►
From YouTube: Housing & Community Development Committee 07-18-2023
Description
The Housing & Community Development Committee discussed and voted on changes to the Small/Medium Landlord Financial Assistance program, and listened to guest presenters share general knowledge on the functions of a Just Cause ordinance. Staff also shared a presentation with recommended updates to the Residential Landlord Tenant Ordinance. The committee agreed to forming a task force to further discuss the proposition of a Just Cause ordinance. More information, agenda, and packets are available on the Committee's webpage: https://www.cityofevanston.org/government/boards-commissions-and-committees/housing-community-development-committee
Residents and landlords needing assistance with landlord-tenant issues can contact MTO for assistance (free of charge) through 311 or directly at 773-292-4988.
Interested in getting on the inclusionary housing waitlist? Please complete the pre-application on CPAH's website. If you have questions, please contact CPAH at 847-681-8746.
B
A
E
D
F
A
G
H
F
I
Yes,
we
do,
can
everybody
hear
me?
Yes,
so
I
just
wanted
to
also
welcome
Liz
Williams,
who
is
sitted
right
next
to
me,
she
is
currently
the
planning
manager
and
is
gonna,
be
starting
taking
over
some
of
the
housing
and
Grant
management
role.
As
interim
she's
going
to
be
handling
mostly
policy
item,
while
I
will
stay
on
as
a
supervisor
to
handle
Grant
Management.
A
A
D
D
F
A
Know
we're
all
very
glad
to
have
you
here
and
want
to
hear
what
you
have
to
say,
but
we
also
have
committee
business
to
do
tonight.
So
we
do
want
to
limit
each
commenter's
comments
to
two
minutes.
We
will
be
timing
and
I
would
request
that
if
somebody
has
already
said
something
that
you
agree
with,
or
that
is
what
you
wanted
to
say.
If
you
can
limit
your
comments,
tell
us
that
you
Echo
somebody
else's
comment.
A
F
K
K
Hi,
so
my
name
is
Hillary
Bean
I
am
a
resident
at
avidor.
Evanston
I
am
here
to
speak
in
I
am
for
the
changes
to
the
res,
the
ordinances
that
will
require
landlords
to
provide
a
reason
and
a
cause.
I
have
just
been
in
effect
thrown
out
of
my
home
of
three
years.
I'm
in
an
affordable
housing
and
I
am
handicapped
and
have
a
variety
of
reasons
not
to
move,
and
yet
I
am
not
I
I
have
to,
and
it
there
should
be.
L
M
Good
evening,
members
of
the
committee,
my
name
is
Joe
Moore.
Some
of
you
might
know
me
as
the
former
Alderman
of
Chicago's
49th
floor
to
Rogers
Park
Community,
we
Rogers
Park.
As
you
know,
borders
City
of
Evanston
and
I'd
like
to
say
that
during
my
tenure
as
Alderman,
we
built
Bridges,
not
walls
with
our
neighbors
of
the
north,
but
I'm.
M
Also,
an
Evanston
native
attended,
Oakton
School
shoot
Junior,
High
eths
graduate
go
Wildcats
and
during
my
time
when
I
moved
to
Rogers
Park
after
graduated
from
college
I
was
very
active
with
the
Rogers
Park
tenants
committee
I
was
a
strong
supporter
and
an
advocate
for
the
landlord
landlord
tenant
Bill
of
Rights.
We
asked
petitions
in
support
of
it
was
excited
when
it
was
enacted
and
as
Alderman
and
as
chairman
of
the
city
council
committee
on
housing.
I
was
very
strong
in
making
sure
that
that
ordinance
stayed
strong
and
was
not
watered
down.
M
I
also
was
a
landlord
for
10
years.
When
my
wife
moved
in
with
me,
we
were
unable
to
sell
her
condo
and
we
were
landlords
for
or
housing
providers
for
10
years
I'm
here
today.
Just
to
add
a
word
of
caution
to
you,
as
you
consider
the
just
cause
ordinance
I'm,
certainly
sympathetic
as
I
mentioned,
to
the
concerns
of
the
tenants
but
I.
M
It
is
very
difficult
to
remove
those
folks
unless
they
aren't,
if
they're
they're,
not
behind
in
their
rent,
it's
very
difficult
to
file
a
eviction
action
against
and
to
find
the
proof
to
justify
removing
a
problem's
lieutenant,
and
so
one
of
the
things
that
I
often
did
working
with
my
neighborhood
and
my
community
is
make
is
to
urge
landlords
when
they
have
tenants.
Lease
was
up
not
to
renew
the
lease
it
solved
the
problem.
M
N
Good
evening,
members
of
the
committee,
my
name,
is
Wendy
Paul
and
I
live
in
a
55
plus
Community.
It's
called
the
avador.
It's
in
downtown
Evanston
and
I
have
I'd
like
to
present
to
you
a
letter
kind
of
a
petition
that
some
of
the
residents
have
signed
and
I'm
just
gonna.
It's
short,
I'll
read
it
into
the
record
and
you
can
have
the
original.
N
We
live
in
a
55
plus
Community,
the
avador
in
downtown
Evanston.
Many
of
us
are
widows
or
otherwise
single
women
on
fixed
incomes.
All
of
the
proposed
amendments
that
you're
considering
are
important,
but
we're
especially
focused
on
the
proposal
that
would
require
a
landlord
to
have
just
cause
for
failure
to
renew
attendance
lease.
No
one
should
have
to
be
uprooted
from
their
home
for
no
reason
and
have
to
face
the
many
burdens
of
moving,
especially
in
a
tight
rental
market
like
Evanston,
but
as
seniors.
N
We
are
especially
vulnerable
to
the
physical
challenges
of
packing
and
moving
and
finding
a
new
place
accessible
and
appropriate
for
the
elderly.
In
the
last
few
months,
three
residents
in
our
building
were
given
notices
that
their
leases
would
not
be
renewed.
For
no
given
or
apparent
reason
and
we're
given
only
a
few
months
notice
to
vacate
one
of
these
residents
receives
disability
payments.
Another
suffers
from
from
a
debilitating
illness.
We
urge
you
to
support
this
critical
Bill.
Thank
you.
F
B
Can
adjust
the
mic
before
the
Evanston
housing
provider
feedback
meeting
and
also
before
the
last
meeting?
So
I
am
a
little
concerned
that
my
concerns
as
a
house,
a
small
housing
provider
are
not
being
heard
so
I'd
like
to
know
well.
What
I
sent
in
was
a
a
an
example
of
a
disruptive
tenant
and
I
got
absolutely
no
feedback
whatsoever,
so
my
question
is:
who
do
and
this
committee
or
someone
else
in
the
staff
do
I
have
to
go
to
with
this
example.
C
I
Common
was
provided
by
email
and
it
was
included
as
part
of
your
public
comment
provided
in
written
format
as
part
of
the
emails
you
received,
so
the
Committees
received
that
comment.
It's
also
been
recently
posted
on
the
website
as
part
of
the
written
public
comment
as
well.
On
the
committee's
page.
O
P
P
When
people
are
out
of
their
housing,
they
lose
a
lot
more
than
just
a
roof
over
their
head.
They
lose
Services
as
well.
They
are
more
likely
to
be
repeat,
repeat
offenders
of
homelessness
and
be
going
through
the
system
again
and
again,
because
they
don't
have
that
stability
and
just
cause
is
a
common
sense
way
to
help
mitigate
that.
Just
cause
will
still
allow
landlords
to
evict
tenants
who
violate
their
lease,
who
don't
pay
their
rent,
who
do
other
things
that
violate
the
legal
contract
that
they
entered
into?
P
Q
Good
evening
just
cause,
this
is
not
an
eviction.
This
is
a
non-renewal
of
a
least
housing
providers.
Do
not
want
to
spend
time
not
renewing
leases
of
good
tenants.
We
have
to
spend
a
significant
amount
of
money,
repairing
units
once
tenants
move
and
a
lot
of
times,
screening
and
approving
new
tenants
for
our
units.
Q
Housing
providers
have
a
variety
of
reasons
when
they
will
not
renew
a
tenant's
lease
smoking
in
a
non-smoking
building
having
pets
in
a
pet-free
building
moving
in
persons
that
are
not
on
the
lease
nuisance
or
threatening
other
tenants
that
are
threatening
other
tenants,
neighbors
or
the
housing
provider,
criminal
damage
to
the
unit
building
or
building
or
other
tennis
property,
and
the
list
goes
on.
Housing
providers
do
not
need
government
entities
policing
a
non-renewal
of
a
lease
and
making
non-renewals
a
criminal
act.
Q
When
we
go
to
court
you're
not
going
to
be
there
and
when
they
ask
the
tenant,
are
you
smoking
in
a
non-smoking
building?
Do
you
have
a
dog?
Did
you
move
your
boyfriend
in?
Are
you
going
to
be
there
to
tell
the
judge,
yeah
they're
doing
these
things?
No
you're
not-
and
we
cannot
prove
this
when
we
have
just
cause
this-
is
illegal
and
should
not
be
part
of
this
ordinance.
Thank
you.
F
A
R
Good
evening,
I
read
the
just
cause
and
a
lot
of
the
information
that
is
going
forth
for
the
tenant
and
the
landlord,
and
the
one
thing
that
I
do
not
see
is
let's
get
acquainted.
There
is
no
educational
of
the
landlord
and
the
Tenant
to
say
hey.
These
are
the
rules
that
we
have
here
in
Evanston
that
you
must
be
by.
These
are
the
nine
rules
that
we
hope
that
you
would
go
by.
R
D
S
We
know
it
connections
that
people
have
so
many
barriers
that
they're
facing
just
getting
into
housing
in
the
first
place
and
that
when
they
finally
do
get
into
housing,
it
is
incredibly
important
for
them
to
be
able
to
keep
it
and
to
be
able
to
stay
there.
We
spend
time
working
with
them.
We
spend
time
working
with
landlords
trying
to
make
it
so
that
that
can
happen
because
cycling
in
and
out
of
housing
is
really
really
destructive.
S
We
do
agree
that
landlords
should
be
able
to
remove
not
renew
with
people
for
just
cause,
for
reasons
that
are
breaking
the
lease
that
are
causing
problems
to
neighbors
and
to
property.
We
absolutely
do
not
believe
that
people
should
be
removed
for
unjust
cause,
four
reasons
that
are
not
in
the
lease
and
that
are
jeopardizing
people's
ability
to
live
their
lives.
