►
Description
The Committee on Housing, Neighborhood Development and The Homeless of the Council of the City of Philadelphia held a Public Hearing on Wednesday, December 8, 2021, at 9:00 AM to hear testimony on the following item:
210920 An Ordinance amending Chapter 9 800 of The Philadelphia Code, entitled “Landlord and Tenant,” to provide for an eviction diversion program, to make associated changes related to the landlord and tenant relationship, and making certain technical changes, all under certain terms and conditions.
A
B
B
By
continuing
to
be
in
the
meeting,
you
are
consenting
to
being
recorded
additionally
prior
to
recognizing
members
for
the
questions
or
comments
they
have
for
witnesses.
I
will
note
for
the
record
at
this
time
that
we
will
use
the
chat
feature
available
in
microsoft
teams
to
allow
members
to
signify
that
they
wish
to
be
recognized
in
order
to
comply
with
the
sunshine
act.
The
chat
feature
must
only
be
used
for
this
purpose.
Thank
you.
I
now
note
that
the
hour
has
come.
B
B
Morning,
thank
you.
A
quorum
of
the
committee
has
been
established
and
this
hearing
is
now
called
to
order.
This
is
the
public
hearing
of
the
committee
on
housing,
neighborhood
development
and
homeless
regarding
bill
number
two,
one:
zero:
nine,
two:
zero!
Mr
weiss.
Will
you
please
read
the
title
of
the
bill.
B
For
too
long
there's
been
an
imbalance
of
power
in
the
eviction
process.
Historically,
about
90
percent
of
tenants
facing
eviction
in
philadelphia
did
so
without
legal
representation,
and
the
overwhelming
majority
of
those
tenants
were
black
or
hispanic
in
2020
philadelphians
were
facing
the
unprecedented
events
of
the
covet
19
pandemic.
B
Many
were
unable
to
pay
their
rent,
which
had
the
potential
to
cause
a
historic
increase
in
the
number
of
evictions
flooding
our
courts
with
my
council
colleagues,
helen
kim
and
kendra
brooks.
We
introduced
the
emergency
housing
protection
act,
an
innovative
bundle
of
legislation
that
established
the
eviction
diversion
program
that
provided
renters
and
landlords,
an
opportunity
to
reach
an
agreement
without
going
to
court
and
facing
an
eviction
which
would
undoubtedly
make
finding
a
new
apartment
much
harder.
B
The
eviction
diversion
program
was
a
piece
of
innovation
that
was
born
during
a
time
of
crisis.
So
far,
the
program
has
been
an
overwhelming
success,
with
93
percent
of
cases
that
come
through
the
program
reaching
an
agreement
without
an
eviction
filing.
I
look
forward
to
today's
dialogue
on
what
lessons
we've
learned
since
the
implementation
of
the
program
and
why
these
lessons
have
led
us
to
a
place
that
calls
us
to
extend
the
eviction
diversion
program.
J
Thank
you
so
much
madam
chair,
and
thank
you
to
my
to
all
my
colleagues
on
the
housing
committee.
You
know
this
is
a
committee
that
has
been
pushing
forward
on
model
legislation
for
the
nation,
not
not
just
for
our
city.
That's
shown
that
we
can
address
one
of
the
most
pernicious
impacts
of
poverty,
which
is
evictions.
J
We
can
do
it
when
we
put
up
smart
policies.
We
can
do
it
when
we
figure
out
off-ramps
to
evictions,
and
I
just
want
to
express
gratitude
in
particular
to
all
the
individuals
and
entities
that
have
come
together
in
a
really
collaborative
manner
to
see
our
evictions
plummet.
We
I
want
to
thank
especially
our
philadelphia
municipal
courts
and
presiding
judge,
president
judge
patrick
dugan,
as
well
as
presiding,
judge,
matthew,
wolf.
J
J
Madam
chair,
before
we
launched
in,
I
thought
it
would
be
helpful
to
do
a
very
brief
presentation
about
the
eviction
diversion
program,
because
I
know
it's
complicated
and
it
has
been
evolving
over
time.
So
if
we
could
ask
nick
spiva
to
help
proceed
with
the
presentation-
and
this
will
be
very
brief-
as
we
go
through
this
philadelphia.
F
C
C
J
That
that
is
definitely
part
of
the
plan.
Thank
you
so
much
councilmember.
I
wanted
to
make
sure,
because
I
know
this
has
been
going
through
a
number
of
iterations.
The
most
important
thing
is
is
that
I
think,
as
councilmember
gautier
laid
out
in
september,
we
came
up
with
an
emergency
effort
to
really
try
to
deal
with
evictions
with
stay-at-home
mandates
and
other
types
of
orders.
J
That
meant
that
our
city
is
impacted
with
what
all
the
19
to
22
000
evictions
that
were
happening
roughly
pre-pandemic,
as
you
can
see
here
on
the
map,
the
the
evictions
are
concentrated
in
neighborhoods
and
communities,
and
they
they
often
track
regardless
of
income
that
they,
you
will
see
higher
proportions
of
african-americans
women,
regardless
of
income
in
these
tracks.
So
this
is
a
long-term
issue
that
we
need
to
get
to
the
root
of
and
we're
starting
to
peel
away.
J
We
can
go
to
the
next
slide.
As
we
know,
about
half
of
philadelphians
are
currently
renters
the
subprime
mortgage
crisis.
Clearly,
you
know
clearly
impacted
homeownership
in
our
city
and
as
people
get
back
onto
their
feet
or
seek
other
options
about,
half
of
philadelphians
are
renters
more
than
three
hundred
thousand
this
isn't.
This
includes
renters,
who
are
already
cost
burdened
pre-pandemic
estimated
at
more
than
300
000
philadelphians.
J
So
we
wanted
to
go
through.
I
think
council
member
gautier
hit
on
the
emergency
house
in
which
was
put
in
place
by
this
council
buddy
in
june
of
2020
and
the
eviction
diversion
program
launched
in
september
of
2020..
This
happened.
We
we
launched
this
effort
before
there
were
federal
monies
promised
to
us
before.
There
were
significant
state
funding
promise
to
us,
and
I
just
want
to
underscore
again
that
this
would
not
have
happened.
J
We
can
prove
that
it
can
work
for
the
country
from
more
than
20
000
evictions
filed
in
2019.
We
went
down
to
4
500
in
2020
will
be
somewhere
around
6
000
in
2021,
we've
effectively
reduced
eviction
filings
by
over
75
percent.
That
is
a
huge
number,
and
what
it
shows
is
that
we
need
off-ramps
for
foreign
eviction,
ones
that
had
not
currently
existed
in
our
city.
We
have
expedited
timelines.
J
This
is
extremely
important
for
those
cases
that
do
move
forward
average
case
delays
in
municipal
court
were
around
90
days.
Those
have
now
been
reduced
to
30
days.
That
is
a
significant
change
and
one
of
the
main
drivers
about
why
we
want
to
see
this
legislation
move
forward.
We
have
a
93
success
rate
out
of
the
you
know
the
several
thousand
cases
that
have
moved
through
the
eviction
diversion
program,
a
overwhelming
majority,
reach
a
resolution
or
continue
mediation
rather
than
seek
eviction.
J
This
has
been
one
of
the
main
drivers
for
the
expedited
timelines
and
further
proof
that
people
need
time
to
resolve
problems
rather
than
an
expedited
eviction
process.
That
is
only
jamming
up
our
courts
and
not
necessarily
solving
problems,
and
finally,
the
eviction
direction
program
has
been
one
of
the
key
factors
in
making
sure
that
philadelphia
has
been
a
model
for
the
nation
in
terms
of
distribution
of
rental
assistance.
J
We've
had
more
than
230
million
dollars
in
rental
assistance,
distributed
to
over
37
000
families
and
thousands
of
landlords
across
the
city
of
philadelphia.
We
are
working
on
solutions
that
keep
our
markets
stable,
that
ensure
that
both
landlords
can
get
paid
and
that
renters
can
stay
housing
stable.
J
J
We
chose
not
to
move
forward
on
that
in
part,
because
we
wanted
the
courts
to
really
pick
up
the
program
and
the
courts
have
been
offered
have
been
operating.
The
diversion
program
through
emergency
orders
issued
by
the
pennsylvania
supreme
court
about
once
every
30
to
60
days
that
authorization
will
expire
at
the
end
of
this
month.
J
This
city
recently,
you
know
in
terms
of
funding,
because
I
know
this
is
an
important
question,
and
this
will
also
be
addressed
in
some
of
our
amendments.
