Barriers, Impacts, and the Future of Los Angeles' Emergency Rental Assistance Program

By: Alana Perkins

"Help urgent, I’m at risk of being evicted," said an anonymous individual seeking assistance in Los Angeles.

This is just one quote from the thousands of tenants who are struggling to pay their rent and thrive in the growing Los Angeles economy. The first step they take to help their circumstance is to apply for rental assistance programs, which serve as their hope at the end of the tunnel.

For this reason, the Los Angeles Emergency Rental Assistance Program was created. This program acted as the key to helping eliminate stress and served a pivotal purpose in providing tenants with a sense of security when on the verge of facing eviction. 

The Los Angeles rental assistance program, created back in 2019, provided the ultimate goal of eliminating evictions in Los Angeles. Since then, five individual programs were created and consisted of its own eligibility requirements and funding. The most recent program was launched in 2023 that sought to address around 31,380 applications and was able to pay around $30.4 million in funding. This specific program affected the Latino/Hispanic communities as they were ranked third overall to receive adequate funding even though studies have shown that Latino/Hispanics comprise the largest ethnic group in Los Angeles. Considering that the program was underfunded and left many without necessary assistance. It has raised concerns about its overall effectiveness and reasoning for why the 2024 program has not yet emerged.

“Millions of renters were one unexpected crisis away from severe housing instability even before the onset of COVID-19. The ERA program administrators have learned many lessons over nearly two years about how to provide urgently needed emergency assistance to these renters—lessons which should not be lost,” according to a research brief by The University Of Pennsylvania (UPENN), Emergency Rental Assistance (ERA) During the Pandemic: Implications for the Design of Permanent ERA Program.

Before the peak of the pandemic, around 40,000 eviction cases were filed. The 2019 program was known to be a miniature program which received funding by different council offices in the city of Los Angeles. 2020 Was a direct turning point for the emergency rental assistance program as it was able to reach a larger number of tenants in Los Angeles to prevent eviction. The Los Angeles Housing Department (LAHD) worked with UPENN to conduct a series of analysis, surveys, and more to describe the overall efficiency of their program. 

The LAHD role consists of covering up to six months of rental arrears. To be eligible for the program the requirements go as follows: 

“Be a resident of the City of Los Angeles, regardless of immigration status, One or more individuals within the household have experienced a loss of employment, have unpaid rent due to their current landlord for any month(s) between April 1, 2020, through now and have a current household income is at or below 80% of the area median income (AMI).”

Throughout the years of the program's creation, the data from 2023 stands out in several areas. The United to House Los Angeles organization (ULA), worked to create the ULA Emergency Renter’s Assistance Program (ULA ERAP) to assist those struggling to pay their rent. The LAHD worked to implement the ULA ERAP within their individual program

This bar graph from the LA Renter Arrears report conducted by UPENN in 2020, shows the percentage of renters and the socio-demographic characteristics of those who applied for assistance.

A deeper analysis into the 2023 data shows that Latinos received the least assistance by race when compared to the white and African American populations. This conclusion was drawn by analyzing the back rent claimed by race and the sum of monthly rent.

With that information, the sum of back rent claimed showcases that the white community received around $136.9 million, the Black/African American community received $135.6 million, and the Hispanic/Latino community received around $90.8 million, which stands out because Los Angeles has a strong Hispanic/Latino population but received the lowest in funding. 

This finding stands out because, according to the Pew Research Center, statistics showcase research conducted in 2022, a year before 2023, explaining the large population of the Hispanic/Latino community in Los Angeles. “Los Angeles County has the nation’s largest Hispanic population, a distinction it has held since the census first included a Hispanic category in 1980. Los Angeles County has more than 4.8 million Hispanics.” 

Considering that the Hispanic community is nearly half of the Los Angeles population, further investigation into the report table showcases some potential inequities that remain within the allocation process and the eligibility criteria. It also raises questions regarding whether a large majority of the Hispanic/Latino community had access to the proper resources to apply for this program, resulting in the idea that language barriers, lack of technology, and lack of understanding could’ve played a role in the funding process, as many were unable to apply to receive an adequate amount of funding to prevent eviction.

According to a study on Latinos conducted by the UCLA Newsroom, many were able to speak out and emphasize this point by saying. “We believe that the inequality facing… Latinos [are] due in part to language barriers, citizenship status, access to technology and lack of robust community information,” said Veronica Terriquez, director of UCLA’s Chicano Studies Research Center.

The ULA ERAP on the LAHD website showcases that 31,380 applicants applied, with 26,359 consisting of tenant applications and 5,021 consisting of landlord applications

Throughout the years shown in the data above, there has been a consistently large number of households unable to pay their rent. After looking further into the report table and continuing to sort the table in descending order on Excel, a pivot table showcases the status of those who applied. According to further research, around 6,183 applications were closed and ineligible, and around 1,726 applications were on hold, which raises concerns as to why the program was no match for thousands in need.

After speaking with the LAHD Director of Rent, Marcella DeShurley, the insight she provided in relation to the program can help further understand the reason many applications were closed or put on hold to receive further assistance.