So
we
hope
that
you
will
consider
that
and
move
forward
accordingly.
Thank
you.
S
D
T
T
There
was
a
discussion
about
licensing
landlords
so
that
they
would
be
held
to
account
for
situations
where
they
weren't
dealing
with
tenants
who
were
causing
trouble
and
not
getting
them
out.
Now,
you're
saying
we're
going
to
tie
your
hands
and
not
give
you
the
opportunity
to
get
them
out
so
I
guess
we
got
to
figure
out
what
we
want
here
and
and
who
are
we
trying
to
help
here?
T
I
I'd
hate
to
see
us
getting
rid
of
the
good
tenants
who
are
going
to
move
because
they
can't
take
it
anymore,
because
one
bad
actor
in
the
building
is
causing
multiple
good
tenants
to
move
so
I
think
we
should
unfortunately
not
get
this
solved
in
a
matter
of
two
minutes
increments
or
perhaps
continue
the
discussion
with
a
a
group
of
landlords,
tenants
Etc
that
come
to
a
consensus
on
how
best
to
deal
with
this.
Thank
you.
D
A
U
Sharon
Goodman
I
live
at
the
Avatar.
It's
an
over
55
community,
I
want
to
say
I
love.
My
apartment
I,
like
the
I,
really
love
the
community
that
has
developed
at
the
avador
and
I
plan.
To
that
to
be
my
final
move,
I'm
82
years
old
I
did
not
plan
on
moving
out,
but
since
Greystone
has
take,
Greystar
has
taken
over
the
door.
The
atmosphere
has
changed
considerably
a
lot
of
cost
cutting
measures,
but
then
have
have
some
perks
have
disappeared,
but
that
is
not
the
big
problem.
U
U
U
L
We
need
to
keep
in
mind
tenants
who
are
much
larger
group,
but
more
diffuse,
more
dispersed,
less
resourced
and
often
marginalized
being
less
heard
in
this
process
than
landlords
with
resource
who
are
able
to
speak
up
tonight.
More
than
two-fifths
of
evanstonians
are
renters
valuable
members
of
our
community
who
deserve
our
support.
Evictions
disproportionately
impact
our
black
and
brown
neighbors,
contributing
to
racial
inequities
and
the
growing
loss
of
black
evanstonians
from
our
community.
L
According
to
the
eviction
Labs
National
research,
black
renters
and
women
face
a
disproportionate
share
of
eviction
filings
and
households
with
children
are
even
more
likely
to
receive
an
eviction
judgment.
The
eviction
lab
also
reports
that
evictions
can
lead
to
job
loss,
an
increase
in
rental
costs
and
can
negatively
impact
even
infant
development
for
those
evicted
during
pregnancy.
L
I've,
read
lots
and
Heard
lots
of
misinformation
circulating
about
just
cause.
This
update
would
not
prevent
landlords
from
evicting
tenants
for
lack
of
payment
or
for
breaking
their
lease
agreements,
as
some
have
claimed.
Instead
by
limiting
evictions
and
least
non-renewals
to
a
set
of
good
causes,
we
would
enable
our
neighbors
to
remain
in
their
homes
and
establish
a
sense
of
community
without
fear
of
being
evicted
through
no
fault
of
their
own.
This
increases
neighborhood
stability
and
allows
a
greater
sense
of
community
in
our
neighborhoods.
If.
G
Hi,
my
name
is
Mary
rosinski
I
want
to
speak,
I,
agree
with
Mr
Sherman
horn
and
Mr
Moore
on
this
issue.
It's
not
as
easy
as
one's
good
and
one's
bad.
This
is
a
too
broad
of
a
brush
to
handle
such
a
huge
issue.
I've
been
a
landlord
for
over
32
years
and
I've
worked
with
my
tenants
and
I've
they're
late.
That's
fine
I've!
In
that
time,
I've
only
had
two
people
who
they
paid
the
rent,
but
they
were
absolutely
miserable.
G
They
hated
my
kids
I,
don't
want
to
create
lifetime
tenants,
giving
one
person
rights
over
the
entire
building
and
they
don't
have
to
meet
these
seven
or
whatever
nine
qualities.
It
sounds
tonight
and
I'm
in
perfect
agreement
with
whatever's
going
on
at
the
avador.
It
needs
to
be
addressed
because
I've
heard
this
outside
over
the
last
week,
so
I'm
thinking
that
maybe
the
committee
before
they
do
anything
should
start
looking
at
the
rules
of
new
construction.
G
G
So
maybe,
before
you
do
anything,
you
might
want
to
start
looking
at
where
your
affordable
housing
really
lies
and
who's,
providing
it
and
don't
Target
the
good
people
that
are
good
landlords
and
don't
Target
the
good
tenants,
but
figure
out
how
to
surgically
address
problem
landlords
and
problem
tenants.
That
would
be
my
suggestion.
Please
thank.
F
V
Good
evening
my
name
is
Aaron
Bornstein
I'm,
a
property
owner
here
in
Evanston
I've
been
in
the
community,
oh
since
about
2009
when
I
bought
my
first
building
here,
I
have
four
units
or
four
buildings
about
eight
units.
I
agree
with
the
comments
that
show
more
Dan,
Schermerhorn
Tina,
Peyton,
Mary,
rosinski,
they're
they're
all
spot
on
I
just
want
to
speak
briefly
about
affordable
housing.
The
issue
here
comes
in.
V
We
have
a
shortage
of
affordable
housing
and
the
way
to
address
that
the
way
to
solve
some
of
these
problems
is
we
provide
incentives
to
to
developers
to
to
move
this
forward.
The
standard
is
somebody
puts
affordable
units
in
their
property.
You
give
them
a
zoning
increase,
so
they
can
increase
the
density
to
that
that
encourages
affordable
units.
The
other
standard
ways
to
encourage
affordability.
Is
you
expedite,
processing
or
permitting
fees?
V
You
can
give
fee
waivers,
you
can
reduce
parking
requirements
and,
finally,
you
get
to
property
tax
credits,
and
these
are
all
ways
at
minimal
or
low
cost
to
the
city
that
you
grow
your
affordable
housing,
which
ourselves
many
of
the
underlying
problems.
I,
don't
hear
any
of
these
ideas
under
discussion,
though
this
is
a
way
to
work
with
the
real
excuse
me
with
the
real
estate
community.
So
we
work
cooperatively
to
grow
ourselves
out
of
this
issue.
Instead,
I
see
a
tax
on
the
real
estate.
Community
you've
come
in
with
this
thing.
V
V
It's
stopped
all
development
in
St,
Paul
everybody
moved
to
Minneapolis.
They
moved
out
to
the
suburbs.
Why
would
you
do
that
as
a
real
estate
person?
Why
would
you
go
to
a
community
that
doesn't
want
you,
so
don't
take
these
actions?
Don't
ignore
our
voices?
Please
don't
pass
this
ordinance.
Thank.
A
W
Hi
I'm
Eric,
passen
I'm,
the
owner
of
North,
Shore
apartments
and
condos
I've,
been
in
property
management
for
at
least
30
years
apartment
rental,
business
and
like
I,
spoke
last
time.
What
you
guys
are,
what
the
what
this
committee
is
trying
to
to
change
is
going
to
have
the
exact
opposite
effect.
So
what
happened?
W
Let's
say
a
year
ago
a
big,
a
big
property
owner,
sold
all
their
buildings
in
Evanston
for
different
reasons
from
what's
happening
right
now,
however,
buildings
all
got
rehabbed
and
raised
the
rents
by
double,
because
now
they're
newer
construction
rather
than
older.
So
if
you
force
out
owners
like
us
who
try
to
keep
our
rents
down,
try
to
work
with
tenants,
try
to
invest
in
our
own
Community.
The
exact
opposite
is
going
to
happen.
W
What
we
did
20
years
ago,
Dan,
schirmerhorn
and
I,
were
on
a
committee.
Like
I
spoke
last
time
you
got
some
landlords.
Together,
you
got
some
aldermen
together,
you
got
everybody
on
the
committee,
sit
down
and
work
things
out.
You
didn't
get
one
side
of
it,
deciding
everything
for
everybody
else.
If
you
get,
if
you
get
a
group
of
language,
you
don't
want
to
invest
in
in
Evanston
anymore,
which
is
exactly
what
you're
getting
when
I.
W
When
people
come
to
things,
should
you
buy
a
building
of
Evanston
I
say
absolutely
not
because
why
would
you
when
you
have
this
many
regulations
like
I,
said
before?
If
you
haven't
sent
101
tenant,
landlord
ordinance
has
been
in
effect
for
a
long
time.
It
does
a
great
job.
I've
read
that
backwards
and
forwards.
It
is
so
tenant
friendly
it
it's
scary.
W
However,
it
has
worked
for
a
long
time.
Why
would
you
want
to
change
something
like
that?
Why
would
you
install
something
that's
going
to
make
us
not
want
to
invest
in
evidence
and
then
go
the
exact
opposite
way,
so
you
get
somebody
like
now.
The
worst
buildings
are
all
by
crowdfunding,
so
they
can.
They
don't
really
care
about
Evanston.
All
they
care
about.
Is
the
money
so
they're
going
to
take
and
get
the
exact
most
amount
they
could
out
of
rents.
We
don't
try
to
do
that.
We
try
to
be
reasonable
to
people.
W
C
And
point
of
order
I
just
want
to
point
out
our
Council
rules
that
when
it
comes
to
committee,
that
we
allow
20
minutes
for
public
comment
and
given,
and
sometimes
we
let
that
rule
slide,
both
the
council
and
and
at
committees.
But
given
our
late
start
today,
I
think
the
folks
that
we
have
called
we
should
go
through
and
if
there
are
folks
who
really
feel
they
need
to
share
something.
That
hasn't
been
said.
Please
State
yourself,
but
I
would
move
that
we
after
the
next
there
are.
I
X
Right
good
evening,
committee
members,
thanks
for
your
hard
work,
my
name
is
Peter
O'brien,
sorry
resident
of
Evanston
and
a
business
owner
in
Evanston.
As
part
of
that
business
we
own
and
manage
small
portfolio
of
rental
apartments.
Less
than
30
units
I
just
wanted
to
bring
up
a
couple
of
things.
The
economic
considerations
that
maybe
people
haven't
put
a
lot
of
focus
on
just
yet,
and
that
is
the
focusing
on
the
just
cause.
