at the same time you can see total evictions, which is the middle line, curving up also and ellis act evictions curving up so there's certainly a relationship shown there and again if you go back to 2004 through 2008 when there were very steady increases in residential real estate we also see the eviction numbers, the ellis act eviction numbers going up in sort of a corresponding curve. the rental market, so for people who are evicted and have perhaps have been long-term tenants in a rent-controlled apartment they face a rental market where, as in 2012, this is not even the most current, but the median rent for all apartments in the city, $3,414. that's an 8.2 percent increase over just the prior year, 2011. from all indications the 2013 rate will be even higher. at the same time the rental vacancy rate, which is the number of all apartments vacant in a year versus all apartments occupied, has declined each year going from 4.4 percent to a low of 2.2 percent in 2012. this is one measure certainly of the real estate market and i know in new york city where it's tracked very carefully,

most of those ellis evictions people are given a year; is that correct? for ellis act how much time are people allocated >> it's a year for elderly and disabled. >> and so what's the time. >> only 60 days. actually one hundred and 20 and unless there's an extension from the elderly >> good questions commissioner borden. i think it starts to possess more questions. commissioner hillis >> i support the ordinance in the recommendations just a couple questions for mr. chewing. the population when with your building new affordable housing for the affordable housing we've built where are people living now are you - have you studied where people are living now? >> no, we have not done any formal studies. we do have the requirement that for them to be role competitive they've got to live in san francisco many of them do and depending upon their income and staying are relatives some days they're living with those. sometimes, we have applicant that are living in shelters at the time their applying. oftentimes they're living in overcrowded quarters so their sharing h

we know that the board of supervisors budget analyst report that the nuke of ellis evictions are rising. specifically in the past year we've seen in the report one hundred and 45 percent increase in ellis you filings which is the highest increase compared to any other type of eviction. the legislation that the supervisor proposes would allow tenants who have occupied their places more than 10 years to help with the priority with the 71 san francisco. i'm not going to go into the details of the legislation since you've heard the components from the planning staff but i'll take a moment to respondent - respond. from the eligibility from 3 to 6 years we've created this timeline for the tenant. we believe that a long-range time period it necessary to access the housing opportunity and we don't want them to exterior until the tenant finds permanent housing. on the 20 percent cap to the exiting units we understand the existing resale to other populations for people who interthe lottery but we want to respond to making the cap moreover not every tenant who receives an eviction is going to be e

i work with seniors, i'm going to get evicted, i'm going to get ellis act evicted. did they give you any paperwork? no, just the same shit they've been doing the last 3 years, harassing me. that's abuse. well, when they write any letter, you come talk to us, you will get hooked up. there's no letter, it's degrading. you have to do something, let's do it. >> next speaker, please. >> good afternoon, my name is alteras pearla and i have been living in the bayview district for 14 years. i have been there since 1999. somehow i could continue to make the mortgage payment but when the economy came down a lot it was even more difficult for me to make the mortgage payments so bank of america put the house in for closure and it was bought in 2012 by speculators and i was finally evicted in august of this year. it was really tough for me to leave the house that i had been living for 14 years with my minor son and three tenants and now i am living in the living room of my brother's house, which is not really that comfortable for all of us and is really, the situation has really

when he was evicted for example, it was a very unfair situation. the developer it would the ellis act he was 0 going getting rid of everyone in the believe to go get more money. i had 89 evict noticed and he wrought a developer to one of the hearings and i knew i had to go because i was fidgeting the developers money. but should i have beenable, you know, to go ahead of everybody that had been waiting for years were not that those people aren't suffering. and from the other people who are being evicted as henry explained to you but what the author of to legislation wanted this instead; right? >> and that's what you approved instead of approving up to 56 units two there the supply of housing like henry was arguing for you to do at the location near these ellis act evictions. t nc times to blt build is a methodists want it. people within the methodist church are trying to found out how those decisions are made but you essentially foreclosed that. we have to use every opportunity and i'm certainly in the neighborhoods like this not necessarily in the tenderloin and marketed south of