“Because there was only about $30 million in the program, we had to create a priority eligibility, because there is more need than money available. Our priority eligibility [consisted of] households [having] an income at or below 30% of the area median income, households with minor children and/or seniors age 65 and above, or people [with] disabilities, households that are extremely [burdened] or at high risk of becoming homeless and owe six months of rent, because this way we would be able to satisfy their entire [rent debt],” DeShurley said.

This showcases the decisions the department has to make and the prioritization system that unfortunately excluded many households due to not meeting the stricter eligibility. After speaking with  DeShurley, it helps provide understanding that the program focuses on making sure households with stronger critical circumstances are provided for first.

“We did not focus on any type of demographic [with regards] to race because luckily LA is a very diverse neighborhood, so we do have a dashboard, and it will tell you the race composition of those that applied and those that we actually paid,” said DeShurley.

According to a report titled Rent Debt and Tenant Vulnerability as Los Angeles COVID-19 Eviction Protections Expire, published in January 2024, “Half of all landlords reported they have units behind on rent, and most reported they are feeling financially squeezed. Missing rent payments created serious cash flow problems for rental businesses. Among landlords with outstanding rent debt, 70% reported problems paying for repairs and maintenance, and roughly half indicated they are having problems paying property taxes, utility payments and/or mortgages payments.”

Considering that there is no active program currently, the question still remains: Will the city step up with new solutions to prevent further displacement, or will the crisis deepen?

Out of the 100,000 to 155,000 households that are behind on rent, UPENN’s analysis estimated that around 60% may not be able to pay their accumulated rental arrears by what was then February 1, 2024, and this may therefore lead to more tenants being vulnerable to eviction for nonpayment of rent.

The LAHD has been able to discuss the growing concerns regarding faults within the program and areas that need to be strengthened.

The data above confirms, through UPENN’s analysis, that incomplete applications and follow-ups created significant barriers for tenants.

 “The application process often requires multiple interactions between tenants and program administrators, which is a logistical challenge and a burden for both tenants who may be housing- and internet-insecure and for administrators working through many applications.

Including limited access to technology, language barriers, complicated application submission processes, and overly stringent eligibility and documentation requirements,” according to a UPENN’s analysis. 

This explanation of the faults within the program directly affects the Latino and Hispanic community. A Los Angeles resident, Ricardo Gonzalez, is one example of many from the community. Gonzalez stops by his local public library at least once a week because he needs to use the computers. He is unemployed and without a steady paycheck. He is one of many who can't afford a computer or WiFi at home.

“With a phone sometimes it’s unreliable … it crashes too. There’s nothing like using an actual computer,” he said.

The Census Bureau showcased strong statistical numbers that help back the information in regards to technological devices hindering the further success of the program. It was reported that around 161,000 households lack internet service, with an estimate of 114,000 households not having computers.

Administrators have brought these issues to the forefront and made decisions to address areas of short-term staffing, technological issues, and more. In order for the program to have more permanent success, a permanent full-time staff must be hired, sophisticated technology must be implemented, and more. There must be a higher administrative expenses cap to fulfill the program's longevity. Currently, no 2024 program has been created.

“This is ongoing…this was a ballot measure pass. It’s a law; however, it’s being legally challenged, so I do not know of any plans for another emergency renters assistance program…money is still being provided to the city because it is a tax on residential property that goes into this fund,” said Deshurly.

Twenty days ago, a renter spoke out regarding their hardship and urgently needing assistance, saying, “Help urgent, I’m at risk of being evicted. Court date 12/2. What happens once I go to court? Back story: I paid my rent, lost my job, and then lost my way” (Reddit Anonymous User, 2024).

While this current program within the Los Angeles Housing Department hasn’t reopened, this message speaks to the ongoing need of this program to further prevent eviction. Tenants fortunately still have the ability to look forward to other programs that provide further assistance. Los Angeles County reopened their Rent Relief Program on May 20th and closed it around June 4th. On their website, they provide a program and application guide, which consists of an overview of the program, tips for applying, and instructions that allow a tenant to select the language that applies to them. This is very beneficial, as it could help address the language barriers that other programs are struggling with. Even though the LAHD has a similar tool, this program is more straightforward and easier for someone with a language barrier to follow.

LA County Rent Relief Program Application Photo Via Website 

In conclusion, while there have been no updates in relation to a new assistance program, tenants do have the ability to refer to other programs when needing financial support. Each program offers its own personal eligibility requirements, which have to be looked into further by each individual.  The LAHD has been able to help a large population of tenants throughout the years. However, an analysis update was conducted and showcases, according to City Controller Kenneth Mejia’s office, from Jan. 27 to July 31, the Housing Department received 39,677 eviction notices. 

Eviction cases continue to rise, and the demand for these programs remains consistent. The lack of a continued program can lead to a deeper eviction crisis in Los Angeles, and if LAHD fails to fix the barriers Latinos/Hispanics face when applying, it can lead to a lack of fair access and further displacement of the city’s largest population.