X
Ordinance
most
landlords
in
this
town
and
in
the
area,
use
one-year
leases
for
their
residents,
and
then
it's
renewed
after
one
year,
most
often
to
to
to
put
in
play
the
the
just
cause
clause
and
the
landlord
said
an
ordinance
effectively
converts
those
leases
to
Lifetime
Estates,
which
is
a
totally
different
interest
in
real
estate,
and
it
has
a
totally
different
value
and
who
will
be
paying
the
difference
in
value.
In
the
long
run,
it
will
be
the
tenants.
X
Likewise,
one
of
the
causes
that
people
haven't
mentioned
tonight
is
the
right
of
first
refusal,
not
sure
why
they
haven't
mentioned
it,
because
the
right
of
first
refusal
on
a
sale
of
a
property
also
has
significant
economic
costs
and
that
cost
over
time
will
be
passed
on
to
the
tenants.
I
would
guess
you
all?
Will
you
have
your
experts?
You
have
your
actuaries
lawyers
and
accountants,
but
I
would
guess
that
all
things
being
equal
that
rents
would
go
up
20
to
30
percent
in
the
not
too
distant
future.
Y
Foreign,
my
name
is
Helen
show
thank
you
so
much
for
this
time.
I'm.
Currently
an
Evanston
tenant
I
first
came
to
Evanston
in
the
early
2000s
to
attend
college
here
and
then
20
years
later,
just
last
year,
I
was
delighted
to
land
back
in
Evanston
as
a
visiting
assistant
professor
at
Northwestern.
However,
my
time
in
Evanston
has
largely
been
spent.
Navigating
my
difficult
and
precarious
rental
situation.
Y
I
pay
my
rent
on
time,
I've,
never
been
in
violation
of
the
lease
and
receive
my
full
security
deposit,
each
time,
I've,
rented
and
I've
rented
for
the
past
20
years
of
my
life,
despite
this
I'm
facing
that
renewal
of
my
lease
by
my
current
landlord,
who
appears
to
be
engaging
in
retaliatory
Behavior.
What
brought
me
to
here
today
is
the
thought
that
if
this
is
happening
to
me,
a
person
who
is
privileged
in
many
ways
what
might
be
happening
to
folks
who
are
not
as
privileged
so
tonight,
I'm
advocating
for
three
things.
Y
First,
the
city
of
evanston's
rental
inspection
process
needs
proper
oversight
and
review
to
ensure
it
is
protecting
tenants
and
not
privileging
landlords.
The
current
process
seems
to
be
a
way
for
the
City
of
Evanston
landlords
and
Realtors
to,
as
one
building
manager
told
me,
make
sure
the
right
people
are
living
in
the
building.
Second,
just
cause
prevents
no
fault
non-renewals
at
the
whim
of
the
landlord,
such
as
retaliation
for
wanting
to
be
present
when
someone
enters
the
unit
or
asking
for
reimbursement
for
damaged
items
from
a
burst
pipe
in
the
unit.
Y
I
didn't
press
the
issue
further,
but
shortly
thereafter,
I
was
sent
a
notice
for
non-renewal.
Third,
if
landlords
know
they
are
not
going
to
be
renewing
attendance
lease,
the
tenant
should
be
provided
with
90
days
notice,
giving
ample
time
to
search
for
a
rental
unit,
especially
if
the
tenant
has
work
family
and
Community
obligations
that
make
it
impossible
to
devote
large
chunks
of
time
to
their
search.
I
strongly
urge
the
committee
to
consider
reforming
the
rental
inspection
system
to
prevent
tenants
and
adopting
just
cause.
Y
I
D
Z
Hi
I'm,
not
a
resident
of
Evanston,
but
I,
am
a
co-chairman
of
a
Fair
Housing
Organization,
open
communities
which
is
located
in
Evanston,
and
when
I
looked
at
this
ordinance,
it
seemed
to
me
that
the
people
who
would
be
affected
most
are
the
tenants
of
the
landlords
who
spoke
tonight,
people
who
are
paying
modest
rents.
It's
not
going
to
be
individuals
who
are
in
those
luxury
apartment
buildings
who
are
going
to
be
affected
by
this.
Z
It's
it's
going
to
be
these
individuals
paying
modest
rents,
and
those
are
the
people
who
are
most
likely
paying
40
or
50
percent
of
their
income
on
rents.
Right
now,
even
though
these
these
rents
are
supposedly
affordable.
So
these
are
the
individuals
who
are
going
to
be
hurt
the
most.
Unless
we
pass
this
ordinance
they're
going
to
be
incurring
costs
which
they
really
don't
have
they
don't
have
disposable
income.
Z
D
A
C
J
J
A
T
C
I
C
A
I
Thank
you
so
we're
proposing
the
extension
of
the
small
landlord
assistance
program.
This
program
was
approved
by
the
committee
earlier
this
year,
there's
about
five
hundred
thousand
dollars
of
fund
that
was
allocated
from
arpa.
So
far,
we've
received
23
applications,
13
have
been
approved,
there's
about
a
hundred
and
ten
thousand
dollars
of
funds
that
have
been
approved
or
disbursed.
At
this
point,
we
had
about
10
denials.
I
Most
all
the
denials
were
based
on
the
number
of
units,
landlords
that
didn't
actually
have
losses
that
we
could
compensate
or
the
location
of
the
units.
We
had
four
applications
that
were
fully
at
the
maximum
of
fifteen
thousand
dollars
out
of
those
10
denials,
there's
three
that
could
be
eligible
on
this
under
this
new
expansion.
I
So
essentially
what
we've
done
here?
The
original
program
was
limited
to
three
census
tracts
and
that
was
based
on
the
emergency
rental
assistance
priority.
Seven.
This
is
from
the
urban
Institute,
using
the
covid-19
impact
and
inquity
sub
index,
so
80
92,
8102
and
810301,
where
the
census
tracts
that
were
eligible,
we're
proposing
to
expand
the
program
to
the
five
census
tract
that
are
in
Blue
on
this
map.
I
We
are
also
as
part
of
this
suggesting
that
we
exclude
8094,
which
technically
would
be
above
average,
but
as
we
dug
through
the
numbers
and
based
on
the
notes
provided
by
the
urban
Institute,
mentioning
specifically
that
student
population
can
skew
numbers
because
they
can
often
be
a
higher
percentage.
Low
income
we
looked
through
the
data
in
1894
is
showing
much
higher
ends
on
average
than
the
other
areas
for
much
smaller
units.
I
We
also
took
a
look
at
the
landlords
that
would
be
eligible
for
this
program
with
this
within
those
census
tract
at
least
the
ones
that
we
have
data
on
through
the
rental
registration.
It
amounted
to
about
62
landlords
that
were
for
the
vast
majority,
renting
upscale,
condos
or
single-family
home
that
were
highly
valued.
A
O
I
I
We
specifically
looked
at
rent
prices
and
what
kind
of
properties
were
around
this
area?
The
same
qualification
applies
as
far
as
the
original
program.
As
far
as
no
landlord
that
owns
more
than
35
units
and
other
items,
we
reconsidered
whether
there
was
a
way
to
put
any
kind
of
Maximum
around
affordability.
I
Having
seen
how
the
first
applications
were
going,
it's
extremely
complicated
to
put
in
place,
which
is
one
of
the
reason
we
suggested
going
this
route.
We
know
that
population
renting
in
those
areas
tend
to
have
much
lower
rents
and
are
more
likely,
especially
for
the
property
that
may
be
eligible,
the
smaller
property,
essentially
to
be
on
the
more
affordable
side.
There
may
be
some
buildings
that
are
more
luxurious
in
those
areas,
but
they're
very,
very
likely
to
be
above
the
35
units
maximum,
so
that
essentially
kind
of
exclude
them.
I
O
I
O
O
But
thank
you
for
the
clarifications.
I
would
say
that
yeah
for
the
new
track
sectors
of
the
city,
to
reduce
the
number
of
units
to
at
a
minimum
to
25.,
but
I
would
like
to
see
that
landlords
with
less
units
get
some
sort
of
priority.
10
15
units
or
less
get
the
priority
to
have
access
to
the
funds
and
I
know
it's
probably
as
an
administrative
nightmare
for
you
guys
to
try
to
finagle
with
that.
I
So
I'd
like
to
hear
maybe
where
other
members
of
the
Committees
are
on
this
and
if
that's
something
that
the
committee
would
like
to
move
forward
and
if
you're
looking
to
do
a
prioritization,
then
I
would
suggest
that
you
amended
providing
extra
time.
So
we
open
it
to
a
section
and
then
we
also
open
it
broad
broader.
So
we
don't
have
to
keep
coming
back
to
the
committee
and
postpone
providing
assistance.
So
you
could
amend
it
to
do
two
faces
right
now
as
an
example,
if
the
committee
so
desires.
AA
AA
I
was
a
little
bit
given
the
I
think
the
enthusiasm
that
we'd
heard
from
small
landlords
when
we
were
going
through
the
process
out
of
I
would
have
thought
that
we
would
have
already
spent
way
more
than
the
110
000.
So
I
was
really
surprised
that
we'd
had
this
much
left
over
I
I
think
if
we
had
a
smaller
amount
and
we'd
kind
left
over
and
that
we're
trying
to
maximize
getting
that
into
the
hands
of
the
truly
small
landlords.
I
would
agree
going
down
that
route,
but
I
feel.
AA
Since
we
have.
You
know,
you
know
four
fifths
left
basically
that
keeping
the
same
parameters
that
we
had
for
the
previous
census
tracts
would
make
sense,
because
I
I
have
a
feeling
that,
given
the
the
extra
eligibility,
we
probably
are
going
to
come
back
and
still
have
money
left
over.
That's
just
my
thought.
Based
on
how
low
that
initial
number
was.
O
It
sucked
behind
what
I
said
is
that
if
we
give
priority
to
the
truly
small
landlord,
10
15
units
or
less,
and
if
there
is
money
left
after
we
reach
out
to
those
small
landlords,
then
open
it
up
to
the
35
units
or
less
to
the
landlers,
with
35
units
or
less
any
by
you're
right.
By
giving
the
the
way
we
have
dispersed
this
money,
most
likely
there'll
be
enough
for
everybody,
but
I
am
suggesting
that
we
give
priority
to
small
landlords.
J
I,
just
don't
think
we
should
keep
changing
the
criteria.
You
know
we've
gone
back
and
forth
on
it
and
it
is
not
a
total.
A
huge
amount
of
money.
Now
I
live
in
the
second
ward
and
there
are
probably
landlords
who
own
multiple
buildings
there.