In
terms
of
funding,
the
city
recently
received
an
additional
35
million
dollars
in
federal
rent
assist
money.
We've
applied
for
400
million
dollars
in
additional
federal
reallocation
that
money
could
come.
You
know
it
could
it's
hard
to
know
when
the
money
could
come.
It
could
come
as
soon
as
january.
K
C
J
Okay,
so
bill
number
two
one
in
this
context
does
a
number
of
things
and
then
I'm
gonna
go
through
the
amendments
right
after
that
one.
It
extends
the
authorization
so
that
the
city
can
continue
to
operate
an
eviction
diversion
program
and
that
it
maintains
flexibility
allowing
for
the
city
and
courts
to
craft
the
program.
J
So
if
you'll
notice,
the
program
is
not
dictated,
it's
not
specifically
delineated
here
it.
It
simply
creates
a
local
authorization
structure.
Since
the
emergency
authorization
from
the
supreme
court
is
going
to
expire,
it
does
require
that
landlords
provide
a
notice
of
rights
to
their
tenants
and
it
permits
exceptions,
of
course,
in
the
to
prevent
any
threats
of
harm.
So
I
want
to
run
through
the
amendments
to
build
21920
as
well.
J
You
know,
and
we
recognize
that
this
program
continues
to
evolve.
Rent
assistance
at
this
level
at
the
hundreds
and
hundreds
of
millions
of
dollars
level
will
not
be
with
us
forever.
We
can
hope
that
in
the
future,
our
federal
government,
our
state
government
and
our
city
is
reminded
of
the
importance
of
centering,
either
local
run
vouchers
continued
housing
subsidies,
but
it's
our
understanding
that
this
this
program
is
going
to
have
to
evolve
and
change
as
our
circumstances
change.
J
The
the
main
change
in
here
is
that
the
authorization
for
this
bill
is
not
permanent.
It
will
expire
at
the
end
of
this
year.
Our
hope
is
that
we
will
continue
to
work
with
our
courts,
our
city
and
our
multiple
agencies,
including
advice
through
the
national
center
for
state
courts
on
a
long-term,
sustainable
program
to
see
diversion
and
other
types
of
off-ramps
move
through
our
move
through
our
city
and
our
core,
without
harming
tenants
or
inappropriately
delaying
due
process.
J
One
of
the
main
changes
as
well
is
that
this
deals
with
a
lot
of
the
questions
that
I
know
some
of
the
council
colleagues
have
had,
which
is
about
sufficient
funding.
It
clarifies
that
it
is
not
council's
expectation
that
the
diversion
program
will
continue
unless
appropriate
funding
is
available
to
be
clear.
J
So
instead
of
a
45-day
timeline,
we
simply
switch
to
a
new
application
and
a
30-day
timeline
that
focuses
primarily
on
mediation
and
then
movement
towards
towards
the
court
process.
Just
another
reminder
to
my
colleagues
that
landlords
are
required
to
give
30
days
notice
to
their
tenant
before
filing
for
an
eviction.
So
this
is
consistent
with
existing
guidelines.
It
doesn't
add
any
additional
time.
J
You
know,
as
they
start
to
reopen
being
overly
burdened
with
cases
that
could
otherwise
be
resolved
through
other
means
and
that
we're
looking
for
off-ramps
for
eviction
when
they
make
sense
with
a
reason
involved,
and
with
that
I
just
want
to
thank
again
the
housing
committee.
I
want
to
thank
the
leadership
madam
chair
yourself
and
my
council
sponsors
council,
members,
gautier
brooks
and
thomas
and
jones.
Thank
you
very
much.
J
C
Yes,
ma'am,
yes,
I'd
like
to
be
recognized,
madam
chair.
Thank
you
so
much
for
the
opportunity
to
address
the
committee,
and
I
wanted
to
thank
the
bill's
sponsor
councilmember
kim
for
reaching
out
and
working
through
some
of
the
areas
where
there
were
some
concerns
relative
to
sort
of
where
we
are
in
this
process,
particularly
around
the
rental
assistance,
knowing
that
the
city
has
applied
for
additional
funding,
but
also
knowing
that
all
of
the
funding
that
has
been
applied
for
already.
C
We
know
that
there's
more
requests
than
we
have
dollars
for
so
I
just
wanted
to
thank
her
for
the
amendments
that
were
presented,
particularly
the
sunset
provision,
but
also
the
cause
around
sufficient
funding.
With
that
medium
chair,
I
must
be
excused
for
other
council
business.
I
would
like
to
be
recorded
as
voting
on
this
bill.
Thank
you
very
much
and
thank
you
to
the
sponsor
for
listening
to
the
concerns
presented
and
offering
amendments
that
are
palatable
to
this
process.
Thank
you.
So
much.
J
D
J
Help
answer
all
of
that.
Thank
you,
madam
chair,
and
you
know
just
for
clarity.
I'm
sorry,
madam
chairman,
I
just
just
for
clarity.
You
know
one
of
the
things
that
I
hope
that
our
council
body
can
perhaps
consider
is
that
we
do
recognize
that
there's
far
more
demand
than
need,
but
you
know
there's
an
importance
about
prioritizing
diversion
in
the
runticist
as
we
start
to
move
towards
more
stability.
J
It
does,
I
hope,
make
sense
for
us
to
consider
that
that
diversion
individuals
who
are
imminently
at
risk
of
being
evicted
can
and
should
be
prioritized
in
the
rent
assistance
money
and
in
future
housing
subsidies
moving
rent
subsidies
as
we
move
forward,
we
can
prevent
evictions.
Rental
assistance
has
been
a
key
part
of
that
and
that's
an
important
aspect
of
it.
J
Currently,
that
is
not
I'm
not
aware
that
that's
necessarily
or
very
clearly
the
case,
but
as
we
move
forward
on
this
council's
efforts
to
ensure
that
diversion
and
cases
that
move
through
diversion
are
prioritized
in
the
rent,
assistance
would
be
a
big
change
and
also
potentially
a
big
help.
Thank
you
very
much.
I'd.
F
F
I
don't
know
if
you
have
that
laid
out
yet
in
terms
of
how
that's
going
to
work
in
terms
of
getting
to
the
long-term
solution,
but
I'm
just
you
know
raising
my
hand
and
advocating
that
the
that
the
committee
as
a
whole
be
included
in
those
conversations
you
know,
particularly
as
a
district
member.
I
hear
a
lot
from
from
folks
who
face
eviction.
F
B
I
Thank
you,
and
I
know
that,
in
the
testimony
as
the
witnesses
come
forward,
a
lot
of
this
stuff
will
be
discussed.
I
think
what
what's
hugely
important
with
all
the
work
that's
been
done
up
to
date
is,
you
know
there
was
a
crisis
and
there
was
an
immediate
response,
even
though
there
was
a
crisis
before
covet,
but
the
covet
really
gave
us
an
opportunity
to
do
things
very
differently
and
think
outside
the
box
and
engage
the
courts
in
a
way
we
hadn't
before
and
engage
our
stakeholders.
I
I
think
what's
hugely
important
as
we
move
forward
and
this
council
has
never
been
shy
about,
is
you
know.
The
court
of
this
has
been
the
housing
counseling,
the
stakeholders
group
and
the
helping
of
navigating
folks
and
what
I'm
going
to
say-
and
I
say
this
as
chair
of
appropriations-
that
we
really
have
to
double
down
on
that
component
of
what
we're
doing
as
the
stakeholders
work
through.
I
So
I
want
to
thank
council
member
who
I
know
has
really
worked
hard
on
this,
but
I
also
want
to
thank
the
city's
housing
department
for
helping
us
with
this.
And
ultimately
this
is
a
money
issue.
It's
a
structural
issue,
it's
how
we
support
housing,
counseling
and
then,
ultimately,
how
do
we
create
a
long-term
program
to
fund
eviction
professions
that
mention
which
is
homeless
prevention,
and
how
do
we
make
sure
that
those
dollars
are
being
leveraged?
So
I
want
to
thank
everybody.
Who's
worked
this
far.
I
I
know
we
still
have
a
lot
of
work
to
do
in
this
space,
but
you
know
the
crisis
created
an
opportunity
and
we
need
to
take
advantage
of
that
opportunity
and
make
this
something
that
is
permanent,
seamless
and
protect
small
landlords,
as
well
as
protecting
the
folks
in
this
eviction
process.
So
thank
you
very
much
and
thank
you
to
all
the
folks
who
worked
hard
to
get
here
today.
I'm
committed
more
housing,
counseling
money.
Thank
you.
B
L
Thank
you.
