USA TODAY International Edition
‘ I HAVE LOST EVERYTHING’
Black women get evicted more than anyone else. A looming eviction crisis will make it worse
“I haven’t had time to feel sad, because I have to figure out how I am going to move forward with my life,” says Nicole Chambers, who was evicted from her home weeks after her nursing contract ended.
HARRISON HILL/ USA TODAY
AUBURN, Wash. – The green- sided house with the manicured lawn and juniper trees was more than a home to Nicole Chambers. It was proof she was a good woman, a good nurse, a good mom.
The eviction order on the dark green laminate countertop signaled she was about to lose the life she had worked so hard to build. Her sons found it taped to the red storm door that afternoon, but a part of her didn’t want to believe it was true.
Chambers lost her nursing contract several weeks earlier, days before rent was due. A week later, Chambers asked her landlords for four more days to pay the rent.
The 44- year- old nursing assistant said she had paid her $ 2,490 monthly rent for four years without incident. And her landlords knew how hard she had been working in COVID- 19 wards treating intensive care patients up and down the Pacific Northwest.
But the letter in her hand stated she had 60 days to find a new place.
Several months later, the mother of three was living in the only apartment she was able to find with a fresh eviction on her record in north Seattle – it had no heat, no hot water in one of the bathrooms and no yard.
“I worked all my life, I have raised my kids alone, with no help and no child support, and now I have lost everything,” Chambers said.
Chambers is far from the only Black woman whose life was upended after a landlord quickly pursued eviction. Black women are more likely than any other group to be evicted, according to a USA TODAY analysis of four years of local and national housing records and data from the University of California, Berkeley. Black
women renters get filed against at twice the rate of white women renters nationwide. King County in Washington state has one of the highest eviction filing rates for Black women: Landlords file against Black women at five times the rate of white renters, in some cases over less than $ 10 in back rent.
For Black women, an illness, car trouble, noisy children, hours cut at work or losing a job altogether could become grounds for eviction. Experts warn that fading pandemic protections may cause an avalanche of evictions in the coming months – and it’s highly likely Black women will once again suffer the most.
“It’s always been the case that evictions turn families’ lives upside down and make it even harder for families to find safe, stable homes in the future. These devastating effects fall disproportionately on Black and brown women and children,” said Sen. Sherrod Brown, D- Ohio, chairman of the U. S. Senate Committee on Banking, Housing and Urban Affairs.
Other findings of the USA TODAY investigation:
In King County, Black women accounted for 16% of evictions while making up only 5% of the renter population.
Eviction proceedings are mostly formalities – even if a tenant owes rent and can come up with the money. Hearings often last minutes, and tenants are rarely given relief. It takes three weeks on average to get evicted in Washington state.
Among the top evictors in King County were corporate landlords who received subsidies and tax breaks for affordable housing.
Many tenants who receive eviction notices abandon their homes without challenging the eviction, often because they don’t know how to do so. When they don’t respond or show up to court, this leads to what is called a default judgment in favor of the landlord, meaning tenants have days to vacate the property. Of the King County filings reviewed by USA TODAY, 44% resulted in a default judgment.
“This kind of disparity doesn’t happen by chance,” said Diane Yentel, CEO and president of the National Low Income Housing Coalition in Washington, D. C.
Eviction drives housing insecurity
Chambers had bills: car payments, insurance, utilities and three cellphones. Her sons were eating more because of COVID- 19 school closures.
To find a new place, she needed to pay first and last month’s rent and a security deposit, meaning Chambers would have to cobble together nearly $ 7,000 and was already starting at a deficit.
Many assisted- living facilities didn’t want to hire new nurses and preferred to keep staffing low because of the high risk of spreading COVID- 19.
Chambers was among millions of women taken out of the workforce after the onset of the pandemic because of quarantine measures and other economic disruptions. The massive loss of jobs saw the highest number of Black women unemployed in 40 years.
During the first two years of the pandemic, the halt in residential evictions ordered by the Centers for Disease Control and Prevention was intended to keep about 40 million people safely housed. But there were loopholes. Chambers’ landlords could evict her if they intended to sell the property. This was one of the only ways owners could circumvent the patchwork of national and local protections in King County and Washington state.
Long before the pandemic, the eviction system was designed to be fast, cheap and easy – for landlords, not tenants. In Seattle, if tenants want to contest an eviction, they have to send a letter via fax or mail. They might want to gather supporting documents and make photocopies, eating away more time. All of this can mean missing work to respond to a summons.