i want to thank mat for a story he broke, a story of ellis act evictions from an investor who admits to real estate conspiracy. in this 4-unit building michael winter and others include a single parent with child and two seniors under threat of an ellis act eviction. if the tenants are forced out like the we family in upton and many families like them, they will have no viable options, or very limited ones as mr. russo's report identifies in san francisco and they would likely be pushed out of the city. these stories are not unique to the mission, to russian hill, to the castro, but the richmond district has huge stories as well of people displaced by the ellis act and other no-fault evictions and in fear of their residence in our city. i did want to say from the sf appeal article it's very clear who the culprits are as well in who's driving the fear and the displacement. the eviction according to the appeal article is driven by a group of speculators, craig good man and associates and craig malloyy who is stated goal is to flip the property for massive profits. we need to figure out

and for most of the ellis evictions that are take place the criteria won't trigger a prohibition only one unit is rent controlled >> thank you. >> commissioner. >> yes. just a procedural observation i guess. i know the legislation isn't written yet but wouldn't it be the case it if it were to go in effect i don't understand the language the commission wouldn't be able to consider it why would it come before the commission wouldn't it be presented and stopped >> the commission would be 3rbd from - we could bring it bruce as an informational item. >> i - >> i imagine if it were a prohibition we would only the criteria would come into place under the circumstances. i think i'm in spot but i think the 10 years is reasonable especially the ellis act has limits. i think that 10 years is good it's a disincentive we're approving a lot of new units we're trying to retain the rent control units we have we're building and approving. or non-rent control so i think it's the same side we should be preserving rent control and this helps do that. i'm supportive of the 10 years were i agree with the 1

lee i'm here today because you know i was also a victim of ellis eviction. my landlord used the outlines to evict me i found a place to live with my family. i'm glad for the community support and the city government and also the board of supervisors. i'm really here today to not talk about myself but those still out there still being evicted and displaced. i recommend and suggest that in the city we really need to think and to look deeply in how to address the eviction issue. for a lot of people that applied for the applications those are people we need to think about because when it comes down to it i don't believe the ellis act should be used by landlord as a way to evict tenant. in particular our city we need to take a course of objection action in that regard. there a lot of seniors people that are disabled have a hard time finding housing. at the same time, they have tripod so hard to apply for themselves. i support the legislation and preference for those who are displaced. it's an tuesday night to get into those units faster. at the same time, you know

this is clients they served who had been evicted for not just ellis act evictions but any type of eviction. of the 2,208 clients that they reported on, 49.3 percent were reported below the poverty level for san francisco, 41.7 percent were reported to have a disability, 12.7 percent were 62 years of age or more, 66.7 percent or about 2/3 were evicted for nonpayment of rent or habitual late payment and racial profiles on the right, 39.1 percent white, 21 percent black or african american, 16 percent latino, 8.9 percent asian. they did not provide other information but certainly the information we had reported that showing the concentration in particularly 7 of the city neighborhoods. that is the quick summary, we have a lot of information in the report, happy to respond to questions now or as the hearing proceeds. >> thank you very much, mr. russo, again i want to thank you and your staff for the very quick turn around on this report. just want to make a couple of comments and i want to begin by thanking all of the residents who have come out to this hearing. i know that there are a number

to create solutions that can at least help mitigate the impact when people do get evicted or make it much harder to ellis or to disincentivize the evictions that are taking place through use of the ellis act and again a coalition of tenant groups have presented some of those ideas and some are being taken up and we read about them in the paper this morning. these ideas include the extended relocation payments, making it harder to convert because of requirements for code upgrades and plans the mayor mentioned today. supervisor avalos has a plan concerning where there is construction and plans to upgrade a home. what i want to say about all that is just that we need all hands on deck and we need to continue with the mayor and the board of supervisors, all of us in the community and all the tenant groups to make sure that we move forward with all of these great proposals and that we keep the momentum steadily onward and don't stop until we get there, until we reduce significantly the number of ellis act evictions and all other type of evictions that are happening right now. thank you. >> thank you, miss sho