Yes,
I'm
melissa,
long
of
the
division
of
housing
and
community
development
good
morning,
council,
chair
gauthier
and
other
members
of
the
housing,
neighborhood
development
and
homeless
committee
and
other
members
of
city
council,
philadelphia's
eviction.
Diversion
program
has
been
a
successful
partnership
among
the
administration
city,
council,
housing,
counseling
agencies,
legal
assistance,
organizations,
tenants,
landlords,
the
first
judicial
district
court-
and
I
do
also
want
to
thank
my
colleagues
at
mdo,
eva
gladstein
and
kathleen
grady
philadelphia,
has
been
a
national
leader
in
keeping
tenants
in
their
homes
during
the
coveted
pandemic.
L
B
Thank
you
so
much,
ms
long
for
your
testimony.
I
want
I
have
a
few
questions
for
you
and
then
I'll
turn
to
questions
from
my
colleagues
sure
in
your
testimony,
you
described
the
success
of
the
eviction
diversion
program
and
explained
that
the
emergency
rental
assistance
program
played
a
role
in
the
success.
Can
you
talk
about
how
making
the
eviction
diversion
program
permanent?
How
that
would
further
decrease
the
number
of
addictions
filed
in
the
city
of
philadelphia.
L
L
The
presence
of
the
substantial
rental
assistance
is
very,
very
key
and
I
think,
as
council
member
gim
discussed,
we
are
working
partners
and
we're
happy
to
you
know
include
members
of
this
committee
in
this
process
working
very
closely
with
the
court
and
the
national
center
for
state
courts
in
a
longer
term
solution
and
what
that
will
look
like-
and
I
think
also
continuing
to
advocate
at
a
national
level.
For
you
know,
permanent
vouchers
and
and
on
a
more
substantial,
ongoing
rental
assistance
as
well.
L
Well,
the
key
one
that
I
just
discussed
absolutely
is
the
you
know,
definitely
resources,
and
I
think
you
know
to
council
member
sanchez's
point.
You
know
ongoing
support.
I
know
there
are
npi
funds
that
have
been
identified
for
diversion
for
our
partners,
but
you
know
really.
We
could
not
do
this
without
our
partners-
housing,
counselors
knacks,
I
mean,
I
think,
to
council
member
jones
question
to
help
with
the
bottleneck.
L
Diversion
partners
over
the
last
several
months
have
really
all
been
all
hands
on
deck,
to
work,
to
get
those
tenants
and
landlord
applications
complete,
reviewed
and
approved,
and
many
many
thanks
to
colleagues
at
phdc.
They
have
dedicated
staff
to
those
folks
that
are
in
diversion,
and
you
know
really
working
hard.
L
L
B
L
B
D
L
And
you
know,
as
I
said
I
know,
there's
been,
I
can
tell
you
that
we're
getting
seven
to
eight
million
dollars
out
each
week
I
mean
I
can
go
back
and
see
where
we
are.
You
know,
although
we
had
a
recent
influx
of
about
30
million,
that's
probably
only
going
to
get
us
through
the
end
of
this
month,
maybe
very
early
january,
so
I
can
definitely
get
back
with
you.
So
let
me
rephrase
the.
L
Again,
I
can
go
back
to
my
colleagues
at
phdc
to
give
you
an
average
and
a
lot
of
that
is
dependent
on
making
sure
that
all
of
the
documentation
is
in
and
that's
why
it's
so
critical
that
our
housing,
counselors
and
knacks
are
assisting
tenants
and
getting
those
that
documentation
getting
it
uploaded
and
if
they
have
to
go
back.
You
know
there's
a
lot
of
even
though
the
treasury
has
a
more
flexible
program.
D
Well,
my
office
receives
a
lot
of
those
frantic
calls
about
evictions,
but
I
also
get
those
calls
from
property
owners
saying
my
mortgage
is
due
and
I
can't
evict
anyone
and
if
there
is
going
to
be
assistance
to
them,
we'd
like
it
to
hurry,
because
some
of
the
banks
are
not
following
the
same
course.
The
city
is
following
moratoriums:
they
are
full
steam
ahead.
D
Looking
at
the
value
of
these
investment
properties
and
trying
to
make
moves,
so
that
is
an
important
part
of
the
balance
between
assisting
residents
and
for
some
of
the
property
owners.
This
is
this:
is
their
40
acres
in
the
middle.
This
is,
I
worked
at
a
post
office,
all
my
life,
what
two
properties,
and
now
I
can't
in
my
retirement-
get
that
retirement
income.
D
L
B
Councilmember
jones's
points
there
I
mean
first,
you
guys
have
done
just
a
herculean.
You
know
you,
you
did
a
herculean
lift
with
getting
this
program
up
and
running
as
quickly
as
you
did,
but
as
we're
thinking
through
over
the
long
term.
The
infrastructure
we
do
need
to
kind
of
have
a
good
sense
of
what
that
flow
chart
looks
like
and
make
sure
that
we
have
the
staff
capacity
and
also
in
the
community,
the
stakeholder
capacity
to
move
people
through
the
system.
B
We've
also
gotten
many
forensic
calls
about
people
who
have
applied
and-
and
you
know,
they're
scared
right,
they're
scared,
they're,
gonna
get
evicted
and
they
want
an
answer
about
their
application.
So
just
something
for
us
to
think
through
as
we
move
forward.
Yes-
and
I
know
that
councilmember
brooks-
has
questions.
A
I
L
I
As
the
program
continues
to
roll
out
is
the
funding
prioritized
for
diversion
as
part
of
this
rental
assistant
program?
You
know
there
has
been
money
added
to
continue
to
rental
assistance,
but
is
there
also
money
prioritized
for
folks
that
are
in
diversion
or
for
the
diversion
program
to
continue
to
assist
in
making
sure
both
landlords
and
tenants
have
positive
outcomes.
L
I
So
is
the
dedicated
funding
equivalent
to
the
the
demand
for
rental
assistance?
So
is
it?
Is
it
are
we
guaranteeing
that
you
know
whether
it's
the
mom
and
pops
or
low-income
folks,
trying
to
figure
out
how
to
make
this
work?
Are
those
folks
prioritized
first
over
folks
that
you
know
may
have
other
means,
but
still
need
rental
assistance,
immediate.
L
B
M
This
bill
will
extend
the
requirement
that
landlords
participate
in
philadelphia's
eviction
diversion
program.
The
program
is
currently
leading
the
nation
as
a
model
for
how
to
stabilize
landlords
and
tenants,
not
just
during
the
economic
and
health
crisis
wrought
by
the
kova
19
pandemic,
but
also
as
a
strong
solution
that
can
extend
beyond
the
pandemic.
M
Cls
works
with
the
city
to
ensure
the
coordination
between
the
eviction
diversion
program,
the
philadelphia
eviction
prevention
project
and
the
newly
funded
right
to
council.
These
are
racial
equity
programs
that
we
believe
work
in
tandem
with
each
other
to
ensure
that
tenants
are
supported,
no
matter
what
type
of
eviction
they
face.
M
M
These
eviction
filings
overwhelmingly
affected
black
female-led
households,
creating
a
cycle
of
evictions
that
forced
many
households
of
color
into
a
downward
spiral
economically,
educationally
and
employment
wise
just
this
past
year,
thanks
to
the
success
of
the
diversion
program,
there
have
been
approximately
six
thousand
eviction
filings.
This
is
an
incredible
reduction
in
eviction
filings
and
has
enabled
households
most
at
risk
of
harm,
both
due
to
philadelphia's
high
eviction
rate
and
due
to
coven
19,
to
maintain
some
stability
during
this
very
destabilizing
time.
M
If
we
want
to
help
the
court
keep
a
speedy
trial
schedule
to
be
able
to
get
to
hearings
within
30
days,
it's
imperative
that
we
have
a
diversion
program
that
allows
cases
that
can
be
resolved
through
diversion
to
go
that
route
first
before
going
to
court.
Currently
there
are
over
30
000
rental
assistance
applications
still
pending.
If
the
requirement
ended
and
all
of
these
landlords
were
to
file
an
eviction
case,
the
court
would
face
more
than
a
year's
worth
of
eviction
filings
in
the
span
of
a
week
which
would
take
over
a
year
to
schedule.
M
We've
come
a
long
way
in
the
last
year
and
a
half
of
building
the
program
and
the
city
and
coalition
partners
have
invested
hours
of
time,
energy
and
vision
into
this
program.
It
is
wonderful
to
see
the
praise
that
philadelphia
is
receiving
for
this
program
from
other
cities.
