/2019/04/18/warren-buffets-exploitative-mobile-home-investment/?sh=428b4c101507.

37. Abraham Tekippe, “Zell’s Equity LifeStyle Faces Protest at Annual Meeting,” Crain’s Chicago Business, May 9, 2012, https://www.chicagobusiness.com/article/20120509/CRED03/120509763/sam-zell-s-equity-lifestyle-faces-protest; “MHU Top 100 U.S. Manufactured Home Community Owners,” Mobile Home University, https://www.mobilehomeuniversity.com/mhu-top-100-community-owners.php?gclid=.

38. Chris Arnold and Robert Benincasa, “From Floods to Slime: Mobile Home Residents Say Landlords Make Millions, Neglect Them,” NPR, August 21, 2022, https://www.npr.org/2022/08/21/1112299858/from-floods-to-slime-mobile-home-residents-say-landlords-make-millions-neglect-t.

39. Frank Rolfe, “Blackstone Affirms the Brilliance of the Mobile Home Park Business Model,” Mobile Home University, https://www.mobilehomeuniversity.com/articles/blackstone-affirms-the-brilliance-of-the-mobile-home-park-business-model?gclid=.

40.Chris Arnold, Robert Benincasa, and Mary Childs, “How the Government Helps Investors Buy Mobile Home Parks, Raise Rent and Evict People,” NPR, December 18, 2021, https://www.npr.org/2021/12/18/1034784494/how-the-government-helps-investors-buy-mobile-home-parks-raise-rent-and-evict-pe.

41. Michael Casey and Carolyn Thompson, “Rents Spike as Large Corporate Investors Buy Mobile Home Parks,” PBS News Hour / Associated Press, July 25, 2022, https://www.pbs.org/newshour/economy/rents-spike-as-large-corporate-investors-buy-mobile-home-parks.

2. How We Abandoned Affordable Housing

1. P. H. Rossi, “The Old Homeless and the New Homeless in Historical Perspective,” American Psychology 45, no. 8 (1990): 954–59, https://pubmed.ncbi.nlm.nih.gov/2221566/.

2. Amee Chew, “Social Housing for All: A Vision for Thriving Communities, Renter Power, and Racial Justice,” Center for Popular Democracy, March 22, 2022, https://www.populardemocracy.org/socialhousingforall.

3. Richard Rothstein, Color of Law: A Forgotten History of How Our Government Segregated America (New York: Liveright, 2017), 63–64; “Legislative History of the VA Home Loan Guaranty Program,” August 23, 2006, US Department of Veterans Affairs, https://www.benefits.va.gov/homeloans/documents/docs/history.pdf.

4. Alex Schwartz, Housing Policy in the United States (New York: Routledge, 2021), 61.

5. “The History of Homelessness in the United States,” National Library of Medicine, https://www.ncbi.nlm.nih.gov/books/NBK519584/.

6.Without Housing, Western Regional Advocacy Report, https://wraphome.org/what/without-housing/.

7. Arthur Delaney, “Cutting Social Security Disability Benefits Can Backfire Horribly,” NOSSCR, January 15, 2020, https://nosscr.org/cutting-social-security-disability-benefits-can-backfire-horribly/; “History of Homelessness in the United States.”

8. Joanne Samuel Goldblum and Colleen Shaddox, Broke in America: Seeing, Understanding, and Ending U.S. Poverty (Dallas: Ben Bella, 2021), 55.

9. Chris Roberts, “The Great Eliminator: How Ronald Reagan Made Homelessness Permanent,” SF Weekly, 2016, https://www.sfweekly.com/news/the-great-eliminator-how-ronald-reagan-made-homelessness-permanent/.

10. Roberts, “Great Eliminator.”

11. Chew, “Social Housing for All,” 17.

12. Chew, 16; Rothstein, Color of Law, 17–37; “We Deserve a Place to Live: How U.S. Underfunding Public Housing Harms Rights in New York, New Mexico, and Beyond,” Human Rights Watch, September 27, 2022, https://www.hrw.org/report/2022/09/27/we-deserve-have-place-live/how-us-underfunding-public-housing-harms-rights-new.

13. Fran Quigley, “Social Housing Can Work: An Interview with Alex Lee and Stanley Chang,” Jacobin, May 13, 2024, https://jacobin.com/2024/05/social-housing-policy-california-hawaii.

14. Human Rights Watch, “We Deserve a Place to Live.”

15. Ross Barkan, “Alexandria Ocasio-Cortez Knows How to Fix Housing,” New York Times, January 4, 202, https://www.nytimes.com/2021/01/04/opinion/public-housing-faircloth-amendment-repeal.html.

16. “Policy Basics: Public Housing,” Center on Budget and Policy Priorities, https://www.cbpp.org/research/public-housing.

17. Human Rights Watch, “We Deserve a Place to Live.”

18. “Capital Fund Backlog,” National Association of Housing and Redevelopment Officials (NAHRO), https://www.nahro.org/wp-content/uploads/2020/04/capital_fund_backlog_One-Pager.pdf.

19.“Priorities for the Build Back Better Act,” National Low-Income Housing Coalition, accessed June 12, 2024, https://nlihc.org/sites/default/files/American_Recovery_Plan.pdf.

20. Francesca Mari, “Imagine a Renters’ Utopia: It Might Look Like Vienna,” New York Times, May 23, 2023, https://www.nytimes.com/2023/05/23/magazine/vienna-social-housing.html?smid=.

21. Rothstein, Color of Law; Keeanga-Yamahtta Taylor, Race for Profit: How Banks and the Real Estate Industry Undermined Black Homeownership (Chapel Hill: University of North Carolina Press, 2019), 36.

22. Daniel Aldana Cohen and Mark Paul, “The Case for Social Housing,” Data for Progress and the Justice Collaborative Institute, November 2020, https://www.filesforprogress.org/memos/the-case-for-social-housing.pdf.

23. Gianpaolo Baiocchi and H. Jacob Carlson, “Housing Is a Social Good,” Boston Review, June 2, 2021, https://bostonreview.net/articles/housing-is-a-social-good/.

24. Samuel Stein, Capital City: Gentrification and the Real Estate State (New York: Verso, 2019).

25.“Housing Choice Vouchers Fact Sheet,” US Department of Housing and Urban Development, https://www.hud.gov/topics/housing_choice_voucher_program_section_8.

26. “History and Nature of the Federal Procedural Requirements,” National Housing Law Project, https://www.nhlp.org/wp-content/uploads/History-of-PH-GP-unedited-for-CW.pdf.

27. “76% of Low-Income Renters Needing Federal Rental Assistance Don’t Receive It,” Center on Budget and Policy Priorities, https://www.cbpp.org/research/housing/three-out-of-four-low-income-at-risk-renters-do-not-receive-federal-rental-assistance.

28. Sonya Acosta and Erik Gartland, “Families Wait Years for Housing Vouchers Due to Inadequate Funding,” Center on Budget and Policy Priorities, July 22, 2021, https://www.cbpp.org/research/housing/families-wait-years-for-housing-vouchers-due-to-inadequate-funding; Aaron Schrank, “It’s a Long Wait for Section 8 Housing in U.S. Cities,” Marketplace, January 3, 2018, https://www.marketplace.org/2018/01/03/its-long-wait-section-8-housing-us-cities/.

29. Sonya Acosta and Brianna Guerrero, “Long Waitlists for Housing Vouchers Show Pressing Unmet Need for Assistance,” Center on Budget and Policy Priorities, October 6, 2021, https://www.cbpp.org/research/housing/long-waitlists-for-housing-vouchers-show-pressing-unmet-need-for-assistance.

30. Acosta and Guerrero, “Long Waitlists for Housing Vouchers.”

31. Emma Ockerman, “A Chicago Official Applied for a Section 8 Housing Voucher in 1993—but Only Now ‘Made It to the Top of the Waiting List,’” MarketWatch, June 6, 2022, https://www.marketwatch.com/story/a-chicago-official-applied-for-a-section-8-housing-voucher-in-1993-but-only-now-made-it-to-the-top-of-the-waiting-list-11654170167.

32. Joseph P. Fried, “Nixon’s Housing Policy,” New York Times, September 29, 1973, https://www.nytimes.com/1973/09/29/archives/nixons-housing-policy-opponents-say-proposal-for-cash-payments-wont.htm; Maggie McCarty, “An Introduction to Public Housing,” Congressional Research Service, January 3, 2014, 5–9, https://sgp.fas.org/crs/misc/R41654.pdf.

33. Human Rights Watch, “We Deserve a Place to Live.”

34. Human Rights Watch, “We Deserve a Place to Live.”

35. Schwartz, Housing Policy in the United States, 192. (“Private developers and developers are interested primarily in the income and tax benefits that can be generated through the construction of subsidized housing. The emphasis is almost always on upfront and short-term gains. Investors usually show less interest in subsidized projects over time.”)

36.“Housing Choice Vouchers Fact Sheet,” US Department of Housing and Urban Development.

37. Douglas Rice, “Agencies Generally Use All Available Voucher Funding to Help Families Afford Housing,” Center on Budget and Policy Priorities, March 24, 2019, https://www.cbpp.org/research/housing/agencies-generally-use-all-available-voucher-funding-to-help-families-afford; “Discrimination against Housing Choice Voucher Holders,” Urban Institute, accessed June 11, 2024, https://www.urban.org/policy-centers/metropolitan-housing-and-communities-policy-center/projects/housingchoicevoucherdiscrimination.

38. Deborah Thrope, “Achieving Housing Choice and Mobility in the Voucher Program: Recommendations for the Administration,” Journal of Affordable Housing 27, no. 1 (2018): 145, 147–48, https://www.nhlp.org/wp-content/uploads/2018/05/AH-27–1_11Thrope.pdf.

39. Multi-disciplinary Research Team, “Rent Burden in the Housing Choice Voucher Program,” table A3, p. 36, US Department of Housing and Urban Development, October 2017, https://www.nahma.org/wp-content/uploads/2014/04/Rent-Burden-in-the-Housing-Choice-Voucher-Program.pdf.

40. “Source of Income Laws by State, County, and City,” National Multifamily Housing Council, https://www.nmhc.org/research-insight/analysis-and-guidance/source-of-income-laws-by-state-county-and-city/; Alison Bell, Barbara Sard, and Becky Koepnick, “Prohibiting Discrimination against Renters Using Housing Vouchers Improves Results,” Center on Budget and Policy Priorities, December 20, 2018, https://www.cbpp.org/research/housing/prohibiting-discrimination-against-renters-using-housing-vouchers-improves-results; “Q: Can Prohibiting Source-of-Income Discrimination Help Voucher Holders?,” Shelterforce, July 30, 2018, https://shelterforce.org/2018/07/30/q-can-prohibiting-source-of-income-discrimination-help-voucher-holders/.

41. Philip Tegeler, “What Can HUD Do to Expand Public Housing and Community Ownership of Rental Housing?,” Poverty & Race Research Action Council, April 2021, 3, http://www.prrac.org/pdf/hud-social-housing-2021.pdf.

42. “Project Based Vouchers,” US Department of Housing and Urban Development, https://www.hud.gov/program_offices/public_indian_housing/programs/hcv/project; Anne Ray, Jeongseob Kim, Diep Nguyen, Jongwon Choi, Kelly McElwain, and Keely Jones Stater, “Opting In, Opting Out a Decade Later,” Cityscape 20, no. 1 (2018): 63, 73, 78; “Preservation of HUD-Assisted Housing,” Congressional Research Service, January 6, 2012, https://www.everycrsreport.com/files/20120106_R41182_98b85679ea576bfd75a77942527a9c6a12e562e1.pdf, 34; Vincent J. Reina and Ben Winter, “Safety Net? The Use of Vouchers When a Place-Based Rental Subsidy Ends,” Urban Studies 56, no. 10 (2019): 2097.

43. Claire Rafford, “Lawmakers Urge BHI to Help Crawford Manor Residents Find Homes,” IndyStar, May 23, 2023, https://www.indystar.com/story/news/local/boone-county/2023/05/23/lawmakers-help-residents-demolished-zionsville-senior-home-crawford-manor/70244488007/.

44. “Emergency Rental Assistance Program,” US Department of the Treasury, https://home.treasury.gov/policy-issues/coronavirus/assistance-for-state-local-and-tribal-governments/emergency-rental-assistance-program.

45. Quigley, “Social Housing Can Work.”

46. Ryan Cooper and Peter Gowan, “Social Housing in the United States,” People’s Policy Project, April 2018, https://www.peoplespolicyproject.org/wp-content/uploads/2018/04/SocialHousing.pdf.

47. Corianne Payton Scally, Amanda Gold, and Nicole DuBois, “The Low-Income Housing Tax Credit,” Urban Institute, 2018, 12–15, https://www.urban.org/sites/default/files/publication/98758/lithc_how_it_works_and_who_it_serves_final_0.pdf.

48.Alyssa Katz, “The Harm to Affordable Housing,” American Prospect, June 28, 2018, https://prospect.org/power/harm-affordable-housing/.

49. Scally, Gold, and DuBois, “Low-Income Housing Tax Credit.”

50. Rachel G. Blatt, “Affordable Rental Housing Development in the For-Profit Sector: A Case Study of McCormack Baron Salazar,” Harvard Joint Center for Housing Studies, March 2016, 2, https://www.jchs.harvard.edu/sites/default/files/bratt_mbs_feb_2016_final.pdf.

51. Audie Cornish, “Blackstone-Starwood Merger Creates Largest Rental Home Company in U.S.,” NPR, August 10, 2017, https://www.npr.org/2017/08/10/542663692/blackstone-starwood-merger-creates-largest-rental-home-company-in-u-s.

52. “Why Blackstone Made a $5bn Bet on Housing Low-Income Americans,” Financial Times, August 26, 2021, https://www.ft.com/content/3a60c15a-da53-45be-b246-a3f1288d5034; Patrick Butler, “UN Accuses Blackstone Group of Contributing to Global Housing Crisis,” Guardian, March 26, 2019, https://www.theguardian.com/us-news/2019/mar/26/blackstone-group-accused-global-housing-crisis-un; “States and Real Estate Private Equity Firms Questioned for Compliance with Human Rights,” UN Office of the High Commissioner for Human Rights, March 26, 2019, https://www.ohchr.org/en/news/2019/03/states-and-real-estate-private-equity-firms-questioned-compliance-human-rights.

53. Heather Vogell, “When Private Equity Becomes Your Landlord,” ProPublica, February 7, 2022, https://www.propublica.org/article/when-private-equity-becomes-your-landlord.

54. Scally, Gold, and DuBois, “Low-Income Housing Tax Credit.”

55. Scally, Gold, and DuBois, “Low-Income Housing Tax Credit.” See also Allan Mallach, “Is the Solution to Homelessness Obvious?,” Shelterforce, April 5, 2023, https://shelterforce.org/2023/04/05/is-the-solution-to-homelessness-obvious/. (“Even when we build new so-called affordable housing with the Low Income Tax Credit or other programs, most homeless people can’t afford those units … unless they can get housing vouchers.”)

56. Scally, Gold, and DuBois, “Low-Income Housing Tax Credit.”

57. “What Happens to Low-Income Housing Tax Credit Properties at Year 15 and Beyond?,” US Department of Housing and Urban Development, Office of Policy Development and Research, June 2012, 4, https://www.huduser.gov/portal//publications/pdf/what_happens_lihtc_sum.pdf; “The State of the Nation’s Housing,” Harvard Joint Center for Housing Studies, 2022, 41, https://www.jchs.harvard.edu/sites/default/files/reports/files/Harvard_JCHS_State_Nations_Housing_2022.pdf.

58. “Estimates of Federal Tax Expenditures for Fiscal Years 2020–2024,” Joint Committee on Taxation, November 5, 2020, 29, https://www.jct.gov/CMSPages/GetFile.aspx?guid=ec4fb616–771b-4708–8d16-f774d5158469. In 2020, the program will cost $10.3 billion. By 2024, this figure is estimated to rise to $11.6 billion.

59. Carolina Reid, Adrian Napolitano, and Beatriz Stambuk-Torres, “The Costs of Affordable Housing Production: Insights from California’s 9% Low-Income Housing Tax Credit Program,” UC Berkeley Terner Center for Housing Innovation, 2020, https://ternercenter.berkeley.edu/wp-content/uploads/2020/08/LIHTC_Construction_Costs_2020.pdf.

60. Stephen Malpezzi and Kerry Vandell, “Does the Low-Income Housing Tax Credit Increase the Supply of Housing?,” Journal of Housing Economics 11, no. 4 (December 2002): 360–80, https://www.researchgate.net/publication/222410344_Does_the_Low-Income_Housing_Tax_Credit_Increase_the_Supply_of_Housing.

61. Chew, “Social Housing for All”; “Why Blackstone Made a $5bn Bet.”

62. Stanley Chang and Alex Lee, “How We Can Bring Vienna’s Housing Model to the U.S.,” Shelterforce, December 19, 2023, https://shelterforce.org/2023/12/19/how-we-can-bring-viennas-housing-model-to-the-u-s/.

63.“Staff Memorandum: The Cost-Effectiveness of the Low-Income Housing Tax Credit Compared with Housing Vouchers,” Congressional Budget Office, April 1992, 2, https://www.cbo.gov/sites/default/files/102nd-congress-1991-1992/reports/doc09b.pdf.

3. “We Have to Address the Racism”

1. “Warren Township, Marion County, IN,” Census Reporter, https://censusreporter.org/profiles/06000US1809780144-warren-township-marion-county-in/.

2. Nick Gratez, Carl Gershenson, Peter Hepburn, and Matthew Desmond, “Who Is Evicted in America,” Eviction Lab, October 3, 2023, https://evictionlab.org/who-is-evicted-in-america/; Deena Greenberg, Carl Gershenson, and Matthew Desmond, “Discrimination in Evictions: Empirical Evidence and Legal Challenges,” Harvard Civil Rights–Civil Liberties Law Review 50 (2016): 116–58, https://scholar.harvard.edu/files/mdesmond/files/greenberg_et_al._.pdf?m=1462385261; Cleo Bluthenthal, “The Disproportionate Burden of Eviction on Black Women,” Center for American Progress, August 14, 2023, https://www.americanprogress.org/article/the-disproportionate-burden-of-eviction-on-black-women/.

3. Graetz et al., “Who Is Evicted in America.”

4. Ian Lundberg and Louis Donnelly, “How Many Children Experience Eviction during Childhood?,” Urban Institute, 2018, https://housingmatters.urban.org/research-summary/how-many-children-experience-eviction-during-childhood.

5. Jeffrey Olivet, Marc Dones, Molly Richard, Catriona Wilkey, Svetlana Yampolskaya, Maya Beit-Arie, and Lunise Joseph, “Supporting Partnerships for Anti-racist Communities: Phase One Study Findings,” Center for Social Innovation, March 2018, https://ighhub.org/sites/default/files/attachments/SPARC-Phase-1-Findings-March-2018.pdf.

6. Jack Caporal, “Average House Price by State in 2023,” Ascent, May 11, 2023, https://www.fool.com/the-ascent/research/average-house-price-state/ ($436,800 average price); “What Will Homes Be Worth in 10 Years?,” National Association of Realtors, October 27, 2020, https://www.nar.realtor/magazine/real-estate-news/economy/what-will-homes-be-worth-in-10-years (49 percent increase in house prices over ten years).

7. “The State of the Nation’s Housing 2023,” Joint Center for Housing Studies of Harvard University, 29–30, https://www.jchs.harvard.edu/sites/default/files/reports/files/Harvard_JCHS_The_State_of_the_Nations_Housing_2023.pdf.

8. Anna Bahney, “The Gulf between Black Homeowners and White Is Actually Getting Bigger, Not Smaller,” CNN Business, March 2, 2023, https://www.cnn.com/2023/03/02/homes/race-and-home-buying-nar/index.html.

9. Jenny Schuetz, Fixer-Upper: How to Repair America’s Broken Housing Systems (Washington, DC: Brookings Institution, 2022), 1–3; “U.S. Homeownership Rate Experiences Largest Annual Increase on Record, Though Black Homeownership Remains Lower Than a Decade Ago, NAR Analysis Finds,” National Association of Realtors, February 23, 2022, https://www.nar.realtor/newsroom/u-s-homeownership-rate-experiences-largest-annual-increase-on-record-though-black-homeownership-remains-lower-than-decade-ago#:~:text=).

10. Scholastica Cororaton, “Single-Family Homeowners Typically Accumulated $225,000 in Housing Wealth over 10 Years,” National Association of Realtors, January 7, 2022, https://www.nar.realtor/blogs/economists-outlook/single-family-homeowners-typically-accumulated-225K-in-housing-wealth-over-10-years.

11. “State of the Nation’s Housing 2023,” 23.

12. Richard Rothstein, The Color of Law: A Forgotten History of How Our Government Segregated America (New York: Liveright, 2017).

13.Keeanga-Yamahtta Taylor, Race for Profit: How Banks and the Real Estate Industry Undermined Black Homeownership (Chapel Hill: University of North Carolina Press, 2019), xviii.

14. Students for Fair Admissions, Inc. v. President and Fellows of Harvard College, 600 U.S. 181, Jackson, J., dissenting (2023).

15. Roger L. Ransom, “The Economics of the Civil War,” Economic History Association, https://eh.net/encyclopedia/the-economics-of-the-civil-war/.

16. R. P. Lockhart, “How Slavery Became America’s First Big Business,” Vox, August 16, 2019, https://www.vox.com/identities/2019/8/16/20806069/slavery-economy-capitalism-violence-cotton-edward-baptist.

17. Robert L. Reece, “Whitewashing Slavery: Legacy of Slavery and White Social Outcomes,” Social Problems 67 (2020): 304–23, https://academic.oup.com/socpro/article-abstract/67/2/304/5522935?redirectedFrom=fulltext&login=false.