But
again,
let
me
just
say
it's
on
the
people
who
applied
and
approved
how
many,
what
was
the
total
number
of
units
that
each
owned
or
about
you
know.
I
J
A
You're
fine,
okay,
I
can
I
begin.
Okay,
I
would
agree
with
council
member
Harry,
Carris
and
and
Joanne
I.
Think
we've
discussed
this
a
lot
and
you're
right.
It
might
be
an
administrative
nightmare
to
change
it.
So
I
guess
I
would
ask
as
a
point
of
clarity.
If
a
Committee
Member
wants
to
propose
an
amendment,
do
we
vote
on
that
Amendment.
C
Yeah,
okay,
thank
you.
Chair
for
recognizing
me.
I
I
certainly
understand
the
direction
you're
going.
I
also
served
on
the
task
force
that
helped
great
this
I
I
wonder
what
are
the
barriers
you
know,
given
that
we
have
four
fifths
of
the
or
somewhere
thereabouts
of
the
funding
reserved?
Can
you
repeat,
I
may
have
missed
it.
What
are
some
of
the
barriers
and
sure.
I
I
C
I
AB
Our
hope
this
evening
is
that
we
will
get
direction
from
the
committee
on
whether
or
not
to
continue
pursuing
this
particular
item
as
part
of
the
update
process
or
if
this
particular
topic
warrants
additional
time
and
discussion
of
the
committee.
We
can
continue
that
discussion
and
talk
about
the
time
line.
If
that's
how
the
committee
decides
they'd
like
to
proceed
so
with
that
I'm
going
to
turn
it
over
to
the
presenters
just
in
terms
of
logistics,
we
do
have
a
microphone
if
you
would
like
me
to
grab
that
for
you.
F
F
C
F
A
F
F
AC
Good
evening,
everybody
so
last
we
get
to
the
just
cause
topic,
so
you
know
we're
sort
of
just
to
acknowledge.
Open
communities
is
sitting
here
both,
as
you
know,
Advocates
as
well,
as
you
know,
offering
some
expert
opinion
and
perspective
on
what
just
cause
is
and
isn't
so
just
to
sort
of
Define
things.
I
thought
it'd
be
good
to
to
go
with
sort
of
a
agenda
setting
organization
to
offer
a
definition
to
the
National.
AC
So
I
think
that's
a
pretty
good
definition,
I
think
by
now,
most
folks
are
kind
of
familiar,
but
the
idea
is
that
the
reasons
for
which
landlords
can
either
evict.
And
generally
we
talk
about
eviction
in
this
context,
it
would
be
sort
of
in
a
month-to-month
context.
It's
true
that
the
majority
of
these
would
be
probably
in
a
non-renewal
context,
but
that
those
reasons
are
constrained
in
some
way
and
generally
the
way
the
Paradigm
works
is
that
there
are
tenant
fault
reasons
which
the
tenant
has
substantially
violated.
AC
The
least
you
know
hasn't
paid
rent
and
then
there's
no
fault
reasons,
but
I'll
kind
of
get
to
that
breakdown
in
a
second.
So
you
know
just
some
core
components.
We
do
see.
You
know
some
heterogeneity
across
the
country
around
how
these
laws
look.
There's
difference
in
detail
in
terms
of
the
amount
of
tenant
causes
listed,
there's
differences
in
relocation,
Assistance
or
the
total
lack
of
relocation
assistance.
AC
AC
There
is
a
Prohibition
on
evicting
or
non-renewing
a
tenant,
except
for
one
of
the
enumerated
causes.
So,
for
instance,
if
it's
not
enumerated
as
a
a
just
cause
to
you,
know
non-renew
somebody
strictly,
because
you
want
to
flip
the
unit
or
you
know,
because
you
just
arbitrarily
dislike
them.
Oh
great,
thank
you
and
then
that
would
not
be
a
just
cause
and
would
not
be
an
allowable
reason.
AC
So,
there's
usually
some
kind
of
enhancement
of
notice
requirements
as
part
of
Just
Cause
laws.
It
tends
to
be
a
common
sense
thing
to
make
sure
that
folks,
you
know,
have
certain
notice
requirements
and
relocation.
Assistance
is
a
common
feature
of
Just
Cause
law
so
that
the
the
tenant
has
financial
means
to
move
I
mean
these
would
be
in
cases
where
the
eviction
or
non-renewal
is
prompted
by
something
that
was
out
of
their
control
that
you
know
through
no
fault
of
their
own.
AC
So
again,
you
know
it's
to
prevent
arbitrary
and
discriminatory
evictions.
This
is
of
great
importance
to
us
as
a
Fair
Housing
Organization
interested
in
you
know,
preventing
and
stopping
discriminatory
Behavior
increases
stability
for
renters.
We
would
argue
when
renters
don't
have
to
be
fearful
that
they'll
be
sort
of
displaced
at
an
arbitrary
whim
of
the
landlord.
You
would
see
greater
tenure
of
of
Tendencies
and
more
stability
in
those
homes.
Greater
transparency,
as
we
heard
from
some
of
the
speakers
folks,
are
often
evicted
or
non-renewed,
and
they
have
no
idea
why
and
they're.
AC
Never
given
Clarity
on
that
oftentimes,
we
think
it's.
You
know
fundamentally
increases
fairness
between
the
tenant
and
landlord
there's
some
evidence
that
it
prevents
displacement
and
again
placing
some
modest
limits
on
sort
of
these
strictly
profit
motivated
turnovers
of
housing
stocks,
so
flipping
units,
for
you
know
to
jack
up
the
rent.
AD
AD
I'm,
sorry,
a
little
taller,
so
what
isn't
just
cause
I
mean
I
I
think
we
saw
in
the
last
meeting
and
to
some
extent
in
this
meeting
as
well.
Some
misconceptions
around
what
it
means.
What
just
cause
it
is
I.
Think
one
of
the
commenters
said
it's
effectively
granting
a
life
estate
saying
that
landlords
can't
choose
what
to
do
with
their
property
and
that's
that's
not
the
case.
We're
talking
generally
about
concepts
of
just
cause.
So
it's
hard
to
say
with
specificity.
AD
AD
All
of
the
you
know
in
all
of
those
situations,
the
tenant
under
just
cause
formulations
can
be
terminated
and
can
be
evicted
if
necessary.
These
are
all
considered
just
causes
to
end
the
tenancy
and
just
the
same
as
as
exists
under
present
law
and
in
most
cases
those
four
cause
evictions,
you
know,
can
end
the
tendency
more
quickly
than
through
no
cause
non-renewal
because
they
require
shorter
notice
periods
hit
the
next
slide.
F
AD
I
got
a
clicker
okay,
Jessica's
also
does
not
prohibit
landlords
from
changing
how
they
use
their
property.
I
think
we
had
some
commenters
last
time
who
were
concerned
about
being
restrained
from
moving
into
the
property
themselves,
using
it
for
a
relative
or
doing
you
know
some
other
thing
with
if
they
decided
they
didn't
want
to
rent
anymore
and
all
of
those
are
are
again
reasons
under
just
cause.
Why
landlords
could
decline
to
renew
a
tenancy
or
you
know,
or
ultimately
remove
a
tenant
who
doesn't
leave?
AD
Small
landlords
might
be
excluded
entirely
from
the
ordinance
they
might
have
reduced
requirements,
they
might
Pay
Less
in
relocation
assistance
and
they
might
be
supported
by
landlord
mitigation
funds.
You
know
funded
through
landlord
registration
or
other
means,
I
think
Dan's.
Coming
back
for
the
next
one.
AC
Put
it
back
for
short
guy
range
here,
so
just
a
quick
review
and
I
know
that
Miss
Wade
had
sent
around
a
memo
that
detailed
some
other
examples
of
Just
Cause
features
across
the
country.
These
are,
in
addition
to
those,
and
you
know,
Jonathan
referred
to
a
proposal
that
exists
in
Chicago.
You
note
that
you
know
mayor
Brandon.
Johnson
has
put
that
on
the
short-term
goals,
to
passages
cause
ordinance
and
just
for
transparency.
Open
communities
has
been
involved
in
that
movement
as
well.
AC
So
a
lot
of
what
you
know,
I
have
the
most
expertise
on
is
going
to
be.
The
Chicago
proposal,
which
is
just
a
proposal,
is
not
currently
law,
so
other
common
features,
you
know,
obviously
clarifying
A
process
to
cure
violations
is,
is
important
if
it
doesn't
already
exist
in
the
law,
so
that
a
landlord
has
to
provide.
You
know
a
certain
amount
of
notice
for
somebody
to
change
some
behavior
before
they
take
action,
that's
important
to
have
as
a
sort
of
Bedrock
for
just
cause.
AC
AC
The
Chicago
proposal
exempts
does
not
offer
full
exemptions
for
small
landlords,
but
those
with
six
or
fewer
units
in
owner-occupied
buildings
have
less
have
reduced
requirements,
including
for
relocation
assistance.
Rental
Registries
tend
to
be
also
important,
something
we
already
have
in
Evanston,
so
just
a
little
bit
more
specificity
on
the
Chicago
proposal,
so
there
are
essentially
three
buckets
that
cover
the
way
the
proposal
is
currently
written
in
this,
of
course,
may
be
negotiated.
AC
Three
buckets
of
tenant
fault
causes
just
an
outright
refusal
to
renew
so
there's
an
offer
and
the
Tenant
refuses
to
renew
the
lease.
That
would,
of
course,
be
one
they've
materially
violated
the
lease
in
some
way
and
there's
14
days
for
a
tenant
to
cure
a
material
violation
of
the
lease
and
this
proposal
or
they've
not
paid
rent.
So
those
are
sort
of
the
three
buckets
and
we'll
see
in
other
places.
You
know
you'll
see
up
to
you
know:
seven,
eight,
nine,
ten,
more
sort
of
granular
tenant
fault
causes.
AC
There
are
four
no
fault
causes
where
the
tenant
has
done
nothing
wrong,
but
are
still
considered
just
or
good
causes.
One
would
be
if
the
unit's
going
to
be
converted
to
a
condominium.
One
would
be
if
they're
moving
in
a
qualified
relative,
which
is
defined
in
the
Ordinance
one
would
be
for
a
substantial
repair
and
that
piece
a
a
certified
contractor
has
to
and
has
to
state
that
the
repair
would
require
that
the
unit
would
be
unlivable
during
the
the
repairs,
demolition
or
removal
of
the
housing
altogether
from
the
market.
