Renter Nonpayment and Landlord Response: Evidence From COVID-19.

How renters respond to economic hardship, and how landlords respond when tenants fail to make rent, are understudied questions, owing largely to limited data. We use experiences from the COVID-19 pandemic to begin answering these questions. Drawing on both new census data and two original surveys of renters in Los Angeles County, we test nine hypotheses about the sources of renter distress and landlord reactions to it. We find that lost work and lost income are the primary drivers of missed or late payments. Most tenants who fell behind entered into repayment plans with their landlords. Eviction threats were uncommon but increased as the pandemic persisted. Landlords were more likely to threaten eviction as tenants fell further behind, and smaller landlords were more likely than larger ones to cut tenant services and threaten or initiate evictions. Our evidence suggests that government income support helped tenants pay rent and thus helped stave off eviction threats. We also find that tenants took on other forms of debt, such as credit cards, loans from family, etc., to make rent. These debt burdens generally will not be relieved by housing assistance, and so require other policy responses.

Zoning, Land Use, and the Reproduction of Urban Inequality.

Zoning determines what can be built where, and is ubiquitous in the United States. Low-density residential zoning predominates in US cities far more than in other countries, limiting housing opportunities for those who cannot afford large homes. These zoning regulations have racist and classist origins, make housing more expensive, and reinforce segregation patterns. While sociologists study these consequences of zoning, and other causes of unaffordable housing and segregation, they rarely examine zoning itself. This article argues for a sociological research agenda on zoning and land use.

Spatial Concentration and Spillover: Eviction Dynamics in Neighborhoods of Los Angeles, California, 2005-2015.

The lack of sufficient affordable housing in Los Angeles, California burdens many renter households with the threat of an eviction. Research has identified individual- and neighborhood-level sociodemographic correlates of eviction, but the uneven distribution of sociodemographic characteristics and housing conditions across neighborhoods likely produces broader patterns of spatial clustering in eviction prevalence across local areas. We use spatial autoregressive models to explain the spatial concentration and spillover effects for two types of formal eviction filings-court-based and no-fault Ellis Act petitions-within and across census tracts in Los Angeles. Court-based filings show greater and more persistent spatial concentration, particularly in neighborhoods with higher percentages of Black residents. We find evidence of spatial correlation for both types of eviction, however, suggesting that identifying the spatial distribution of eviction prevalence across local areas is important to understanding how location shapes eviction risk in metropolitan areas.

Extremely low-income households, housing affordability and the Great Recession.

The effects of the Great Recession on housing equity and homeownership have been well-documented. However, we know little about how rental households fared and the efficacy of housing subsidies in addressing affordability gaps. This paper examines the extent to which rental housing became less affordable for Extremely Low-Income (ELI) households - those earning less than 30% of the Area Median Income (AMI). I then run regression models to determine the local characteristics most strongly associated with larger affordability gaps, with a focus on whether housing subsidies are effective at combating such gaps. Rental affordability gaps became more pronounced during the Great Recession. In nearly 70% of the counties in my sample, there was an increase from 2007 to 2010 in the number of ELI households per affordable rental unit. Across the country, the increase was 17%, a dramatic increase in only three years. There is considerable variation across the country, with acute affordability crises often concentrated in the South, particularly Florida. Regression models provide compelling evidence that housing vouchers, public housing, and project-based Section 8 subsidies play an important role in limiting the extent to which large numbers of ELI households are competing for a shortage of low-cost rental units. However, these programmes do not respond quickly to local needs - such as those brought about by the Great Recession. A pilot study where local housing authorities had funding to be more agile and responsive would be an important step toward crafting better policy.

Employment proximity and outcomes for Moving to Opportunity families.

The Moving to Opportunity for Fair Housing Demonstration (MTO) randomly assigned housing vouchers to public housing residents in an experimental test of the effect of neighborhood and location on household outcomes. In terms of adult employment outcomes, the 2 treatment groups did not significantly differ from the control group. We use MTO data to examine whether spatial proximity to jobs and job growth explains this lack of treatment effect. We first estimate differences in access to jobs and job growth for the 3 MTO groups. We then use 2-stage least squares models to test relationships between employment accessibility and 2 key outcomes: employment status and earned income. We find that employment accessibility declined for all groups, and these declines were strongest for the 2 treatment groups. However, our results show essentially no effect of employment proximity on earnings or employment status for MTO participants.

Daytime Locations in Spatial Mismatch: Job Accessibility and Employment at Reentry From Prison.

Individuals recently released from prison confront many barriers to employment. One potential obstacle is spatial mismatch-the concentration of low-skilled, nonwhite job-seekers within central cities and the prevalence of relevant job opportunities in outlying areas. Prior research has found mixed results about the importance of residential place for reentry outcomes. In this article, we propose that residential location matters for finding work, but this largely static measure does not capture the range of geographic contexts that individuals inhabit throughout the day. We combine novel, real-time GPS information on daytime locations and self-reported employment collected from smartphones with sophisticated measures of job accessibility to test the relative importance of spatial mismatch based on residence and daytime locations. Our findings suggest that the ability of low-skilled, poor, and urban individuals to compensate for their residential deficits by traveling to job-rich areas is an overlooked and salient consideration in spatial mismatch perspectives.

Do Strict Land Use Regulations Make Metropolitan Areas More Segregated by Income?

PROBLEM RESEARCH STRATEGY AND FINDINGS: Income segregation has risen in each of the last four decades in U.S. metropolitan areas, which can have lifelong impacts on the health, economic productivity, and behaviors of residents. Although it is widely assumed that local land use regulations-such as minimum lot sizes and growth controls-exclude low-income households from wealthier neighborhoods, the empirical research is surprisingly limited. We examine the relationship between land use regulation and segregation by income using new measures for the 95 biggest cities in the United States. We find that density restrictions are associated with the segregation of the wealthy and middle income, but not the poor. We also find that more local pressure to regulate land use is linked to higher rates of income segregation, but that more state control is connected to lower-income segregation. TAKEAWAY FOR PRACTICE: Density restrictions do drive urban income segregation of the rich, not the poor, but should be addressed because rich enclaves create significant metropolitan problems. Planners at the local level need assistance from regional and state efforts to ameliorate income segregation. Inclusionary housing requirements have a greater potential to reduce income segregation than bringing higher-income households into lower-income parts of the city. Finally, comprehensive and consistent data on the impacts of local land use regulations should be collected to inform future research and planning practice.

Preserving Neighborhood Opportunity: Where Federal Housing Subsidies Expire.

Rent burdens are increasing in U.S. metropolitan areas while subsidies on privately owned, publicly subsidized rental units are expiring. As a result, some of the few remaining affordable units in opportunity neighborhoods are at risk of being converted to market rate. Policy makers face a decision about whether to devote their efforts and scarce resources toward developing new affordable housing, recapitalizing existing subsidized housing, and/or preserving properties with expiring subsidies. There are several reasons to preserve these subsidies, one being that properties may be located in neighborhoods with greater opportunity. In this article, we use several sources of data at the census tract level to learn how subsidy expirations affect neighborhood opportunity for low-income households. Our analysis presents several key findings. First, we find that units that left the project-based Section 8 program were - on average - in lower opportunity neighborhoods, but these neighborhoods were improving. In addition, properties due to expiry from the Section 8 program between 2011 and 2020 are in higher opportunity neighborhoods than any other subsidy program. On the contrary, new Low-Income Housing Tax Credit (LIHTC) units were developed in tracts similar to those where LIHTC units are currently active, which tend to be lower opportunity neighborhoods.