18. Mehrsa Badaran, The Color of Money: Black Banks and the Racial Wealth Gap (Cambridge, MA: Harvard University Press, 2017), 9–11.

19. Vann R. Newkirk II, “The Great Land Robbery: The Shameful Story of How 1 Million Black Families Have Been Ripped from Their Farms,” Atlantic, September 2019, https://www.theatlantic.com/magazine/archive/2019/09/this-land-was-our-land/594742/.

20. “The Southern ‘Black Codes’ of 1865–66,” Constitutional Rights Foundation, https://www.crf-usa.org/brown-v-board-50th-anniversary/southern-black-codes.html; Keri Leigh Merritt, “Land and the Roots of African-American Poverty,” Aeon, March 11, 2016, https://aeon.co/ideas/land-and-the-roots-of-african-american-poverty.

21. Rothstein, Color of Law, 154.

22. Students for Fair Admissions, Inc. v. President and Fellows of Harvard College.

23. Derick Johnson, “Viewing Social Security through the Civil Rights Lens,” NAACP, August 14, 2020, https://naacp.org/articles/viewing-social-security-through-civil-rights-lens.

24. Rebecca Dixon, “From Excluded to Essential: Tracing the Racist Exclusion of Farmworkers, Domestic Workers, and Tipped Workers from the Fair Labor Standards Act,” National Employment Law Project, May 3, 2021, https://s27147.pcdn.co/wp-content/uploads/NELP-Testimony-FLSA-May-2021.pdf.

25. Camille Lloyd, “One in Four Black Workers Report Discrimination at Work,” Gallup News, January 12, 2021, https://news.gallup.com/poll/328394/one-four-black-workers-report-discrimination-work.aspx.

26. Valerie Wilson and William Darity Jr., “Understanding Black-White Disparities in Labor Market Models,” Economic Policy Institute, March 25, 2022, https://www.epi.org/unequalpower/publications/understanding-black-white-disparities-in-labor-market-outcomes/.

27. “Racial and Ethnic Achievement Gaps,” Stanford Center for Education Policy and Analysis, https://cepa.stanford.edu/educational-opportunity-monitoring-project/achievement-gaps/race/.

28. Wilson and Darity, “Understanding Black-White Disparities.”

29. Matthew Desmond, Poverty, by America (New York: Crown, 2023), 145.

30. Merritt, “Land and the Roots of African-American Poverty.”

31. Rothstein, Color of Law, 63–64.

32. “Legislative History of the VA Home Loan Guaranty Program,” US Department of Veterans Affairs, https://www.benefits.va.gov/homeloans/documents/docs/history.pdf.

33. Mitchell Hartman, “U.S. 30-Year Fixed-Rate Mortgage an ‘Outlier,’” Marketplace, October 14, 2015, https://www.marketplace.org/2015/10/14/us-30-year-fixed-rate-mortgage-outlier/.

34.Melvin Oliver and Thomas M. Shapiro, Black Wealth / White Wealth: A New Perspective on Racial Inequality (New York: Routledge, 1997), 18; Alex Schwartz, Housing Policy in the United States (New York: Routledge, 2021). 61.

35. Merritt, “Land and the Roots of African-American Poverty.”

36. Rothstein, Color of Law, 64–67.

37. Rothstein, 66.

38. Ta-Nehisi Coates, “The Case for Reparations,” Atlantic, June 15, 2014. https://www.theatlantic.com/magazine/archive/2014/06/the-case-for-reparations/361631/.

39. Rothstein, Color of Law, 78–85.

40. La-Brina Almeida, “A History of Racist Federal Housing Policies,” Massachusetts Budget and Policy Center, August 6, 2021, https://massbudget.org/2021/08/06/a-history-of-racist-federal-housing-policies/.

41. Ira Katznelson, When Affirmative Action Was White (New York: Norton, 2005), 140.

42. Shelley v. Kraemer, 334 U.S. 1 (1948).

43. Desmond, Poverty, by America, 166.

44. Taylor, Race for Profit.

45. People’s Action, A National Homes Guarantee, briefing book, 12, https://homesguarantee.com/wp-content/uploads/Homes-Guarantee-_-Briefing-Book.pdf; Keeanga-Yamahtta Taylor, “How Real Estate Segregated America,” Dissent, Fall 2018, https://www.dissentmagazine.org/article/how-real-estate-segregated-america-fair-housing-act-race.

46. Jessica Lussenhop and Joey Peters, “How Contracts for Deed Put Families at Financial Risk,” ProPublica, November 21, 2022, https://www.propublica.org/article/how-contracts-for-deed-put-families-at-financial-risk.

47. Samuel George et al., “The Plunder of Black Wealth in Chicago: New Findings on the Lasting Toll of Predatory Housing Contracts,” Samuel DuBois Cook Center on Social Equity, Duke University, May 2019, https://socialequity.duke.edu/wp-content/uploads/2019/10/Plunder-of-Black-Wealth-in-Chicago.pdf.

48. Natalie Moore, “Contract Buying Robbed Black Families in Chicago of Billions,” NPR, May 30, 2019, https://www.npr.org/local/309/2019/05/30/728122642/contract-buying-robbed-black-families-in-chicago-of-billions.

49. Ryan Reft, “The Foreclosure Crisis and Its Impact on Today’s Housing Market,” KCET, September 20, 2017, https://www.kcet.org/shows/city-rising/the-foreclosure-crisis-and-its-impact-on-todays-housing-market.

50. “Report Shows African Americans Lost Half Their Wealth Due to Housing Crisis and Unemployment,” National Low Income Housing Coalition, August 30, 2013, https://nlihc.org/resource/report-shows-african-americans-lost-half-their-wealth-due-housing-crisis-and-unemployment; Taylor, “How Real Estate Segregated America.”

51. “Justice Department Reaches Settlement with Wells Fargo Resulting in More Than $175 Million in Relief for Homeowners to Resolve Fair Lending Claims,” US Department of Justice, July 12, 2012, https://www.justice.gov/opa/pr/justice-department-reaches-settlement-wells-fargo-resulting-more-175-million-relief.

52. Charlie Savage, “Countrywide Will Settle Bias Suit,” New York Times, December 21, 2011, https://www.nytimes.com/2011/12/22/business/us-settlement-reported-on-countrywide-lending.html.

53. Joseph E. Stiglitz, “Capitalist Fools,” Vanity Fair, January 2009, https://www.vanityfair.com/news/2009/01/stiglitz200901-2.

54. “Wall Street and Single Family Rentals,” Americans for Financial Reform, January 17, 2018, http://ourfinancialsecurity.org/2018/01/afr-report-wall-street-and-single-family-rentals/, 35–37; “Where Have All the Houses Gone? Private Equity, Single Family Rentals, and America’s Neighborhoods,” US House Committee on Financial Services, 1, https://financialservices.house.gov/uploadedfiles/hhrg-117-ba09-20220628-sd002.pdf.

55.Jonathan Rockwell and Andre M. Perry, “Biased Appraisals and the Devaluation of Housing in Black Neighborhoods,” Brookings, November 17, 2021, https://www.brookings.edu/articles/biased-appraisals-and-the-devaluation-of-housing-in-black-neighborhoods/.

56. Tess Moore, “Investors Force Black Families out of Homes, New Research Shows,” Georgia Tech New Center, August 6, 2023, https://news.gatech.edu/news/2023/08/07/investors-force-black-families-out-home-ownership-new-research-shows.

57. Kevin Schaul and Jonathan O’Connell, “Investors Bought a Record Share of Homes in 2021. See Where,” Washington Post, February 16, 2022, https://www.washingtonpost.com/business/interactive/2022/housing-market-investors/.

58. Anjeanette Damon, Byard Duncan, and Mollie Simon, “The Ugly Truth behind ‘We Buy Ugly Houses,’” ProPublica, May 11, 2023, https://www.propublica.org/article/ugly-truth-behind-we-buy-ugly-houses.

59. “The State of the Nation’s Housing,” Joint Center for Housing Studies of Harvard University, 2022, 18, https://www.jchs.harvard.edu/sites/default/files/reports/files/Harvard_JCHS_State_Nations_Housing_2022.pdf.

60. David E. Jacobs, “Environmental Health Disparities in Housing,” American Journal of Public Health 101 (December 2011): S115–S122, https://www.ncbi.nlm.nih.gov/pmc/articles/PMC3222490/.

61. “Who Owns Indy’s Houses: A Review of the Largest Single-Family Home Investors,” Fair Housing Center of Central Indiana, August 9, 2023, https://www.fhcci.org/wp-content/uploads/2023/08/Who-Owns-Indy-Homes-8-9-23-3.pdf. (More than half of the single-family rental homes in the area where our clients live—the far east side of Indianapolis—are owned by out-of-state investors, with those owners most prevalent in areas with fast-growing Black and Hispanic populations. These out-of-state investors file evictions and accumulate code violations at a higher rate than other owners.)

62. For an example of problems alleged by tenants of a company self-identified as the largest single-family rental landlord in housing costing less than $1,400 per month, see Kavahn Mansouri and Daniel Wheaton, “VineBrook Homes Owns Thousands of Midwest Homes. Tenants Are Crying Foul,” NPR, May 10, 2023, https://nebraskapublicmedia.org/en/news/news-articles/vinebrook-homes-owns-thousands-of-midwest-homes-tenants-are-crying-foul/.

63. Jason Richardson, Bruce Mitchell, and Jad Edlebi, “Gentrification and Disinvestment 2020,” National Community Reinvestment Coalition, June 2020, https://ncrc.org/gentrification20/.

64. Wildstyle Paschall, “Indiana Avenue: The Ethnic Cleansing of Black Indianapolis,” New America Indianapolis, February 4, 2020, https://www.newamerica.org/indianapolis/blog/indiana-avenue-ethnic-cleansing-black-indianapolis/.

65. “Homelessness in Indianapolis: 2021 Marion County Point-in-Time Count,” Indiana University Public Policy Institute, July 2021, https://policyinstitute.iu.edu/doc/pit-count-2021.pdf.

66. “Renewing Inequality: Family Displacement through Urban Renewal, 1950–1966,” University of Richmond, https://dsl.richmond.edu/panorama/renewal/#view=0/0/1&viz=cartogram.

67. Brent Cebul, “Tearing Down Black America,” Boston Review, July 22, 2020, https://www.bostonreview.net/articles/brent-cebul-tearing-down-black-america/.

68. Cebul, “Tearing Down Black America.”

69. Cebul, “Tearing Down Black America.”

70. Greg Miller, “Maps Show How Tearing Down City Slums Displaced Thousands,” National Geographic, December 5, 2017, https://www.nationalgeographic.com/history/article/urban-renewal-projects-maps-united-states.

71.Paschall, “Indiana Avenue.”

72. William H. Frey, “Neighborhood Segregation Persists for Black, Latino or Hispanics, and Asian Americans,” Brookings, April 6, 2021, https://www.brookings.edu/articles/neighborhood-segregation-persists-for-black-latino-or-hispanic-and-asian-americans/.

73. Ken Ward Jr., “How Black Communities Become ‘Sacrifice Zones’ for Industrial Air Pollution,” ProPublica, December 21, 2021, https://www.propublica.org/article/how-black-communities-become-sacrifice-zones-for-industrial-air-pollution.

74. “Racial Segregation Makes Consequences of Lead Exposure Worse,” National Institutes of Health, August 30, 2022, https://www.nih.gov/news-events/nih-research-matters/racial-segregation-makes-consequences-lead-exposure-worse#:~:text=.

75. Amee Chew, “Social Housing for All: A Vision for Thriving Communities, Renter Power, and Racial Justice,” Center for Popular Democracy, March 2022, 15–16, https://www.populardemocracy.org/socialhousingforall; Rothstein, Color of Law, 19–37.

76. Chew, “Social Housing for All,” and Edward Goetz, New Deal Ruins: Race, Economic Justice, and Public Housing Policy (Ithaca, NY: Cornell University Press, 2013), 78–79.

77. Coates, “Case for Reparations.”

78. Rothstein, Color of Law; Taylor, Race for Profit, 34.

79. “We Deserve a Place to Live: How U.S. Underfunding Public Housing Harms Rights in New York, New Mexico, and Beyond,” Human Rights Watch, September 27, 2022, https://www.hrw.org/report/2022/09/27/we-deserve-have-place-live/how-us-underfunding-public-housing-harms-rights-new.

80. Goetz, New Deal Ruins, 110.

81. Goetz, 112.

82. Dan Darrah, “We Need Public Housing, Not Affordable Housing,” Jacobin, April 17, 2022, https://jacobin.com/2022/04/us-canadian-social-housing-affordability-ownership-speculation; Rick Perlstein, The Conservative Politics of Homeownership (Paris: Cairn, 2007), 59.

83. Taylor, Race for Profit, xvii.

84. “Single Family Housing Direct Home Loans,” US Department of Agriculture, https://www.rd.usda.gov/programs-services/single-family-housing-programs/single-family-housing-direct-home-loans,

85. Desmond, Poverty, by America, 145–46.

86. Connor Nakamura, “Affordable Housing as Local Reparations for Black Americans: Case Studies,” Other and Belonging Institute, August 24, 2022, https://belonging.berkeley.edu/affordable-housing-local-reparations-black-americans-case-studies.

87. Channele Chandler, “How Reparations Pioneer Evanston, Ill. Is Rolling Out Payments to Black Citizens,” Yahoo News, July 13, 2023, https://news.yahoo.com/how-reparations-pioneer-evanston-ill-is-rolling-out-payments-to-black-citizens-090000335.html?guccounter=1.

4. Housing Socialism for the Rich

1. Erik Gartland, “Chart Book: Funding Limitations Create Widespread Unmet Need for Rental Assistance,” Center on Budget and Policy Priorities, February 15, 2022, https://www.cbpp.org/research/housing/funding-limitations-create-widespread-unmet-need-for-rental-assistance.

2. “Families with Children and Non-elderly Adults without Children Have the Greatest Unmet Need for Rental Assistance,” Center on Budget and Policy Priorities, 24, https://www.cbpp.org/research/housing/three-out-of-four-low-income-at-risk-renters-do-not-receive-federal-rental-assistance.

3.“About the Gap Report,” National Low Income Housing Coalition, https://nlihc.org/gap/about.

4. Gartland, “Chart Book.”

5. “Week 54 Household Pulse Survey: February 1–February 13,” United States Census Bureau, February 22, 2023, https://www.census.gov/data/tables/2023/demo/hhp/hhp54.html; Matthew Desmond, “Poor Black Women Are Evicted at Alarming Rates, Setting Off a Chain of Hardship,” MacArthur Foundation: How Housing Matters, March 2014, https://www.macfound.org/media/files/hhm_research_brief_-_poor_black_women_are_evicted_at_alarming_rates.pdf; “More Older Americans Become Homeless as Inflation Rises and Housing Costs Spike,” NPR, November 10, 2022, https://www.npr.org/sections/health-shots/2022/11/10/1135125625/homelessness-elderly-housing-inflation; David Kroman, “Once a Safeguard against Homelessness, Disability Payments Can’t Keep Up with the Rent,” Crosscut, September 4, 2019, https://crosscut.com/2019/09/once-safeguard-against-homelessness-disability-payments-cant-keep-rent.

6. “A Quick Guide to SNAP Eligibility and Benefits,” Center on Budget and Policy Priorities, October 2, 2023, https://www.cbpp.org/research/food-assistance/a-quick-guide-to-snap-eligibility-and-benefits; “Policy Basics: Introduction to Medicaid,” Center on Budget and Policy Priorities, April 14, 2020, https://www.cbpp.org/research/health/introduction-to-medicaid.

7. Joe Cortright, “Dr. King: Socialism for the Rich and Rugged Free Enterprise Capitalism for the Poor,” CityCommentary, January 21, 2019, https://cityobservatory.org/dr-king-socialism-for-the-rich-and-rugged-free-enterprise-capitalism-for-the-poor/.

8. Sofia Lopez and Sara Myklebust, “Make Them Pay: Corporate Landlords Should Cancel Rent, Mortgages, and Utilities for the Duration of the COVID-19 Pandemic,” Action Center on Race and the Economy, May 19, 2020, https://acrecampaigns.org/wp-content/uploads/2020/05/Make-Them-Pay-May-2020.pdf; Hyojung Lee, “Who Owns Rental Properties, and Is It Changing?,” Joint Center for Housing Studies of Harvard University, August 18, 2017, http://www.jchs.harvard.edu/blog/who-owns-rental-properties-and-is-it-changing/.

9. Lee, “Who Owns Rental Properties?”

10. “Wall Street and Single Family Rentals,” Americans for Financial Reform, January 17, 2018, 30–32, http://ourfinancialsecurity.org/2018/01/afr-report-wall-street-and-single-family-rentals/; Adam Travis, “The Organization of Neglect: Limited Liability Companies and Housing Disinvestment,” American Sociological Review 84, no. 1 (January 25, 2019), https://doi.org/10.1177/0003122418821339; Desiree Fields, “Automated Landlord: Digital Technologies and Post-crisis Financial Accumulation,” Employment and Planning 54, no. 1 (May 1, 2019), https://doi.org/10.1177/0308518X19846514.

11. Ko Lyn Cheang, “Tenants at Lakeside Pointe Suffered Years of Neglect. Then, Their Homes Caught Fire,” Indianapolis Star, November 24, 2021, https://www.indystar.com/story/news/local/marion-county/2021/11/24/indianapolis-apartments-lakeside-pointe-tenants-suffered-neglect-before-fire/8725147002/.

12. “Consumer Expenditures—2021,” US Bureau of Labor Statistics, Consumer Expenditure Surveys, 2021, https://www.bls.gov/news.release/cesan.nr0.htm; Thomas Piketty, Emmanuel Saez, and Gabriel Zucman, “Distributional National Accounts: Methods and Estimates for the United States,” Quarterly Journal of Economics 133, no. 2 (May 2018): 553–609, https://academic.oup.com/qje/article/133/2/553/4430651?login=false.

13. Giacomo Tognini, “Meet the Real Estate Billionaire Who Hates Affordable Housing and Loves Trump and the GOP,” Forbes, November 6, 2022, https://www.forbes.com/sites/giacomotognini/2022/11/04/meet-the-real-estate-billionaire-who-hates-affordable-housing-and-loves-trump-and-the-gop/?sh=12644d430dc8.

14.Paul Sullivan, “How Loopholes Help Trump and Other Real Estate Moguls Avoid Taxes,” New York Times, May 10, 2019, https://www.nytimes.com/2019/05/10/your-money/trump-real-estate-taxes.html.

15. “Bloomberg Billionaires Index—Stephen Ross,” Bloomberg, https://www.bloomberg.com/billionaires/profiles/stephen-m-ross/?leadSource=uverify%20wall; Jesse Eisinger, Jeff Ernsthausen, and Paul Kiel, “These Real Estate and Oil Tycoons Avoided Paying Taxes for Years,” ProPublica, December 7, 2021, https://www.propublica.org/article/these-real-estate-and-oil-tycoons-used-paper-losses-to-avoid-paying-taxes-for-years.

16. Eisinger, Ernsthausen, and Kiel, “These Real Estate and Oil Tycoons.”

17. Tamar Katz, “Tax the REITs: An Argument to Revoke Single-Family REITs’ Tax Exemption,” Columbia Business Law Review, March 14, 2022, https://journals.library.columbia.edu/index.php/CBLR/announcement/view/509; Nareit Staff, “Sector Spotlight: Residential,” REIT Magazine, September 15, 2022, https://www.reit.com/news/reit-magazine/september-october-2022/sector-spotlight-residential#:~:text=.

18. “Pass-Through Deduction Benefits Wealthiest, Loses Needed Revenue, and Encourages Tax Avoidance,” Center on Budget and Policy Priorities, March 27, 2019, https://www.cbpp.org/research/federal-tax/pass-through-deduction-benefits-wealthiest-loses-needed-revenue-and-encourages#:~:text=.

19. Alex F. Schwartz, Housing Policy in the United States (New York: Routledge, 2021), 101.

20. Chuck Marr, “JCT Highlights Pass-Through Deduction’s Tilt toward the Top,” Center on Budget and Policy Priorities, April 24, 2018, https://www.cbpp.org/blog/jct-highlights-pass-through-deductions-tilt-toward-the-top.

21. Edward Kleinbard, “Congress’ Worst Tax Idea Ever,” Hill, March 25, 2019, https://thehill.com/opinion/finance/434998-congress-worst-tax-idea-ever/.

22. Francine McKenna, “Trump Is Justified in Saying That His Billion-Plus of Tax Losses May Not Have Been Financial,” MarketWatch, May 8, 2019, https://www.marketwatch.com/story/trump-is-justified-in-saying-that-his-billion-plus-of-tax-losses-may-not-have-been-financial-2019-05-08.

23. Tognini, “Meet the Real Estate Billionaire.”

24. Jay Maddox, “Why Multifamily Values Will Continue to Defy Gravity,” Multi-Housing News, October 13, 2021, https://www.multihousingnews.com/why-multifamily-values-will-continue-to-defy-gravity/.

25. “The Distribution of Household Income, 2016,” Congressional Budget Office, July 9, 2019, https://www.cbo.gov/publication/55413.

26. Kathleen Bryant, Samantha Jacoby, and Chuck Marr, “Substantial Income of Wealthy Households Escapes Annual Taxation or Enjoys Special Tax Breaks,” Center on Budget and Policy Priorities, November 13, 2019, https://www.cbpp.org/sites/default/files/atoms/files/11-13-19tax.pdf.

27. “Topic No. 409 Capital Gains and Losses,” Internal Revenue Service, https://www.irs.gov/taxtopics/tc409.