AC
So
those
are
the
four
no
fault
causes
under
the
current
Chicago
proposal
and
again,
six
unit
owner
occupied
have
some
exemptions,
and
these
small
landlords
would
pay
less
in
relocation
assistance
under
this
Paradigm.
So
three
times
the
market
rate
per
bedroom
size
instead
of
five
times,
which
is
the
current
standard
in
that
proposal,
and
they
would
have
flexibility
through
offering
rent
abatement
rent
forgiveness
just
jumping
over
to
Oregon
just
cause
sort
of
a
a
different
initial
Baseline.
AC
AC
There
are
practically
identical,
no
fault
reasons
in
the
Oregon
Statewide
just
cause,
except
for
instead
of
condo
conversion,
which
is
not
listed.
The
Oregon
statute
lists
the
landlord
has
sold
the
unit
to
someone
who
plans
to
move
in
that's
a
general
summary
iteration
of
that
as
being
a
good
cause.
It
also
has
90
day
notice
requirements
for
the
no
fault
causes
similar
to
the
Chicago
proposal.
AC
So
there's
a
couple
other
notes:
Here
owners
of
less
than
four
units
are
exempt
from
the
relocation
assistance
component
in
Oregon
and
I
already
noted
that
Portland
residents
May
owe
more
relocation
assistance,
so
just
jumping
around
to
New
Jersey
that
states
good
cause
law
has
existed
for
about
50
years
and
it
lists
a
lot
more
specificity
in
the
tenant
fault.
Provisions.
AC
So-
and
you
know,
in
addition
to
non-payment,
violations
of
the
lease
agreement,
that
law
also
States
things
like
conducting
illegal
activity,
committing
major
property
damage,
disorderly
conduct,
health
and
safety
violations
as
being
a
tenant
fault,
causes
to
to
non-renewal
effect.
And
again,
that's
you
know
just
getting
granular
versus
having
sort
of
larger
buckets
of
definition.
AC
Relocation
assistance
is
not
provided
in
Jersey,
and
then
there
is
an
exemption
of
that
law
may
not
apply
to
two
or
three
unit
owner
occupied
premises
with
two
or
fewer
rental
units
that
was
just
taken
out
of
the
statute.
It's
a
little
confusing
the
way
it's
written,
jumping
over
to
Los
Angeles.
So
you
know
just-
and
this
is
just
pointing
out
some
different
features.
Los
Angeles
is
pretty
similar
to
the
Chicago
proposal.
Relocation
assistance
is
actually
much
higher
in
Los
Angeles.
They
also
add
a
HUD
exception.
AC
AC
If
the
person's
at
the
end
of
their
lease,
a
person
in
the
unit
is
a
sub-tenant
that
has
not
been
approved,
that
was
something
that
I
think
was
brought
up
by
Miss
Payton,
that
would
that
could
be
listed
specifically
as
it
is
in
Los
Angeles
and
just
to
note
all
public
housing
in
the
United
States,
as
well
as
all
housing.
That's
funded
by
low-income
housing
tax
credits,
which
is
the
majority
of
affordable
housing
in
the
United
States,
have
good
cause
requirements.
AC
The
lhtc
process
was
codified
in
law
in
1990
since
its
Inception.
It's
had
good
cause
requirements
and
again
everybody
that
lives
in
cha
housing
or
hack
housing.
Anything
that's
public
housing
has
good
cause
requirements
for
eviction
or
non-renewal
as
well.
In
the
lhdc.
That's
a
low
income,
housing
tax,
credit
context,
the
requirements,
sort
of
vary
across
different
states,
but
I
just
want
to
kind
of
point
out
that.
That's
you
know
it's
not
a
terribly
radically
new
or
Innovative
idea.
It's
existed
for
quite
some
time.
AD
Right
I
will
raise
the
microphone
and
stand
right
next
to
it
this
time,
so
we'll
talk
a
little
bit
about
how
just
cause
benefits,
tenants
and
some
ways
that
it
can
also
benefit
landlords
as
well.
So
just
cause
is
a
tenant,
focused
concept
and
it
is
clearly
beneficial
to
tenants
in
a
number
of
ways,
some
of
which
we've
talked
about
and
I,
don't
want
to
repeat
ourselves
too
much,
but
it
prevents
admitting
or
mitigates
the
impact
of
Mass
displacement
where
there's
a
change
in
building
ownership.
AD
I
think
that
was
mentioned
in
several
of
the
comments
we've
had.
Some
of
those
situations
arise
in
Evanston
recently
just
cause
reduces
the
ability
of
landlords
to
retaliate
against
tenants
who
complain
about
repair
issues
in
their
property.
I
think
that
was
another
subject
of
a
comment
today
or
for
unlawful
landlord
conduct.
AD
Those
are
the
cases
that
we
that
really
pick
up
ours
about
retaliation
and
discrimination
where
a
tenant
has
has
complained
about
something
or
has
had
some
interactions
with
the
landlord
around
their
identity.
And
then
they
get
a
non-renewal
shortly
thereafter
and
under
the
current
state
of
affairs,
landlords
don't
have
to
prove
anything
in
those
cases
they
just
have
to
say:
hey,
we
didn't
renew
their
lease.
They
didn't
move
out.
AD
Just
cause
promotes
a
clear,
Mutual
understanding
of
of
obligations
between
the
landlord
and
the
Tenant
and
gives
the
tenant
opportunity
to
identify
and
correct
breaches
of
those
obligations.
The
landlord
has
to
give
the
tenant
notice
hey.
This
is
what
you've
done
wrong
and
they,
and
they
have
to
give
them
an
opportunity
to
fix
the
problem
if
it
can
be
fixed,
just
cause
also
promotes
increased
Security
in
tenant
housing.
AD
We
heard
from
several
folks
today
who
are
facing
displacement
late
in
life
with
limited
resources,
and
we
heard
how
hard
that
is
for
them.
So
how
does
just
cause
benefit
landlords?
Obviously
it's
not.
It's
mostly
beneficial.
The
tenants,
that's
the
focus
of
the
policy,
but
there
also
are
a
number
of
ways
in
which
it
benefits
both
large
and
small
landlords.
Here,
just
cause
reduces
the
likelihood
of
retaliation
or
discrimination
claims
by
promoting
Clarity
around
the
reasons
why
a
tenancy
is
being
terminated.
AD
AD
Finally,
just
cause
reduces
the
number
of
just
of
no
cause
eviction
filings,
which
are
both
costly
to
landlords
and
reduce
the
efficiency
of
the
court
system.
I
think
several
people
have
mentioned
non-renewal
as
a
a
way
to
avoid
eviction.
Court.
In
fact,
non-renewal
simply
creates
another
reason.
Why
tenants
end
up
in
eviction
Court
when
they
don't
move
out
after
the
lease
is
not
renewed,
and
you
know
I
can
tell
you
having
litigated,
probably
upwards
of
500
eviction
cases.
AD
Those
cases
take
just
as
long
as
As
for
Clause
cases
to
litigate
so
taking
those
out
of
the
court
system.
Will
you
know,
make
judicial
resources
available
for
the
cases
that
really
do
need
the
judge's
attention
where
there
is
a
cause
for
the
eviction
to
be
taking
place?
Research
has
shown
that
in
four
cities,
where
just
cause
was
implemented,
there
was
a
significant
reduction
in
eviction
and
eviction
filing
rates
I've
included
a
link
to
that
paper.
If
the
committee
wants
to
review
that
at
The,
Ledger
and
I
think
that's
that's
all
we
have.
A
C
C
I
think
it's
important
that
we
I'm
really
glad
that
we
got
an
opportunity
to
hear
the
voices
of
tenants
this
evening,
which
are
voices
that
we
tend
not
to
hear
and
I'm
also
glad
that
we
got
to
hear
the
voices
of
property
owners
and
there
were
some
concerns
shared
and
I.
I
do
believe
that
the
vast
majority
of
the
concerns
that
were
shared
were
certainly
addressed
by
this
presentation.
C
That
would
not
allow
someone
to
evict
someone
for
just
cause
if
they're
first
up,
for
example,
miss
Tom,
Thomas
or
Thompson
I,
don't
know
if
you're
still
here
in
the
audience
somewhere,
but
you
asked
someone
to
address
your
concern
about
a
tenant
who
was
a
smoking
tobacco
within
the
unit,
and
it
seems
as
though
your
lease
would
have
prohibited
that
and
so,
given
that
that's
a
violation
of
the
lease,
and
that
is
a
just
cause,
particularly
when
we
have
smoke-free
laws.
That
is
a
just
cause
to
evict
someone.
C
You
know
nuisances.
Other
nuisances
are
just
causes
to
evict
someone.
So
what
I
want
to
propose
is
there
are
a
number
of
questions
that
we
need
to
answer
and
I
I
just
spoke
to
the
tenants
at
the
Avatar
as
they're
walking
out,
and
you
know
folks.
Those
folks
folks
across
our
city
are
looking
for
action
on
this.
C
This
will
mean
that
some
of
the
updates
to
our
inclusionary
housing
ordinance
may
have
to
be
put
on
hold
temporarily
because
of
until
January,
because
of
Staff
resources,
but
I
think
it's
critically
important
that
we
move
forward
with
this
I
think
it's
important
that
we
move
forward
with
this
to
ensure
that
there
is
Regional
cohesion
with
Chicago
I.
Don't
think
we
need
to
wait
on
Chicago
and
I.
Don't
think
we
need
to
mirror
Chicago's
ordinance
verbatim,
but
I
do
think
we.
We
should
create
some
cohesion
within
the
region
to
have
these
protections.
C
C
First,
I
want
to
say
that
my
goal
is
to
make
Evanston
the
most
livable
Community,
not
necessarily
the
most
investable
Community,
but
with
that
we
we
have
a
proposal
that
the
council
will
be
taking
final
vote
on
next
week
or
at
our
next
meeting
that
will
reduce
parking
minimums,
which
was
mentioned
as
a
a
barrier
to
development.
In
a
half
mile
radius
around
all
train
stations
there's
much
more
to
go,
but
that
will
help
reduce
barriers
to
development
in
our
city.
There's
a
mention:
there
seemed
to
be
a
conflation
about
just
cause.
C
One
thing:
the
goal
of
Just
Cause
being
to
create
more
affordability
in
our
community,
there's
landlord,
who
or
property
owner
who
mentioned
that,
and
it's
not
about
affordability,
about
stability,
and
so
I
want
to
highlight
that.