Housing
advocates
and
the
national
media
philadelphia
is
leading
the
way
and
inspiring
others
to
follow.
M
We
took
the
calamity
of
the
kova
19
pandemic
and
out
of
it,
built
something
that
we
can
all
work
collaboratively
towards
to
help
support
our
city's
renters
and
landlords,
and
their
stability
ensures
the
stability
of
our
neighborhoods
and
the
vitality
of
our
city.
I'd
be
happy
to
answer
any
questions.
N
Sure,
good
morning,
chairperson
gaultier
and
members
of
the
committee
on
housing,
neighborhood
development
and
the
homeless,
my
name
is
andre
del
valley.
I'm
the
director
of
government
affairs
for
the
pennsylvania
apartment
association,
I'd
like
to
thank
you
for
the
opportunity
to
testify
today
on
bill
number
210,
920,
establishing
a
residential
addiction
diversion
program
to
facilitate
dispute
resolution
between
landlords
and
tenants.
N
Over
the
last
eight
months,
the
pennsylvania
apartment
association
has
worked
closely
with
community
legal
services,
the
philadelphia
bar
association,
phdc
good
shepherd
mediation
and
the
courts
to
help
troubleshoot
issues
with
both
mediation
and
the
rollout
of
emergency
assistance.
Funds
paa
in
collaboration
with
hapco
and
community
legal
services,
also
hosted
webinars
for
both
landlords
and
tenants
to
answer
questions
on
the
application
process
and
to
assist
in
the
outreach
efforts
to
landlords
who
had
issues
with
applications
in
e-wrap
to
help
clear
backlogs.
N
Many
of
our
members
proactively
met
with
residents
who
were
facing
financial
hardships
and
began
creating
and
to
this
day,
continue
to
make
payment
plan
agreements
and
once
the
american
rescue
plans,
funds
were
made
available.
Urge
tenants
to
apply
for
this
emergency
rental
assistance
funds
made
available
by
president
biden's
administration.
N
These
emergency
rental
assistance
funds
continue
to
assist
landlords
who
have
not
received
payments
and
now
close
to
two
years,
while
also
assisting
tenants
by
ensuring
the
tenant's
arrears
were
paid
off.
Given
the
tenant
had
the
ability
to
apply
for
assistance
up
to
12
months
back
and
at
one
point
in
this
program
up
to
six
months
forward
for
rent
utilities,
given
the
financial
hardship
brought
on
by
the
pandemic.
N
We
hope
in
the
future
to
reduce
the
timeline
of
mediation,
which
has
been
one
of
the
biggest
challenges
for
landlords
across
the
city
of
philadelphia,
while
incentivizing
the
program
for
both
for
all
parties.
Our
intent
is
also
to
assist
in
streamlining
the
process
that
ensures
proactive
engagement
by
both
landers
landlords
and
tenants.
Working
both
are
working
with
the
city
courts
and
all
appropriate
stakeholders.
N
The
amendments
before
you
today
include
a
sunset
provision,
expiring
december
31st
2022,
while
ensuring
stakeholder
engagement
from
both
landlords
and
tenants
to
ensure
that
they
are
at
the
table
to
frame
productive
changes
to
this
program
in
the
upcoming
months.
The
independent
evaluation
language,
which
is
also
an
amendment
before
you
today,
will
allow
the
city,
courts
and
stakeholders
to
examine
it
and
reevaluate
any
troubleshooting
challenges
with
the
program.
The
sufficient
funding
language
ensures
that
the
city
is
not
disingenuous
in
its
approach
of
having
both
landlords
and
tenants
apply
for
funding.
N
This
will
help
avoid
future
delays
and
any
potential
backlog
with
e-wrap
and
mediation,
and
once
again,
we
hope
that
us
treasury
will
approve
the
reallocation
ask
from
the
city
of
philadelphia,
400
million
dollars,
which
has
helped
both
landlords
and
tenants
face
facing
financial
hardships.
I'd
like
to
thank
councilmember
game,
her
team
once
again
for
their
continued
engagement
throughout
this
process
and
for
the
amendments
before
you
today.
B
O
O
I
participated
in
the
eviction
diversion
program
as
a
tenant,
and
my
story
is
that
I
work
in
a
restaurant
and
we
were
hit
pretty
hard
due
to
covid19
and
all
the
shutdowns.
We
were
pretty
much
shut
down
first
and
reopened
last
so
you
know,
I
lost
a
lot
of
money
because
of
that
I
actually
was
happy
that
the
way
philadelphia
took
covet,
19
so
serious,
and
I
was
glad
that
they
were
so
clean
and
it
made
me
feel
really
safe.
My
mother
has
asthma
and
copd
and
it's
not
in
the
greatest
health.
O
So
it
really
really
like
that
was
so
important
to
me.
It's
just
I
happen
to
work
in
a
restaurant
and
I
got
the
short
end
of
the
stick
on
that.
I'm
sorry,
I
got
some
notes
here.
I
can't
even
read
it
and
I
believe
there
was
also
a
language
barrier
with
my
landlord
who
recently
bought
the
building.
I
feel
bad.
O
It's
going
to
go
to
me
and
then
she
sent
me
a
letter
of
eviction
and
she
had
a
lawyer
which,
which
really
kind
of
scared
me-
and
I
didn't
know
what
to
do.
I'm
like
diagnosed
with
anxiety
and
depression
that
comes
and
goes
and
then
then
I
got
a
a
number
to
call
where
I
could
have
a
a
city
representative
help
me
who's
abraham,
who
I
believe,
is
here
abraham
pardo,
and
I
cannot
thank
him
enough.
He
was
like
a
guardian
angel
for
me.
O
O
O
He
was
like,
I
said
he
was
great
and
I
could
email
him
about
anything
and
especially
because
facebook
rental
assistance
it
it
took
a
long
time
to
kick
in
so
as
like
bills
were
mounting,
and
I
wasn't
making
enough
money
with
unemployment,
I
would
email
him.
Have
you
heard
anything?
Have
you
heard
anything?
Have
you
heard
anything,
and
he
always
has
the
city
for
me,
and
I
was
so
happy
to
have
him
in
my
corner.
O
He
helped
me
make
choices.
He
just
really
helped
me
a
lot
and
we
were
literally
about
six
blocks
away
from
each
other,
which
was
so
so
helpful
and
I
got
to
stay
in
my
house.
There
was
no
upheaval
during
the
pandemic.
I
didn't
have
to
move
scared
to
death
that
I
might
catch
the
virus.
I
was
able
to
stay
in
the
comfort
of
my
own
home,
knowing
that
willfully
as
long
as
phase
4
was
on
its
way,
I
could
pay
and
I
paid
every
chance.
O
I
got
every
time
I
got
money
I
paid
and
when
we
got
called
back
to
the
restaurant
I
was
making
payments.
Then
we
got
shut
down
again
a
couple
weeks
before
thanksgiving
and
we
didn't
open
up
until
I
think
it
was
january
15th
and
I
was
collecting
unemployment,
but
it
was
just
a
little
bit.
It
wasn't
the
extra
600
bonus
or
the
extra
300
bonus
during
that
time.
O
So
I
was
like
kind
of
barely
scraping
by
with
my
bills
and
food,
and
then,
if,
if
I
didn't
have
this
mediation
program,
it
would
have
caused
a
very
traumatic
experience
in
my
life,
the
program
saved
my
dignity,
dignity
and
my
self-respect,
like
I
would
have
had
my
parents.
They
both
live
in,
like
a
one-bedroom
apartment,
with
no
room
for
another
person.
O
It
was
just.
They
live
in
tiny
places
on
a
fixed
income,
so
I
couldn't
count
on
them.
I
couldn't
count
on
any
family,
I'm
37
years
old,
so
I'm
pretty
much
on
my
own,
but
the
eviction
diversion
program
was
a
great
program
for
I
believe
everybody
who
who
participated
in
it.
I
think
it's
important
before
it's
too
late
to
advertise
and
let
people
know
about
the
mediation.
O
I
feel
a
lot
of
people
feel
like
they're
on
their
own
when
they
get
that
eviction
letter.
Like
me,
I
was
scared
and
lonely
depressed,
but
you're
not
on
your
own
there's.
Actually
a
phone
number
you
can
call
and
they'll
take
care
of
everything.
They'll
get
you
an
advocate.
They'll
tell
you
your
rights,
they'll
walk
you
through
everything
and
I
I
feel
like
that.
O
It's
quick,
easy
and
you
don't
have
to
show
up
in
court
like
I,
I
don't
live
far
from
the
courts
but
say
I
lived
all
the
way
up
in
the
northeast
and
I
had
to
take
two
buses
and
a
train
and
be
scared
to
go
to
court.