28. Adam Looney and Kevin B. Moore, “Changes in the Distribution of After-Tax Wealth: Has Income Tax Policy Increased Wealth Inequality?,” Finance and Economics Discussion Series, Board of Governors of the Federal Reserve System, August 2015, http://dx.doi.org/10.17016/FEDS.2015.058.

29. Looney and Moore, “Changes in the Distribution.”

30. Rebecca Lake, “Buy, Borrow, Die: How the Rich Avoid Taxes,” Yahoo Finance, January 23, 2023, https://finance.yahoo.com/news/buy-borrow-die-rich-avoid-140004536.html.

31. Doty Pruett Wilson PC Certified Public Accountants, “11 Ways to Significantly Lower Your Taxes as a Real Estate Investor,” DPWCPAs, May 19, 2020, https://dpwcpas.com/11-ways-to-significantly-lower-your-taxes-as-a-real-estate-investor/.

32.Joe Lovinger, “Superyachts and Picassos: How Real Estate’s Wealthiest Spend Their Millions,” Real Deal, August 9, 2021, https://therealdeal.com/magazine/national-august-2021/toys-of-the-titans/.

33. Debipriya Chatterjee and Samuel Stein, “421-a at 50: Rising Cost, Diminishing Returns Part 1,” Community Service Society, February 2022, https://smhttp-ssl-58547.nexcesscdn.net/nycss/images/uploads/pubs/RisingCost_V9.pdf.

34. “NMHC 2020 Top Owners List,” National Multifamily Housing Council, https://www.nmhc.org/research-insight/the-nmhc-50/top-50-lists/2020-top-owners-list/; “Taxpayer Subsidized Evictions: Corporate Landlords Pocket Federal Sweetheart Deals, Subsidies, and Tax Breaks While Evicting Struggling Families,” Private Equity Stakeholder Project, January 2021, https://www.jwj.org/wp-content/uploads/2021/01/JWJEDU_Report_TaxpayerSubsidizedEvictions_Jan2021_V4.pdf.

35. “Property Tax Breaks to Lure Businesses Largely Ineffective, Report Says,” Lincoln Institute of Land Policy, June 26, 2012, https://www.lincolninst.edu/es/news/press-releases/property-tax-breaks-lure-businesses-largely-ineffective-report-says.

36. “Tax Expenditure of the Week: Tax Free Capital Gains for Primary Residences,” Center for American Progress, April 6, 2011, https://www.americanprogress.org/article/tax-expenditure-of-the-week-tax-free-capital-gains-for-primary-residences/; Schwartz, Housing Policy in the United States, 6; “An Economic Analysis of the Mortgage Interest Deduction,” Congressional Research Service, June 25, 2020, https://sgp.fas.org/crs/misc/R46429.pdf.

37. Matthew Desmond, Poverty, by America (New York: Crown, 2023), 99.

38. “Nearly Two-Thirds Say Affordability Factors Are Holding Them Back from Homeownership,” Bankrate, March 30, 2022, https://www.bankrate.com/pdfs/pr/20220330-march-fsp.pdf.

39. Schwartz, Housing Policy in the United States, 337.

40. Richard Rothstein, The Color of Law: A Forgotten History of How Our Government Segregated America (New York: Liveright, 2017).

41. Howard Gleckman, “The TCJA Shifted the Benefits of Tax Expenditures to Higher-Income Households,” Tax Policy Center, October 26, 2018, https://www.taxpolicycenter.org/taxvox/tcja-shifted-benefits-tax-expenditures-higher-income-households.

42. Jack Caporal, “Average House Price by State in 2023,” Ascent, May 11, 2023, https://www.fool.com/the-ascent/research/average-house-price-state/ ($436,800 average price); “What Will Homes Be Worth in 10 Years?,” National Association of Realtors, October 27, 2020, https://www.nar.realtor/magazine/real-estate-news/economy/what-will-homes-be-worth-in-10-years (49% increase in house prices over ten years).

43. “Most Renters Want to Own a Home; Lifestyle Changes Are Top Motivation to Buy,” National Association of Realtors, February 7, 2018, https://www.nar.realtor/newsroom/most-renters-want-to-own-a-home-lifestyle-changes-are-top-motivation-to-buy.

44. Rothstein, Color of Law.

45. David Waddington, “Census Bureau Statistics Measure Equity Gaps across Demographic Groups,” US Census Bureau, September 14, 2023, https://www.census.gov/library/stories/2021/09/understanding-equity-through-census-bureau-data.html.

46. Scholastica Cororaton, “Single-Family Homeowners Typically Accumulated $225,000 in Housing Wealth over 10 Years,” National Association of Realtors, January 7, 2022, https://www.nar.realtor/blogs/economists-outlook/single-family-homeowners-typically-accumulated-225K-in-housing-wealth-over-10-years.

47. Ta-Nehisi Coates, “The Case for Reparations,” Atlantic, June 15, 2014, https://www.theatlantic.com/magazine/archive/2014/06/the-case-for-reparations/361631/; Brittany Hutson and Miriam Axel-Lute, “Making Homeownership Work Better,” Shelterforce, March 15, 2022, https://shelterforce.org/2022/03/15/making-homeownership-work-better/.

48.Andre M. Perry, Jonathan Rothwell, and David Harshbarger, “The Devaluation of Assets in Black Neighborhoods,” Brookings, November 27, 2018, https://www.brookings.edu/research/devaluation-of-assets-in-black-neighborhoods/.

49. Monica Potts, “The Collapse of Black Wealth,” American Prospect, November 21, 2012, https://prospect.org/civil-rights/collapse-black-wealth/; US House Committee on Financial Services, “Where Have All the Houses Gone? Private Equity, Single Family Rentals, and America’s Neighborhoods,” 2, 4, https://www.congress.gov/event/117th-congress/house-event/114969/text.

50. Keeanga-Yamahtta Taylor, Race for Profit: How Banks and the Real Estate Industry Undermined Black Homeownership (Chapel Hill: University of North Carolina Press, 2019), 253.

51. Alexandra Stevenson and Matthew Goldstein, “Rent-to-Own Homes: A Win-Win for Landlords, a Risk for Struggling Tenants,” New York Times, August 21, 2016, https://www.nytimes.com/2016/08/22/business/dealbook/rent-to-own-homes-a-win-win-for-landlords-a-risk-for-struggling-tenants.html; Fran Quigley, “Wall Street Is Holding a Gun to the Heads of Mobile Home Residents,” Jacobin, May 4, 2023, https://jacobin.com/2023/05/mobile-home-park-evictions-rent-wall-street-affordable-housing.

52. Jamie Ross and Kody Glazer, “Overcoming NIMBY Opposition to Affordable Housing,” National Low-Income Housing Coalition, 2022, https://nlihc.org/sites/default/files/2022-03/2022AG_2-11_Avoiding-Overcoming.pdf.

53. Rick Perlstein, The Conservative Politics of Homeownership (Paris: Cairn, 2007), 59.

54. Cororaton, “Single-Family Homeowners”; Dan Darrah, “We Need Public Housing, Not Affordable Housing,” Jacobin, April 17, 2022, https://jacobin.com/2022/04/us-canadian-social-housing-affordability-ownership-speculation.

55. Erica York, “Who Benefits from Itemized Deductions?,” Tax Foundation, March 7, 2019, https://taxfoundation.org/itemized-deduction-benefit/; Gleckman, “TCJA Shifted.”

56. Amee Chew, “Social Housing for All: A Vision for Thriving Communities, Renter Power, and Racial Justice,” Center for Popular Democracy, March 2022, 9–14, https://www.populardemocracy.org/socialhousingforall.

57. “Ezra Klein Interviews Jenny Schuetz,” New York Times, July 19, 2022, https://www.nytimes.com/2022/07/19/podcasts/transcript-ezra-klein-interviews-jenny-schuetz.html.

58. Jenny Schuetz, Fixer-Upper: How to Repair America’s Broken Housing Systems (Washington, DC: Brookings Institution, 2022), 75.

59. Tim Scott, “Opportunity Zones,” accessed June 11, 2024, https://www.scott.senate.gov/issues/opportunity-zones/.

60. Samantha Jacoby,” Final Opportunity Zone Rules Could Raise Tax Break’s Cost,” Center on Budget and Policy Priorities, February 3, 2020, https://www.cbpp.org/blog/final-opportunity-zone-rules-could-raise-tax-breaks-cost.

61. Jesse Drucker and Eric Lipton, “How a Trump Tax Break to Help Poor Communities Became a Windfall for the Rich,” New York Times, August 31, 2019, https://www.nytimes.com/2019/08/31/business/tax-opportunity-zones.html; Editorial Board, “Opportunity Zones—for Billionaires,” New York Times, November 6, 2019, https://www.nytimes.com/2019/11/16/opinion/trump-tax-opportunity-zones.html.

62. Samantha Jacoby, “Potential Flaws of Opportunity Zones Loom, as Do Risks of Large-Scale Tax Avoidance,” Center on Budget and Policy Priorities, January 11, 2019, https://www.cbpp.org/research/federal-tax/potential-flaws-of-opportunity-zones-loom-as-do-risks-of-large-scale-tax.

63. David C. Ling and Milena Petrova, “The Tax and Economic Impacts of Section 1031 Like-Kind Exchanges in Real Estate,” Real Estate Research Consortium, September 2020, https://warrington.ufl.edu/due-diligence/wp-content/uploads/sites/179/2021/04/the-tax-and-economic-impacts-of-section-1031-like-kind-exchanges-in-real-estate.pdf.

64.Jay Maddox, “Why Multifamily Values Will Continue to Defy Gravity,” Multi-Housing News, October 13, 2021, https://www.multihousingnews.com/why-multifamily-values-will-continue-to-defy-gravity/.

65. “Tax Policy Center, Briefing Book,” Urban Institute and Brookings Institution, https://www.taxpolicycenter.org/briefing-book/what-are-largest-tax-expenditures.

66. Roderick Taylor, “New Estate Tax Cut Encourages More Wealthy Individuals to Skirt Capital Gains Tax,” Center on Budget and Policy Priorities, May 17, 2018, https://www.cbpp.org/blog/new-estate-tax-cut-encourages-more-wealthy-individuals-to-skirt-capital-gains-tax.

67. Facundo Alvaredo, Bertrand Garbinti, and Thomas Piketty, “On the Share of Inheritance in Aggregate Wealthy: Europe and the USA, 1900–2010,” Economica, February 3, 2017, http://www.piketty.pse.ens.fr/files/AlvaredoGarbintiPiketty2017.pdf.

68. Sullivan, “How Loopholes Help Trump.”

69. Bryant, Jacoby, and Marr, “Substantial Income of Wealthy Households.”

70. Chuck Collins, “Updates: Billionaire Wealth, U.S. Job Loss and Pandemic Profiteers,” Inequality.org, November 21, 2022, https://inequality.org/great-divide/updates-billionaire-pandemic/; “Eviction Tracking,” Eviction Lab, https://evictionlab.org/eviction-tracking/; German Lopez, “Homelessness in America Is Getting Worse,” New York Times, July 15, 2022, https://www.nytimes.com/2022/07/15/briefing/homelessness-america-housing-crisis.html.

71. Erica Payne and Morris Pearl, Tax the Rich! How Lies, Loopholes, and Lobbyists Make the Rich Even Richer (New York: New Press, 2021).

72. “Wyden Unveils Billionaire Tax,” US Senate Committee on Finance, October 27, 2021, https://www.finance.senate.gov/chairmans-news/wyden-unveils-billionaires-income-tax.

73. People’s Action, A National Homes Guarantee, briefing book, September 5, 2019, 15–17, https://homesguarantee.com/wp-content/uploads/Homes-Guarantee-_-Briefing-Book.pdf.

74. Chew, “Social Housing for All.”

75. “Vacant Homes v. Homelessness in Cities around the U.S.,” United Way CA, March 28, 2023, https://unitedwaynca.org/blog/vacant-homes-vs-homelessness-by-city/.

76. Fran Quigley, “Midterm Voters Send a Message: Housing Is a Human Right,” Common Dreams, November 20, 2022, https://www.commondreams.org/views/2022/11/20/midterm-voters-send-message-housing-human-right.

77. “Khanna, Porter, and Takano Introduce Bill to Rein in Rent Gouging by Wealthy Corporate Landlords,” Congressman Ro Khanna, press release, November 7, 2022, https://khanna.house.gov/media/press-releases/release-khanna-porter-and-takano-introduce-bill-rein-rent-gouging-wealthy; “Brown, Colleagues Introduce Bill to Crack Down on Big Corporate Investors That Buy Up Local Homes, Drive Up Housing Prices,” US Senate Committee on Banking, Housing, and Urban Affairs, July 11, 2023, https://www.banking.senate.gov/newsroom/majority/brown-colleagues-introduce-bill-crack-down-big-corporate-investors-buy-up-local-homes-drive-housing-prices.

78. “Municipal Politics: ‘Red Vienna’—a Success Story,” City of Vienna, accessed June 11, 2024, https://www.wien.gv.at/english/history/commemoration/housing.html.

5. How We Fix This—Pump the Brakes on Our Eviction Machine

1. Lillian Leung, Peter Hepburn, and Matthew Desmond, “Serial Eviction Filing: Civil Courts, Property Management, and the Threat of Displacement,” Social Forces 100 (September 2021): 316–44, https://academic.oup.com/sf/article/100/1/316/5903878.

2. “Top Evicting Large Cities in the United States,” Eviction Lab, https://evictionlab.org/rankings/#/evictions?r=United%20States&a=0&d=evictionRate&lang=en.

3.“Small Claims Costs and Filing Fees,” Washington Township, Marion County, Indiana, accessed June 12, 2024, https://washtwp.org/sccourt-fees.html.

4. Carlos Waters, Jason Reginato, and Lindsey Jacobson, “The Rise of Corporate Landlords in the U.S.,” CNBC, February 21, 2023, https://www.cnbc.com/video/2023/02/21/the-rise-of-corporate-landlords-in-the-us.html.

5.AFR Report: Wall Street and Single Family Rentals, Americans for Financial Reform, January 17, 2018, 15, https://ourfinancialsecurity.org/2018/01/afr-report-wall-street-and-single-family-rentals/; Ko Lyn Cheang and Binghui Huang, “Corporate Landlords Filed 88% of All Evictions in Indianapolis through September,” Indianapolis Star, October 24, 2021, https://www.indystar.com/story/news/realestate/2021/10/24/indianapolis-eviction-moratorium-top-evictors-during-pandemic/6102198001/.

6. Leung, Hepburn, and Desmond, “Serial Eviction Filing.”

7. A brief version of this discussion of the need to reform the eviction court process was originally published in Fran Quigley, “It’s Time to Pump the Brakes on the Government Eviction Machine,” Hill, June 17, 2023, https://thehill.com/opinion/civil-rights/4051899-its-time-to-pump-the-brakes-on-the-government-eviction-machine/.

8. Leung, Hepburn, and Desmond, “Serial Eviction Filing.”

9. Philip Garboden and Eva Rosen, “Serial Filing: How Landlords Use the Threat of Eviction,” City and Community 18, no. 2 (June 1, 2019), https://journals.sagepub.com/doi/10.1111/cico.12387.

10. Garboden and Rosen, “Serial Filing.”

11. Kathryn A. Sabbeth, “Eviction Courts,” University of St. Thomas Law Journal 18 (2022): 359–404, 377–79, 402, https://ir.stthomas.edu/cgi/viewcontent.cgi?article=1542&context=ustlj.

12. Garboden and Rosen, “Serial Filing.”

13. Kathryn A. Sabbeth, “Erasing the ‘Scarlet E’ of Eviction Records,” Appeal, April 12, 2021, https://theappeal.org/thelab/report/erasing-the-scarlet-e-of-eviction-records/; “The Scarlet E: Unmasking America’s Eviction Crisis,” WNYC Studios, June 6, 2019, https://www.wnycstudios.org/podcasts/otm/scarlet-e-unmasking-americas-eviction-crisis.

14. “Case Search,” Public Courts of Indiana, https://public.courts.in.gov/mycase/#/vw/Search.

15. Sabbeth, “Erasing the ‘Scarlet E.’”

16. Suzy Niffenegger, “When No Landlord Will Rent to You, Where Do You Go?,” New York Times, May 20, 2021, https://www.nytimes.com/2021/05/20/magazine/extended-stay-hotels.html.

17. Steve Nisi, Adam Mueller, and Fran Quigley, “Eviction Trauma: Rethinking an Extreme Remedy to a Contract Dispute,” Res Gestae, June 2023, 18–22, https://cdn.ymaws.com/www.inbar.org/resource/resmgr/pdfs/June_2023_RG.pdf.

18. Nisi, Mueller, and Quigley, “Eviction Trauma.”

19. Nisi, Mueller, and Quigley, “Eviction Trauma.”

20. “How Indiana Courts Can Prevent Evictions: Responding to a Looming Public Health and Economic Crisis,” Health and Human Rights Clinic, Indiana University McKinney School of Law, Indiana Justice Project, Notre Dame Clinical Law Center, 2022, https://mckinneylaw.iu.edu/practice/clinics/health-human-rights.html.

21. “Marion County (Indiana) Local Court Rules,” https://www.in.gov/courts/files/marion-local-rules.pdf.

22. Indiana Code § 32–30–10.5–8.

23. Henry Gomory, Douglas S. Massey, James R. Hendrickson, and Matthew Desmond, “The Racially Disparate Influence of Filing Fees on Eviction Rates,” Housing Policy Debate 13, no. 6 (May 26, 2023): 1463–83, https://www.tandfonline.com/doi/full/10.1080/10511482.2023.2212662.

24.“Deterring Serial Eviction Filing,” Network for Public Health Law, May 2021, 3, https://www.networkforphl.org/wp-content/uploads/2021/05/Fact-Sheet-Deterring-Serial-Eviction-Filing.pdf.

25. Shane Phillips, “We Need Rental Registries Now More Than Ever,” Shelterforce, December 18, 2020, https://shelterforce.org/2020/12/18/we-need-a-rental-registry-now-more-than-ever/.

26. Jade Vasquez and Sarah Gallagher, “Promoting Housing Stability through Just Cause Eviction Legislation,” National Low Income Housing Coalition, May 17, 2022, https://nlihc.org/sites/default/files/Promoting-Housing-Stability-Through-Just-Cause-Eviction-Legislation.pdf; Rachel Cohen, “The Fight to Make It Harder for Landlords to Evict Their Tenants,” Vox, May 1, 2023, https://www.vox.com/policy/2023/5/1/23697209/landlords-tenants-good-cause-just-cause-eviction-housing.

27. Julieta Cuellar, “Effect of ‘Just Cause’ Eviction Ordinances on Eviction in Four California Cities,” Princeton Journal of Public and International Affairs, May 21, 2019, https://jpia.princeton.edu/news/effect-just-cause-eviction-ordinances-eviction-four-california-cities; Vasquez and Gallagher, “Promoting Housing Stability.”

28. “Rights of a Mobile Home Owner Threatened with Eviction from a Mobile Home Park,” Oregon State Bar, https://www.osbar.org/public/legalinfo/1249_rightsmobilehome.htm; “A Guide to Mobile Home Parks—Renting the Lot,” Legal Services Corporation of Delaware, https://www.lscd.com/node/297/mobile-home-parks-renting-lot#non-renewal_and_termination_of_the_rental_agreement_.

29. “The Mobile Home Park Market Review: 49 States in 49 Minutes,” Mobile Home University, https://www.mobilehomeuniversity.com/audios/the-mobile-home-park-market-review-49-states-in-49-minutes.

30. “Deterring Serial Eviction Filing,” 3.

31. Nada Hussein, Tori Bourret, and Sarah Gallagher, “Eviction Record Sealing and Expungement Toolkit,” National Low Income Housing Coalition, April 2023, 5, https://nlihc.org/sites/default/files/2023-04/eviction-record-sealing-and-expungement-toolkit.pdf.

32. Will Jason, “New Coalition Presses Fannie Mae and Freddie Mac to Better Support Underserved Mortgage Markets,” Lincoln Institute of Land Policy, October 21, 2021, https://www.lincolninst.edu/publications/articles/2021–10-affordable-housing-underserved-mortgage-markets-coalition.

33. Jasmine Rangel, Jacob Haas, Emily Lemmerman, Joe Fish, and Peter Hepburn, “Preliminary Analysis: 11 Months of the CDC Moratorium,” Eviction Lab, August 21, 2021, https://evictionlab.org/eleven-months-cdc/.

34. Russell Engler, “Connecting Self-Representation to Civil Gideon: What Existing Data Reveal about When Counsel Is Most Needed,” Fordham Urban Law Journal 37, no. 1 (2010): 38, 47.

35. Chief Justice Loretta Rush, “State of the Judiciary: Connecting, Convening, and Collaborating with Our Communities,” 2020, https://www.in.gov/courts/supreme/files/soj-2020.pdf.

36. Sandra Park and John Pollock, “Tenants’ Right to Counsel Is Critical to Fight Mass Evictions and Advance Race Equity during the Pandemic and Beyond,” ACLU News and Commentary, January 12, 2021, https://www.aclu.org/news/racial-justice/tenants-right-to-counsel-is-critical-to-fight-mass-evictions-and-advance-race-equity-during-the-pandemic-and-beyond#:~:text=.

37. “National Tenants Bill of Rights—Policy Agenda 2024,” National Housing Law Project, June 9, 2024, https://www.nhlp.org/wp-content/uploads/NTBOR-Policy-Final-Updated-6.9.24.pdf.

6. How We Fix This—Housing First and Beyond

1. A version of the discussion of Motels4Now was originally published in Fran Quigley, “Low-Barrier Motel Shelter Is a Success—but Not an Easy One,” Shelterforce, September 21, 2023, https://shelterforce.org/2023/09/21/low-barrier-motel-shelter-is-a-success-if-a-messy-one/.