But
I
think
we
can
come
back.
We
can
have
a
thoughtful
discussion
with
the
various
stakeholders
or
with
representatives
of
the
various
stakeholder
groups.
Come
back
by
October
with
the
draft
ordinance
that
this,
the
full
body
can
consider
and
move
forward
to.
C
Council
I
think
certainly
I
know
from
some
of
my
colleagues
who
are
not
here,
and
certainly
everyone
who
is
here
I
think
we
understand
the
need
for
a
just
cause
ordinance.
We
understand
that
in
some
way,
in
some
fashion,
we
need
to
create
stronger
protections
for
tenants,
I
think
that's
uncontroverted
here,
maybe
maybe
it's
not
because
I'm
seeing
a
light
go
on,
but
certainly
I
think
we
understand
the
need
for
protections
here.
I
think
we're
going
to
have
to
get
into
a
conversation
about
some
of
the
details.
C
I
think
carve
outs
for
smaller
residential
providers
might
make
sense
for
folks
who
live
in
their
units.
I
think
we
can
be
really
thoughtful
about
this,
and
so
I
would
move
that
we
create
a
short-term
committee
that
will
come
back
in
October
with
a
ordinance
for
this
committee
to
consider.
Is
there
a
second.
O
O
My
apologies,
okay,
I,
think
that
trying
to
rush
this
is
is
not
a
good
move
for
for
this
committee
or
the
subcommittee
I.
Think
that
the
subcommittee
should
meet
and
then
create
a
timeline
that
it's
doable
for
that
committee.
I
think
that
for
us
to
dictate
that
it
needs
to
be
backed
by
October,
to
be
voted
on
and
to
be
then
submitted
to
the
to
the
to
the
whole
chamber.
O
By
evicting
somebody,
we
don't
evict
people
just
for
the
sake
of
eviction,
landlords
evict
people,
because
their
tenants
are
doing
something
that
is
wrong
and
I'm
not
taking
away
the
fact
that
we
have
whatever
word
you
use
and
I
forgot
your
name
from
the
North
Shore
condos
about
the
the
companies
that
are
buying
multi-unit,
big
multi-unit
buildings,
that
all
they
have
in
mind
is
placing
their
shareholders
and
the
only
way
to
please
a
shareholder
is
by
making
them
more
money.
That's
it.
We
see
it
across
the
board,
it's
not
just
in
housing.
O
So
we
we
need
to
be
able
to
address
those
things
as
much
as
we
are
dressing.
The
needs
of
the
tenants,
because
I
totally
see
that
we
need
to
protect.
They
are
probably
the
most
vulnerable
sector
of
our
community,
but
also
we
don't
want
to
harm
the
housing
providers,
the
ones
that
take
care
of
the
house
that
they're
in
and
we
there's
got
to
be
a
balance
and
I.
Think
that
we're
beginning
a
conversation
here
and
it's
good
to
have
it.
We
should
get
to
one
place.
That
is
good
for
everybody.
AA
Like
I,
like
the
idea
of
having
more
meetings
with
community
members
to
get
some
clarity
around,
what's
going
on,
I,
don't
know
if
that
would
be
worked
out
by
October
I'm
a
little
uncomfortable.
Putting
a
a
you
know,
firm
and
fast
date.
I
do
agree,
there's
a
sense
of
urgency.
I
think
one
of
the
biggest
things
that
I
think
we're
seeing
at
least
from
where
I'm
sitting
you
know,
I
totally
get
from
the
housing
provider.
AA
Point
of
view
that,
when
their
their
changes,
there's
some
unease
over
what's
to
come
a
lot
of
the
and
I've
had
people
approach
me
outside
asking
me
specifics:
Around,
Just,
Cause,
And,
I,
think
probably
one
of
the
the
the
semantics
of
what's
an
eviction.
What's
a
non-renewal
I
think
people
get
caught
up
in
that
the
language
of
it.
AA
So
there's
people
in
the
discussion,
I
had
I
think
there
is
some
unease
around
what
is
cause
and
I
think
a
lot
of
the
examples
that
the
housing
providers
provided
like
and
said
like
we
wouldn't
non-renew
without
telling
someone
and
when
you
know
the
elderly
community
members
came
up,
I
think
everyone
in
the
room
was
like.
Well,
that
really
stinks.
That's
not
right,
but
the
examples
you
gave
for
non-renewal
for
bad
tenants,
you'd
still
be
able
to
do
that
and
I.
Think
there's.
You
know
we
have
the
example.
Like
you
know.
AA
Oh
I
occurred
on
next
door
that
if
someone's
smoking
you
can't
non-renew,
you
can
non-renew.
That's
that's
a
just
cause,
so
I
think
there's
a
lot
of
Community
engagement.
That
needs
to
happen
around
because
I
think
truly
I
I
feel
the
people
in
this
room
would
not
be
affected
by
these
changes
and
then
and
I
get
why
you're
worried
personally
I.
Think
the
you
know
if
you're
living
in
the
unit
and
you
have
one
or
two
units
and
you're
living
in
the
building
should
probably
be
exempt.
AA
You
know
if
I
I'm,
not
a
housing
provider,
but
if
I
found
my
upstairs
renter
annoying
and
just
annoying
for
no
reason
like
I
live
in
the
building.
I
should
be
able
to
say,
like
yeah
I'm
not
going
to
renew.
But
you
know,
if
you
have
six
units
you're
not
living
there,
that's
not
that's
not
right,
so
I
think
I,
don't
know!
If
that
answers
a
question
around
the
task
force,
but
I
think
we
do
need
to
have
these
discussions
because
I
think
there's
a
lot
of
misconceptions
over
what
qualifies
in
this.
This
case.
C
Okay,
thank
you
thank
you,
chair
and
thank
you
to
both
of
my
colleagues
on
this
committee
for
your
concerns
and
raising
a
concern
around
a
timeline.
The
the
concerns
councilmember
hit
us
that
you
raised
and
that
you
Hugo
raised,
are
exactly
why
I
think
we
need
a
timeline
to
come
back
with
something
that
is
written
because
there's
so
much
confusion
out
there
and
miscon
and
there's
misconceptions
about
what
this
ordinance
is
or
what
just
cause
is
and
what
it's
not
well.
C
The
reason
is
because
there
is
no
ordinance
that
people
can
look
to
and
definitively
say
this
is
what's
in
the
law.
This
is
what
is
not
in
the
law
and
I.
Think
we
have
to.
There
are
some
key
questions
that
we
have
to
answer
around
things
that
you
brought
up
there
about.
You
know.
Are
we
going
to
exempt
folks
who
have
someone
has
a
two
or
three
flat
and
you
know
lives
in
the
unit
themselves?
Are
we
going
to
ensure
protections
around
what
you
know?
C
It
justifies
a
non-renewal
in,
in
certain
cases,
are
we
going
to
figure
out,
you
know
determine?
Are
we
going
to
provide
smaller
residential
providers
with
you
know,
assistance
to
help
with
relocation
assistance?
Are
we
going
to
exempt
them
from
relocation
exist
having
to
provide
relocation,
assistance
and
I?
C
Think
we
need
to
answer
all
of
those
questions
and
I
think
you
know
I
want
to
remind
us
that
today
is
July
18th
we're
pretty
much
July
19th,
and
we
have
some
time
between
now
and
our
October
meeting
to
answer
those
questions
get
something
on
paper
that
folks
can
look
at
in
the
community
and
actually
judge
and
then
bring
that
back
to
this
committee,
and
nothing
would
stop
this
committee
from
taking
more
time
to.
You
know,
look
at
the
details,
but
I
think
we
have
to
get
something
to
this
committee.
C
Sooner
than
later,
also,
we
need
to
start
checking
things
off
of
our
plate,
because
we
have
a
huge
agenda
in
front
of
us
and
we
have
limited
staff
time
and
we
need
to
start
moving
through
this
and
so
I
I
would
look
to
lead
up
that
committee
and
I
can
guarantee.
We
can
have
a
solid
ordinance
in
front
of
this
committee
by
our
October
meeting.
That
folks
can
feel
comfortable
either
moving
forward
to
council
or
taking
more
time
to
consider.
C
A
A
A
O
C
If
I
make
just
to
answer
your
question
there,
you
know
I've,
as
a
council
member
I
have
worked
on
legislation
in
many
different
areas.
You
know
I've
actually
been
the
council
member
who's,
introduced
the
most
legislation
and
passed
the
most
legislation.
I
fully
believe
I
I've
checked
in
with
staff
that
it
is
not
unreasonable
or
impossible,
or
a
burden.
The
staff
to
be
able
to
come
back
with
an
ordinance
for
with
the
draft
ordinance
for
our
October
meeting,
I.
C
C
A
AB
AB
AB
O
Thank
you
for
the
record
I'd
like
to
clarify
that
this
is
the
first
meeting
where
we
discuss
just
cause.
We
have
been
talking
about
the
landlord
tenant
ordinance
in
our
previous
meeting,
so
I
think
that,
given
the
importance
and
relevance
of
the
topic,
it
deserves
the
time
and
either
through
the
task
force
or
back
to
the
committee.
We
should
give
it
the
time
and
September
is,
is
a
much
better
timeline
for
that
committee
or
task
force
to
have
a
meeting
done
performed
with.
C
One
of
or
what
I'm
proposing
is
that
the
task
force
would
be
separate.
It's
it's
a
subsidiary
of
this
committee,
but
separate
of
this
committee,
and
so
we
wouldn't
be
Bound
by
the
you
know
whether
or
not
this
committee
is
meeting
in
August.
So
certainly
the
task
force
could
have
meetings
in
August
meetings
in
September
meetings
in
October
before
this
meeting,
and
so
that
would
provide
plenty
of
opportunity
and
I'll
I'll.
C
Note
that
the
open
meetings
act,
depending
on
the
number
of
members
from
this
committee
that
we
have
would
not
apply
to
that
task
force,
and
so
we
would
not
have
to
have
a
quorum
necessarily.
We
could
have
our
experts
come
in,
share,
testimony
and
and
feedback
and-
and
you
know,
make
decisions
and
move
forward.
H
I
just
have
a
brief
question.
Thank
you.
Councilmember
Reed
for
this
I
was
just
wondering
very
briefly.
