"If rents rise alongside incomes, what progress is made?"

One of the most rewarding (not financially) areas of work we do at Ben Carter Law, PLLC is helping tenants a) avoid eviction or b) get evicted with a little more grace, dignity, and certainty. 

This is a great article on the struggles of low-income tenants and the benefits and do-ability of expanding housing assistance to all Americans at the bottom 30% of income. 

I am presenting to a group called "friskies" tomorrow morning. These are people who work at our schools' FRYSCs: Family Resources and Youth Services Centers. FRYSCs are on the front lines of out-of-school problems kids and families are facing that could affect in-school achievement. Tomorrow, they want info on renters' rights in foreclosure because this is an issue they see arise over and over again. FRYSCs report that often children and their families lose housing quickly and without much warning because a landlord and the foreclosing bank fails to tell the renter about the foreclosure. 

Because of the Protecting Tenants in Foreclosure Act, renters have substantial rights regarding their ability to enjoy the property they are renting even though it is going through a foreclosure. Originally scheduled to expire at the end of this year, the protections were extended through 2014 as part of the Dodd–Frank Act. Unfortunately, cuts to funding to Legal Aid organizations means that renters do not often have the representation they need and these rights often go unenforced. 

Renters' rights are pretty straightforward under the Protecting Tenants in Foreclosure Act. Provided you are not related to the landlord, are paying a fair price for the rent, and the rental agreement was an arms-length transaction, you are allowed to stay in the property all the way through the sale of the home in foreclosure. Even after the sale, the new purchaser must ask the court to issue him or her a deed. Only after the court issues a new deed can the new owner send you a Notice to Vacate and even then the new owner must provide you with ninety days (NINETY!) to vacate and find new housing. 

That's the bare minimum. If you have a lease agreement with the old landlord that lost the property in foreclosure that lasts longer than the ninety day minimum notice, you are entitled to enjoy the property for the duration of that lease unless the new owner plans on occupying the property as his or her primary residence.

As I said above, these are substantial rights that are rarely enforced because we do not fund legal aid organizations they way they should be funded and our legal system does not provide the infrastructure to renters that it should. I have created a document I'm calling "Entry of Appearance and Notice of Rights under the Protecting Tenants in Foreclosure Act". Two versions are below. One is blank and can be downloaded and handwritten. The other contains form fields into which you can type the required information.

Before you go using these forms, listen: I am not your lawyer. By using these forms you acknowledge that you are unrepresented by counsel and are seeking to assert your rights yourself, without an attorney. If I were going to be your lawyer, you would have to contact me and we would have to actually, you know, talk and you would probably have to pay me money. I am providing these forms as a community service and do not promise they will be useful or effective in any way. You know what is effective? Having a lawyer. So, you can contact me or contact the Kentucky Lawyer Referral Service to find one to help you with your case. I hate to get a stern tone with you, but seriously: I'm not your lawyer. 

All that being said and understood, here are the forms. You can "right-click" on these links to download the files to your computer).

• Blank "Entry of Appearance and Notice of Rights" (good for handwriting)
• Form-Fillable "Entry of Appearance and Notice of Rights" (good for people with computers)

Renters are often less financially secure than homeowners and so the disruption of a foreclosure can hit innocent renters even harder than it can the landlord being foreclosed upon. The Protecting Tenants in Foreclosure Act is designed to offer a brief period of stability following a foreclosure sale while the tenant endeavors to secure new housing. It's important to our community and especially our kids that we as a legal community do everything we can to provide them that stability in a time of flux. 

Do you know that sometimes being a lawyer gives me the chills?

Yesterday, I presented at the Kentucky Bar Association's Kentucky Law Update on our foreclosure crisis. I wish I could pull the tape from yesterday's presentation to prove to you that this is a direct quote: 

“Folks, this crisis [the foreclosure crisis and the imbalance of power of the parties] is the defining legal issue of our time. This is our Gideon v. Wainwright moment and we will be judged by how we respond.”

In today's New York Times, professor Matthew Desmond says, seriously, the exact same thing for landlord–tenant cases.

“Our legal system extends the right to a state-appointed attorney to someone facing months or years of prison but not to someone facing months or years of homelessness.”

— Matthew Desmond in the NYT

The time has come to establish the right to counsel in cases where a family's housing is on the line. 

Here's a quick breakdown of how the foreclosure crisis exacerbates the River City's growing problem with vacant properties and how banks avoid responsibility for maintaining their vacant property stock.

Homeowners and Tenants Leave Properties Threatened by Foreclosure, Often Months Earlier than Necessary

• Knowing they cannot pay, homeowners seek to avoid the embarrassment and uncertainty of a Sheriff’s “eviction” by moving out. Because the foreclosure process takes months, vacating during the foreclosure process creates a vacant, unmaintained property for at least a few months, if not much longer.

Bank Walkaways Create Long-Term Vacancies and Few Barriers Exist to Discourage this Practice

• Banks can decide to “walk away” from properties at three points: during foreclosure, following a foreclosure auction (but before the deed is transferred), and following the transfer of the deed.

• A bank will decide to “walk away” from a property when the cost of foreclosing and/or owning the property outweighs the benefit to the bank. Louisville’s enforcement mechanisms make the costs of walking away relatively minor.

The Bank’s Avoid Financial Responsibility for their Property in at least Two Ways 

1. Banks Avoid Accountability Through Lax Record-Keeping Requirements

• After the deed is in the bank’s name, the bank can avoid responsibility for maintenance and code violation on a property it owns through the widespread practice of not recording the deed at the County Clerk’s office.

• Many banks will not record their deed until they have found a third-party purchaser for the property.  This creates difficulty for Inspections, Permits, and Licensing to cite the right party for code violations because the bank has not recorded the transfer of ownership.

2. Banks Avoid Accountability Because Building Liens are Virtually Meaningless

• Even if IPL is able to levy fines against the proper party, the bank has no incentive to pay the fines. Should the city attempt to foreclose to collect its money, the bank that owes the money will be paid before the city in from the proceeds of the foreclosure action.

The Mandated Sale of Tax Liens Undermines Louisville’s Ability to Control Housing Stock

• Kentucky passed one of the first land banking statutes in the nation. This statute was intended to give cities the ability to foreclose on tax-delinquent property, scrub the taxes hindering its marketability, and return the property to productive use.

• Since the creation of the Louisville Land Bank Authority, the state has begun mandating the sale of delinquent taxes (“Certificates of Delinquency”) to private, third-party purchasers. The sale of these Certificates is also the sale of the right to foreclose on those properties. Now, out-of-state investors are in control of vacant properties rather than the city.