2. The statistics about Motels4Now come from interviews with program leadership and the program’s reports, some of which are available at their website, “Motels4Now,” Our Lady of the Road, accessed June 13, 2024, https://www.olrsb.org/motels4now.

3. “The Case for Housing First,” National Low Income Housing Coalition, accessed June 13, 2024, https://nlihc.org/sites/default/files/Housing-First-Research.pdf.

4. Kim Eckart, “Turning Hotels into Emergency Shelter as Part of COVID-19 Response Limited Spread of Coronavirus, Improved Health and Stability,” UW News, October 7, 2020, https://www.washington.edu/news/2020/10/07/turning-hotels-into-emergency-shelter-as-part-of-covid-19-response-limited-spread-of-coronavirus-improved-health-and-stability/#:~:text=; Leah Robinson, Penelope Schlesinger, and Danya E. Keene, “‘You Have a Place to Rest Your Head in Peace’: Use of Hotels for Adults Experiencing Homelessness during the Covid-19 Pandemic,” Housing Policy Debate 32 (August 2022): 837–52, https://www.tandfonline.com/doi/abs/10.1080/10511482.2022.2113816.

5. Rabbi Stephen Lewis Fuchs, “What We Need to Know about Welcoming the Stranger,” Reform Judaism, November 2016, https://reformjudaism.org/blog/what-we-need-know-about-welcoming-stranger.

6. Alison Bell, Barbara Sard, and Becky Koepnick, “Prohibiting Discrimination against Renters Using Housing Vouchers Improves Results,” Center on Budget and Policy Priorities, December 20, 2018, https://www.cbpp.org/research/housing/prohibiting-discrimination-against-renters-using-housing-vouchers-improves-results.

7. Joseph Dits and Jordan Smith, “Funding for Motels4Now Hits a Crossroad,” South Bend Tribune, February 13, 2023, https://www.southbendtribune.com/story/news/2023/02/13/motels4now-funding-at-risk-for-homeless-in-st-joseph-county/69889581007/.

8. “The 2023 Annual Homeless Assessment Report (AHAR) to Congress,” US Department of Housing and Urban Development, December 2023, https://www.huduser.gov/portal/sites/default/files/pdf/2023-ahar-part-1.pdf. For a critique of the estimate see “‘Don’t Count on It’: How the HUD Point-in-Time Count Underestimates the Homelessness Crisis in America,” National Law Center on Homelessness and Poverty, 2017, https://homelesslaw.org/wp-content/uploads/2018/10/HUD-PIT-report2017.pdf.

9. “Homelessness: Better HUD Oversight of Data Collection Could Improve Estimates of Homeless Population, GAO-20–433,” US General Accounting Office, July 14, 2020, https://www.gao.gov/products/gao-20-433.

10. Rachel Cohen, “What a Landmark New Study on Homelessness Tells Us,” Vox, July 5, 2023, https://www.vox.com/2023/7/5/23778810/homelessness-california-unsheltered-research.

11. Cohen, “What a Landmark New Study on Homelessness Tells Us.”

12. “Housing First: What Is Housing First?,” National Alliance to End Homelessness, March 20, 2022, https://endhomelessness.org/resource/housing-first/.

13. “Housing First: What Is Housing First?”

14. “A Home of Your Own: Housing First and Ending Homelessness in Finland,” Y-Foundation, 2017, 10, https://www.feantsaresearch.org/download/a_home_of_your_own_lowres_spreads6069661816957790483.pdf.

15. Sam Tsemberis and Ronda F. Eisenberg, “Pathways to Housing: Supported Housing for Street-Dwelling Homeless Individuals with Psychiatric Disabilities,” Psychiatric Services, April 1, 2000, https://ps.psychiatryonline.org/doi/10.1176/appi.ps.51.4.487.

16.Christopher Swope, “Philip Mangano,” Governing, 2006, https://www.governing.com/poy/philip-mangano.html; Ben Carson, “We Know How to End Homelessness and Housing Shortages,” USA Today, December 15, 2017, https://www.usatoday.com/story/opinion/voices/2017/12/15/we-know-how-end-homelessness-and-housing-shortages-ben-carson-column/951456001/.

17.Making the Most of the American Rescue Plan, US Department of Housing and Urban Development, August 2021, https://www.usich.gov/resources/uploads/asset_library/USICH_American_Rescue_Plan_Guide.pdf.

18. Christopher Rufo, “Housing First Has Failed: Time to Reform Federal Policy and Make It Work for Homeless Americans,” Heritage Foundation, August 4, 2020, https://www.heritage.org/housing/report/the-housing-first-approach-has-failed-time-reform-federal-policy-and-make-it-work; Ned Renikoff, “Why the Right Is Winning Its War on Unhoused People,” Nation, August 24, 2023, https://www.thenation.com/article/society/unhoused-right-rhetoric-homelessness/.

19. “California Statewide Study of People Experiencing Homelessness,” University of California San Francisco Benioff Homelessness and Housing Initiative, June 2023, https://homelessness.ucsf.edu/our-impact/our-studies/california-statewide-study-people-experiencing-homelessness.

20. Robert Pointer, “The 12 Biggest Myths about Homelessness in America,” NYU, September 24, 2019, https://www.nyu.edu/about/news-publications/news/2019/september/HomelessQandA.html.

21. Alex Horowitz, Chase Hatchett, and Adam Staveski, “How Housing Costs Drive Levels of Homelessness,” Pew Charitable Trusts, August 22, 2023, https://www.pewtrusts.org/en/research-and-analysis/articles/2023/08/22/how-housing-costs-drive-levels-of-homelessness.

22. Rachel M. Cohen, “‘Housing First’ Works, but It Takes Money, Commitment, and, Well, Housing,” Vox, December 15, 2022, https://www.vox.com/policy-and-politics/23504323/housing-first-homelessness-houston-homes.

23. “The Case for Housing First,” National Low Income Housing Coalition, National Alliance to End Homelessness, CWS, March 2020, https://endhomelessness.org/wp-content/uploads/2020/03/Housing-First-Research-NAEH-NLIHC-Handout.pdf; see also Kontrast At, “Finland Ends Homelessness and Provides Shelter for All in Need,” Scoop.Me, November 10, 2020, https://scoop.me/housing-first-finland-homelessness/ (reporting 15,000 euros savings per homeless person for the Finnish state under Housing First).

24. Carson, “We Know How to End Homelessness.”

25. Sam Tsemberis, Leyla Gulcur, and Maria Nakae, “Housing First, Consumer Choice, and Harm Reduction for Homeless Individuals with a Dual Diagnosis,” American Journal of Public Health 94, no. 4 (April 2004): 651–56, https://pubmed.ncbi.nlm.nih.gov/15054020/.

26. “Homelessness 101,” Coalition for the Homeless (Houston), https://www.homelesshouston.org/houston-facts-info; Editors, “Housing First: Milwaukee County Recognized with Lowest Unsheltered Homeless Population in America,” Milwaukee Independent, April 12, 2022, https://www.milwaukeeindependent.com/articles/housing-first-milwaukee-county-recognized-lowest-unsheltered-homeless-population-america/; Esteban Hernandez, “Study Shows Effectiveness of Housing-First Program,” Axios, August 30, 2022, https://www.axios.com/local/denver/2022/08/30/study-denver-effectiveness-housing-first-homelessness; Maria C. Raven, Matthew J. Niedzwiecki, and Margot Kushel, “A Randomized Trial of Permanent Supportive Housing for Chronically Homeless Persons with High Use of Publicly Funded Services,” Health Services Research 55, no. S2 (October 2020), https://www.hsr.org/node/664701 (Santa Clara).

27.“New Point-in-Time Data Reveals Decrease in Veteran Homelessness,” US Department of Housing and Urban Development, November 3, 2022, https://www.hud.gov/press/press_releases_media_advisories/HUD_No_22_227.

28. Cohen, “‘Housing First’ Works.”

29. Kenny Stancil, “In Pursuit of ‘Housing Justice for All,’ Cori Bush Reintroduces Unhoused Bill of Rights,” Common Dreams, July 31, 2023, https://www.commondreams.org/news/cori-bush-unhoused-bill-of-rights.

30. “The State of the Nation’s Housing,” Harvard Joint Center for Housing Studies, 2022, 2, https://www.jchs.harvard.edu/sites/default/files/reports/files/Harvard_JCHS_State_Nations_Housing_2022.pdf; “No Way Home: Tenant Screening Barriers to Housing,” Fair Housing Center of Central Indiana, May 2023, 4, https://www.fhcci.org/wp-content/uploads/2023/05/Tenant-Screening-Report-FINAL.pdf.

31. Jenny Schuetz, Fixer-Upper: How to Repair America’s Broken Housing Systems (Washington, DC: Brookings Institution, 2022), 75.

32. “What Is Single Family Zoning?,” Planetizen, https://www.planetizen.com/definition/single-family-zoning#:~:text=.

33. Matthew Desmond, Poverty, by America (New York: Crown, 2023), 114.

34. Emily Badger and Quoctrung Bui, “Cities Start to Question an American Ideal: A House with a Yard on Every Lot,” New York Times, June 18, 2019, https://www.nytimes.com/interactive/2019/06/18/upshot/cities-across-america-question-single-family-zoning.html.

35. Yonah Freemark, Lydia Lo, Eleanor Noble, and Ananya Hariharan, “Cracking the Zoning Code: Understanding Local Land-Use Regulations and How They Can Advance Affordability and Equity,” Urban Institute, May 2022, https://apps.urban.org/features/advancing-equity-affordability-through-zoning/#equity.

36. Scholastica Cororaton, “Single-Family Homeowners Typically Accumulated $225,000 in Housing Wealth over 10 Years,” National Association of Realtors, January 7, 2022, https://www.nar.realtor/blogs/economists-outlook/single-family-homeowners-typically-accumulated-225K-in-housing-wealth-over-10-years; Dan Darrah, “We Need Public Housing, Not Affordable Housing,” Jacobin, April 17, 2022, https://jacobin.com/2022/04/us-canadian-social-housing-affordability-ownership-speculation.

37. Randy Shaw, Generation Priced Out: Who Gets to Live in the New Urban America (Oakland: University of California Press, 2020).

38. William A. Fischel, The Homevoter Hypothesis (Cambridge, MA: Harvard University Press, 2005).

39. “Homeowner Equity Insights—Q1 2023,” CoreLogic, June 8, 2023, https://www.corelogic.com/intelligence/homeowner-equity-insights-q1-2023/.

40. William A. Fischel, “An Economic History of Zoning and a Cure for Its Exclusionary Effects,” Urban Studies 41, no. 2, https://journals.sagepub.com/doi/abs/10.1080/0042098032000165271.

41. Jerusalem Desmas, “60 Percent of Likely Voters Say They Are in Favor of Public Housing. So Why Isn’t There More of It?,” Vox, January 26, 2021, https://www.vox.com/22248779/affordable-housing-public-housing-poll-homelessness-crisis-covid-19-nimby-yimby-zoning; Zoha Qamar, “Americans Want More Affordable Housing—Just Not Nearby,” FiveThirtyEight, December 16, 2022, https://fivethirtyeight.com/features/americans-want-more-affordable-housing-just-not-nearby/.

42. Desmond, Poverty, by America, 96, 115.

43. Village of Euclid v. Ambler Realty Company, 272 U.S. 365 (1926).

44. Desmond, Poverty, by America, 114.

45. Stephen Menendian, Samir Gambhir, and Arthur Gailes, “Twenty-First Century Residential Segregation in the United States,” Othering and Belonging Institute, Roots of Structural Racism Project, June 21, 2021, https://belonging.berkeley.edu/roots-structural-racism.

46. Freemark et al., “Cracking the Zoning Code”; Binyamin Applebaum, “California Is Actually Making Progress on Building More Housing,” New York Times, October 4, 2022, https://www.nytimes.com/2022/10/04/opinion/california-housing-crisis.html; “What Is Single Family Zoning?,” Planitezen; Thomas J. PlaHovinsak, “Exclusionary Zoning: Policy Design Lessons from the Mount Laurel Decisions,” Housing Policy Debate, April 24, 2020, https://nlihc.org/sites/default/files/Exclusionary_Zoning_Policy_Design_Lessons_From_the_Mount_Laurel_Decisions.pdf.

47. Luisa Godinez-Puig, Garbiella Garriga, and Yonah Freemark, “Federal and State Dollars Could Be Used to Force Change in Exclusionary Towns,” Shelterforce, March 23, 2023, https://shelterforce.org/2023/03/23/federal-and-state-dollars-could-be-used-to-force-change-in-exclusionary-towns/.

48. Cecilia Rouse, Jared Bernstein, Helen Knudsen, and Jeffery Zhang, “Exclusionary Zoning: Its Effect on Racial Discrimination in the Housing Market,” White House, June 17, 2021, https://www.whitehouse.gov/cea/written-materials/2021/06/17/exclusionary-zoning-its-effect-on-racial-discrimination-in-the-housing-market/.

49. Solomon Greene and Ingrid Gould Ellen, “Breaking Barriers, Boosting Supply: How the Federal Government Can Help Eliminate Exclusionary Zoning,” Urban Institute, September 25, 2020, https://www.urban.org/research/publication/breaking-barriers-boosting-supply.

50. “Wall Street and Single Family Rentals,” Americans for Financial Reform, January 17, 2018, 30–32, http://ourfinancialsecurity.org/2018/01/afr-report-wall-street-and-single-family-rentals/.

51. People’s Action, A National Homes Guarantee, briefing book, September 5, 2019, 16, https://homesguarantee.com/wp-content/uploads/Homes-Guarantee-_-Briefing-Book.pdf; Center for Popular Democracy & CPD Action, “2021 Federal Housing Agenda,” 2021, 6, https://www.populardemocracy.org/sites/default/files/20210124%20Federal%20Housing%20Agenda.pdf.

52. People’s Action, National Homes Guarantee, 16.

53. Rachel Cohen, “Could This Obscure Tax Idea Reshape American Housing?,” Vox, January 5, 2024, https://www.vox.com/24025379/detroit-land-value-tax-lvt-property-tax-housing-vacant-blight.

54. People’s Action, National Homes Guarantee, 16–17.

55. Olivia Ensign, “The Right to Housing Is on the Ballot in Los Angeles: Voters to Decide on Initiative to Increase Affordable Housing by Taxing Mega Mansions,” Human Rights Watch, October 2022, https://www.hrw.org/news/2022/10/13/right-housing-ballot-los-angeles.

56. Michael Leachman and Samantha Waxman, “State ‘Mansion Taxes’ on Very Expensive Homes,” Center on Budget and Policy Priorities, October 1, 2019, https://www.cbpp.org/research/state-budget-and-tax/state-mansion-taxes-on-very-expensive-homes.

57. Leachman and Waxman, “State ‘Mansion Taxes.’”

58. “From the Ground Up: Community Centered Policies to Scale Equitable Development,” Partners for Dignity & Rights, 2022, 2, 22, https://dignityandrights.org/wp-content/uploads/2022/06/PDR-Ground-Up-Report-Final-Digital-1.pdf.

59. “Wall Street and Single Family Rentals,” Americans for Financial Reform; “2021 Federal Housing Agenda,” 6.

60. “76% of Low-Income Renters Needing Federal Rental Assistance Don’t Receive It,” Center on Budget and Policy Priorities, 2019, https://www.cbpp.org/research/housing/three-out-of-four-low-income-at-risk-renters-do-not-receive-federal-rental-assistance.

61. Vincent Reina, Claudia Aiken, and Jenna Epstein, Exploring a Universal Housing Voucher, Housing Initiative at Penn, September 21, 2021, https://www.housinginitiative.org/universal-voucher.html.

62.Reina, Aiken, and Epstein, Exploring a Universal Housing Voucher.

63. “A Quick Guide to SNAP Eligibility and Benefits,” Center on Budget and Policy Priorities, March 3, 2023, https://www.cbpp.org/research/food-assistance/a-quick-guide-to-snap-eligibility-and-benefits; “Policy Basics: Introduction to Medicaid,” Center on Budget and Policy Priorities, April 14, 2020, https://www.cbpp.org/research/health/introduction-to-medicaid.

64. “Vice President Joe Biden (D) Housing Plan,” National Low Income Housing Coalition, February 24, 2020, https://fcfedbf1-3d28-4722-bcf5-5d4322aac1c2.filesusr.com/ugd/d97bc4_7e450d2227e642b9a9c50cfa70819ed8.pdf; “Ending Homelessness Act of 2023, H.R. 4232, 118th Cong,” https://www.congress.gov/bill/118th-congress/house-bill/4232/text; Stancil, “In Pursuit of ‘Housing Justice for All.’”

65. Kirk McClure and Alex Schwartz, “The Case for Universal Rental Assistance,” Appeal, May 15, 2020, https://theappeal.org/rental-assistance-housing-choice-voucher/.

66. Desmond, Poverty, by America, 91, n. 21.

67. Mary K. Cunningham, “It’s Time to Reinforce the Housing Safety Net by Adopting Universal Vouchers for Low-Income Renters,” Urban Institute, April 7, 2020, https://www.urban.org/urban-wire/its-time-reinforce-housing-safety-net-adopting-universal-vouchers-low-income-renters; Stephen Semler, “A New Bill Would Redirect $100 Billion from the Military Budget to Pro-worker Programs,” Jacobin, June 18, 2022, https://jacobin.com/2022/06/defense-spending-people-over-pentagon-act.

68. Reina, Aiken, and Epstein, Exploring a Universal Housing Voucher.

69. J. R. Reed, “Advancing Choice in the Housing Choice Voucher Program: Source of Income Protections and Locational Outcomes,” Stoop, June 22, 2022, https://furmancenter.org/thestoop/entry/advancing-choice-in-the-housing-choice-voucher-program-source-of-income-protections-and-locational-outcomes; “Source of Income Laws by State, County, and City,” National Multifamily Housing Council, 2022, https://www.nmhc.org/research-insight/analysis-and-guidance/source-of-income-laws-by-state-county-and-city/; Alison Bell, Barbara Sard, and Becky Koepnick, “Prohibiting Discrimination against Renters Using Housing Vouchers Improves Results,” Center on Budget and Policy Priorities, December 20, 2018, https://www.cbpp.org/research/housing/prohibiting-discrimination-against-renters-using-housing-vouchers-improves-results; “Q: Can Prohibiting Source-of-Income Discrimination Help Voucher Holders?,” Shelterforce, July 30, 2018, https://shelterforce.org/2018/07/30/q-can-prohibiting-source-of-income-discrimination-help-voucher-holders/.

70. Sarah fit the demographics of voucher holders, which makes blocking discrimination against them all the more appropriate: 78 percent of voucher households are headed by women, and 65 percent of the households are Black or Hispanic; “14–1 Advancing Tenant Protections: Source-of-Income Protections,” National Low Income Housing Coalition, February 7, 2023, https://nlihc.org/resource/14-1-advancing-tenant-protections-source-income-protections#:~:text=.

71. Douglas Rice, “Agencies Generally Use All Available Voucher Funding to Help Families Afford Housing,” Center on Budget and Policy Priorities, March 4, 2019, https://www.cbpp.org/research/housing/agencies-generally-use-all-available-voucher-funding-to-help-families-afford; “Discrimination against Housing Choice Voucher Holders,” Urban Institute, 2018, https://www.urban.org/policy-centers/metropolitan-housing-and-communities-policy-center/projects/housingchoicevoucherdiscrimination.

72. Keith Burbank, “First Study of Its Kind Shows Financial Aid Can Prevent Homelessness,” SFGate, July 22, 2023, https://www.sfgate.com/news/bayarea/article/first-study-of-its-kind-shows-financial-aid-can-18255390.php; “California Statewide Study of People Experiencing Homelessness,” University of California San Francisco Benioff Homelessness and Housing Initiative, June 2023, https://homelessness.ucsf.edu/our-impact/our-studies/california-statewide-study-people-experiencing-homelessness.

73.“Week 59 Household Pulse Survey, June 28–July 10,” US Census Bureau, July 19, 2023, https://www.census.gov/data/tables/2023/demo/hhp/hhp59.html.

74. “7 Key Trends in Poverty in the United States,” Peter G. Peterson Foundation, February 27, 2023, https://www.pgpf.org/blog/2023/02/7-key-trends-in-poverty-in-the-united-states#:~:text=.

75. “7 Key Trends in Poverty.”

76. Rick Noack, “See How Much (or How Little) You’d Earn If You Did the Same Job in Another Country,” Washington Post, March 3, 2015, https://www.washingtonpost.com/news/worldviews/wp/2015/03/03/chart-see-how-much-or-how-little-youd-earn-if-you-did-the-same-job-in-another-country/.

77. Martin Armstrong, “How America’s Minimum Wage Compares,” Statista, January 18, 2024, https://www.statista.com/chart/3501/the-countries-with-the-best-minimum-wages/; “Collective Bargaining,” OECD, https://www.oecd.org/els/emp/collective-bargaining.htm.

78. Greg Iacurci, “U.S. Is Worst among Rich Nations for Worker Benefits,” CNBC, February 4, 2021, https://www.cnbc.com/2021/02/04/us-is-worst-among-rich-nations-for-worker-benefits.html.

79. Rachel Black and Aleta Sprague, “The Rise and Reign of the Welfare Queen,” New America, September 22, 2016, https://www.newamerica.org/weekly/rise-and-reign-welfare-queen/.

80. Ann C. Foster and Arcenis Rojas, “Program Participation and Spending Patterns of Families Receiving Government Means-Tested Assistance,” Monthly Labor Review, US Bureau of Labor Statistics, January 2018, https://doi.org/10.21916/mlr.2018.3.