It
would
really
be
stressful
for
people
like
that,
and
I
encourage
city
council
members
support
the
eviction
diversion
program
and
if
anybody
has
any
questions
about
my
experience,
please
ask
them
for
me:
ask
them
to
me.
B
B
G
Good
morning
and
thank
you
for
the
opportunity
to
the
committee
or
to
address
the
committee
in
support
of
bill
number
two
one:
zero,
nine,
two
zero.
My
name
is
annabeth
rosado
and
I
work
at
united
communities
of
southeast
philadelphia.
I'm
a
housing
counselor
and
I
work
in
the
eviction
diversion
program.
I
help
tenants
participate
in
mediation.
G
United
communities
is
a
community
partner
that
provides
assistance
to
our
community
through
our
benefit
access
center
case
management
services
and
our
housing
counseling
services.
I
support
the
eviction
diversion
program
because
it
helps
to
repair
relationships
and
rebuild
trust
between
tenants
and
landlords.
I
believe
all
tenants
and
landlords
should
have
an
opportunity
to
mediate.
Eviction
should
be
the
last
option,
not
the
first
housing
counselors
help
connect
tenants
with
resources.
We
complete
budgets
to
see
where
the
tenant's
money
is
going.
We
connect
tenants
with
rental
assistance
and
negotiate
sustainable
payment
plans
with
landlords.
G
It's
not
enough.
Just
to
have
rental
assistance.
Housing
counselors,
help,
tenants
and
landlord
navigate
the
application
process,
provide
the
right
documents
and
get
status
updates.
I've
helped
many
landlords
in
mediation.
Understand
that
the
holdup
isn't
necessarily
the
tenant.
I
explain
the
process
to
obtain
rental
assistance
and
that
we
need
time
to
get
the
money
instead
of
going
straight
to
evict
the
tenant
in
the
court
process.
Housing
counselors
help
connect
the
dots
for
tenants
and
avoid
disruptive
and
costly
evictions.
One
time
I
helped
the
brother
and
sister
avoid
eviction.
G
The
sister
co-signed,
but
then
moved
out
of
the
property
and
the
brother
fell,
fell
on
hard
times
because
of
the
covet
shutdowns
he
recovered,
but
didn't
have
the
same
income
once
he
obtained
new
appointment.
We
negotiated
a
graceful
exit,
meaning
that
the
brother
agreed
to
move
out
in
30
days
the
brother
moved
out
and
found
a
more
affordable
option.
G
Staying
with
a
friend,
the
sister
avoided
an
eviction
court
filing
that
could
ruin
her
chances
of
finding
future
housing
and
the
landlord
avoided
a
lot
of
stress
and
going
to
the
court,
no
legal
fees,
no
filing
fees
and
no
worry
about
who's
in
the
unit
and
the
ability
to
rent
to
someone
else
right
away.
I
believe
it's
really
worth
a
shot
to
try
mediation
personally
growing
up
I've,
seen
a
lot
of
people
go
through
the
eviction
process
and
feel
like
the
city
was
just
for
landlords
or
in
support
of
the
landlords.
G
In
this
process,
mediation
is
different.
However,
we
work
as
a
team
to
find
out
what's
possible
and
provide
sustainable
agreements
that
work
for
all
sides.
Tenants
have
hardships,
and
sometimes
they
can
just
agree
to
any
number
for
a
payment
plan.
However,
in
mediation
we
walk
through
what's
sustainable
based
on
their
budget
and
that
works
out
better
for
the
tenant
and
landlords
and
stopping
evictions.
We
can't
go
back
to
over
20
000
eviction
filings
every
year.
We
have
built
an
alternative
and
we've
proven
it
can
work.
P
So
what
can
I
say
that
john
didn't
already
say
for
me
right,
so
I'm
here
in
support
of
bill
two
one:
zero,
nine
two
zero.
My
name
is
abraham
reyes
pardo
and
I'm
the
director
of
housing
at
third
later
philadelphia,
a
hot
approved
housing,
counseling
agency,
I'm
a
part
of
a
team
of
seven
hot
approved
housing,
counselors
dedicated
to
provide
guidance
for
tenants
participating
in
the
eviction
mediation
program
back
in
september
of
2020.
P
In
addition
to
providing
a
safe
space
for
review
to
review
these
cases
in
detail,
the
existing
of
the
existence
of
the
program
has
allowed
us
to
look
closer
and
at
and
address
some
of
the
occurring.
Fair
housing
violations
that
otherwise
will
go
will
have
gone,
unreported
part
of
the
cost
being
the
dynamic
between
landlords
and
tenants.
P
P
We
continue
to
learn
from
each
other's
perspective
having
the
concerns
of
tenants
and
landlords
at
stake.
If
the
collected
data
has
proven
anything
is
that
many
of
these
cases
do
not
belong
in
court,
particularly
referring
to
disputes
involving
significantly
small
balances
that
could
be
easily
satisfied
through
a
repayment
agreement.
The
urban
league
of
philadelphia
supports
a
continuation
of
the
eviction
diversion
program
we
are
here
to
advocate
and
continue
advocating
for
under-resourced
and
struggling
tenants.
Thank
you.
B
H
H
His
name
is
jason
rubin
he's
a
partner
at
a
local
law,
firm,
goldberg
miller
and
reuben
he's
volunteered
for
probably
a
hundred
cases,
and
he
summed
up
his
experiences
this
way,
and
this
is
a
quote
from
him
by
fostering
a
neutral
space
where
the
parties
can
talk,
mediation
usually
results
in
a
mutually
advantageous
outcome
without
involving
the
court.
Sometimes,
agreements
do
not
rely
on
funding
from
any
outside
source,
but
are
extensions
for
paying
back
rent
on
installments
or
paying
rent
once
necessary,
repairs
are
completed
as
a
general
rule.
H
H
Another
volunteer
doctor
nancy,
geiss
giacomini,
who
ultimately
actually
joined
our
staff,
offers
I'd
like
to
share
with
you
some
of
her
thoughts
from
her
vantage
point
as
both
mediator
and
our
mediation
manager.
The
program
invites
landlords
and
tenants
to
come
together
to
shape
their
own
solutions
in
ways
that
honor
both
results
and
relationships.
H
H
Of
course,
we
hear
from
tenants
every
day
thanking
us
for
the
opportunity
to
express
their
concerns
in
a
way
that
is
accessible,
empowering
and
safe.
We
also
hear
from
landlords
one
landlord
who
participated
in
about
a
dozen
mediations
sent
us
an
email.
This
was
completely
unsolicited
and
I
would
like
to
share
this
with
you.
Here's
what
he
said.
I
feel
that
the
eviction
diversion
program
has
been
the
lone
bright
spot.
Here.
I've
been
happy
with
the
ease
of
applying
the
acceptance
rate
of
applications.
H
H
B
B
J
I'm
not
a
member
of
the
committee.
I
just
wanted
to
be
respectful,
go
ahead.
Yes,
I
just
wanted
to
thank
the
individuals
on
the
committee.
I
want
to
thank
rachel,
garland
and
andre
delvalle
for
their
tireless
commitment
to
a
complicated
process
and
one
that
continues
to
evolve
so
sue
wasser.
You
know
your
team
through
the
housing
counseling
work
has
been
just
phenomenal
and
it's
just
really
it's.
I
think
our
wonderful
chair
said
it
is
really
helpful
to
hear
how
people
respond.
J
I
think,
while
we
can
talk
about,
you
know,
rent
assistance
and
all
these
kind
of
core
processes
and
due
process,
and
all
of
that
at
the
heart
of
it,
is
just
re-establishing
connections
with
people
improving
communications
that
can
be
sustainable
and
long-term.
I
think
people
will
forget
when
our
rental
units
belong
to
large
multinational
corporations
or
large.
You
know
landlord
operators
that
people
lose
that
one-to-one
kind
of
connection
and
an
ability,
inability
to
seek
solutions
to
difficult
problems
that
are
bigger
than
any
of
us
can
handle
and
or
sometimes
even
expects.
J
J
Home
is
about
grounding
and
home
is
about
stability
in
the
best
sense
like
in
the
ways
that
it
grounds
us
in
our
own
selves
and
in
times
of
crisis-
and
I
just
want
to
thank
both
anna
and
abraham
for
your
tremendous
professional
work
in
helping
landlords
and
attendants
reach
that
and
john
mitchell
for
telling
that
beautiful
story.
Thank
you,
madam
chair.