If
you
could
comment
on
how
providers
and
community
members
would
be
selected
for
the
task
force,
just
given
the
sort
of
the
time
frame
and
also
the
sort
of
the
known
challenges,
particularly
of
sort
of
Outreach
to
the
types
of
community
members
who
would
sort
of
be
the
most
likely
to
be
affected
by
these
ordinances,
yeah.
C
C
C
Yes,
I
will
restate
it
so
I
I
move
that
we
create
a
short-term
committee
to
come
back.
Our
short-term
task
force
to
come
back
to
this
committee
with
a
just
cause.
Eviction
ordinance
and
Report
I
propose
that
I
asked
to
be
chair
of
that
committee
and
that
any
member
of
this
committee
may
join
as
a
voting
member
and
any
member
of
the
community
may
join
as
a
non-voting
member.
J
F
W
C
I
C
Then,
just
to
that
point,
how
many
members
do
we
have
on
this
committee?
Nine,
and
so
I
can
tell
you
that
the
council
is
10
with
including
the
mayor
and
that
Quorum
There
is
five
members
and
a
majority
of
Quorum
is
four.
So
in
this
case
we
could
have
up
to
three
members
now
that
we
have
nine
members
on
any
committee
without
triggering
the
meetings
Act.
I
The
other
thing
that
I
wanted
to
suggest
for
a
clarification
is
there
are
options
to
do
a
task
force
with
committee
members
and
have
workshops
and
specific
meetings
open
to
community
members
so
that
they
can
participate
and
you
you
can.
The
committee
can
work,
but
the
task
force
can
work
with
them
without
them
necessarily
having
to
be
part
full-time
of
a
task
force.
Sometimes
it
helps
especially
to
be
able
to
reach
to
people
and
to
get
people
to
participate
that
are
not
able
to
commit
to
the
level
of
commitment
which.
AA
I
have
one
question
here
so
could
we
could
this
be
done
by
having
another
Community
engagement
meeting
around
a
an
ordinance
app
like?
We
could
take
a
straw
poll
tonight
as
to
what
parts
we
think
where
we
want
to
lean
and
then
have
a
or
or
not
take
one
tonight
but
have
or
we
can
have
staff
organize
another
meeting
specifically
with
like
landlords
and
tenants,
and
you
know
our
Advocates
and
then
you
know
get
and
that
way
you
know
some
of
us
can
come
to
that.
AA
C
C
Okay
and
Hugo,
this
sounds
like
something
you
certainly
would
want
to
be
a
part
of
the
task
force.
Is
there
anyone
else
here
that
you
know
has
a
definitive
and
yeah,
so
so
I
think
we
if
we
can,
if
we
can
stick
with
these
three
members
here,
myself,
Hugo
and
Ms
Salome,
we
would
have.
We
would
hopefully
not
trigger
Oma
at
that
point
and
we
could
have
task
force,
meetings
and
and
hear
feedback.
I
will
note
I.
Think
both
of
you
are
residential
housing
providers.
C
Is
that
correct
landlords
you
both
left
so
I
want
to
say
that
we'll
have
two
landlords
you
know
represented
on
this
committee.
I
am
a
tenant,
we
will
have
representatives
from
you,
know:
housing
providers
and
other
representatives
from
tenant
advocacy
organizations,
as
well
as
other
housing
providers
that
will
be
invited
to
participate
in
our
meeting,
but
I
think
that
maybe
we'll
provide
some
clarity.
I
didn't
ask
the
chair.
If
you
were
interested
but
I.
AB
Just
just
to
clarify
staff
is
proposing
that
in
September
an
ordinance
would
be
presented
with
the
items
that
this
committee
has
discussed
thus
far,
including
the
items
that
we
need
to
get
through
yet
tonight
yep
and
that
would
be
presented
to
you
in
Octa.
In
September,
the
Just
Cause
And
I
think
there
are
three
other
items
that
staff
is
recommending
take
a
longer
time,
so
that
more
Outreach
and
input
can
be
proposed.
AA
C
All
right
so
I
propose
that
we
create
a
task
force
to
draft
an
ordinance
to
bring
back
to
this
committee
and
report
on
Just
Cause
eviction.
That
would
include
Joanne,
salomi,
Hugo
Rodriguez
and
myself
as
committee
members
or
as
task
force
members,
and
then
we
would
bring.
We
would
include
housing
providers
as
well
as
tenant,
Advocates
and
tenants,
and
others
in
that
task
force
process
to
draft
an
ordinance
for
this
committee.
A
A
B
I
A
A
AD
AD
They
would
get
a
notice
of
termination
saying
either
you
haven't
paid
rent
and
you
need
to
pay
rent
within
a
certain
period
of
time
or
you
violated
your
lease
in
some
way.
You've
got
a
certain
period
of
time
to
correct
that
issue.
If
it
can
be
corrected
and
if
the
tenant
does
not
pay
the
money
or
correct
the
issue,
then
the
tenancy
is
terminated
and
the
landlord
has
the
option
then
of
proceeding
filing
an
eviction
case.
AD
E
H
I
have
a
related
clarification,
so
just
to
the
one
of
the
questions
that
are
one
of
the
sort
of
patheticals
that's
come
up.
A
lot
are
these
disturbances
that
are
difficult
to
show
or
prove
so.
Smoking
came
up
as
one
example.
What
would
be
the
process
for
proving
sort
of
a
disturbance
that
would
there
need
to
be
photographic
evidence
like
what?
What
are
the
standards
there?
I'm.
AD
So
you
know
51
more
credible.
You
win,
the
landlord
may
have
other
evidence.
There
may
be
photographic
evidence
to
maybe
documentary
evidence,
evidence
of
communications.
All
of
these
are
things
that
I
think
the
suggestion
sounded
a
little
bit
like
in
the
comments
like
if
the
tenant
denied
it,
then
they
would
not
be
evicted.
That's
I
can
tell
you.
That's
not
the
case.
C
AC
Just
just
in
Trier
is
a
fact
generally,
judges
and
juries
in
the
eviction
process
tend
to
give
a
lot
of
leeway
to
housing
providers.
So
I
hear
a
lot
of
kind
of
you
know,
moaning
and
groaning
and
that
the
process,
typically,
you
know,
is
not
one
where
you
know
the
the
landlord
would
have
to
do.
Tons
of
you
know
bring
in
tons
of
evidence.
That's
that's
generally
not
the
way
the
system
works.
Q
A
AA
A
A
AB
While
she's
spilling
that
up
I'm
just
gonna,
what
we're
gonna
do
is
go
through
the
five
remaining
topics
and
then
we'll
open
it
up
for
discussion.
Previously,
we've
been
going
topic
by
topic,
but
just
in
the
interest
of
time
this
evening,
I'd
like
staff
to
be
able
to
present
all
five
of
the
remaining
topics
and
then,
if
there's
any
discussion,
clarification
or
changes
to
what
staff
is
recommendation
recommending.
That's
where
I'm
hoping
we
can
have
the
committee
discussion.
So
that's.
A
D
Good
evening,
everyone,
my
name,
is
Lindsay
Waid,
I'm
housing
and
economic
development.
Analyst
here
at
the
City
of
Evanston
and
I'd
like
to
speak
with
you
all
about
our
recommendations
in
regards
to
five
of
the
updates
to
the
residential
landlord
tenant
ordinance,
specifically,
those
are
one-time
right
to
pay
and
stay
collection
of
attorney
fees,
the
topic
of
gendered
violence
and
some
laws
that
protect
survivors
of
gendered
violence,
the
right
to
organize,
bolstering
that
and
write
a
first
refusal
em
a.
C
Point
of
order-
and
my
apologies
just
in
interest
of
time
I-
want
to
suggest
that
of
those
topics.
I
think
some
of
those
may
be
uncontroverted
amongst
this
committee
and
maybe
there's
one
or
two
of
them
where
there
is
some
controversy,
and
maybe
we
can
just
pull
those
out
and
vote
forward
on
the
things
that
are
uncontroversial
and
not
have
to
have
a
presentation
on
it.
Give
an
hour.
C
AB
C
Would
you
like
personally
personally,
I,
am
supportive
of
what
staff's
recommended
on
all
of
these,
but
if
my
colleagues
have
any
you
know,
having
reviewed
the
packet,
have
any
concerns,
particularly
I,
think
the
last
item,
if
you
can
repeat
it
again,
which
was
right
of
first
review,
write
a
first
refusal,
I
heard
that
mention
in
public
comments.
There
might
be
some
issue
there,
so
maybe
that's
one
that
we
can
pull
out
and
have
a
presentation
on.
D
D
A
D
So
we
have
one
time
right
to
pay
and
stay
essentially
at
the
as
the
ordinance
currently
stands.
Landlords
can
move
forward
with
an
eviction
notice
once
it's
filed,
even
if
tenants
pay
all
of
their
past
due
rent
prior
to
a
judgment
between
the
time
that
an
eviction
is
filed
and
the
time
when
a
judgment
is
made,
tenants
are
often
seeking
emergency
rent
assistance
which,
if
the
tenant
is
working
with
a
charitable
organization,
can
take
one
or
two
months.
D
We
want
to
give
tenants
the
chance
to
get
all
of
their
past
due
rent
paid
instead
of
just
getting
evicted
either
way.
This
isn't
something
that
could
happen
again
and
again.
If
any
future
non-payment
were
to
occur
by
the
tenant,
the
eviction
process
would
proceed
as
usual
on
the
following
slide.
I
have
an
example
of
language
that
we
would
incorporate
into
our
existing
ordinance.
D
So
essentially,
roughly
82
percent
of
eviction
cases
are
for
non-payment
and
only
11
percent
of
tenants
have
representation
an
eviction
Court.
We
recognize
that
the
standing
provision
inherently
penalizes
tenants,
particularly
low-income
persons,
by
increasing
the
debt
incurred
while
facing
challenges
to
re-house
themselves,
and
we
seek
to
reduce
this
power
imbalance
between
landlords
and
tenants.
By
exempting
tenants
should
an
eviction
judgment
be
made
from
having
to
pay
their
landlord's
attorney
fees.
D
D
D
The
Illinois,
safe
homes
act
allows
survivors
seeking
safety
to
terminate
their
lease
within
three
days
notice
and
or
to
request
our
landlord
change
their
locks
within
48
hours.
Tenants
are
required
to
provide
a
new
key
to
the
landlord
within
48
hours
if
they
decide
to
change
it
themselves.
Due
to
landlord
inaction,
the
vawa
or
violence
against
women
act
seeks
to
protect
HUD
subsidized
domestic
violence,
victims
from
accessing
housing
and
from
facing
eviction
or
certain
lease
violations
due
to
being
survivors
of
domestic
violence.