81. Desmond, Poverty, by America, 86.

82. Peter Hepburn, Olivia Jin, Joe Fish, Emily Lemmerman, Anne Kat Alexander, and Matthew Desmond, “Preliminary Analysis: Eviction Filing Patterns in 2021,” Eviction Lab, March 8, 2022, https://evictionlab.org/us-eviction-filing-patterns-2021/.

83. Sharon Parrott, “Robust COVID Relief Achieved Historic Gains against Poverty and Hardship, Bolstered Economy,” Center on Budget and Policy Priorities, June 14, 2022, https://www.cbpp.org/research/poverty-and-inequality/robust-covid-relief-achieved-historic-gains-against-poverty-and-0#:~:text=.

84. Parrott, “Robust COVID Relief.”

85. A version of this discussion of the withdrawal of COVID-era government benefits was first published in Fran Quigley, “Letting Go of the Rope,” Common Dreams, December 10, 2022, https://www.commondreams.org/views/2022/12/10/letting-go-rope-eviction-court.

86. Alexander Herman, “Emergency Rental Assistance Has Helped Stabilize Struggling Renters,” Joint Center for Housing Studies of Harvard University, April 6, 2022, https://www.jchs.harvard.edu/blog/emergency-rental-assistance-has-helped-stabilize-struggling-renters.

87. Solomon Greene, Todd M. Richardson, Jemine A. Bryon, and Richard Cho, “Rise in Homelessness Averted amidst Worsening Housing Needs in 2021,” PD&R Edge, August 22, 2023, https://www.huduser.gov/portal/pdredge/pdr-edge-frm-asst-sec-082223.html.

88. “Eviction Tracking,” Eviction Lab, https://evictionlab.org/eviction-tracking/.

7. How We Fix This—Rent Control

1. “The Rent Is Too Damn High,” People’s Action, accessed June 13, 2024, https://damnhighrent.com/.

2. “America’s Rental Housing 2022,” Joint Center for Housing Studies of Harvard University, 2022, 1, https://www.jchs.harvard.edu/sites/default/files/reports/files/Harvard_JCHS_Americas_Rental_Housing_2022.pdf; Alicia Mazzara, “Rents Have Risen More Than Incomes in Nearly Every State since 2001,” Center on Budget and Policy Priorities, December 10, 2019, https://www.cbpp.org/blog/rents-have-risen-more-than-incomes-in-nearly-every-state-since-2001; Madeleine Ngo, “Rising Rent Prices Are Keeping Inflation High,” Vox, September 14, 2022, https://www.vox.com/policy-and-politics/2022/9/14/23351128/inflation-rent-prices-high.

3. “American Families Face a Growing Rent Burden,” Pew Charitable Trusts, April 1, 2018, https://www.pewtrusts.org/-/media/assets/2018/04/rent-burden_report_v2.pdf.

4. HouseCanary, National Rental Report, 2022, 5, https://cdn.prod.website-files.com/659c81c0f2b2def2180e9b9f/659dd29d84f3af1b8773a133_HC_Rental-Report_H222_min-1.pdf.

5. Jim Benson, “Indianapolis Rentals amid Surging U.S. Occupancy Rates,” Five Star Realty Group, June 27, 2022, https://five-stargroup.com/indianapolis-rentals-amid-surging-u-s-occupancy-rates/.

6. Hyojung Lee, “Who Owns Rental Properties, and Is It Changing?,” Joint Center for Housing Studies of Harvard University, August 18, 2017, http://www.jchs.harvard.edu/blog/who-owns-rental-properties-and-is-it-changing/.

7. Heather Little, “Rent Going Up? One Company’s Algorithm Could Be Why,” ProPublica, October 15, 2022, https://www.propublica.org/article/yieldstar-rent-increase-realpage-rent. (“The net effect of driving revenue and pushing people out was $10 million in income,” Campo said. “I think that shows keeping the heads in the beds above all else is not always the best strategy.”) Mike Leonard, “RealPage, Landlords Face Antitrust Lawsuit over Rent Spike,” Bloomberg Law, October 19, 2022, https://news.bloomberglaw.com/esg/realpage-major-landlords-face-antitrust-lawsuit-over-rent-spike.

8. “Justice Department Sues RealPage for Algorithmic Pricing Scheme That Harms Millions of American Renters,” Office of Public Affairs, US Department of Justice, August 23, 2024, https://www.justice.gov/opa/pr/justice-department-sues-realpage-algorithmic-pricing-scheme-harms-millions-american-renters.

9. Kriston Capps and Sarah Holder, “Wolf of Main Street,” Bloomberg, March 3, 2022, https://www.bloomberg.com/graphics/2022-evictions-monarch-investment-rental-properties/.

10. “America’s Biggest Multifamily and Single-Family Landllords Continue to Reap Huge Profits and Take Advantage of Tenants,” Accountable. US, April 10, 2023, https://accountable.us/wp-content/uploads/2023/04/2023-04-10-Updated-Research-On-Housing-Profiteering-FINAL.docx-1.pdf.

11. “Consumer Expenditures—2021,” US Bureau of Labor Statistics, September 8, 2022, https://www.bls.gov/news.release/cesan.nr0.htm; Peter J. Mateyka and Jayne Yoo, “Share of Income Needed to Pay Rent Increased the Most for Low-Income Households from 2019 to 2021,” US Census, March 2, 2023, https://www.census.gov/library/stories/2023/03/low-income-renters-spent-larger-share-of-income-on-rent.html.

12. Corianne Payton Scally and Dulce Gonzales, “Renters Are More Likely Than Homeowners to Struggle with Paying for Basic Needs,” Urban Institute, November 1, 2018, https://www.urban.org/urban-wire/renters-are-more-likely-homeowners-struggle-paying-basic-needs.

13. “Household Pulse Survey, April 2024,” US Census Bureau, https://www.census.gov/data/tables/2024/demo/hhp/cycle04.html; “Eviction Tracker,” Eviction Lab, https://evictionlab.org/eviction-tracking/#tracker.

14. “Rent Stabilization,” State of Oregon Department of Administrative Services, https://www.oregon.gov/das/OEA/Pages/Rent-stabilization.aspx.

15. Patrick Range McDonald, “Update: Big Real Estate Shelled Out Nearly $100 Million to Stop Prop 21,” Housing Is a Human Right, January 3, 2021, https://www.housingisahumanright.org/update-big-real-estate-shelled-out-nearly-100-million-to-stop-prop-21/; Vishal Shankar, “CNBC Airs Falsehoods and Parrots Landlord Lobbyists to Trash Rent Control,” Revolving Door Project, March 24, 2023, https://therevolvingdoorproject.org/cnbc-airs-falsehoods-and-parrots-landlord-lobbyists-to-trash-rent-control/.

16. A version of this review of rent control was originally published in Fran Quigley, “Why We Need Rent Control,” Jacobin, July 20, 2023, https://jacobin.com/2023/07/rent-control-arguments-myths-housing-real-estate.

17. Mary K. Cunningham, “It’s Time to Reinforce the Housing Safety Net by Adopting Universal Vouchers for Low-Income Renters,” Urban Institute, April 7, 2020, https://www.urban.org/urban-wire/its-time-reinforce-housing-safety-net-adopting-universal-vouchers-low-income-renters.

18. Alex Schwartz and Kirk McClure, “Why Building More Homes Won’t Solve the Affordable Housing Problem for Those Who Need It the Most,” Conversation, November 12, 2021, https://theconversation.com/why-building-more-homes-wont-solve-the-affordable-housing-problem-for-the-millions-of-people-who-need-it-most-171100.

19. Bloomberg Editors, “The US Can Solve Its Housing Crisis. It Just Needs to Start Building,” Washington Post, December 30, 2022, https://www.washingtonpost.com/business/the-us-can-solve-its-housing-crisis-it-just-needs-to-start-building/2022/12/30/4d5b3940-8866-11ed-b5ac-411280b122ef_story.html.

20. For example, see “Rent Board,” SF.gov, https://sf.gov/departments/rent-board/about; “Ending Chronic Homelessness Saves Taxpayer Money,” National Alliance to End Homelessness, http://endhomelessness.org/wp-content/uploads/2017/06/Cost-Savings-from-PSH.pdf.

21. Amee Chew and Sarah Treuhaft, Our Homes, Our Future: How Rent Control Can Build Stable, Healthy Communities, PolicyLink, Center for Popular Democracy, and Right to the City Alliance, 2019, 5, https://www.policylink.org/resources-tools/our-homes-our-future.

22. Chew and Treuhaft, Our Homes, 18.

23. “Rental Housing Stock,” Harvard Joint Center for Housing Studies, 2017, https://www.jchs.harvard.edu/sites/default/files/03_harvard_jchs_americas_rental_housing_2017.pdf.

24. Allan D. Heskin, Ned Levine, and Mark Garrett, “The Effects of Vacancy Control,” APA Journal 66, no. 2 (June 2000): 162–76.

25. Manuel Pastor, Vanessa Carter, and Maya Abood, “Rent Matters: What Are the Impacts of Rent Stabilization Measures?,” USC Dornsife Program for Environmental and Regional Equity, October 10, 2018, https://dornsife.usc.edu/assets/sites/242/docs/Rent_Matters_PERE_Report_Final_02.pdf; Prasanna Rajasekaran, Mark Treskon, and Solomon Greene, “Rent Control: What Does the Research Tell Us about the Effectiveness of Local Action?,” Urban Institute, January 2019, 7, https://www.urban.org/sites/default/files/publication/99646/rent_control._what_does_the_research_tell_us_about_the_effectiveness_of_local_action_1.pdf.

26. Rajasekaran, Treskon, and Greene, “Rent Control”; Lance Freemand and Frank Braconi, “Gentrification and Displacement: New York City in the 1990’s,” Journal of the American Planning Association 70, no. 1 (2004): 39–52.

27. Chew and Treuhaft, Our Homes, 21.

28. Matthew Desmond and Carl Gershenson, “Housing and Employment Insecurity among the Working Poor,” Social Problems 63, no. 1 (2016): 46–67, https://doi.org//10.1093/socpro/spv025; Maya Brennan, Patrick Reed, and Lisa A. Sturtevant, “The Impacts of Affordable Housing on Education: A Research Summary,” Center for Housing Policy, November 2014, https://nhc.org/wp-content/uploads/2017/03/The-Impacts-of-Affordable-Housing-on-Education-1.pdf.

29. “Education of Homeless Children and Youth,” National Coalition for the Homeless, https://nationalhomeless.org/wp-content/uploads/2014/06/Education-Fact-Sheet.pdf.

30.Emily A. Benfer, Seema Mohapatra, Lindsay F. Wiley, and Ruqaiijah Yearby, “Health Justice Strategies to Combat the Pandemic: Eliminating Discrimination, Poverty, and Health Disparities during and after COVID-19,” Yale Journal of Health Policy, Law, and Ethics 19, no. 3 (2020): 148–50, https://openyls.law.yale.edu/bitstream/handle/20.500.13051/5966/Benfer_v19n3_122_171.pdf?sequence=2.

31. Mark Paul, “Economists Hate Rent Control. Here’s Why They’re Wrong,” American Prospect, May 16, 2023, https://prospect.org/infrastructure/housing/2023-05-16-economists-hate-rent-control/.

32. H. Gibbs Knotts and Moshe Haspel, “The Impact of Gentrification on Voter Turnout,” Social Science Quarterly 87, no. 1 (2006): 110–21, https://www.jstor.org/stable/42956112; Scott Schieman, “Residential Stability and the Social Impact of Neighborhood Disadvantage,” Social Forces 83, no. 3 (2005): 1031–64, https://www.jstor.org/stable/3598268.

33. “Should I Stay or Should I Go? Exploring the Effects of Housing Instability and Mobility on Children,” Center for Housing Policy, https://mcstudy.norc.org/publications/files/CohenandWardrip_2009.pdf.

34. Jonathan Fisher, David Johnson, Jonathan Latner, Timothy Smeeding, and Jeffrey Thompson, “Estimating the Marginal Propensity to Consume Using the Distributions of Income, Consumption, and Wealth,” Washington Center for Equitable Growth, April 19, 2018, https://equitablegrowth.org/working-papers/marginal-propensity-consume/.

35. Elizabeth Kneebone and Emily Garr, “The Suburbanization of Poverty,” Brookings, January 20, 2010, https://www.brookings.edu/research/the-suburbanization-of-poverty-trends-in-metropolitan-america-2000-to-2008/.

36. “Mapping Out Rental Controls across Europe,” JonesDay, October 2020, https://www.jonesday.com/en/insights/2020/10/mapping-out-rental-controls-across-europe.

37. Charles Noyes, “Rent Control,” CQ Press, October 8, 1941, https://cqpress.sagepub.com/cqresearcher/report/rent-control-cqresrre1941100800#H2_2; Daniel K. Fetter, “The Home Front: Rent Control and the Rapid Wartime Increase in Home Ownership,” Journal of Economic History 76, no. 4 (2016): 1001–43, https://www.cambridge.org/core/journals/journal-of-economic-history/article/home-front-rent-control-and-the-rapid-wartime-increase-in-home-ownership/171D34C6E02790944799DD9BB808835A; John W. Willis, “Short History of Rent Control Laws,” Cornell Law Review 36 (Fall 1950): 54.

38. Peter Dreier, “Rent Deregulation in California and Massachusetts,” May 14, 1997, https://www.peterdreier.com/wp-content/uploads/2014/04/Rent_Deregulation_In_California_Massachusetts.pdf.

39. Pennell v. City of San Jose, 485 U.S. 1 (1998).

40. 74 Pinehurst LLC v. State of New York, 59 F.4th 557, 569 (2d. Cir, 2023).

41. George Fenton, “Reversing Corporate Tax Cuts to Fund Infrastructure Would Boost Equity and Growth,” Center on Budget and Policy Priorities, May 25, 2021, https://www.cbpp.org/blog/reversing-corporate-tax-cuts-to-fund-infrastructure-would-boost-equity-and-growth.

42. Matthew Desmond, Poverty, by America (New York: Crown, 2023), 78–79, 137–38.

43. Desmond, 145.

44. Timothy L. Collins, “An Introduction to the New York City Rent Guidelines Board,” Rent Guidelines Board, January 2020, 13–26, https://rentguidelinesboard.cityofnewyork.us/wp-content/uploads/2020/01/intro2020.pdf.

45. Todd N. Tucker, “Price Controls: How the U.S. Has Used Them and How They Can Shape Industries,” Roosevelt Institute, November 2021, https://rooseveltinstitute.org/wp-content/uploads/2021/11/RI_Industrial-Policy-Price-Controls_Brief-202111.pdf.

46. Bryant Putney, “Price Control in Wartime,” CQ Press, 1940, https://library.cqpress.com/cqresearcher/document.php?id=cqresrre1940102400.

47.Daniel Yergin and Joseph Stanislaw, “Nixon, Price Controls, and the Gold Standard,” pbs.org, 1997, https://www.pbs.org/wgbh/commandingheights/shared/minitext/ess_nixongold.html.

48. Hadas Their, “To Fight Inflation, Bowman Says We Need Price Controls,” Jacobin, October 17, 2022, https://jacobin.com/2022/10/jamaal-bowman-inflation-price-controls; Isabella Weber, “Could Strategic Price Controls Help Fight Inflation?,” Guardian, December 29, 2021, https://www.theguardian.com/business/commentisfree/2021/dec/29/inflation-price-controls-time-we-use-it?utm_source=.

49. “Rent Control: Policy Issue,” National Apartment Association, accessed June 13, 2024, https://www.naahq.org/rent-control-policy#:~:text=.

50. Eleanor J. Bader, “Rent Is Too Damned High: US Tenants Mobilize to Demand Rent Controls,” Truthout, November 25, 2022, https://truthout.org/articles/rent-is-too-damned-high-us-tenants-mobilize-to-demand-rent-controls/.

51. Robbie Sequeira, “Some Cities Are Pushing for Rent Control; They Are Meeting Resistance,” Stateline, August 3, 2023, https://stateline.org/2023/08/03/some-cities-are-pushing-for-rent-control-theyre-meeting-resistance/.

52. “Rent Control,” National Multifamily Housing Council, https://www.nmhc.org/industry-topics/affordable-housing/rent-control/.

53. “Top Spenders 2020,” Open Secrets, https://www.opensecrets.org/federal-lobbying/top-spenders?cycle=2020; “Why Rent Is Rising in the U.S.,” CNBC, December 13, 2021, https://www.youtube.com/watch?v=5Ds-_o5oGdk.

54. Walter Block, “Rent Control,” EconLib, https://www.econlib.org/library/Enc/RentControl.html#lfHendersonCEE2-145_footnote_nt389.

55. Shankar, “CNBC Airs Falsehoods.”

56. Jerusalem Desmas, “I Changed My Mind on Rent Control,” Vox, December 2, 2021, https://www.vox.com/22789296/housing-crisis-rent-relief-control-supply.

57. Lily Roberts and Ben Olinsky, “Raising the Minimum Wage Would Boost an Economic Recovery—and Reduce Taxpayer Subsidization of Low-Wage Work,” Center for American Progress, January 27, 2021, https://www.americanprogress.org/article/raising-minimum-wage-boost-economic-recovery-reduce-taxpayer-subsidization-low-wage-work/.

58. Matthew Castillon, “70% of Workers Are Likely to Quit at Current $7.25 Federal Minimum Wage in ‘Brutal’ Turnover Cycle,” CNBC, September 25, 2019, https://www.cnbc.com/2019/09/25/70percent-of-workers-are-likely-to-quit-at-current-federal-minimum-wage.html.

59. “Economists in Support of a Federal Minimum Wage of $15 by 2024,” Economic Policy Institute, https://www.epi.org/economists-in-support-of-15-by-2024/.

60. Rajasekaran, Treskon, and Greene, “Rent Control,” 7.

61. Roshan Abraham, “Economists Support Nationwide Rent Control in Letter to Biden Admin,” Vice, August 3, 2023, https://www.vice.com/en/article/5d9yvz/economists-support-national-rent-control-in-letter-to-biden-admin.

62. Patrick Range McDonald, “Top Five Flaws of Stanford University Study on Rent Control,” Housing Is a Human Right, January 18, 2023, https://www.housingisahumanright.org/top-five-flaws-of-stanford-university-study-on-rent-control/; Shankar, “CNBC Airs Falsehoods.”

63. Val Werness, “Rent Controls: A White Paper Report,” National Association of Realtors, March 2017, https://realtorparty.realtor/wp-content/uploads/2017/12/State-Local-Issues-Rent-Control-White-Paper.pdf. The landlord lobby’s anti–rent control rhetoric contributes to the few instances where rent control appears to be discouraging new construction. In St. Paul, Minnesota, fewer building permits were issued after a November 2021 vote that created new rent control policies. But HUD data show that the drop in permits actually began almost a year before the vote and well over a year before the policy ever took effect. As Roshan Abraham wrote for Shelterforce and Next City, these data “suggest that developers pulling permits were reacting to the perception of the rent control policy rather than its practical impact.” Roshan Abraham, “What Happened to Rent Control in Minneapolis?,” Next City, August 24, 2023, https://nextcity.org/urbanist-news/what-happened-to-rent-control-in-minneapolis.

64. Nicole Montojo, Eli Moore, and Stephen Barton, “Opening the Door for Rent Control,” Othering and Belonging Institute (UC Berkeley), September 2018, https://belonging.berkeley.edu/opening-door-rent-control; Edward G. Goetz, “Minneapolis Rent Stabilization Study,” University of Minnesota Center for Urban and Regional Affairs, September 7, 2021, https://www.cura.umn.edu/research/minneapolis-rent-stabilization-study; Alisa Belinkoff Katz, “People Are Simply Unable to Pay the Rent,” UCLA Luskin Center for History and Policy, October 2018, https://luskincenter.pre.ss.ucla.edu/wp-content/uploads/sites/66/2018/09/People-Are-Simply-Unable-to-Pay-the-Rent.pdf; Pastor, Carter, and Abood, “Rent Matters.”

65. Chew and Treuhaft, Our Homes, 23; “LAS Successfully Defends New York’s Rent Reforms, Stabilization Law,” Legal Aid Society, February 6, 2023, https://legalaidnyc.org/news/successfully-defends-new-york-rent-reforms-stabilization-law/.

66. J. W. Mason, “Considerations on Rent Control,” JWMason.org, November 14, 2019, https://jwmason.org/slackwire/considerations-on-rent-control/.

67. “Rent Report,” Rent.com, https://www.rent.com/research/average-rent-price-report/; Mike Leonard, “RealPage, Landlords Face Antitrust Lawsuit over Rent Spike,” Bloomberg Law, October 19, 2022, https://news.bloomberglaw.com/esg/realpage-major-landlords-face-antitrust-lawsuit-over-rent-spike.

68. Gary Painter, “No, Rent Control Doesn’t Always Reduce the Supply of Housing,” Los Angeles Times, October 31, 2018, https://www.latimes.com/opinion/op-ed/la-oe-painter-rent-control-economist-20181031-story.html.

69. Will Parker, “Aiming at Wealthy Renters, Developers Build More Luxury Apartments Than They Have in Decades,” Wall Street Journal, January 15, 2020, sec. Real Estate, https://www.wsj.com/articles/aiming-at-wealthy-renters-developers-build-more-luxury-apartments-than-they-have-in-decades-11579084202; Roberto Rodriguez, Liz Haak, and Sue Susman, “NY Must Stop ‘Warehousing’ of Vacant Affordable Apartments,” CityLimits, October 15, 2020, https://citylimits.org/2020/10/15/opinion-ny-must-act-to-stop-warehousing-of-vacant-affordable-apartments/.

