Sudden switch to market rates strains lower-income tenants - July 14, 1988

Sudden switch to market rates strains lower-income tenants

By C.J. Clemmons (The Tribune)
July 14, 1988

ALAMEDA – The Bradford family has grown in its six years at Bridgeport Apartments. There’s Tony, Angie, 7-year-old Shareshee and two year old Anthony II.

But something else is growing.

In 1982, their two-bedroom apartment rented for $185. Next year, the rent will reach $600 –– an increase of 224 percent.

“This is getting to be enough for a house payment,” says Angie Bradford, 28, a production controller at the Naval Aviation Depot who earns $23,800 a year.
If it wasn’t for her job, she says, “I don’t know where we would be” with the current rent of $510.

“Next year,” she says, “it will be even worse.”

* * *

Alameda’s efforts to help tenants at their Bridgeport Apartments have resulted in a third of them – 210 in all – receiving Section 8 rent vouchers.

Officials hoped that the federal rent subsidies would ease the strain of the large low-income housing project’s conversion to private, market-rate units.

It is an experiment: Bridgeport is one of the first of a wave of such conversions that housing officials predict will sweep the country as developers pay off the government-backed loans that built the projects.

The Bradfords think the rent voucher program is a good idea.

Trouble is, like most tenants at Bridgeport, they don’t qualify.

Angie’s salary puts them about $130 over the yearly income limit – too rich to get help and too poor to pay the rising rents.

Tony Bradford, 27, was laid off from his job as a maintenance worker at the East Bay Municipal Utility District in January.

He will receive $102 a week in unemployment compensation over the next few months to add to Angie’s bimonthly take-home pay of about $600.

It isn’t enough.

“We’ve had to sacrifice our car, clothes, everything to pay this rent,” Tony says.
Another rent hike may be impossible, the Bradfords say, but they don’t know where else to go.

* * *

Other Bridgeport tenants also are feeling the financial strain.

They have moved in with their parents, doubled up with other families, taken second jobs or even filed for bankruptcy.

Those who can’t afford to move are complaining that maintenance problems at the massive complex – including bad plumbing, shaky balconies, leaking toilets and roaches in some apartments – do not make the units worth the high rents.

“After paying the last rent increase, we only had $150 to last until my next paycheck,” Angie says. “Our grocery bill for two weeks is usually $150.”

They get by. He looks for a decent job. She borrows from friends.

“I guess it’s lucky that we have friends.”

Tony calls the unemployment payments “bad money,” because it counts towards their yearly income total, putting them even farther over the income limit for the vouchers.

The next rent increase, in January, will wipe out the $3.50-an-hour baby-sitting fund, he says, and “keep me totally in the house.”

No more job hunting.

* * *

Tony Bradford says the family options “are getting slimmer and slimmer.”

They are on the waiting list at an apartment complex near the Alameda Naval Air Station, but there is a two-year wait.

They are also seeking a political solution, becoming active in a rent control drive conducted by the Buena Vista Community Association.

The group has collected nearly 3,000 signatures since beginning the campaign in April.
They have until September to collect 400 more signatures to put an initiative on the ballot in the regular spring election set for March.

“After working a full eight-hour day, I come home and type letters for the rent control drive,” Angie Bradford says.

“We’re all pitching in and working together. Something has got to be done.”

Source: Clemmons, C.J., "Sudden switch to market rates strains lower-income tenants." Oakland Tribune. 14 July, 1988:A13.

Critics rip city’s 15-year ban on new apartment projects - July 14, 1988

Critics rip city’s 15-year ban on new apartment projects

By C.J. Clemmons (The Tribune)
July 14, 1988

ALAMEDA – The loss of a low-rent housing complex has sparked a campaign to remove this island city’s 15-year-old taboo against construction of apartment buildings.

Rents will as much as triple this year at the Bridgeport Apartments complex as hundreds of units there were converted from low-rent to market rate, and critics charge that low-income families are being forced from their homes.

The city has an obligation to build 615 apartments to replace those “lost” under the conversion, says attorney Michael Rawson of the Legal Aid Society of Alameda.

“Tenants are moving out and I can only see the situation getting worse,” says Rawson, who represents the Buena Vista Community Association. “The city can do more than they’re doing.”

The apartment complex – one of the largest low-income communities in the Eastbay – is also one of the first in the nation whose owners have paid off their government-insured loan, freeing the property from federal regulations that have kept rents low. The 3-percent, 40-year load was paid off last year by The Gersten Co. of Beverly Hills after just 20 years.

Rents began to rise.

“A lot of people have had to leave,” says tenant leader Clayton Guyton. “One family was living in their car. There are a lot of horror stories here.”

A Bridgeport Apartments goes, housing advocates say, so goes the nation.

The Northern California Association for Non-Profit Housing says the Eastbay alone could lose 10,000 units of subsidized housing over the next 20 years. The nation, the group says, could lose a full fourth of its low-income housing supply.

The chance for an apartment building boom – for any income range – appears slight in Alameda.

City Council members say they will consider the request for more apartments as they update the city’s general plan later this year.