rent controlled flats and we started out a month ago yesterday by being threatened with an ellis act eviction. we were given an opportunity, you have the letters there, to negotiate but i can tell you the negotiation lasted less than 48 hours. they went right to threatening us with an ellis act. it's clear that this is the intention unless something changes. the building across the street from us they have already cleared out the residents of the two flats that we look directly across at. there are two restaurants on the corner, that building is going for, want to guess? 2.8 million dollars. of course within a week our land lord, our owner, the owner of our building, sent us, contacted his attorney and had them send us this letter. so this is the heart and soul of the city. i want to share my time with jackie but certainly she has time of her own. we've never been late on our rent, we've never asked for any big improvements, anything that's ever been taken to the building he's taken to the rent berd and had it passed down to us. we've paid for every improvement ever done in 25 years and now w

the ellis act eviction doesn't have any ability to convert. i want to understand that a little bit better. >> john from the city attorneys office. the ellis act primarily comes into play with this current ordinance in two different ways because there is two different kinds of buildings that can't take advantage of the expedited conversion process. one trigger date is november 16, 2004. if a property owner who is currently trying to convert actually evicted somebody through ellis actor other eviction proceedings and served the tenant on or after november 16, 2004, they can't take advantage of the expedited conversion process. ellis act would come into play. the other situation is the pes skin ordinance and that has a different trigger date. that doesn't look at the current owner. it looks at the building history. if you as the current owner or prior owner it affects the building. that is the property owner serving the tenant with the eviction notice, that trigger dates in may 1, 2005. and those again could be ellis act evictions or other kinds o

so we need to increase the pressure on the governor of this state as well related to ellis act evictions and i certainly applaud everything you are doing here in the city. i will also tell you that i know two disabled persons and one senior who are all receiving in house pressure. the senior is receiving pressure regularly and constantly and has for years from his land lord to move out of the building because he's been there over 30 years. my friend, who has been in her rent controlled apartment for 35 years, is disabled, as is another disabled woman that i know, have been long-term tenants and they are being pressured by inside forces. >> thank you very much. next speaker, please. >> hello, my name is anna marie, i have lived in the mission district for 18 years and i am being offered a buyout for my apartment. i have been offered or told by the lawyer that if i find roommates in the future he must approve them and he will serve them with a 614. that tells me whoever i find as a roommate he will refuse because i won't be able to afford the rent. i said i would consider talking with a bu

when he was evicted for example, it was a very unfair situation. the developer it would the ellis act he was 0 going getting rid of everyone in the believe to go get more money. i had 89 evict noticed and he wrought a

the ellis act has been interpreted broadly to allow landlords to evict tenants to go out of the rental business, but we have seen a sharp increase in ellis act findings, a number of months back, the eviction of the leaf family in the heart of my district, two seniors and their adult daughter who had been evicted out of their home of 30 year, when i started speaking to the leaf family, i think we all realized that while we could not necessarily stop ellis act evictions at least at the local level, we all started thinking about things we could do to assist our most vulnerable residents from getting pushed out of their homes. this would allow tenants who have occupied their apartments for more than 10 years and have received an ellis act eviction notice or tenants would are disabled or have life threatening illness and have occupied their apartments for more than 5 years to receive priority in affordable housing projects funded and ministered by the county of san francisco. i want to thank housing and community development who would be charged by ministering this program. the priorities w

based on recently data the number of ellis evictions has risen just in the past year we've seen a one hundred 4 had evictions from that and the highest there rate xashd to other kinds of eviction. the code today would allow tenants who have been 90 in their places more than 10 years to receive priority funded by the city of san francisco. the mayor's office of houser and a community development will administer this program will balance our affordable housing nodes. this legislation would impose several things it can only be used once and the priority will expire after 6 years if not used for new developments. only 20 units can be used for the preference and tenant have to meet the eligibility requirements. from my prospective i building there is a critical measure to stop people from becoming homeless in inform. we need to make sure that your residents don't fall through the crack. i wanted to thank the co-sponsors and my colleague and the chinatown development center folks and the tenderloin clinic and the san francisco tenant union for their work on this legislation. i also want to