70. John I. Gilderbloom and Lin Ye, “Thirty Years of Rent Control: A Survey of New Jersey Cities,” Journal of Urban Affairs 29, no. 2 (May 2007): 207–20, https://www.tandfonline.com/doi/abs/10.1111/j.1467-9906.2007.00334.x.

71. Jake Blumgart, “In Defense of Rent Control,” Pacific Standard, April 1, 2015, https://psmag.com/economics/in-defense-of-rent-control.

72. Dreier, “Rent Deregulation in California and Massachusetts.”

73. Tom Acitelli, “Massachusetts Rent Control Repeal Fallout in the 1990’s a Lesson for Today,” Curbed Boston, November 14, 2019, https://boston.curbed.com/2019/11/14/20962932/massachusetts-rent-control-debate-tenants; “The Morning After,” Economist, April 30, 1998, https://www.economist.com/united-states/1998/04/30/the-morning-after.

74. “Rent Control: Policy Issue,” National Apartment Association; “Why Rent Is Rising in the U.S.,” CNBC.

75. Alex Pareene and Laura Marsh, “The Rent Is Too Damn High,” New Republic, June 1, 2022, https://newrepublic.com/article/166652/why-is-rent-so-high.

76. Edgar O. Olsen, “What Do Economists Know about the Effect of Rent Control on Housing Maintenance?,” Journal of Real Estate Finance and Economics 1 (1988): 295–307, https://link.springer.com/article/10.1007/BF00658922#page-1.

77.Werness, “Rent Controls,” 86.

78. Schwartz and McClure, “Why Building More Homes Won’t Solve the Affordable Housing Problem.”

79. Fran Quigley, “A Bold Vision on Housing Is Needed to Win Big Change,” Waging Nonviolence, July 31, 2024, https://wagingnonviolence.org/2024/07/bold-vision-housing-needed-to-win-big/. “The Overton Window is based on the premise that elected officials dependent on winning popular elections will never adopt a policy unless it is within the range of options—or window, as it were—that enjoy broad support among the public.”

80. Georgia Kromrei, “National Groups Fund NY Landlords’ Suit against Rent Law,” TheRealDeal, November 13, 2019, https://therealdeal.com/new-york/2019/11/13/national-groups-fund-ny-landlords-suit-against-rent-law/.

81. Brief on file with author.

82. Chew and Treuhaft, Our Homes, 3.

83. “Who Are the Renters in America,” USA Facts, February 25, 2021, https://usafacts.org/articles/who-is-renting-in-america-cares-act/.

84. Richard Rothstein, The Color of Law: A Forgotten History of How Our Government Segregated America (New York: Liveright, 2017).

85. Matt Bruenig, “The Problems with Means-Testing Are Real,” Jacobin, September 27, 2020, https://jacobin.com/2020/09/means-testing-max-sawicky-universal-programs.

86. Meagan Day, “Targeted Social Programs Make Easy Targets,” Jacobin, January 14, 2018, https://jacobin.com/2018/01/targeted-social-programs-make-easy-targets.

87. Rick Shenkman, “When Did Social Security Become the Third Rail of American Politics?,” History News Network, https://historynewsnetwork.org/article/10522.

88. Bob Cesca, “Keep Your Goddam Government Hands off My Medicare!” HuffPost, December 6, 2017, https://www.huffpost.com/entry/get-your-goddamn-governme_b_252326.

89. Fran Quigley, “Growing Political Will from the Grassroots,” Columbia Human Rights Law Review 41, no. 1 (2009): 13–67.

90. J. Craig Jenkins and Charles Perrow, “Insurgency of the Powerless: Farm Worker Movements (1946–1972),” American Sociological Review 42, no. 2 (1977): 249, 265.

91. “America’s Rental Housing 2022,” Joint Center for Housing Studies of Harvard University, 2022, 9, https://www.jchs.harvard.edu/sites/default/files/reports/files/Harvard_JCHS_Americas_Rental_Housing_2022.pdf.

92. Michael Kolomatsky, “Which Cities Have More Renters?,” New York Times, February 15, 2018, https://www.nytimes.com/2018/02/15/realestate/rent-increases-2017.html; Christopher Mazur, “Homes on the Range: Homeownership Rates Are Higher in Rural America,” US Census, December 8, 2016, https://www.census.gov/newsroom/blogs/random-samplings/2016/12/homes_on_the_range.html.

93. Bader, “Rent Is Too Damned High.”

94. Bader, “Rent Is Too Damned High”; Samuel Robinson, “Detroiters Want to End Michigan’s Ban on Rent Control,” Axios, August 18, 2022, https://www.axios.com/local/detroit/2022/08/18/detroiters-end-michigan-ban-rent-control.

95. Kriston Capps, “As Housing Costs Spike, Voters Look for Hope in Rent Control,” Bloomberg, November 2021, https://www.bloomberg.com/news/articles/2021-11-04/rent-control-scored-a-big-election-night-victory.

96. Chris Lisinski, “Polls Show Support for Local Option Rent Control,” WWLP.com, March 7, 2023, https://www.wwlp.com/news/state-politics/poll-shows-support-for-local-option-rent-control/.

97. Daniel Aldana Cohen, Julian Brave NoiseCat, and Sean McElwee, “Americans Want to Live in a Just Society,” Data for Progress, September 25, 2019, https://www.dataforprogress.org/blog/2019/9/25/americans-want-to-live-in-a-just-society.

98.“Lift the Ban Coalition—Who We Are,” Lift the Ban, accessed June 14, 2024, https://ltbcoalition.org/.

99. “Mobile Home Rent Stabilization Ordinance,” Humboldt Planning and Building, https://humboldtgov.org/2283/Mobile-Home-Rent-Stabilization-Ordinance.

100. Sandra Larson, “How Portland, Maine, Passed Rent Control,” Shelterforce, November 28, 2022, https://shelterforce.org/2022/11/28/how-portland-maine-passed-rent-control/.

101. Courtney Cooperman, Lena O’Rourke, and David Foster, Voters Choose Housing, National Low Income Housing Coalition, December 2022, https://nlihc.org/sites/default/files/2022-12/voters-choose-housing.pdf.

102. Capps, “As Housing Costs Spike.”

103. “Executive Order on Protecting Tenants and Stabilizing the American Economy,” People’s Action Homes Guarantee Campaign, https://peoplesaction.org/wp-content/uploads/2023/01/Updated-Final-1.23-Rent-Regulations-Executive-Order-w-Sign-ons.pdf.

104. “CPD Affiliates Mobilize for National Rent Control,” Center for Popular Democracy, March 7, 2019, https://www.populardemocracy.org/blog/cpd-affiliates-mobilize-national-rent-control.

105. “Executive Order on Protecting Tenants,” People’s Action.

106. Fran Quigley, “Biden Rent Increase Cap Shows the Tenant Union Movement Can Win Nationally,” Common Dreams, April 17, 2024, https://www.commondreams.org/opinion/biden-rent-increase-cap-tenant.

107. Kristen Broady, Wendy Edelberg, and Emily Moss, “An Eviction Moratorium without Rental Assistance Hurts Smaller Landlords, Too,” Brookings, 2020, https://www.brookings.edu/blog/up-front/2020/09/21/an-eviction-moratorium-without-rental-assistance-hurts-smaller-landlords-too/.

108. Patrick Range McDonald, “Update: Big Real Estate Shelled Out Nearly $100 Million to Stop Prop 21,” Housing Is a Human Right, January 3, 2021, https://www.housingisahumanright.org/update-big-real-estate-shelled-out-nearly-100-million-to-stop-prop-21/.

109. David Brand, “Federal Court Upholds NY Stabilization Laws, Setting Up Possible Supreme Court Showdown,” Gothamist, February 6, 2023, https://gothamist.com/news/federal-court-upholds-ny-rent-stabilization-laws-setting-up-possible-supreme-court-showdown?mc_cid=.

110. “Rent Control Preemption Act,” American Legislative Exchange Council, https://alec.org/model-policy/rent-control-preemption-act/; Maggie Hicks, “Real Estate Industry Groups Spent Millions to Halt the National Eviction Moratorium,” Open Secrets, August 4, 2021, https://www.opensecrets.org/news/2021/08/real-estate-industry-spent-millions-to-halt-national-eviction-moratorium/.

111. Brittany Johnson, “Is That True? Experts Break Down ‘No on Prop. 21’ Ad,” KCRA, October 19, 2021, https://www.kcra.com/article/is-that-true-experts-break-down-no-on-prop-21-ad/34401362.

112. “All About Rent Control,” Bungalow, February 1, 2022, https://bungalow.com/articles/all-about-rent-control-what-it-is-how-it-works-and-how-it-impacts-your; Andrew Kliewer, Blair Bean Robertson, and Brianna Rauenzahn, “Constraining Cities,” Regulatory Review, April 30, 2022, https://www.theregreview.org/2022/04/30/saturday-seminar-constraining-cities/. (Cities are subject to state control under the prevailing interpretation of the US Constitution.)

113. Patricia Cantor, “How Cambridge Lost Rent Control,” Shelterforce, March 1, 1995, https://shelterforce.org/1995/03/01/25-years-ago-tenants-organized-formed-coalitions-took-to-the-streets-and-won-rent-control-in-massachusetts/; Marcelow Rochabrun and Cezary Podkul, “The Fateful Vote That Made New York City Rents So High,” ProPublica, December 15, 2016, https://www.propublica.org/article/the-vote-that-made-new-york-city-rents-so-high.

114.Tim Nelson and Ellen Finn, “St. Paul Rolls Back Part of Its New Rent Control Policy,” MPR News, September 29, 2022, https://www.mprnews.org/episode/2022/09/29/st-paul-rolls-back-part-of-its-new-rent-control-policy.

115. Pennell v. City of San Jose, 485 U.S. 1 (1998).

116. Mark Green, “Rent Destabilization Study II,” Office of the Public Advocate, May 18, 1997, http://tenant.net/Alerts/Guide/papers/mgreen2.pdf.

117. Julian Castro, “Corporate Prey: How Corporate Landlords Destabilize Black Homeownership,” Thurgood Marshall Institute, https://tminstituteldf.org/corporate-landlords-and-black-neighborhoods/; Mike Leonard, “RealPage, Landlords Face Antitrust Lawsuit over Rent Spike,” Bloomberg Law, October 19, 2022, https://news.bloomberglaw.com/esg/realpage-major-landlords-face-antitrust-lawsuit-over-rent-spike.

118. “Wall Street and Single Family Rentals,” Americans for Financial Reform, January 17, 2018, https://ourfinancialsecurity.org/2018/01/afr-report-wall-street-and-single-family-rentals/; Patrick Range McDonald, “Modern-Day Robber Baron: The Sins of Blackstone CEO Stephen Schwarzman,” Housing Is a Human Right, July 29, 2020, https://www.housingisahumanright.org/modern-day-robber-baron-the-sins-of-blackstone-ceo-stephen-schwarzman/; Jeff Ernsthausen, Paul Kiel, and Jesse Eisinger, “These Real Estate and Oil Tycoons Avoided Paying Taxes for Years,” ProPublica, December 7, 2021, https://www.propublica.org/article/these-real-estate-and-oil-tycoons-used-paper-losses-to-avoid-paying-taxes-for-years.

8. How We Fix This—Public and Social Housing

1. Unless otherwise indicated, quotes from Ramona Ferreyra are from a telephone interview with the author, December 6, 2022.

2. A version of this discussion of the value of public housing was originally published in Fran Quigley, “Public Housing Works. We Need More of It,” Jacobin, February 23, 2023, https://jacobin.com/2023/02/public-housing-new-york-affordable-rent-real-estate.

3. “Section 9 Is Public Housing,” Save Section 9, accessed June 14, 2024, https://www.savesection9.org/.

4. Bernie Sanders, “News: Sanders and Ocasio-Cortez Rollout Green New Deal for Public Housing Act,” Bernie Sanders, U.S. Senator for Vermont, April 19, 2021, https://www.sanders.senate.gov/press-releases/news-sanders-and-ocasio-cortez-rollout-green-new-deal-for-public-housing-act/.

5. Joseph P. Fried, “Nixon’s Housing Policy,” New York Times, September 29, 1973.

6. Howard Husock, “How Public Housing Harms Cities,” City Journal, Winter 2003, https://www.city-journal.org/article/how-public-housing-harms-cities.

7. Charles Babington, “Some GOP Legislators Hit Jarring Notes in Addressing Katrina,” Washington Post, September 10, 2005, https://www.city-journal.org/article/how-public-housing-harms-cities.

8. “Next HUD Secretary Clarifies Position on Public Housing,” Washington Post, December 28, 1976, reprinted at https://www.google.com/books/edition/Nomination_of_Patricia_Roberts_Harris/94lGcMGH7E4C?hl=en&gbpv=1&dq=.

9. Alex Schwartz, Housing Policy in the United States (New York: Routledge, 2021), 148.

10. “We Deserve to Have a Place to Live,” Human Rights Watch, September 27, 2022, https://www.hrw.org/report/2022/09/27/we-deserve-have-place-live/how-us-underfunding-public-housing-harms-rights-new.

11. Peter Dreier, “Why America Needs More Social Housing,” American Prospect, April 16, 2018, https://prospect.org/infrastructure/america-needs-social-housing/.

12. Alana Semuels, “The Power of Public Housing,” Atlantic, September 22, 2015, https://www.theatlantic.com/business/archive/2015/09/public-housing-success/406561/; Matthew Desmond, Poverty, by America (New York: Crown, 2023), 144.

13.“We Deserve to Have a Place to Live,” Human Rights Watch, September 27, 2022, https://www.hrw.org/report/2022/09/27/we-deserve-have-place-live/how-us-underfunding-public-housing-harms-rights-new.

14. Unless otherwise indicated, quotes from Jackson Gandour are from a telephone interview with the author, November 10, 2022.

15. “America’s Rental Housing 2022,” Joint Center for Housing Studies of Harvard University, 2022, 27, https://www.jchs.harvard.edu/sites/default/files/reports/files/Harvard_JCHS_Americas_Rental_Housing_2022.pdf; “Eviction Tracking,” Eviction Lab, https://evictionlab.org/eviction-tracking/.

16. “Resident Characteristics Report,” US Department of Housing and Urban Development; Jon Leckie, “Rent Report,” rent.com, May 2023, Jon rent.com/research/average-rent-price-report/.

17. “History and Nature of the Federal Procedural Requirements,” National Housing Law Project, https://www.nhlp.org/wp-content/uploads/History-of-PH-GP-unedited-for-CW.pdf.

18. Sonya Acosta and Brianna Guerrero, “Long Waitlists for Housing Vouchers Show Pressing Unmet Need for Assistance,” Center on Budget and Policy Priorities, October 6, 2021, https://www.cbpp.org/research/housing/long-waitlists-for-housing-vouchers-show-pressing-unmet-need-for-assistance.

19. Matthew Desmond, “Why Poverty Persists in America,” New York Times, March 9, 2023, https://www.nytimes.com/2023/03/09/magazine/poverty-by-america-matthew-desmond.html?referringSource=articleShare.

20. “Some Trampled in Rush for Dallas Housing Vouchers,” KHOU-TV, July 14, 2011, https://www.khou.com/article/news/local/texas/some-trampled-in-rush-for-dallas-housing-vouchers/285-341123934.

21. Michael A. Stegman, “The Role of Public Housing in a Revitalized National Housing Policy,” in Building Foundations: Housing and Federal Policy, ed. Denise Di Pasquale (Philadelphia: University of Pennsylvania Press, 1990), 333.

22. “Capital Fund Backlog,” National Association of Housing and Redevelopment Officials, accessed June 14, 2024, https://www.nahro.org/wp-content/uploads/2020/04/capital_fund_backlog_One-Pager.pdf.

23. Schwartz, Housing Policy in the United States, 151.

24. Francesca Mari, “Imagine a Renters’ Utopia: It Might Look Like Vienna,” New York Times, May 23, 2023, https://www.nytimes.com/2023/05/23/magazine/vienna-social-housing.html?smid=.

25. Amee Chew, “Social Housing for All: A Vision for Thriving Communities, Renter Power, and Racial Justice,” Center for Popular Democracy, March 2022, 18, https://www.populardemocracy.org/socialhousingforall.

26. “Policy Basics: Public Housing,” Center on Budget and Policy Priorities, 2021, https://www.cbpp.org/research/public-housing.

27. “Public Housing History,” National Low Income Housing Coalition, 2019, 4, https://nlihc.org/resource/public-housing-history; “False HOPE: A Critical Assessment of the HOPE VI Public Housing Redevelopment Program,” National Housing Law Project, June 2002, https://nhlp.org/files/FalseHOPE.pdf.

28. “Priorities for the Build Back Better Act,” National Low Income Housing Coalition, March 15, 2001, https://nlihc.org/sites/default/files/American_Recovery_Plan.pdf.

29. Will Fischer, Sonya Acosta, and Anna Bailey, “An Agenda for the Future of Public Housing,” Center on Budget and Policy Priorities, March 11, 2021, 9, n. 14, https://www.cbpp.org/sites/default/files/3-11-21hous.pdf.

30. People’s Action, A National Homes Guarantee, briefing book, 9, n. 31, https://homesguarantee.com/wp-content/uploads/Homes-Guarantee-_-Briefing-Book.pdf; “Human Rights Watch Report Highlights How HUD and Congress Must Do More to Protect Public Housing Residents,” National Housing Law Project, January 27, 2022, https://www.nhlp.org/wp-content/uploads/HRW-report-statement.pdf.

31. Schwartz, Housing Policy in the United States, 6; Richard Florida, “The U.S. Spends Far More on Homeowner Subsidies Than It Does on Affordable Housing,” Bloomberg, April 17, 2015, https://www.bloomberg.com/news/articles/2015-04-17/the-u-s-spends-far-more-on-homeowner-subsidies-than-it-does-on-affordable-housing.

32. Tatjana Meschede, Jamie Morgan, Andrew Aurand, and Dan Threet, “Misdirected Housing Supports: Why the Mortgage Interest Deduction Unjustly Subsidizes High-Income Households and Expands Racial Disparities,” National Low Income Housing Coalition, May 2021, 5–7, https://nlihc.org/sites/default/files/NLIHC-IERE_MID-Report.pdf.

33. Debipriya Chatterjee and Samuel Stein, “421-a at 50: Rising Cost, Diminishing Returns,” Community Service Society, February 2022, 5, https://smhttp-ssl-58547.nexcesscdn.net/nycss/images/uploads/pubs/RisingCost_V9.pdf.

34. Ryan Holeywell, “Vienna Offers Affordable and Luxurious Housing,” Governing: The States and Localities, February 2013, http://www.governing.com/gov-affordable-luxurious-housing-in-vienna.html; Chew, “Social Housing for All,” 23–31; “Public Housing—a Singapore Icon,” Housing and Development Board, 2022, https://www.hdb.gov.sg/about-us/our-role/public-housing-a-singapore-icon.

35. Carolin Schmidt, “Strong Tenant Protections and Subsidies Support Germany’s Majority-Renter Housing Market,” Brookings, April 20, 2021, https://www.brookings.edu/essay/germany-rental-housing-markets/.

36. Joseph P. Fried, “Nixon’s Housing Policy,” New York Times, September 29, 1973, https://www.nytimes.com/1973/09/29/archives/nixons-housing-policy-opponents-say-proposal-for-cash-payments-wont.htm; Maggie McCarty, “An Introduction to Public Housing,” Congressional Research Service, January 3, 2014, 5–9, https://sgp.fas.org/crs/misc/R41654.pdf.

37. Philip Tegeler, “What Can HUD Do to Expand Public Housing and Community Ownership of Rental Housing?,” Poverty and Race Research Action Council, April 2021, 3, http://www.prrac.org/pdf/hud-social-housing-2021.pdf.

38. Sanders, “News: Sanders and Ocasio-Cortez Rollout Green New Deal for Public Housing Act.”

39. Rachel M. Cohen, “How State Governments Are Reimagining American Public Housing,” Vox, August 4, 2022, https://www.vox.com/policy-and-politics/23278643/affordable-public-housing-inflation-renters-home. See also Paul Williams, “Public Housing for All,” Noema, August 26, 2021. (“A system of public, municipal and state-owned enterprises that build and operate housing presents both an off-ramp from our reliance on rent-seeking investors and laissez-faire ‘planning,’ and an on-ramp to the socialization of our vast land wealth.”)

40. Cohen, “How State Governments Are Reimagining American Public Housing.”

41. Keeanga-Yamahtta Taylor, Race for Profit: How Banks and the Real Estate Industry Undermined Black Homeownership (Chapel Hill: University of North Carolina Press, 2019), xviii.

42. Samuel Stein, “What Stands in the Way of Affordable Housing?,” Architect’s Newspaper, August 23, 2023, https://www.archpaper.com/2023/08/what-stands-in-the-way-of-affordable-housing/.

43. Bloomberg editors, “The US Can Solve Its Housing Crisis. It Just Needs to Start Building,” Washington Post, December 30, 2022, https://www.washingtonpost.com/business/the-us-can-solve-its-housing-crisis-it-just-needs-to-start-building/2022/12/30/4d5b3940-8866-11ed-b5ac-411280b122ef_story.html.

44. Yonah Freemark, “Zoning Change,” Urban Institute, April 5, 2023, https://www.urban.org/research/publication/zoning-change.

45.“America’s Rental Housing 2022,” Joint Center for Housing Studies of Harvard University.

46. Rick Jacobus, “Inclusionary Housing: Creating and Maintaining Equitable Communities,” Lincoln Institute of Land Policy, 2015, 3, 13, https://www.lincolninst.edu/publications/policy-focus-reports/inclusionary-housing.

47. Peter Coy, “The U.S. Is Finally Trying to Fix Its Money-Laundering Problem,” New York Times, August 3, 2023, https://www.nytimes.com/2023/08/02/opinion/money-laundering-corruption-treasury.html?smid=.