Without a hearing, they forfeit any chance of staying in their homes.
In most states, tenants respond to an eviction summons by appearing in court for their hearing. Research has found many tenants confuse summons for eviction orders and abandon their homes.
State laws in Alaska, Arizona and North Carolina allow eviction summonses to be served to a tenant as little as two days before a hearing, leaving them with little time to prepare, let alone take off work to show up to court. Only six of 39 states that specify a minimum summons
period require summonses to be served more than a week before a hearing date, according to an analysis of eviction laws and procedures commissioned by Congress and executed by the federally funded Legal Services Corporation and the Center for Public Health Law Research at Temple University in Philadelphia.
“Anytime you add an administrative step that people take by themselves, you are increasing the risk of an informal eviction,” said Michele Thomas, director of policy and advocacy for the Washington Low Income Housing Alliance.
When women do reply, few to no safeguards exist to prevent the eviction.
In one King County case, a Black woman who is legally blind, in a wheelchair, fighting congestive heart failure, diabetes and kidney disease, and on dialysis treatment three times a week, was being evicted for nonpayment from her apartment. Rent was paid in part with a $ 1,000 federal housing voucher commonly known as “Section 8.” She needed to pay the remaining $ 711 each month.
She was behind two months and owed $ 1,589.75, including charges.
The woman faxed a letter from the public library to her landlord’s lawyer explaining that her attempts to repay within the 14- day notice had been rejected and how an eviction would disrupt her and her two children with autism.
In a letter dated Jan. 1, 2020, another Black woman in King County asked if she could come up with a payment plan. She owed $ 1,500.
“Truth is I fell behind in rent due to having car issues that resulted in paying for the repairs so I will have adequate & reliable transportation to travel to daycare, school and work. I’m working with some other agencies that are willing to help pay the balance so my daughter and I don’t become homeless,” the woman explained.
Records show both cases resulted in evictions.
Top evictors rake in tax credits
In King County, some of the most prolific filers of evictions are developers of projects that are supposed to be designed to alleviate one of the most pressing problems in the country: the affordable housing crisis.
Five of the top 10 properties with the most evictions filed were low- income housing projects developed and managed by for- profit companies and financed using federal tax credits worth tens of millions of dollars. A disproportionately large share of the tenants are Black.
Historically, the federal government was one of the biggest developers of public housing. But in the 1980s, the government turned to the private market to look for solutions for low- income renters.
The federal government funds 90% of all subsidized rental housing through its Low- Income Housing Tax Credit program. Private developers bid for contracts to acquire, rehabilitate or build housing units in exchange for hefty tax breaks. Those tax breaks are sold to investors, such as large financial institutions, to secure financing for the projects. Investors use the credits over a period of years.
Four of the apartment complexes in King County with high eviction filing rates were developed by DevCo. In 2019, the last full year without an eviction moratorium, 36 evictions were filed against tenants of the Promenade Apartments, a sprawling 294- unit complex developed by DevCo in Auburn, about 30 miles south of Seattle. That’s an eviction filed for roughly one out of every eight units in a single year.
According to tenant data produced by the Washington State Housing and Finance Commission, 34% of the renters in DevCo’s low- income properties in King County are Black. About 11% of all renters in the county are Black.
DevCo received $ 25.4 million in tax credits to help finance the brand new complex, which has an outdoor pool, a recreation center and a playground. The DevCo- affiliated company that owns the property, Promenade Apartments, also wasn’t assessed any property taxes on the apartments in 2021, which were valued at $ 74.3 million.
The company is the largest for- profit, low- income housing developer in the state of Washington, with 7,000 units in active projects that received $ 466 million in tax credits, according to a USA TODAY analysis of data from the state housing commission.
DevCo did not return USA TODAY’s request for comment.
Another for- profit developer of lowincome housing, Goodman Real Estate, had a 21% eviction filing rate at its 252unit apartment building, Addison on Fourth, in downtown Seattle.
In a statement to USA TODAY, Goodman Real Estate CEO George Petrie acknowledged high eviction rates for the building in 2018 and 2019 but blamed a Seattle ordinance enacted in 2018 that banned the use of criminal background checks in tenant screening.
“Over 500 people have lived in the Addison over the past two years, but management finds out about a resident’s criminal past only when the police arrive and arrest someone on the premises,” the statement said.
According to Petrie, a majority of evictions filed were for behavioral issues.