E
B
A
Okay,
give
me
one
second
good
day:
city,
council
members
and
all
others
attending
this
meeting.
Let
me
start
by
saying
I
greatly
appreciate
this
opportunity
to
share
my
story
while
also
being
a
voice
for
so
many
others.
My
name
is
shirlene
murray.
I
am
a
55
year
old
mother
to
three
grown
children
and
a
self-employed
licensed
family
child
care
provider
since
2008
prior
to
closing,
I'm
here
today
to
voice
my
strong
support
for
bill
number
210
920
to
keep
the
eviction
diversion
program
here
in
philadelphia.
A
A
My
longest
living
residency
brother
residency
was
at
was
a
27
year
tenure
at
7
000,
louise
road.
There
I
raised
my
children
and
operated
my
family
child
care
home.
It
was
simply
what
I
called
home.
That
is,
until
my
landlord
neglected
to
make
some
much
needed
major
repairs.
Establishing
that
27
year
residency
wasn't
easy.
When
it
came
to
repairs.
I
myself
paid
for
a
lot
of
upgrading
to
the
house,
because
I
was
running
a
business
out
of
it.
I
painted
buffed
and
added
polyurethane
to
floors,
finished
and
unfinished
basement
and
so
forth.
A
A
Our
problems
became
more
serious
when
the
roof
needed
to
be
repaired
and
water
started
backing
up
into
the
rear
of
the
house
from
the
ceiling
and
two
of
the
bedrooms.
The
front
bedroom,
which
was
mine,
was
the
worst.
What
started
out
as
a
drip
drop
turned
into
a
hole
which
allowed
me
to
see
the
sky
from
just
looking
up.
A
If
the
weather
forecast
caught
for
rain
that
day,
you
could
short
you,
you
could
be
sure
it
would
be
raining
in
the
house.
Water
will
also
back
up
into
the
garage
and
basement
leaving
room
for
moisture
which
turned
into
mold
in
some
areas.
I
reached
out
to
my
landlord
about
these
matters.
Only
to
hear
things
like
that,
whether
it's
too
bad
to
repair
the
roof
right
now
or
the
city
was
responsible
for
the
water
backing
up
into
the
house.
This
went
on
for
months.
A
That's
when
I've
decided
to
hold
back
the
rent,
hoping
this
would
make
the
landlord
do
his
part.
I
purchased
a
money
order
for
the
amount
of
the
rent
each
month.
I
filled
it
out
and
then
text
the
picture
of
the
money
order
to
the
landlord
showing
them.
I
had
the
rent,
but
he
wasn't
getting
it
until
he
into
the
repairs.
With
me,
I
did
all
I
could
do
to
get
my
my
due
services,
but
still
ended
up
in
landlord
tenant
court
which,
with
an
eviction
order.
A
O
A
The
court
decision
to
settle
to
settle
the
situation.
I
paid
all
the
rent
due
with
the
money
orders
and
the
landlord
agreed
to
allow
me
to
stay
in
the
house
for
a
few
more
months
until
I
found
another
place
to
live
even
even
though
I
was
extremely
frustrated
and
disappointed,
I
was
ready
to
move
on
and
assumed.
We
had
resolved
the
situation.
A
It
wasn't
until
a
few
years,
a
few
years
later,
when
I
was
trying
to
find
a
new
place
that
I
realized,
I
had
an
eviction
on
my
record,
even
though
I
never,
even
though
I
was
never
evicted,
even
though
I
did
not
owe
a
single
dollar
and
then
rent,
even
though
I
had
come
to
an
agreement
with
my
first
landlord.
This
eviction
on
my
record,
followed
me
to
this
day,
making
it
extremely
difficult
to
find
a
place
to
live.
A
I
am
here
today
because
renters
like
me
need
to
need
to
be
protected
and
supported
from
unfair
practices
and
because
no
one
in
my
situation
should
have
to
have
an
eviction
on
their
record
just
for
trying
to
plug
a
hole
in
the
roof.
Further
housing
opportunities
for
philadelphians
should
not
be
based
on
the
word
eviction
alone.
Thank
you
very
much.
Q
This
legislation
extends
the
eviction
diversion
program
in
philadelphia
and
provide
much
needed
protections
for
city
residents.
My
name
is
reverend
eric
dobson.
I
am
the
deputy
director
of
fair
share
housing
center
public
interest
law,
advocacy
and
policy
organization
committed
to
ending
discriminatory
housing
policies
and
creating
integrated
and
healthy
communities
in
new
jersey
and
across
the
country.
Q
Q
When
someone
has
a
stable
living
situation,
they
are
also
more
likely
to
have
an
employment
attend
school.
Have
access
to
food
keep
doctors,
appointments
cover,
19
pandemic
have
made
this
connection
even
more
clearer.
Moreover,
you
know
that
people
of
color
are
more
likely
to
experience
unstable
housing
situations
due
to
historical
structural
racisms
that
exist
in
our
country.
The
dual
impact
of
covet
19
housing
instability
puts
communities
of
color
in
philadelphia
at
the
at
a
dire
situation.
Q
Extending
the
eviction
diversion
program
is
a
good
public
policy,
as
demonstrated
by
the
pilot.
The
program
is
both
a
success
for
a
system.
People
and
perspective
is
saves
the
system,
money
and
resources,
while
also
helping
thousands
of
individuals
and
families
in
our
city.
Keeping
individual
families
in
their
home
is
critical
to
keeping
philadelphia,
safe,
healthy
and
this
program
must
be
extended.
Q
I
work
with
similar
efforts
to
extend
eviction,
moratoriums
and
secure
rental
assistance
for
individuals.
Families
needed
in
new
jersey,
like
philadelphia,
new
jersey,
saying
similar
racial
disparities
among
individuals
and
families
facing
addiction.
Safeguarding
housing
for
philadelphia
residents
must
be
a
priority.
I
urge
you
to
support
this
bill.
Miss
legislation.
Thank
you
for
the
opportunity
to
speak
with
you
today.
I
G
G
Continuing
the
eviction
diversion
program
makes
families
strong.
Dear
committee
members,
I
greet
you
on
behalf
of
the
coalition
of
african
and
caribbean
committees,
communities,
africa
and
the
families
we
serve.
My
name
is
dr
eric
eddy.
I
am
the
chief
operating
officer
of
africa.
We
operate
in
philadelphia,
delaware,
montgomery
and
chester
counties.
G
G
G
G
I
don't
know
how
to
reciprocate
your
precious
help
when
all
doors
closed
were
closed.
For
me
and
my
children,
I
am
coming
out
of
a
toxic
marriage.
Indeed,
I
found
myself
alone
with
my
three
children.
Without
you
all
this
would
not
have
been
possible.
You
have
done
me
an
invaluable
service.
I
am
aware
of
that.
It
is
heartwarming
for
me
to
know
that
if
anything
goes
wrong,
I
can
count
on
you
to
help
this
mother.
We
spoke
with
her
landlord
to
ask
for
additional
time
to
explore
available
resources
to
honor
her
rent
arrears.
G
G
Africom
recommends
that
you
boldly
move
bill
210
920
out
of
this
committee
and
support
its
final
adoption
by
the
council
of
the
city
of
philadelphia.
The
diversity
eviction
program
makes
families
and
communities
stronger.
It
shall
continue
eric
eddy
president
and
ceo
coalition
of
african
communities,
africa.
B
K
K
K
K
Shea
works
30
hours
a
week
at
a
neighborhood
bodega.
She
makes
7.80
cents
an
hour
and
receives
no
medical
benefits.
Her
income
is
is
supplemented
by
a
dpa
grant,
which
includes
cash,
medical
benefits
and
food
stamps
for
herself
and
her
children
at
the
height
of
the
pandemic,
the
store
where
shea
worked
closed.
When
the
owner's
wife
was
hospitalized
with
cloven,
while
shea
had
about
500
in
savings,
she
was
dependent
on
her
job
to
pay
her
rent
for
a
while.
K
She
was
able
to
get
15
hours
a
week,
work
under
the
table
at
the
neighborhood
laundromat
and
she
braided
hair
and
at
one
juncture
she
even
sold
dinners,
but
even
that
even
at
that
she
found
herself
falling
further
behind
in
her
ring
shea.
Armed
with
the
knowledge
that
I
worked
at
a
tenant
support
organization
knocked
on
my
door
seeking
information
and
advice.
K
However,
because
shea
was
several
months
behind
in
her
rent,
she
doubted
her
landlord
would
be
willing
to
wait
the
many
months
it
would
take
for
reimbursement
by
the
program,
but
we
had
to
try.