48. Chuck Collins, “Who Owns the City? Luxury Towers and Supercharged Gentrification,” Nonprofit Quarterly, May 26, 2021, https://nonprofitquarterly.org/who-owns-the-city-luxury-towers-and-supercharged-gentrification/.

49. Collins, “Who Owns the City?”: Chew, “Social Housing for All.”

50. Alex Schwartz and Kirk McClure, “Why Building More Homes Won’t Solve the Affordable Housing Problem for Those Who Need It the Most,” Conversation, November 12, 2021, https://theconversation.com/why-building-more-homes-wont-solve-the-affordable-housing-problem-for-the-millions-of-people-who-need-it-most-171100 (citing “Rental Vacancy Rates by Region,” US Census, 2021, https://www.census.gov/housing/hvs/files/qtr321/rvr321.jpg); Katherine M. O’Regan and Keren M. Horn, “What Can We Learn about the Low-Income Housing Tax Credit Program by Looking at the Tenants?,” Housing Policy Debate 23, no. 3 (May 16, 2013): 597–613, https://www.tandfonline.com/doi/abs/10.1080/10511482.2013.772909.

51. Griffin Oleynick, “Beyond YIMBYism: An Interview with Max Holleran,” Commonweal, January 23, 2023, https://www.commonwealmagazine.org/housing-max-holleran-interview-nimbys-yimbys. See also Allan Mallach, “Is the Solution to Homelessness Obvious?,” Shelterforce, April 5, 2023, https://shelterforce.org/2023/04/05/is-the-solution-to-homelessness-obvious/. (“Until or unless the federal government provides enough funds so that every homeless person can get a Housing Choice Voucher or the equivalent, we cannot eliminate homelessness. Even when we build new so-called affordable housing with the Low Income Tax Credit or other programs, most homeless people can’t afford those units … unless they can get housing vouchers. Even with public subsidies for capital costs, we cannot build housing that will rent at levels most homeless people can afford. And even if we increased production of moderately priced housing to the point where some older units filtered down to become more affordable, their rent will not fall below the cost floor a landlord needs to cover their costs and make a reasonable return on their equity investment or make their mortgage payments.”); Allan Mallach, “Rents Will Only Go So Low, No Matter How Much We Build,” Shelterforce, December 13, 2019, https://shelterforce.org/2019/12/13/rents-will-only-go-so-low-no-matter-how-much-we-build/ (“Every landlord has some floor, some minimum amount they need to make—based on their business model—to stay in business… . Neither the market nor existing affordable housing programs will solve this problem. The only thing that will is the creation of an entitlement housing allowance to enable all very-low-income families to find basic, decent housing at a price they can afford”); and Peter Cohen, “The Filtering Fallacy,” Shelterforce, October 21, 2016, https://shelterforce.org/2016/10/12/the-filtering-fallacy/.

52. Chew, “Social Housing for All”; Gianpaolo Baiocchi and H. Jacob Carlson, “Housing Is a Social Good,” Boston Review, June 2, 2021, https://bostonreview.net/articles/housing-is-a-social-good/; People’s Action, National Homes Guarantee, 2.

53. Chew, “Social Housing for All”; Baiocchi and Carlson, “Housing Is a Social Good”; People’s Action, National Homes Guarantee, 2.

54. Baiocchi and Carlson, “Housing Is a Social Good”; People’s Action, National Homes Guarantee, 2; “PH 4.2, Social Rental Housing Stock,” OECD, https://www.oecd.org/els/family/PH4-2-Social-rental-housing-stock.pdf, 1.

55.Chew, “Social Housing for All”; Baiocchi and Carlson, “Housing Is a Social Good”; People’s Action, National Homes Guarantee, 2; Peter Gowan and Ryan Cooper, “Social Housing in the United States,” People’s Policy Project, 2018, 27, www.peoplespolicyproject.org/wp-content/uploads/2018/04/SocialHousing.pdf.

56. Chew, “Social Housing for All”; Baiocchi and Carlson, “Housing Is a Social Good”; People’s Action, National Homes Guarantee, 2; Gowan and Cooper, “Social Housing in the United States,” 27.

57. James A. Crowder Jr., Chris Schildt, and Rick Jacobus, Our Homes, Our Communities: How Housing Acquisition Strategies Can Create Affordable Housing, Stabilize Neighborhoods, and Prevent Displacement, PolicyLink, 2021, 6, 14, https://www.policylink.org/sites/default/files/pl_Our-Homes_050321_a.pdf.

58. Emily Thaden, Kim Graziani, and Annie Stup, “Land Banks and Community Land Trusts: Not Synonyms or Antonyms. Complements,” Shelterforce, 2016, https://shelterforce.org/2016/11/09/land-banks-community-land-trusts-not-synonyms-or-antonyms-complements/; Chew, “Social Housing for All,” 22.

59. All-In Cities, “Tenant/Community Opportunity to Purchase,” PolicyLink, https://allincities.org/toolkit/tenant-community-opportunity-to-purchase; Jenny Reed, “DC’s First Right Purchase Program Helps to Preserve Affordable Housing and Is One of DC’s Key Anti-displacement Tools,” DC Fiscal Policy Institute, September 24, 2013, https://www.dcfpi.org/wp-content/uploads/2013/09/9-24-13-First_Right_Purchase_Paper-Final.pdf; Associates and NYU Furman Center, “Rights of First Refusal,” Local Housing Solutions, 2021, https://localhousingsolutions.org/housing-policy-library/rights-of-first-refusal/.

60. Julie Gilgoff, “The California SHIMBY Movement—Social Housing in My Backyard,” California Western Law Review 60 (2023–2024), https://papers.ssrn.com/sol3/papers.cfm?abstract_id=4789072.

61. Amanda Abrams, “Lessons from the Last Housing Crisis: How to Get Control of Properties,” Shelterforce, 2020, https://shelterforce.org/2020/09/17/lessons-from-the-last-housing-crisis/.

62. For an example of cooperative housing see Erik Forman, “How Unions Can Solve the Housing Crisis,” In These Times, October 2018, https://inthesetimes.com/features/unions-housing-crisis-labor-coop-apartments-new-york-homeless-rent-control.html.

63. Chew, “Social Housing for All,” 31.

64. Baiocchi and Carlson, “Housing Is a Social Good”; People’s Action, National Homes Guarantee, 2.

65. Emily Thaden and Greg Rosenberg, “Outperforming the Market: Delinquency and Foreclosure Rates in Community Land Trusts,” Lincoln Institute of Land Policy, 2010, https://www.lincolninst.edu/publications/articles/outperforming-market.

66. Holeywell, “Vienna Offers Affordable and Luxurious Housing.” (Because public housing is so expansive in Vienna, developers of unsubsidized units still must provide good prices and high quality to prospective tenants in order to remain competitive. “The city—without having direct control of the property market—has managed to keep the cost of new residential property down.”)

67. Julie Lawson and Hannu Ruonavaara, Land Policy for Affordable and Inclusive Housing: An International Review, SmartLand, 2020, 33, https://smartland.fi/wp-content/uploads/Land-policy-for-affordable-and-inclusive-housing-an-international-review.pdf.

68. Chew, “Social Housing for All,” 4; Gowan and Cooper, “Social Housing in the United States,” 29.

69. People’s Action, National Homes Guarantee, 2.

70. Claudia Copeland, Linda Levine, and William J. Mallett, “The Role of Public Works Infrastructure in Economic Recovery,” Congressional Research Service, September 21, 2011, 12–15, https://sgp.fas.org/crs/misc/R42018.pdf; Gowan and Cooper, “Social Housing in the United States,” 29. (“One major benefit of an ongoing government investment in municipal housing is an increase in job security for people involved in municipal housing construction—while the supply of housing being built may vary somewhat over time, it need not do so to the same extent that any individual private developer’s workload fluctuates.”)

71. Dianne Enriquez, “A System That Makes Housing a Commodity Can’t Serve Human Needs, Jacobin, 2021, https://jacobin.com/2021/07/housing-evictions-covid-19-crisis-homelessness-organize-policy; “2021 Federal Housing Agenda,” Center for Popular Democracy & CPD Action, January 2021, 8, https://www.populardemocracy.org/sites/default/files/20210124%20Federal%20Housing%20Agenda.pdf; People’s Action, National Homes Guarantee, 14. The City of Evanston, Illinois, has a local reparations program focused on building intergenerational wealth among Black residents through homeownership: “Evanston Local Reparations,” City of Evanston, accessed June 14, 2024, https://www.cityofevanston.org/government/city-council/reparations. (“Reparations, and any process for restorative relief, must connect between the harm imposed and the City. The strongest case for reparations by the City of Evanston is in the area of housing, where there is sufficient evidence showing the City’s part in housing discrimination as a result of early City zoning ordinances in place between 1919 and 1969, when the City banned housing discrimination.”)

72. People’s Action, National Homes Guarantee, 14; Baiocchi and Carlson, “Housing Is a Social Good’: Chew, “Social Housing for All,” 30–31.

73. Desmond, Poverty, By America, 144.

74. Chew, “Social Housing for All,” 13.

75. Holeywell, “Vienna Offers Affordable and Luxurious Housing”; Gowan and Cooper, “Social Housing in the United States,” 29; Joanna Kusiak, “Socialization: A Democratic, Affordable, and Lawful Solution to Berlin’s Housing Crisis,” Rosa Luxemburg Stiftung, January 2021, 3–4, https://www.rosalux.de/fileadmin/rls_uploads/pdfs/Policy_Paper/PolicyPaper_1-2021_EN.pdf.

76. “National Land Bank Map,” Center for Community Progress, https://communityprogress.org/resources/land-banks/national-land-bank-map/; “Housing Trust Funds,” Local Housing Solutions, https://localhousingsolutions.org/housing-policy-library/housing-trust-funds/.

77. Crowder, Schildt, and Jacobus, Our Homes, Our Communities.

78. Will Peischel, “How a Brief Socialist Takeover in North Dakota Gave Residents a Public Bank,” Vox, October 1, 2019, https://www.vox.com/the-highlight/2019/9/24/20872558/california-north-dakota-public-bank; “California Public Banking Option Act (AB 1177) Passes the State Legislature,” California Public Banking Alliance, September 11, 2021, https://californiapublicbankingalliance.org/news/california-public-banking-option-act-ab-1177-passes-the-state-legislature/; “Finance Our Future,” Pathways to a People’s Economy, accessed June 14, 2024, https://peopleseconomy.org/create-and-strengthen-banks-community-capital-vehicles-and-financial-institutions-that-prioritize-the-communities-they-serve/; Thomas Hanna, “Buyouts, Not Bailouts: Public Banks as a Solution to the Next Crisis,” openDemocracy, August 28, 2019, https://www.opendemocracy.net/en/oureconomy/buyouts-not-bailouts-public-banks-solution-next-crisis/; “From the Ground Up: Community Centered Policies to Scale Equitable Development,” Partners for Dignity & Rights, 2022, 30–31, https://dignityandrights.org/wp-content/uploads/2022/06/PDR-Ground-Up-Report-Final-Digital-1.pdf.

79. Crowder, Schildt, and Jacobus, Our Homes, Our Communities; Laura Waxmann, “S.F. Supervisors Approve $20M in Prop. I Revenue for Rent Relief, Affordable Housing,” San Francisco Business Times, March 23, 2021, https://www.bizjournals.com/sanfrancisco/news/2021/03/23/prop-i-sf-rent-reliefaffordable-housing.html.

80.Julie Gilgoff, “Giving Tenants the First Opportunity to Purchase Their Homes,” Shelterforce, 2020, https://shelterforce.org/2020/07/24/giving-tenants-the-first-opportunity-to-purchase-their-homes/; Reed, “DC’s First Right Purchase Program”; Noah Arroyo, “SF Tenants Set to Gain New Powers in Negotiations with Landlords,” San Francisco Public Press, February 17, 2022, https://www.sfpublicpress.org/sf-tenantsto-gain-new-powers-in-negotiations-with-landlords/; Patrick Range McDonald, “The Righteous Battle for Rent Control in St. Paul and Minneapolis,” Housing Is a Human Right, December 31, 2021, https://www.housinghumanright.org/the-righteous-battle-for-rent-control-in-st-paul-and-minneapolis/; Roxana Kopetman, “Santa Ana’s Rent Control Law Is on after Efforts to Repeal It Fail,” Orange County Register, November 22, 2021, https://www.ocregister.com/2021/11/22/santa-anas-rent-control-law-is-on-after-efforts-to-repeal-it-fail/. (“Hard” rent control restricts increases based on a formula usually tied to inflation, no matter who the occupant is. “Weak” rent control is limited to the tenure of the tenant, allowing rents to be reset when the occupants change.); Gowan and Cooper, “Social Housing in the United States”; “From the Ground Up,” Partners for Dignity & Rights.

81. Cohen, “How State Governments Are Reimagining American Public Housing.” See also Williams, “Public Housing for All.”

82. Cohen, “How State Governments Are Reimagining American Public Housing.”

83. Cohen, “How State Governments Are Reimagining American Public Housing.”

84. Democracy Collaborative, “Community Land Trusts (CLTs),” Community-Wealth.org, June 21, 2012, https://community-wealth.org/strategies/panel/clts/index.html; Miriam Axel-Lute, “Understanding Community Land Trusts,” Shelterforce, 2021, https://shelterforce.org/2021/07/12/understanding-community-land-trusts/.

85. Axel-Lute, “Understanding Community Land Trusts.”

86. Axel-Lute, “Understanding Community Land Trusts.”

87. Axel-Lute, “Understanding Community Land Trusts.”

88. “Roots & Branches: A Gardener’s Guide to the Origins and Evolution of the Community Land Trust,” Center for Community Land Trust Innovation, November 2019, accessed June 14, 2024, http://cltroots.org/the-guide/early-hybrids-breeding-and-seeding-the-clt-model/georgia-seedbed; Audrea Lim, “We Shall Not Be Moved: Collective Ownership Gives Power Back to Poor Farmers,” Harper’s Magazine, July 2020, https://harpers.org/archive/2020/07/we-shall-not-be-moved-collective-ownership-black-farmers/.

89. Crowder, Schildt, and Jacobus, Our Homes, Our Communities; Ko Lyn Cheang, “As Indy Grapples with Gentrification, Affordable Housing Advocates Turn to Bold Solution,” Indianapolis Star, May 19, 2022, https://www.indystar.com/story/news/real-estate/2022/05/19/indianapolis-gentrification-affordable-housing-community-land-trust/7371740001/.

90. Brenda Torpy, “Champlain Housing Trust,” International Center for Community Land Trusts, 2015, https://cltweb.org/case-studies/champlain-housing-trust/.

91. Karen Narefsky, “The Case for Public Housing,” Dissent, November 2015, https://www.dissentmagazine.org/online_articles/case-for-public-housing-vienna-chicago. (Narefsky calls for social housing that “would have to be built at a large scale, beyond that at which local community land trusts can operate. But I hope that the community land trust movement can provide an example of the kind of housing we need.”)

92. David Zahniser, “L.A. Leaders Weigh a New Idea to Halt Rent Hikes: Force Landlords to Sell Their Buildings,” Los Angeles Times, February 3, 2020, https://www.latimes.com/ homeless-housing/story/2020-02-03/la-me-eminent-doman-proposalrent-hikes. For a discussion of land value tax, which unlike traditional property tax schemes disincentivizes owners keeping property vacant or undeveloped, see Jerusalem Desmas, “Tax the Land: One Radical Idea to Solve America’s Housing Crisis,” Vox, March 4, 2022, https://www.vox.com/policy-and-politics/22951092/land-tax-housing-crisis.

93.“AHF Praises Newsom for Signing Bill to Convert Buildings into Affordable Housing,” BusinessWire, September 30, 2022, https://www.businesswire.com/news/home/20220929006027/en/AHF-Praises-Newsom-for-Signing-Bill-to-Convert-Buildings-into-Affordable-Housing.

94. “Congresswoman Rashida Tlaib Introduces Bill to Repeal Controversial Opportunity Zones,” Representative Rashida Tlaib, November 22, 2019, https://tlaib.house.gov/media/press-releases/congresswoman-rashida-tlaib-introduces-bill-repeal-controversial-opportunity; “Where Have All the Houses Gone? Private Equity, Single Family Rentals, and America’s Neighborhoods,” Committee on Financial Services, https://www.congress.gov/event/117th-congress/house-event/114969.

95. Gianpaolo Baiocchi and H. Jacob Carlson, “The Case for a Social Housing Development Authority,” Urban Democracy Lab, November 2020, https://urbandemos.nyu.edu/wp-content/uploads/2020/11/SHDA-whitepaper-Nov2020.pdf.

96. Baiocchi and Carlson, “Housing Is a Social Good.”

97. “Rep. Omar Reintroduces Homes for All, Manufactured Housing Legislation,” Ilhan Omar, press release, March 24, 2022, https://omar.house.gov/media/press-releases/rep-omar-reintroduces-homes-all-manufactured-housing-legislation; People’s Action, National Homes Guarantee, 8.

98. Gianpaolo Baiocchi, H. Jacob Carlson, Ruthy Gourevitch, and Daniel Aldana Cohen, “Homes Act: Analysis of Legislative Impact,” Climate & Community Institute, September 2024, https://climateandcommunity.org/research/homes-act-analysis-of-legislative-impact/; Alexandria Ocasio-Cortez and Tina Smith, “Our Solution to the Housing Crisis,” New York Times, September 18, 2024, https://www.nytimes.com/2024/09/18/opinion/aoc-tina-smith-housing.html.

99. “HoUSed,” National Low Income Housing Coalition, https://nlihc.org/housed.

9. Lessons from Other Countries and Our Own History

1. Francesca Mari, “Imagine a Renters’ Utopia: It Might Look Like Vienna,” New York Times, May 23, 2023, https://www.nytimes.com/2023/05/23/magazine/vienna-social-housing.html?smid=.

2. A version of my discussion of the Vienna success with social housing was originally published in Fran Quigley, “We Should Look to Vienna for Answers to Our Housing Crisis,” Jacobin, October 29, 2023, https://jacobin.com/2023/10/red-vienna-public-affordable-housing-homelessness-matthew-yglesias.

3. “The System of Limited For-Profit Housing in Austria: Cost-Rents, Revolving Funds, and Economic Impacts,” CIRIEC Working Paper, May 2022, https://www.housinginternational.coop/wp-content/uploads/2022/07/CIRIEC-WORKING-PAPER_Limited-Profit-Housing-Associations-in-Austria_May2022-1.pdf; “Vienna’s Unique Social Housing Program,” US Department of Housing and Urban Development, January 13, 2014, https://www.huduser.gov/portal/pdredge/pdr_edge_featd_article_011314.html#:~:text=.

4. Mari, “Imagine a Renters’ Utopia.”

5. Mari, “Imagine a Renters’ Utopia.”

6. Peter Dreier, “Why America Needs More Social Housing,” American Prospect, April 16, 2018, https://prospect.org/infrastructure/america-needs-social-housing/.

7. Kathrin Gaál and Karin Ramser, “Social Housing in Vienna,” City of Vienna, https://socialhousing.wien/. See also H. Jacob Carlson and Gianpaolo Baiocchi, “Social Housing: How a New Generation of Activists Is Reinventing Housing,” Shelterforce, June 30, 2023, https://shelterforce.org/2023/06/30/social-housing-how-a-new-generation-of-activists-are-reinventing-housing/; “City of Vienna: Human Rights Council Resolution 39/7 on Local Government and Human Rights,” UN Office of the High Commissioner for Human Rights, February 12, 2019, ttps://www.ohchr.org/sites/default/files/Documents/Issues/LocalGvt/Local/20190212Vienna.pdf.

8. “Vienna’s Unique Social Housing Program,” US Department of Housing and Urban Development.

9. Dreier, “Why America Needs More Social Housing.”

10. Gaál and Ramser, “Social Housing in Vienna.”

11. Mirko Lorenz, “How Vienna Found a Unique Model for Low Rent,” Datawrapper, May 25, 2023, https://blog.datawrapper.de/how-vienna-found-a-unique-model-for-low-rent/.

12. “The World’s Most Livable Cities in 2023,” Economist, June 21, 2023, https://www.economist.com/graphic-detail/2023/06/21/the-worlds-most-liveable-cities-in-2023.

13. “76% of Low-Income Renters Needing Federal Rental Assistance Don’t Receive It,” Center on Budget and Policy Priorities, 2019, https://www.cbpp.org/research/housing/three-out-of-four-low-income-at-risk-renters-do-not-receive-federal-rental-assistance; “2022 Annual Homeless Assessment Report (AHAR) to Congress,” US Department of Housing and Urban Development, December 19, 2022, https://www.huduser.gov/portal/sites/default/files/pdf/2022-ahar-part-1.pdf. For a critique of the estimate see “‘Don’t Count on It’: How the HUD Point-in-Time Count Underestimates the Homelessness Crisis in America,” National Law Center on Homelessness and Poverty, 2017, https://homelesslaw.org/wp-content/uploads/2018/10/HUD-PIT-report2017.pdf.

14. Veronika Duma and Hanna Lichtenberger, “Remembering Red Vienna,” Jacobin, February 10, 2017, https://jacobin.com/2017/02/red-vienna-austria-housing-urban-planning.

15. Jake Blumgart, “Most Livable City: How Vienna Earned Its Place in Housing History,” CityMonitor, June 22, 2023, https://citymonitor.ai/housing/red-vienna-how-austrias-capital-earned-its-place-in-housing-history; “Municipal Housing” in Vienna, City of Vienna, https://socialhousing.wien/tools/municipal-housing-in-vienna.