D
D
D
Finally,
we
have
the
right
the
first
refusal
right.
A
first
refusal
helps
to
reduce
housing,
turnover,
preserve
the
affordable
housing
stock,
maintain
Community
diversity
and
create
opportunities
for
rentership,
home
ownership
and
economic
development
by
giving
tenants
an
exclusive
opportunity
to
purchase
their
building.
D
C
Yeah
I
I
do
think
that
there
are
at
least
three
of
those
that
may
not
have
Universal
support
here,
but
enough
to
move
forward
and
for
it
to
come
back
as
in
in
September.
So
I
would
move
that.
We
recommend
the
adoption
of
the
staff
recommendations
relating
to
the
violence
against
women,
act,
the
right
to
organize
and
the
right
to
pay
and
stay
the
one-time
right
to
Parents
Day.
G
C
A
I
C
A
O
The
landlord
is
being
forced
to
take
someone
to
court
for
this
person
who
is
not
paying
their
rent
or
damaging
the
property
or
doing
whatever
is
allowed
for
a
landlord
to
ask
somebody
to
leave
their
building
after
their
lease
is
up
or
if
there
is
a
breach
of
the
lease
or
no
payment
or
rent
before
that.
So
the
landlord
now
is
not
collecting
rent
and
it's
paying
an
attorney.
O
I
think
that
maybe
we
can
find
a
point
of
balance
on
this
and
perhaps
it'd
be
caps
on
what
an
attorney
could
charge,
because
you
know
we
don't
want
him
to
ride
the
wave
either,
but
also
I
I
think
that
there
should
be
some
compensation.
Some
landlords
are
punished
by
not
collecting
the
rent
and
many
times
that
rent
doesn't
come
complete.
O
If
the
eviction
is
granted,
the
judge
doesn't
say
you
have
to
pay
the
rent.
You
have
to
leave
so
it's
three
or
four
months
that
that
landlord
is
being
dragged
without
without
getting
the
rent.
So
it's
very
difficult
and
and
I
totally
hear
that
there
might
be
some
instances
where
this
is
not
just
to
the
tenant,
but
the
majority
of
the
time,
if
I'm
not
paying
my
obligation,
I
have
to
pay
the
consequences.
C
O
C
C
C
It's
something
that
we
need
to
do
a
better
job
of
educating
folks
on,
but
there
certainly
is
Insurance
for
residential
rental
providers
and
that
insurance
in
many
cases
covers
a
few
months
of
past
due
rent
from
my
understanding
and
so
I
think
we
can
look
more
into
that
and
to
your
question
about
a
question
about
potentially
limiting
attorney's
fees.
I,
don't
believe
we
have
the
Constitutional
authority
to
do
that
in
the
City
of
Evanston,
but
but
we
can
I'm.
C
J
J
AD
For
the
rental
balance
yeah,
yes,
so
evictions
can
be
filed
either
as
what's
called
a
single
action
where
the
landlord
is
only
seeking
possession
of
the
property
or
as
a
joint
action,
where
a
claim
for
rent
is
joined
to
the
claim
for
possession.
So
they
if
the
landlord
is
successful.
In
that
case,
they
would
get
both
in
order
for
possession
and
also
a
judgment
for
the
rent
that
they
can.
Then
you
know
take
all
the
actions
to
collect
a
judgment
that
any
litigate
can
take
to
collect
a
judgment.
AD
C
O
C
I
totally
agreed
that
we
do
not
need
to
follow
the
lead
of
Chicago
County
all
the
time,
but
I
do
think
that
there
generally
is
an
argument
for
you
know
having
a
clear
set
of
Standards,
particularly
when
it
comes
to
housing
rights
across
the
region.
It
ensures
people
are
transient.
We
know
that
a
large
number
of
evanstonians
are
renters
and
they're
moving
back
and
forth
between
sometimes
Evanston
and
Chicago
and
other
places.
C
Are
voting
on
adopting
staff's
recommendation
and
to
be
clear
what
we're
voting
on
is
not
adopting
this,
but
adopting
this
recommendation
to
come
back
to
us
for
an
actual
vote
in
September.
We
can
so
so
to
be
clear.
That's
what
we're
suggesting
and
so
I
move
that
we
asked
staff
to
bring
back
the
the
recommendations
here
for
our
September
meeting.
C
AA
C
J
Otherwise
the
seller
wants
to
have
the
greatest
number
of
buyer
potential
buyers
looking
at
it.
So
there's
nothing
now
to
prevent
a
tenant
from
buying
the
property
if
the
landlord
and
they
agree,
but
don't
put
that
onus
on
us,
give
us
the
right
to
decide.
You
know,
we've
put
all
our
a
lot
of
our
financial.
You
know
investment
in
this
property
and
we
want
to
get
a
fair
return
when
we
sell
it.
So
don't
tie
our
hands
because
there's
nothing
to
prevent
attend
from
buying
a
property.
Now.
O
AC
So
the
the
largest
rights
refusal
first
refusal
model
that
exists.
You
know
at
a
municipal
level
that
I'm
aware
of
is
in
Washington
DC,
it's
existed
since
1980
or
so
there
you
know
the
the
law
wasn't
even
really
like
mechanically
used
for
a
couple
of
decades
after
it
was
first
passed
because
oftentimes,
you
know-
and
this
was
this
law
exist
now
just
applying
to
multi-family
buildings.
It
is
a
somewhat
paradigmatic
shift.
I
think
if
the
you
know,
committee
is
thinking
about
a
lot.
A
lot
of
large
paradigmatic
shifts
that
you
know
this
is.
AC
AC
There
was
no
infrastructure
when
that
law
was
passed
and
since
there
has
been
an
infrastructure
built
that
helps
tenants
Advocate,
you
know
organize
into
some
sort
of
legal
entity
to
potentially
purchase
the
property.
There's
also
the
right
to
assign
their
right
of
first
refusal
to
non-profits,
or
rather
actually
not
limited
to
non-profits
in
DC,
but
that's
really
the
only
mechanism
that
allows
most
tenants
to
be
able
to
you
know
you
could
assign
it
to
a
CDC
and
they
could.
AC
C
You
I
I,
do
believe
and
Dominic
if
you
can
indicate
with
maybe
a
head
nodder,
but
I
do
believe
that
in
some
cases
right
of
first
refusal
has
been
tied
into
just
cause.
Eviction
ordinances
am
I
incorrect.
On
that,
okay,
I,
wonder
you
know,
I'd,
ask
Mike
I,
see
a
few
lights
are
popping
on
I'm
curious
to
hear.
If
there's
a
concern,
maybe
around
the
time
period
is
120
days.
C
C
This
is,
you,
know,
create
some
stability
for
folks,
I've
heard
in
many
cases
of
folks
being
evicted
because
their
property
has
been
sold
and
a
new
owner
comes
in
and
and
chooses
to
either
evict
or
jack
up
rents
or
whatever
the
case
may
be,
and
and
I
do
believe.
There
is
an
importance
for
the
municipality
to
provide
legal
rights
for
tenants
to
be
able
to.
C
You
know
where
they
have
paid
again.
You
know.
Yes,
the
residential
rental
provider
is
the
person
who
is
using,
maybe
their
some
of
their
upfront
Capital
to
acquire
their
property,
but
who
is
paying
who's
really
paying
the
property
taxes
who's
paying
for
the
maintenance?
It's
not
the
landlord.
It
is
the
tenants
who
are
paying
rent
to
the
landlord
who
are
covering
well.
No,
no,
no,
no,
no,
the
the
tenant
is
providing
the
landlord
with
wealth.
That
is
what
is
happening.
C
The
tenant
is
providing
the
landlord
with
wealth
and
the
landlord
is
leveraging
their
financial
ability
to
acquire
property
and
then
charge
other
people
to
to
be
able
to
to
be
able
to
make
profit
on
the
fact
that
they
have
enough
wealth
to
acquire
property
in
the
first
place.
You
know
a
lot
of
people
refer
to
being
we're
deviating
from
the
right.
O
C
O
O
I
I
think
so.
I
I
believe
that
if
the
tenants
are
organized
enough
to
be
able
to
buy
the
property,
they
should
do
it
absolutely
they
should
match
any
any
offer
that
that
landlord
or
that
property
owner
has
at
hand
and
notice
of
intent
to
sell
absolutely
here's.
What
I
was
thinking
of
is
that
a
property
conveys
to
the
new
owner
with
leases
in
place.
The
lease
has
nothing
to
do
with
the
contract,
to
sell
or
buy
the
lease
is
a
contract
between
the
tenant
and
the
property.
O
A
C
It
yeah,
okay,
well,
I
I
would
recommend
that
we
move
forward
with
this
I
I'm,
not
hearing
any
specific
amendments
to
staff's
proposal
to
making
improvements
other
than
just
flat
out
rejecting
it
and
I
think
that
is
certainly
the
the
the
right
of
some
folks
but
I'm
curious.
If
there
are
amendments
to
this,
if
not
I
I
think
it
might
be
time
to
call
a
vote
on
this
I.
O
F
C
C
C
Then,
in
that
case,
I
would
okay
I'd
like
to
move
that
we
have
myself
and
Hugo
on
the
task
force
and
then
also
a
two-member
task
force.
I,
don't
know
how
we
can
come
to
a
a
conclusion
if
both
of
us
have
a
tie,
vote
and
so
I'd
like
the
chair
to
be
able
to
appoint
two
members
from
or
three
members
from
the
community
that
represent
the
various
sectors
to
be
on
the
task
force
as
well.
Oh,
who
can
vote.
C
Was
commitment
would
be
that
there
would
be
two
members
from
this
committee
voting
members
from
this
committee
and
the
chair
could
appoint
three
members
from
the
community
to
be
voting
members
that
way
we
have
an
uneven
number
of
members
on
the
committee,
so
we
can
actually
get
to
a
vote
and
move
things
forward.
What
are
the
group?
It
would
be
housing
providers,
residential
or
tenant
Advocates
and
then
tenants
or
their
third
group.
O
O
F
C
C
C
Why
member
Rodriguez,
as
well
as
one
member
from
the
either
tenant
or
tenant,
organizing
Community,
another
housing
provider
and
then
a
member
who
does
not
represent
either
one
of
those
but
is
either
a
lender,
an
academic,
a
legal,
professional
or
some
other
category?
Does
that
make
sense
to
everyone?