Help is out there for renters

Scared you're going to lose your rental housing? You aren't alone, and help is out there. But you're encouraged to reach out sooner rather than later. Sue Lehman, CEO of Hope House in Findlay, said the amount of assistance the nonprofit agency provided for COVID-related economic issues doubled between April and May, and then nearly doubled again later in the summer. In September, Hope House assisted 42 households. So far this year, Hope House has distributed nearly $140,000 in rental assistance. Lehman said 87% of the families coming for this assistance had never used Hope House's services before. She pointed out that nearly half of Hancock County's renters — 4,100 out of about 9,500 — were "cost-burdened" even before the pandemic, spending more than 30% of their gross income on rent. Lehman said 76.4% of apartment households in Ohio paid rent the first week of September, a 5% decrease from August. Statewide, 288,000 households are behind on their rent and 125,000 think eviction is likely. And nationally, 40% of Americans don't have enough savings to cover a $400 emergency, Lehman said. Ohio eviction law There is a federal moratorium on evictions related to the pandemic, set to expire Dec. 31. Without assistance, come January, many renters will be facing "a financial cliff," Lehman said. The back rent will still be owed Jan. 1, 2021, along with late fees, in many cases. Lehman said the number of people coming to Hope House already two, three or four months behind is climbing. The sooner people seek assistance, the better. Reaching out earlier makes the situation more manageable for tenants, for Hope House, and for landlords, who are still paying their properties' expenses. Lehman urged people not to wait until January. "People need to get in touch with Hope House now," she said. Hope House can be reached at 419-427-2848. Hope House received a $400,000 grant through the Hancock County Commissioners to spend on rental assistance. The funding comes from the more than $2 million the county received in CARES Act (Coronavirus Aid, Relief, and Economic Security) funds, federal money allocated to the states and divided among the counties. These funds are paid directly to landlords, and 100% of the funds "go right back out" to rental assistance, Lehman said. She said Hope House has for some time had "good relationships" with local landlords, and has been in contact with area landlords on the current situation since late March. The fact that there is a moratorium doesn't mean it's as simple as no one can be evicted, said Melissa LaRocco, managing attorney and pro bono director for Legal Aid of Western Ohio. LaRocco said the moratorium applies specifically to eviction for nonpayment of rent (as opposed to evictions because a tenant has trashed their apartment, or violated the terms of their lease in some other way). She said one reason for the moratorium is that the Centers for Disease Control and Prevention wants to avoid spreading the virus. If a person gets evicted, then spends time couch surfing, it can lead to the spread of disease, she noted. A CDC document states that part of the intent is that preventing evictions makes people more likely to comply with social distancing. Under Ohio eviction law, a landlord will file a notice to a tenant saying they plan to evict, and why, and that if the tenant does not vacate voluntarily by a specific date, the landlord will file eviction proceedings in court. The tenant then has the right to defend themselves in court. LaRocco said judges in Hancock County have informed her that they will still allow evictions to be filed. But if a tenant can produce a "declaration page" declaring that their inability to pay rent was COVID-related — such as because the tenant got sick with the virus, or lost their job — then, under the terms of the moratorium, the eviction may be postponed until after Jan. 1. She said the tenant has the responsibility to fill out the declaration form, and should be prepared to answer questions. She encourages tenants to send the form to their landlord through certified mail, to avoid the possibility of a "he said, she said" scenario. But, at least, bring it with you to court the day of the hearing, she said. And, yes, LaRocco said, showing up to the court hearing is "very crucial." She said often, tenants don't show up to court hearings for evictions. She said many tenants represent themselves, rather than working with an attorney. An eviction is a civil action rather than a criminal proceeding, so tenants are not legally entitled to an attorney and do not have one provided for them. Landlords generally have an attorney, "and the attorney knows exactly what to say," she said. Legal Aid of Western Ohio's lawyers can represent tenants in court if the tenants meet specific income guidelines. To find out if you're eligible, call the intake line at 888-534-1432. Ripple effects Lehman said eviction has long-lasting consequences. If someone is evicted, it follows them for years, making it harder for them to rent in the future and making it more likely they'll be living in substandard conditions. She said society as a whole benefits from preventing eviction, with every dollar invested in eviction prevention leading to a $4 benefit in other areas. LaRocco echoed that once someone has been evicted, "it's very hard to recover." She said there is already a shortage of affordable housing, and if a landlord has their choice of renters, they are less likely to rent to someone with an eviction on their record. LaRocco equated a home with stability. Without a home, other pieces of the puzzle — like family structure and mental health — are more likely to fall apart. A home is "much more than just the physical structure. … It's the place they feel secure," she said. And in addition to being a place where people can relax and gather their thoughts, these days, a person's home may also be their workplace, and their children's school, she said. Hope House, which has an office at The Family Center, 1800 N. Blanchard St., has regular programs including other types of rental assistance and case management. The agency also operates a transitional shelter. And Lehman stressed that, in addition to the COVID-related help, this regular work continues. Hope House can also help connect people with resources at other agencies if that's what they need. Last year, Hope House helped more than 2,600 people connect with housing and other resources. And she said last year, 40% of intakes were "doubled up," such as sleeping on someone else's couch. "That's what rural homelessness looks like," she said. Hope House is the regional lead for six counties: Hancock, Hardin, Wyandot, Putnam, Marion and Crawford. Lehman said renters in the other counties are facing similar situations as those in Hancock County. LaRocco said there are ripple effects on society as a whole. The economic situation related to the pandemic is affecting not just people in poverty, but middle-class renters. Unemployment is starting to run out, and people are having trouble getting back into the workforce, or are only able to find part-time work. She said we had earlier seen an increase demand in services like food banks, which may mean people were seeking help with other costs so they could save their money for rent. And LaRocco said more ripple effects may be coming. After all, the landlords rely on rental income to pay their mortgages. If landlords can no longer make these payments, that's going to have consequences in the community. Lehman said everyone, no matter where they live, "needs stability and security."