I
made
a
few
calls
to
ensure
I
had
all
the
information
I
needed
in
anticipation
of
the
landlord's
questions.
K
Our
next
move
was
to
get
the
property
owner
on
the
phone.
Initially
he
was
less
than
receptive
serving
as
a
mediator.
It
was
my
I
was
my
most
charming,
respectful
and
patient
self.
I
explained
in
plain
english
the
how
what
and
why
of
the
program
careful
to
make
it
all
about
his
getting
his
back
rent.
He
was
old,
he
wanted
to
think
about
it,
but
I
wasn't
letting
him
off
of
the
phone
without
a
commitment.
K
After
nearly
one
hour,
a
one-hour
three-way
conversation,
he
agreed
to
go
along
with
shea
in
applying
for
the
grant
and,
most
importantly,
to
wait
the
several
months
it
might
take
for
her
for
him
to
get
paid.
It
was
a
come
to
jesus
moment
fast
forward
to
today
the
landlord
got
what
he
was
owed
and
shea
and
her
children
have
a
home
to
live
in
thanks
to
the
diversion
program
she
and
her
three
little
ones
are
safe
and
warm.
Today,
thanks
to
additional
grant
funding
to
pay
her
utility
bills.
K
B
F
Hi
everyone,
my
name,
is
gabriella
nelson.
Thank
you
for
allowing
me
to
testify
in
support
of
bill
number
210920,
I'm
the
associate
director
of
policy
at
maternity
care
coalition
at
mcc.
We
believe
in
an
equitable
and
just
future
for
all
families
and
we're
committed
to
challenging
the
structures
that
create
barriers
to
equity.
F
We
envision
a
future
where
parents
impacted
by
racial
and
social
inequities
in
southeastern
pennsylvania
can
birth,
with
dignity,
parent
with
autonomy
and
raise
babies
who
are
healthy,
growing
and
thriving
before
working
in
maternal
child
health.
I
worked
for
the
philadelphia
housing
authority,
so
looking
at
social
policy,
especially
housing
through
the
lens
of
the
perinatal
period,
is
my
expertise.
F
Testifying
for
the
permanence
of
the
eviction.
Diversion
program
reflects
just
how
important
housing
is
to
birthing
people
and
families
with
small
children.
Quantitative
and
qualitative
data
has
proven
time
and
time
again
just
how
important
housing
is
to
health
for
our
babies.
Studies
from
the
center
of
housing
policy
show
that
homeless
and
housing
unstable
children
are
more
vulnerable
to
mental
health
problems,
developmental
delays
and
depression
than
children
who
are
stably
housed.
F
Frequent
moves,
living
in
double
doubled,
up
housing
eviction
and
foreclosure
are
also
related
to
elevated
stress
levels,
depression
and
hopelessness
for
birthing
people.
The
national
institute
of
children's
health
quality
reports
that
chronic
stress,
like
the
kind
created
by
housing
and
security,
is
a
critical
contributor
to
pre-term
births
for
context.
According
to
the
2021
march
of
dimes
report
card
philadelphia's
pre-term
birth
rate
is
above
the
national
average
and
has
worsened
over
the
last
year
and
is
currently
at
11.4
percent.
F
It's
no
surprise
that
evictions
and
unhealthy
birth
outcomes
in
philadelphia
disproportionately
impact
black
women
and
their
families.
Mcc
works
with
thousands
of
these
families
each
year,
providing
the
much
needed
resources
for
communities
throughout
the
city.
We've
been
doing
this
work
for
over
40
years
and
overwhelmingly
year
after
year,
our
staff
report
housing
and
security
as
a
top
concern
among
the
families
that
we
serve.
F
For
some,
the
pandemic
is
over
or
nearing
an
end
for
caregivers
that
are
housing
unstable
it
had.
It
has
yet
to
end
keeping
parents,
caregivers
and
children
in
their
homes
is
just
one
way
we
can
work
across
silos
to
turn
the
tide.
Please
consider
making
the
eviction
diversion
program
a
national
model,
a
national
success
permanent.
Thank
you.
So
much.
B
R
Okay,
thank
you
for
allowing
me
to
testify
today
regarding
evictions
and
philadelphia's
model
eviction
diversion
program
again.
My
name
is
catherine
hicks
and
I'm
president
of
the
philadelphia
branch
of
the
naacp,
the
eviction
diversion
program
was
set
up,
so
landlords
and
financially
struggling
tenants
could
arrive
at
an
agreement
without
going
to
court
landlords
and
tenants
benefit
from
this
program.
As
do
many
of
city's
most
vulnerable
neighborhoods
evictions
impacts
and
extends
well
beyond
housing.
R
Children
may
be
pulled
from
their
classes
as
their
parents
move,
families
maybe
may
face
greater
food
insecurity,
and
the
health
of
of
community
is
put
at
risk,
as
those
evicted
find
it
harder
to
find
new
shelter
in
housing
in
philadelphia
city,
where
black
renters
face
eviction
at
more
than
twice
the
rate
as
white
runners.
The
program
helps
to
address
the
severe
effects
of
housing,
discrimination
and
unconscious
bias.
R
Over
the
years,
discriminatory
practices
have
limited
black
generational
wealth,
created
blight
in
black
and
poor
neighborhoods
and
affected
the
level
of
opportunities
available
to
families
and
children.
In
fact,
we
believe
that
the
widening
opportunity
gap
during
covet
19
is
helping
to
fuel
the
recent
surge
in
violence.
R
R
B
E
Good
morning
my
name
is
dan
hyman,
I'm
a
staff
attorney
at
senior
law
center
and
I'm
here
to
support
the
passage
of
bill
210920
at
senior
law
center.
We
seek
justice
for
older
adults,
we're
the
only
non-profit
organization
in
pennsylvania
whose
mission
is
dedicated
solely
to
providing
legal
services
to
seniors
and
one
of
the
few
in
the
nation.
E
We
provide
free
legal
assistance
to
thousands
of
seniors
each
year,
including
victims
of
elder
abuse
and
financial
exploitation,
grandparents,
raising
grandchildren
and
elders
facing
housing
crises
and
homelessness,
while
families
and
individuals
across
philadelphia
have
been
devastated
by
the
coven
19
pandemic.
Older
philadelphians
have
been
hardest
hit.
They
have
been
the
most
at
risk
for
the
virus,
most
likely
to
have
severe
health
consequences
and
most
likely
to
die.
Housing
has
never
been
more
crucial
than
during
this
global
health
crisis
when
to
be
homeless
may
mean
grave
illness
or
death.
E
Issues
of
housing
are
of
tremendous
importance
to
the
communities
we
serve.
Our
work
spans
a
wide
universe
of
civil
legal
problems,
including
landlord
and
tenant
issues.
We
represent
people
60
years
of
age
and
older.
We
represent
tenants
facing
eviction,
lack
of
repairs
or
discrimination.
We
also
represent
landlords
who
are
facing
abuse
or
financial
exploitations.
E
We
support
today's
legislation
to
continue
philadelphia's
highly
successful
work
eviction
diversion
program,
the
philadelphia
municipal
court's
authority
to
extend
the
requirement
for
landlord
participation
is
ending
at
the
end
of
this
month.
The
best
way
to
continue
the
fiction
diversion
program
is
to
enact
the
legislation
under
discussion
today.
E
Philadelphia's
eviction,
diversion
program
is
a
pre-filing
program
that
has
been
operational
for
over
one
year
has
received
local
state
and
national
attention.
Governor
wolf
called
philadelphia's
program
national
model.
The
department
of
justice
has
held
out
philadelphia's
program
as
a
model.
The
white
house
has
repeatedly
highlighted
its
success.
E
The
program
benefits
both
landlords
and
tenants
for
landlords.
The
program
connects
them
to
mediators,
to
improve
communication
with
tenants
and
resolve
problems,
while
giving
courts
the
capacity
to
schedule
speedy
hearings
for
the
landlords
that
need
them.
Even
once,
funding
for
coven
19
back
rent
assistance
eventually
ends.
There
are
still
other
rental
systems
resources
that
pardon
me
that
landlords
and
tenants
will
be
able
to
access
through
the
diversion
program.
E
The
program
has
been
enormously
successful.
The
program
has
supported
over
2300
landlord
attendant
pairs
with
over
90
success
rate
and
reaching
resolution
pre-filing.
Another
7
000
tenants
have
been
supported
in
obtaining
rental
assistance
to
resolve
the
issues
without
even
needing
to
engage
in
mediation.