“A stabbing; allowing drug dealers to take over the apartment; bringing trespassers into the building; harassing/ assaulting staff; being aggressive with neighbors; damaging the building; and prostitution,” Petrie said.
USA TODAY reviewed all of the eviction filings at Addison and found that all but three evictions had been filed because of nonpayment of rent. The amounts varied from $ 50 to $ 4,320.
Official records from the Washington State Housing and Finance Commission show at least 16.4% of tenants housed at Addison identified as Black. Demographic information was not disclosed for 58% of tenants.
Goodman Real Estate received $ 10.3 million in tax credits to finance the renovation of the apartments at Addison on Fourth.
Both developers and their related companies received millions of dollars in emergency rental assistance from the federal American Rescue Package passed in March 2021. Congress passed the measure to stave off evictions for about 40 million renters and make landlords whole.
DevCo- related limited liability companies received $ 5.4 million for tenants at the four low- income apartment complexes, and Goodman Real Estate received $ 280,000 for tenants at Addison on Fourth, according to records from the King County Department of Community and Human Services.
Goodman Real Estate, which has properties in multiple states, said in 2020 and 2021 it helped its tenants receive a total of $ 23.5 million in rental assistance.
“The problem is that we have outsourced and privatized affordable housing. When this happens, these companies are going to behave like private landlords,” said Peter Hepburn, a professor of sociology at Rutgers University in New Jersey and an analyst with the Eviction Lab at Princeton University.
A right to counsel
At the center of the country’s housing system is a systemic imbalance of power. For people who can’t afford a month of rent, hiring a lawyer to delay or stop an eviction is often not an option. Because evictions are civil cases, tenants aren’t guaranteed access to a lawyer in many cities.
Roughly 90% of landlords have legal representation in eviction court, but fewer than 10% of tenants have legal assistance to defend their home, according to a report from the American Civil Liberties Union.
A private attorney will charge on average $ 100 to $ 400 an hour to fight an eviction order, and filing fees begin at $ 200. If tenants lose their case, they might be on the hook for their landlord’s legal fees, which could be many thousands of dollars.
For Melody Rivers, the legal battle over her home in Auburn began when she woke up in a hospital bed howling from sharp, shooting pain.
“Help,” she yelled as she pressed the call button in her hand.
Rivers, 59, a Black military veteran who served in Germany during the Cold War, had seen better days. Within six weeks, she had suffered a near- fatal car crash and been pink- slipped. That was all before her emergency surgery when a surgeon removed cancer from her colon.
Unable to move, the bookkeeper acted fast to try to cover her rent that month. She asked the hospital’s social worker to help her fill out paperwork to claim a short- term disability policy from her insurance company.
When Rivers arrived at her doorstep after being discharged a week later, there was a pay or vacate notice taped to her door.
The next day, she phoned the Department of Veterans Affairs for help. The VA offered to make a partial payment of $ 879 as long as her landlord completed a form. If she could receive that amount and her unemployment as she waited for the insurance’s response, it would be enough to keep her current.
Her landlord refused.
Rivers hoped the judge would side with her during the eviction hearing. That morning, as she drove downtown to the courthouse, Rivers repeated to herself: “There’s nobody that can speak for you better than you, Melody.”
Rivers walked into the courtroom and sat in the third row of the wooden benches.
The bailiff called her name. The landlord’s attorney read off the facts of the case: She owed two months of rent.
“Ms. Rivers, how do you wish to respond?” the judge said. “You can only ask questions that can be answered with a yes or with a no.”
Rivers blurted out, “Why don’t you want to fill out the paper? That’s what I want to know.”
The judge ruled in favor of her landlord.
“In less than 10 minutes, everything had been decided, and I was going to lose my home,” Rivers said.
Rivers’ landlord was represented by the Seattle- based law firm Puckett & Redford, which represents landlords in nearly half of all eviction cases in King County. Puckett & Redford declined to comment for this USA TODAY investigation. USA TODAY was unable to reach Rivers’ landlord for comment.
In April, Washington became the first state to create a right to counsel for tenants facing eviction. In communities with right to counsel, 86% of renters were able to remain in their homes, and eviction filings decreased by 10%.
It was too late for Rivers. In the two years since she was evicted, she hasn’t been able to get her own place, forced to stay first with friends and now with her boyfriend.
Her landlords sold the 16- unit building in August 2019 to a corporate landlord – six months after she was displaced.