16. Gaál and Ramser, “Social Housing in Vienna.”

17. Blumgart, “Most Livable City.”

18. Meagan Day, “We Can Have Beautiful Public Housing,” Jacobin, November 13, 2018, https://jacobin.com/2018/11/beautiful-public-housing-red-vienna-social-housing.

19. Gaal and Ramser, “Social Housing in Vienna.”

20. “Municipal Politics—’Red Vienna’—a Success Story,” City of Vienna, accessed June 14, 2024, https://www.wien.gv.at/english/history/commemoration/housing.html.

21. “How Much Does the Austrian State Spend on Housing?,” Die Gemeinnutzigen (analysis of Eurostat, Cofog data, 2020). On file with the author.

22. “Urban Development and Land Policy,” City of Vienna, accessed June 14, 2024, https://socialhousing.wien/tools/urban-development-and-land-policy.

23. Mari, “Imagine a Renters’ Utopia.”

24. “Sonnwendviertel—a New Urban Quarter,” City of Vienna, accessed June 14, 2024, https://socialhousing.wien/best-practice/planning-urban-development/sonnwendviertel-a-new-urban-quarter.

25. “A Home of Your Own: Housing First and Ending Homelessness in Finland,” Y-Foundation, 2017, 11, 24, https://www.feantsaresearch.org/download/a_home_of_your_own_lowres_spreads6069661816957790483.pdf; Jon Henley, “‘It’s a Miracle’: Helsinki’s Radical Solution to Homelessness,” Guardian, June 3, 2019, https://www.theguardian.com/cities/2019/jun/03/its-a-miracle-helsinkis-radical-solution-to-homelessness.

26. “Home of Your Own,” Y-Foundation, 10. (Section 19 of the Constitution of Finland includes the following provisions: “Those who cannot obtain the means necessary for a life of dignity have the right to receive indispensable subsistence and care. Everyone shall be guaranteed by an Act the right to basic subsistence in the event of unemployment, illness, and disability and during old age as well as at the birth of a child or the loss of a provider… . The public authorities shall promote the right of everyone to housing and the opportunity to arrange their own housing.”)

27. Peter Gowan and Ryan Cooper, “Social Housing in the United States,” People’s Policy Project, 2018, 20, www.peoplespolicyproject.org/wp-content/uploads/2018/04/SocialHousing.pdf.

28. Julie Lawson and Hannu Ruonavaara, “Land Policy for Affordable and Inclusive Housing: An International Review” SmartLand, 2020, 32, https://smartland.fi/wp-content/uploads/Land-policy-for-affordable-and-inclusive-housing-an-international-review.pdf.

29. Penelope Colston, “The Finnish Secret to Happiness? Knowing When You Have Enough,” New York Times, April 1, 2023, https://www.nytimes.com/2023/04/01/world/europe/finland-happiness-optimism.html?referringSource=articleShare.

30. “Public Housing—a Singapore Icon,” Housing and Development Board, 2022, https://www.hdb.gov.sg/about-us/our-role/public-housing-a-singapore-icon; Tien-Foo Sing, I-Chun Tsai, and Ming-Chi Chen, “Price Dynamics in Public and Private Housing Markets in Singapore,” Journal of Housing Economics 15, no. 4 (December 2006): 305–20, https://ideas.repec.org/a/eee/jhouse/v15y2006i4p305-320.html.

31. “Public Housing—a Singapore Icon,” Housing and Development Board.

32. Abhas Jha, “‘But What about Singapore?’ Lessons from the Best Public Housing Program in the World,” World Bank Blogs, January 31, 2018, https://blogs.worldbank.org/sustainablecities/what-about-singapore-lessons-best-public-housing-program-world.

33. Fran Quigley, “Social Housing Can Work: An Interview with Alex Lee and Stanley Chang,” Jacobin, May 13, 2024, https://jacobin.com/2024/05/social-housing-policy-california-hawaii.

34. “South-South Cooperation—FUCVAM, Uruguay,” Building and Social Housing Foundation, accessed June 14, 2024, https://www.world-habitat.org/wp-content/uploads/2016/03/Report-South-South-co-operation-FUCVAM-WEB-5MB.pdf.

35. Day, “We Can Have Beautiful Public Housing.”

36. John Harris, “The End of Council Housing,” Guardian, January 4, 2016, https://www.theguardian.com/society/2016/jan/04/end-of-council-housing-bill-secure-tenancies-pay-to-stay.

37. Ösgård, Anton, “Sweden’s Collective Bargaining for Rents Must Be Defended,” Jacobin, July 12, 2021, https://jacobin.com/2021/07/sweden-left-party-social-democrats-housing-crisis; “About Us: Introducing the Swedish Union of Tenants,” Swedish Union of Tenants, accessed June 14, 2024, http://www.iut.nu/wp-content/uploads/2017/03/A-Introduction-to-the-Swedish-Union-of-Tenants.pdf.

38. Gowan and Cooper, “Social Housing in the United States,” 23, 25.

39. Gowan and Cooper, “Social Housing in the United States.”

40. Gowan and Cooper, “Social Housing in the United States.”

41. “Rep. Omar Reintroduces Homes for All, Manufactured Housing Legislation,” Ilhan Omar, press release, March 24, 2022, https://omar.house.gov/media/press-releases/rep-omar-reintroduces-homes-all-manufactured-housing-legislation.

42. Raina Lipsitz, “To House the People, Expropriate the Landlords,” Conversationalist, August 12, 2021, https://conversationalist.org/2021/08/12/to-house-the-people-expropriate-the-landlords/.

43. Alexander Vasudevan, “Berlin’s Vote to Take Property from Big Landlords Could Be a Watershed Moment,” Guardian, September 29, 2021, https://www.theguardian.com/commentisfree/2021/sep/29/berlin-vote-landlords-referendum-corporate; Lipsitz, “To House the People”; Joanna Kusiak, “Socialization: A Democratic, Affordable, and Lawful Solution to Berlin’s Housing Crisis,” Rosa Luxemburg Stiftung, January 2021, https://www.rosalux.de/fileadmin/rls_uploads/pdfs/Policy_Paper/PolicyPaper_1-2021_EN.pdf.

44.Bill Davies, Charlotte Snelling, Ed Turner, and Susanne Marquardt, “Lessons from Germany: Tenant Power in the Rental Market,” Institute for Public Policy Research, 2017, https://www.ippr.org/publications/lessons-from-germany-tenant-power-in-the-rental-market; Matt Phillips, “Most Germans Don’t Buy Their Homes, They Rent: Here’s Why,” Quartz, January 23, 2014, https://qz.com/167887/germany-has-one-of-the-orlds-lowest-homeownership-rates/.

45. Sarah Abramsky, “Other Countries Know Housing Is a Human Right. Why Doesn’t America?,” Nation, July 28, 2023, https://www.thenation.com/article/politics/housing-homelessness-europe-america/.

46. Quigley, “Social Housing Can Work.”

47. Chuck Collins, “Who Owns the City? Luxury Towers and Supercharged Gentrification,” Nonprofit Quarterly, May 26, 2021, https://nonprofitquarterly.org/who-owns-the-city-luxury-towers-and-supercharged-gentrification/.

48. Peter Coy, “The U.S. Is Finally Trying to Fix Its Money-Laundering Problem,” New York Times, August 3, 2023, https://www.nytimes.com/2023/08/02/opinion/money-laundering-corruption-treasury.html?smid=.

49. Fran Quigley, “Tell Me How It Ends: The Path to Nationalizing the U.S. Pharmaceutical Industry,” University of Michigan Journal of Law Reform 53 (2020): 755, https://papers.ssrn.com/sol3/papers.cfm?abstract_id=3496795.

50. Franklin D. Roosevelt, “State of the Union Message to Congress,” January 11, 1944.

51. “Eleanor Roosevelt and the Universal Declaration of Human Rights,” Eleanor Roosevelt Papers Project, Columbian College of Arts & Sciences, accessed June 14, 2024, https://erpapers.columbian.gwu.edu/eleanor-roosevelt-and-universal-declaration-human-rights.

52. “The Right to Adequate Housing Fact Sheet No. 21 / Rev. 1,” Office of the United Nations High Commissioner for Human Rights, 2014, 1, 3–9, https://www.ohchr.org/sites/default/files/Documents/Publications/FS21_rev_1_Housing_en.pdf.

53. Universal Declaration of Human Rights, G.A. Res. 217, U.N. GAOR, 3d Sess., pt. 1, art. 25(1), U.N. Doc. A/810 (1948).

54. “The Universal Declaration of Human Rights and Its Relevance for the European Union,” European Parliamentary Research Service, November 2018, https://www.europarl.europa.eu/RegData/etudes/ATAG/2018/628295/EPRS_ATA(2018)628295_EN.pdf.

55. International Covenant on Economic, Social and Cultural Rights, opened for signature December 16, 1966, art. 11(1), 993 U.N.T.S. 3, 5 (entered into force January 3, 1976).

56. International Covenant on Economic, Social and Cultural Rights.

57. Franklin D. Roosevelt, “Radio Address on the Election of Liberals,” November 4, 1938, https://www.presidency.ucsb.edu/documents/radio-address-the-election-liberals.

58. “Status of Ratification Interactive Dashboard,” United Nations Human Rights Office of the High Commissioner, https://indicators.ohchr.org/.

59. Vienna Convention on the Law of Treaties (VCLT), adopted May 22, 1969, G.A. Res. 2166 (XXI), 2287 (XXII), 1155 U.N.T.S. 331, U.N. Doc. A/CONF.39/11/Add.2, art. 18.

60. Lindsey v. Normet, 405 U.S. 56 (1972).

61. Eric Tars, “Housing as a Human Right,” National Law Center on Homelessness & Poverty, 2019, 1–14, https://nlihc.org/sites/default/files/AG-2019/01-06_Housing-Human-Right.pdf.

62. “General Comments No. 4 and 24: The Right to Adequate Housing,” CESCR, U.N. Doc. E/1992/23 (1991), para. 7.

63. Tars, “Housing as a Human Right.”

64. “Country Info,” Housing Rights Watch, November 22, 2012, 1–21, https://www.housingrightswatch.org/content/country-info; Arthur Acolin, “The Public Sector Plays a Significant Role in Supporting French Renters,” Brookings Institution, April 20, 2021, https://www.brookings.edu/essay/france-rental-housing-markets/. (More than 40 percent of French renters live in public housing.)

65. “Homelessness,” Scottish Government, accessed June 14, 2024, https://www.gov.scot/policies/homelessness/.

66. Finland Constitution, amended 2011, https://www.constituteproject.org/constitution/Finland_2011.pdf?lang=en_.

67. Ella Hancock, “Helsinki Still Leading the Way to Ending Homelessness,” World Habitat, October 6, 2022, https://world-habitat.org/news/our-blog/helsinki-is-still-leading-the-way-in-ending-homelessness-but-how-are-they-doing-it/.

68. Svilena Iotkovska, “Athens Takes Another Step towards Eliminating Homelessness,” TheMayor. Eu, March 12, 2021, https://www.themayor.eu/en/a/view/athens-takes-another-step-towards-eliminating-homelessness-7408.

69. Gaál and Ramser, “Social Housing in Vienna.”

70. Tars, “Housing as a Human Right.”

71. Joanne Goldblum and Colleen Shaddox, Broke in America: Seeing, Understanding, and Ending U.S. Poverty (Dallas: BenBella, 2021), 55.

72. Housing Act of 1949 (Title V of P.L. 81–171).

73. Tars, “Housing as a Human Right.”

74. “From Wrongs to Rights: The Case for Homeless Bill of Rights Legislation,” National Law Center on Homelessness & Poverty, 2013, 6, https://homelesslaw.org/wp-content/uploads/2018/10/Wrongs_to_Rights_HBOR.pdf; Brian Eason, “Indy Council Creates ‘Homeless Bill of Rights,’” Indianapolis Star, March 3, 2015, https://www.usatoday.com/story/news/nation/2015/03/03/indy-council-creates-homeless-bill-rights/24333503/.

75. Tars, “Housing as a Human Right.”

76. H.R. 3772—Housing Is a Human Right Act of 2023, US Congress, https://www.congress.gov/bill/118th-congress/house-bill/1708/text.

77. “Building a Housing Justice Framework,” Urban Institute, 2022, 5, https://www.urban.org/sites/default/files/2022-08/Building%20a%20Housing%20Justice%20Framework.pdf.

78. Jerusalem Demsas, “The Housing Crisis Is the Top Concern for Urban Residents,” Vox, September 16, 2021, https://www.vox.com/2021/9/16/22674410/housing-crisis-homelessness-poll.

79. Alan Jenkins, “American Ideals and Human Rights: Findings from New Public Opinion Research by the Opportunity Agenda,” Opportunity Agenda, November 2008, 447, https://www.researchgate.net/publication/254595501; “YouGov Survey: Views on Homelessness,” YouGov, 2022, 69, https://docs.cdn.yougov.com/lmomgy9cc2/crosstabs_Views%20on%20Homelessness.pdf. (Seventy-two percent of Americans think housing is a basic human right.)

80. Jenkins, “American Ideals and Human Rights.”

81. Daniel Aldana Cohen and Mark Paul, “The Case for Social Housing,” Data for Progress and the Justice Collaborative Institute, November 2020, 6, https://www.filesforprogress.org/memos/the-case-for-social-housing.pdf.

82. “Post,” President Joe Biden @POTUS (Tweet), March 10, 2021, https://x.com/POTUS/status/1369834567411109891.

83. Sonali Kolhatkar, “How to Make Housing as a Human Right a Reality,” Portside, April 4, 2022, https://portside.org/2022-04-04/how-make-housing-human-right-reality.

84. Tars, “Housing as a Human Right.”

85. Nicholas Kristof, “It’s Easy to Feel Righteous in the Trump Era. Liberals, Beware,” New York Times, June 17, 2023, https://www.nytimes.com/2023/06/17/opinion/trump-conservatives-liberals.html?action=.

10. Religious Traditions and the Human Right to Housing

1. Rabbi Spiegel, telephone interview with the author, February 14, 2023.

2. Jeffrey M. Jones, “How Religious Are Americans?,” Gallup, December 2021, https://news.gallup.com/poll/358364/religious-americans.aspx.

3. Jones, “How Religious Are Americans?”

4. Regretfully, it is outside the scope of this chapter to review the many other impactful religious traditions with their own strong legacies pointing toward the embrace of a human right to housing. For further reading on this topic please see James Taylor and Richard Kearney, eds., Hosting the Stranger: Between Religions (New York: Continuum, 2011), https://www.google.com/books/edition/Hosting_the_Stranger_Between_Religions/rnvjBAAAQBAJ?hl=en.

5. Many thanks to Jack Quigley, Ben Keele, and Andreanna Kalasountas for their help researching the connections between religious traditions and the human right to housing.

6. Taylor and Kearney, Hosting the Stranger.

7. Jones, “How Religious Are Americans?”

8. Aaron Zitner, “America Pulls Back from Values That Once Defined It, WSJ-NORC Poll Finds,” Wall Street Journal, March 27, 2023, https://www.wsj.com/articles/americans-pull-back-from-values-that-once-defined-u-s-wsj-norc-poll-finds-df8534cd.

9. Jonathan Evans, “U.S. Adults More Religious Than Western Europeans,” Pew Research Center, September 5, 2018, https://www.pewresearch.org/short-reads/2018/09/05/u-s-adults-are-more-religious-than-western-europeans/; “The Role of Religion in Politics,” AP-NORC, August 2018, https://apnorc.org/projects/the-role-of-religion-in-politics/. (Fifty-seven percent of adults say religion should have “a lot/some” influence on poverty policies.)

10. Cathrine O’Dell, “‘Motels4Now’ Project Near Notre Dame Offers Housing for South Bend Homeless People,” National Catholic Reporter, August 11, 2023, https://www.ncronline.org/news/motels4now-project-near-notre-dame-offers-housing-south-bend-homeless-people.

11. Fran Quigley, “With Post-pandemic Eviction Crisis Looming, Catholics Must Insist on Housing for All,” National Catholic Reporter, July 2021, https://www.ncronline.org/news/justice/post-pandemic-eviction-crisis-looming-catholics-must-insist-housing-all.

12. Nadia Miriam, “Black Congregations Are Developing Housing on Church Land,” Shelterforce, January 17, 2023, https://shelterforce.org/2023/01/17/black-churches-become-affordable-housing-developers/.

13. “Letter to Majority Leader Schumer, Minority Leader McConnell, Speaker McCarthy, and Minority Leader Jeffries,” National Low Income Housing Coalition, April 25, 2023, https://nlihc.org/sites/default/files/Sign_On_Letter.pdf.

14. Some of the discussion of St. Martin’s housing advocacy was originally published in Fran Quigley, “How Activists Are Making the Right to Housing a Reality,” Waging Nonviolence, October 7, 2022, https://wagingnonviolence.org/2022/10/how-activists-are-making-right-to-housing-reality/.

15. Kay Miller, telephone interview with the author, September 13, 2022.

16. Christine McTaggart, “Disciple: Culture Shift,” Episcopal Diocese of North Carolina, accessed June 15, 2024, https://www.episdionc.org/blog/disciple-culture-shift/.

17. Apryl Lewis, telephone interview with the author, September 9, 2022.

18. Andrea Palumbo, telephone interview with the author, July 23, 2022.

19. “People of Faith: Frederick Douglass,” Faith Project Inc., PBS, 2003, https://www.pbs.org/thisfarbyfaith/people/frederick_douglass.html; “People of Faith: Sojourner Truth,” Faith Project Inc., PBS, 2003, https://www.pbs.org/thisfarbyfaith/people/sojourner_truth.html; Charles H. Lippy and Peter W. Williams, Encyclopedia of Religion in America (Washington, DC: Sage, 2010).

20.Fran Quigley, Religious Socialism: Faith in Action for a Better World (Maryknoll, NY: Orbis, 2021), 15–25.

21. Lippy and Williams, Encyclopedia of Religion in America.

22. Lippy and Williams, Encyclopedia of Religion in America.

23. Lippy and Williams, Encyclopedia of Religion in America.

24. Gary Dorrien, Breaking White Supremacy: Martin Luther King Jr. and the Black Social Gospel (New Haven, CT: Yale University Press, 2018), 1–23.

25. Lippy and Williams, Encyclopedia of Religion in America.

26. Lippy and Williams, Encyclopedia of Religion in America; Sara Fritz, “U.S. Churches Will Launch Campaign against Apartheid,” Los Angeles Times, January 14, 1986, https://www.latimes.com/archives/la-xpm-1986-01-14-mn-27824-story.html.

27. Simone Campbell, A Nun on the Bus: How All of Us Can Create Hope, Change, and Community (San Francisco: Harper One, 2014).

28. “Circle of Protection,” Members of Circle of Protection Steering Committee, November 2017, https://circleofprotection.us/wp-content/uploads/2017/11/circle-of-protection-letter-to-congress-november-1-2017.pdf; Jack Jenkins, “Faith Groups Launch Major Push to Stop GOP Health Care Repeal,” ThinkProgress, July 2017, https://thinkprogress.org/faith-groups-push-obamacare-e200406c21ad/.

29. “40 Faith Organizations Send Message to Healthcare Markup Committees,” Network Lobby for Catholic Social Justice, March 2017, https://networklobby.org/wp-content/uploads/2017/03/FaithLeaderPrinciplesGOPHealthcareMarkup.pdf; Fran Quigley, “Faith in Medicare for All,” Canopy Forum, December 2, 2019, https://canopyforum.org/2019/12/02/faith-in-medicare-for-all-by-fran-quigley/.

30. Fran Quigley, “How a Baptist Pastor Developed Canada’s Single-Payer System, Sojourners, March 2019, https://sojo.net/magazine/march-2019/pastor-developed-Canada-single-payer-healthcare-universal.

31. Janet Somerville, “Why Christians Should Stay Involved in Canada’s Health Care Debate,” Canadian Council of Churches, May 2005, https://www.councilofchurches.ca/wp-content/uploads/2013/12/health_somerville_christian_involvement.pdf.

32. Quigley, “How a Baptist Pastor Developed Canada’s Single-Payer System.”

33. Julie Bressler, “Praying with Your Feet,” Reform Judaism, July 2, 2009, https://reformjudaism.org/blog/praying-your-feet.

34. Assia Loutfi, “10 Muslims Who Won a Nobel Prize Because of Their Remarkable Contributions,” Mvslim, April 2018, https://mvslim.com/10-muslims-won-a-nobel-prize-because-of-their-remarkable-contributions/.

35. Quigley, Religious Socialism, 49–151.

36. Quigley, 62–66.

37. Quigley, 62–66.

38. Clarence Williams and Washington Post staff, “An Oral History of the March on Washington, 60 Years after MLK’s Dream,” Washington Post, August 25, 2023, https://www.washingtonpost.com/history/interactive/2023/march-on-washington-60th-anniversary-memories/.

39. “Civil Rights,” JoachimPrinz.com, accessed June 15, 2024, http://www.joachimprinz.com/civilrights.htm.

40. Bayard Rustin, “10 Demands of the March on Washington,” American Historama, https://www.american-historama.org/1945-1989-cold-war-era/10-demands-of-the-march-on-washington.htm.

41. Southern Christian Leadership Conference Committee, “The Question of Poverty,” Poor People’s Campaign, Spring 1968, https://www.crmvet.org/docs/6805_ppc_demands.pdf.

42.Michael Karp, “The St. Louis Rent Strike of 1969: Transforming Black Activism and American Low-Income Housing,” Journal of Urban History 40, no. 4 (2013), https://journals.sagepub.com/doi/abs/10.1177/0096144213516082; “St. Louis Civil Rights Leader Dies, Southeast Missourian,” Associated Press, May 12, 2002, https://www.semissourian.com/story/73400.html.