E
Philadelphia
is
leading
the
nation
in
distribution
of
rental
assistance
in
large
part
because
of
the
support
of
the
philadelphia
eviction
diversion
program
and
the
requirement
that
landlords
access
rental
assistance
prior
to
filing
a
case
for
non-payment
of
rent
passage
of
this
bill
will
extend
philadelphia's
diversion
program
beyond
the
end
of
this
month.
This
will
enable
the
continuation
of
our
nationally
recognized
highly
successful,
successful
program
which
benefits
both
the
landlords
and
tenants.
E
S
S
I've
represented
hundreds
of
tenants
in
philadelphia
since
2006
and
I
believe
the
existence
of
a
non-court
mediation
program
makes
a
positive
difference
in
the
landlord-tenant
landscape.
For
four
reasons:
one
it
creates
greater
access.
Two,
it
lowers
costs
for
addressing
disputes,
three,
it
avoids
or
delays
the
creation
of
an
eviction
record
and
four.
It
streamlines
the
rental
assistance
application
process.
S
One
access
issues,
the
eviction
diversion
program,
provides
easier
access
to
participants
than
housing
court.
The
eviction
diversion
process
asks
landlords
and
tenants
to
participate
by
phone,
which
gives
landlords
and
tenants
greater
leeway
to
not
have
to
take
time
off
from
work
and
child
care
and
other
responsibilities
eviction
diversion
program.
Participants
don't
have
to
arrange
a
commute
to
and
from
center
city,
or
deal
with
parking
and
lost
wages.
S
By
contrast,
in-person
appearances
are
required
in
housing
court
unless
you're
disabled,
a
2018
study
by
the
reinvestment
fund,
found
that
31
of
the
judgments
entered
in
philadelphia.
Housing
court
are
default
judgments,
meaning
that
31
percent
of
housing
court
judgments
are
the
result
of
tenants
not
coming
to
court.
S
Two
lower
costs
tenants
with
written
leases,
are
almost
always
liable
for
court
and
attorney
fees
if
their
landlord
files
in
court,
regardless
of
the
merit
of
the
case
that
is
filed
or
its
outcome,
my
clients
are
panicked
when
they
realize
they're
liable
for
a
hundred
dollar
court
filing
fee
and
attorney
fees
that
range
from
350
to
750
dollars.
That's
basically
an
extra
half
a
month
or
full
month's
rent
for
many
people
and
for
landlords
they
have
to
pay
out
of
pocket.
S
S
S
S
Four
rental
assistance
tenants
in
the
eviction
diversion
program
are
assigned
housing
counselors,
who,
I
believe
were
called
a
guardian
angel
by
someone
who
testified
earlier,
who
work
to
do
everything
possible
to
get
rental
assistance
applications
completed
and
who
are
able
to
ask
the
city
to
prioritize.
The
application
philadelphia
recently
received
an
additional
35
million
in
federal
rent
assistance,
and
additional
monies
are
expected
to
be
made
available
in
coming
months.
S
Due
to
reallocation,
I
have
clients
who
have
housing,
counselors,
assisting
them
with
their
rental
assistance,
applications
and
clients
who
do
not
have
that
help,
and
I
can
tell
you
it's
the
clients
who
have
housing
counselors,
whose
landlords
are
much
much
likelier
to
have
the
monies
deposited
into
their
account.
Contrast
this
with
the
court
process.
S
B
S
B
B
C
C
First
of
all,
I'm
a
member
of
one
ta
I'll,
be
speaking
in
support
of
bill
21
0,
9,
2
0.,
starting
at
the
beginning
of
march
right
when
the
pandemic
hit,
my
restaurant
had
to
stop
everything.
There
was
a
moment
where
we
thought
we
were
going
to
reopen
shortly
after
the
shutdown,
but
to
no
avail.
We
never
did
I
needed
to
figure
out
how
to
get
my
rent
paid.
C
C
C
C
I'm
currently
now
in
phase
four,
although
it
was
scary
and
frustrating
at
first,
I
am
a
real
reason.
I
am
at
a
in
relief
because,
throughout
the
whole
process,
I
was
still
able
to
remain
in
my
home
the
hardship
that
I
felt
as
a
man
who
provided
and
took
care
of
himself
for
his
whole
entire
life,
having
to
think
that
I
would
be
put
out
just
like
that.
C
C
We
need
to
make
this
program
permanent
and
accessible
to
make
sure
that
renters
in
this
city,
people
who
are
so
close
to
the
edge
has
protection
to
make
sure
that
we
are
protected
in
our
homes.
People
like
me,
who
work
and
keep
this
city
running,
deserves
to
be
treated
fairly.
People
like
black
women
with
families
who
are
disproportionately
likely
to
suffer
from
this
eviction
process.
B
C
C
My
name
is
tarnetta
edens
and
I'm
a
member
of
one
pa
I'll,
be
speaking
in
support
of
bill.
Two
one:
zero,
nine,
two:
zero.
The
eviction
diversion
program
works.
As
previously
stated,
we
have
a
75
reduction
in
eviction
filings
to
show
it
works,
landlords
get
their
money
and
tenants
don't
have
to
go
through
a
humiliating
process.
C
So
1-1
the
program
has
kept
tenants
in
their
homes
during
this
pandemic
and
has
avoided
additional
stresses
like
having
a
strike
on
their
credit
scores
from
being
evicted.
The
diversion
program
prevented
bad
credit
score
ratings
from
being
added
to
tenants,
credit
history,
bad
credit
scores
can
prevent
people
from
obtaining
many
things
that
could
improve
their
lives
with
record
high
gun
violence
is
is
also
important
that
people
are
kept
in
their
homes.
C
C
My
youngest
daughter
is
back
home
with
me
with
her
child
because
her
landlord
who
lives
nowhere
near
our
city,
state
or
country,
had
way
too
much
power
over
my
daughter
who
rents
her
home
had
rats
inside
the
rats
played
on
my
granddaughter's
toys.
All
my
daughter
wanted
was
a
safe
place
to
live
for
her
and
her
child.
C
The
landlord
refused
to
make
necessary
repairs,
and
when
issues
were
raised,
they
resorted
to
intimidation
tactics.
Now
I
say
all
this:
to
highlight
the
power
dynamic.
Many
tenants
go
through
with
landlords.
The
eviction
diversion
program
could
end
poverty-based
fixes,
while
also
creating
a
level
playing
field
for
tenants
and
landlords.
C
C
The
success
of
the
eviction
diversion
program
was
even
on
the
radar
of
the
biden
administration
as
a
great
example
of
a
program
that
could
work
for
cities
across
the
country.
The
program
makes
sense
we
can
set
the
trend
and
show
what
a
city
can
do
when
we
create
a
program
that
is
a
win-win
for
tenants
and
landlords.
C
B
B
B
Okay,
there
being
no
further
questions
from
members
of
the
committee
and
no
other
witnesses
to
testify.
I
want
to
thank
all
the
panel,
the
panels
and
witnesses
for
their
participation.
Today,
we
value
your
opinions,
we
value
you
sharing
your
personal
stories
and
your
work
with
us
and-
and
it
is
very
much
appreciated
by
this
committee-
I
now
invite
all
panels
and
witnesses
to
please
disconnect
before
we
go
into
our
public
meeting.
We
will
now
pause
the
proceedings
briefly,
as
multiple
participants
leave
the
hearing.
B
B
We
will
now
convene
the
public
meeting.
Mr
weiss,
will
you
please
call
the
role
to
take
attendance
members
that
are
in
attendance?
Will
please
indicate
that
you
are
present
when
your
name
is
called
also,
please
say
a
few
brief
words
when
responding
so
that
your
image
will
be
displayed
on
screen
when
you
speak.
H
B
B
B
D
B
D
B
It
has
been
moved
and
properly
seconded
that
bill
number
210920,
as
amended,
be
reported
from
this
committee
with
a
favorable
recommendation
and
further
move
that
the
rules
of
council
be
suspended
to
permit
first
reading
of
this
bill
at
the
next
session
of
council.
All
those
in
favor
of
the
motion
will
signify
by
saying
aye
aye.
I
B
The
eyes
have
it,
and
the
motion
carries
a
thanks
again
and
to
all
the
members
of
the
committee
for
being
here
and
for
your
insightful
questions
and
comments
and
for
helping
the
bill
sponsor
with
the
amendments
and
thank
you
to
the
bill
sponsor
for
this
very
important
program
and
for
all
of
your
work.
This
concludes
the
business
before
the
committee
on
housing,
neighborhood
development
and
the
homeless
today.
Thank
you
all
very
much
for
your
attendance
and
participation.