But the city has an anti-apartment commandment – Measure A, an initiative passed in 1973 that bans construction of residential buildings with more than two units.

That measure, approved in an era when apartment developers were building big and thinking bigger, would have to be an amended before any apartments can be built.

“The residents of Alameda don’t want Measure A tampered with,” says Mayor Chuck Corica. “There will be no more apartment complexes built in this city.”

In 1984, he notes, Alameda voters defeated a proposal to construct apartments at the Marina Village development.

Alameda Council member Rita Haugner says the city is stuck between a legal obligation to city residents not to amend Measure A and a moral obligation to the Bridgeport tenants to provide affordable housing.

“These people are asking for help so they can stay in Alameda,” she says. “I know a lot of tenants and they give a richness to this community. We’re got to do something, but Measure A is necessary. Beautiful houses were being torn down to build apartments.”

The solution, she says, may come by working through options presented by the tenants.

But Guyton labels the measure as “an excuse. There is a small group in Alameda that does not want to see different cultures in this city.”

Alameda – which is simultaneously a Navy town, a small middle-America city and an island of suburbia of 70,000 people in the Eastbay’s urban core – is 80 percent white, with an average household income approaching $40,000 a year.

Bridgeport tenants have threatened to sue to challenge the constitutionality of the apartment building ban.

Members of the Buena Vista Community Association are also conducting a rent control drive. More than 3,000 signatures have been collected since the campaign began in April. The group has until September to collect 400 more signatures to put an initiative on the ballot for the regular spring election for March.

Tenants at the Bridgeport complex – formerly known as the Buena Vista Apartments – say alternative housing is needed immediately because of the recent wave of rent hikes.

Nearly 180 families have already moved out, they say.

The first increase, on Jan. 1, raised the rent for a two-bedroom apartment from $271 to $450. The second increase on July 1 raised the rent for a one-bedroom apartment from $375 to $425; two-bedroom from $450 to $510; three-bedroom from $525 to $595 and four-bedroom from $563 to $638. A third rent hike is scheduled Jan. 1.

More than 200 families receive Section 8 rent subsidy vouchers. Although the federal government will continue to pay 70 percent of those tenants’ rent 1992, the apartment owners “have given us no indication they will accept those vouchers next year,” Guyton says.

“These people can’t afford these rents,” he says. “They will be forced to leave.”
Gersten Co. executives could not be reached for comment.

Mayor Corica, who went to the U.S. Department of Housing and Urban Development in Washington D.C. to obtain Section 8 certificates for the neediest households in the complex, insists that the city is doing all it can to help.

“I went and got those certificates and it’s still not enough for them,” he says. “We’re doing our best.”

As far as subsidized housing is concerned, Corica says, “We’re near the top in this county.”

Thomas Matthews, director of the city’s housing authority, does not share the mayor’s optimism.

Out of about 29,000 rental units in Alameda, just 1,319 are either low-rent or subsidized, he says. There are 1,200 families on a waiting list, and they will be waiting from three to eight years.

“Low-cost housing is certainly a problem in Alameda, but it’s not specifically an Alameda problem. It’s a national problem,” Matthews says.

Source: Clemmons, C.J., "Critics rip city’s 15-year ban on new apartment projects." Oakland Tribune. 14 July, 1988:A13.

Housing counselors bow out in Alameda - June 24, 1988

Housing counselors bow out in Alameda

By C.J. Clemmons (The Tribune)
June 24, 1988

ALAMEDA – The city will have to find a new landlord tenant mediation service.

The current group – saying it is already underfunded and that next year’s contract has been cut by 45 percent – will not seek to renew its agreement.

“It’s difficult to run a good program that will take care of the housing problems we have in Alameda without adequate funds,” said Lois Pryor of Alamedans with HOPE (Housing Opportunities Provide [Equally]).

HOPE’s budget was $37,000 last year, Pryor said at least $4,000 more was needed to keep the program going.

But the City Council on Tuesday allocated just $20,253 for the city’s fair housing and discrimination program.

“That’s one of the reasons we decided not to reapply for the contract,” Pryor said.
Community development director Dona Hoard said an effective housing counseling service can be run for $20,000 if the contract is awarded to an agency that receives federal funds in addition to city funds.

HOPE provides fair housing and shared housing information and a referral service for tenants and landlords. Its contract with the city expires next Thursday.
Rising rents in the city combined with a struggle between low-income residents and military personnel for moderately priced apartments have made housing counseling a necessity, according to Pryor.

“There is a great need for a good housing counseling program in Alameda,” Pryor said.
Clayton Guyton, president of the Buena Vista Community Association – an advocacy group for low-income tenants – accused the council of “turning their backs on the problem” by not allowing more money for the service.

Council member Rita Haughner listed racism and the lack of affordable housing as problems that could be alleviated with better counseling.

The counsel authorized Hoard to seek bids in the next few weeks for the housing services contract. She said new services should be in place by September. HOPE’s contract expires June 30.

Source: Clemmons, C.J., “Housing counselors bow out in Alameda.” Oakland Tribune, 24 June, 1988:B4.