Eviction
2025
PROGRAM STATISTICS, CASE STUDIES,
TESTIMONIALS & BUDGET REVIEW
Protection Program
Agenda
Local Housing Trends
Case Studies & Testimonials
EPP & Homelessness
Prevention
Budget Projections & Needs
EPP Program Statistics
Local Housing Trends
& Affordability
Rent
Increase by
County
since 2020
Fresno
County: 42%
Housing costs
have grown
substantially in
almost all areas
of the state over
the last few
years. As shown
in figure, the
monthly costs of
rent in Fresno
County have
grown 42% since
2020.
Monthly
Rent Costs
by County in
December
2024
Average rental
costs in
December 2024
in Fresno County
were $2,041.
This is very close
to mortgage
costs for the
same area,
which were
approximately
$2,151.
Rent
Affordability
within City
Limits
Gross Rent as a percentage of household income
% of households spending more than 30% on rent0%
10%
20%
30%
40%
50%
60%
70%
59% 64%
Total
Households
Householders
Aged 65+
Housing is
considered
affordable for
those spending
30% or less of
their income on
rent.
The majority of
households in
the City of
Fresno are
spending more
than this on their
monthly rent.
Data shows
seniors are more
impacted.
Lower vacancy
rates mean
higher
competition and
fewer options for
renters and can
lead to increased
costs.
Housing
Element
In the City of Fresno’s housing element goals, Local Goal 7 is to prevent displacement and homelessness.
To achieve this goal, in addition to other programming, for example, homelessness assistance and replacement units, Program 34 is the City of Fresno’s Eviction Protection
Program.
As part of the housing element, the City is to seek funding for the EPP, conduct marketing and outreach for the
program’s services as funds are available, with a goal of helping at least 500 tenants annually with eviction defense services.
HOMELESSNESS PREVENTION GOALS & POLICIES
Eviction Records
Education
Representation for unlawful detainer
actions, including appearing in court.
Prevention of eviction records &
monitoring during the settlement
compliance window ensure evictions
stay off tenant records.
Regarding defective eviction
notices, landlord retaliation for
code enforcement actions, and
other pre-UD illegal conduct.
Sharing information regarding the
eviction process for all who call in,
including the speed of the eviction
process.
For extended move out dates,
return of security deposit, reduction
in past due rent, cash for keys -
which help tenants stay housed.
Stopping illegal lockouts and
removal of eviction from records for
illegal evictions post-move out.
Lock Out Prevention
UD Representation
Negotiations
Counseling
How does EPP
prevent people
from becoming
unhoused?
EPP Program
Statistics
FY 21-22 FY 22-23 FY 23-24 FY 24-250
200
400
600
800
434
720
327
101
2,600+
1,500+
TOTAL
CALLS FOR HELP
TOTAL
REFERRALS
Annual Referrals & Budget
$743,923
$1,792,516
$2,098,460 $1,297,642
(393 ERAP)
(55 ERAP)(88 ERAP) (0 ERAP)
REFERRALS
Cases during COVID were often simple, related COVID protections, and occurred at a high volume.
ERAP, a COVID program, provided rental assistance which helped secure quick dismissals from landlords.
Without ERAP, negotiations take longer.
Post-COVID, we’ve seen an increase in cases involve complex legal issues, including severe habitability issues, requiring higher levels of service.
Budget does not have room for outreach FY 24-25. Figures do not account for possible outreach uptick.
Services
0 100 200 300 400 500 600
Prevented UD
Extended Move Out Date
Reduced Amount Owed
Cash for Keys
Tenant Remains in Home
Response to Pleading
Settlement
Prevented Eviction on Record
UD Dismissed
Assistance Post Lockout
Remove UD from Record
Prevented Lockout
354
508
91 241
371
267
237
175
23 14
14 23
EPP Program Case
Studies &
Testimonials
Potential
Impacts
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Unlawful
Eviction
CASESTUDY
Ms. J and Mr. W initially received a 3-day notice of
eviction for nonpayment of $8,700.
Ms. J and Mr. Q received an unlawful detainer (“UD”).
At trial, the landlord claimed the tenants owed $20,000.Tenant Bio - Ms. J & Mr. W EPP services included filing an answer in court and
negotiating with opposing counsel.
A settlement agreement allowed the tenants 45 days to
move and a reduced payment of $3,000 back rent.
No eviction on record.
Ms. J and Mr. W were facing the possibility of being
unhoused, with an eviction on their record and judgment against them for approximately $20,000 plus attorneys
fees and costs, damaging their credit and possibility of securing alternate housing.
Outcome
*Names have been shortened for confidentiality
Ms. J and Mr. W are low-
income tenants. They were
facing extreme habitability
issues including mold,
cockroach infestations, a
leaking ceiling, and no heat.
They had not paid rent in two
years due to these severe
habitability concerns. Code
Enforcement issued a notice
and order documenting 178
violations.
Potential
Impacts
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Unlawful
Eviction
CASESTUDY
The landlord violated the Tenant Protection Act (TPA).
EPP engaged in negotiations with the landlord and Mr. D was able to stay in his home for a year before he received another unlawful notice, again violating the TPA.
Mr. D is a single father with
two children who had lived in
his home for eight years. He
had received two unlawful
detainers in violation of the
Tenant Protection Act.
Tenant Bio - Mr. D
Negotiated settlement agreement.
Ninety (90) extra days to move out.
Guaranteed positive rental reference.
Mr. D stated that he could not have found new housing
without this agreement.
Mr. D was facing homelessness with his children.
Mr. D was certain that landlord would give him a
negative rental reference in retaliation for not moving out before the notice period ended—which would have
had long-term impacts on Mr. D’s ability to secure other housing.
Outcome
*Names have been shortened for confidentiality
Potential
Impacts
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Unlawful
Eviction
CASESTUDY
Ms. N received a 3-day notice that claimed she owed
over $1,000 for utilities.
Ms. N was being overcharged by the utility
company.
Ms. N’s lease required payment of utilities.
Ms. N is a single mother who
recently became disabled.
She was waiting for her
disability payment assistance
to begin, but was having
financial difficulty in the
meantime.
Tenant Bio - Ms. N
EPP corresponded with the property manager and
utility provider to correct the overcharge.
Ms. N received a $635 credit on her utilities, avoided an unlawful detainer, and remained in home giving her
the time she needed for disability payments to arrive.
Ms. N had to choose: pay rent or pay utility bill.
Either option meant she would be in violation of her
lease.
Ms. N was extremely concerned about becoming
homeless with her children and unable to work.
Outcome
*Names have been shortened for confidentiality
Potential
Impacts
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Unlawful
Eviction
CASESTUDY
Landlord issued a 30-day notice to pay rent or quit.
Tenant came up with the money, and tried to pay.
Landlord refused to accept payment.
Landlord issued an unlawful detainer.
Ms. S is an elderly, disabled
tenant who receives SSI and
housing choice vouchers to pay
for her housing and bills. Ms. S’s
SSI was compromised and she
was unable to pay her portion of
the rent.
Tenant Bio - Ms. S
EPP filed an answer to the unlawful eviction.
A “pay-and-stay” agreement for rent owed.
Ms. S remained in her unit and avoided loss of her
housing choice voucher.
Payment of landlord’s attorney’s fees/costs waived.
Ms. S was at risk of losing her housing choice
voucher.
Loss of her housing choice voucher would have
meant becoming unhoused.
Outcome
*Names have been shortened for confidentiality
Potential
Impacts
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Unlawful
Eviction
Outcome
CASESTUDY
Mr. S reported the severe habitability issues to the
landlord who failed to address them.
Mr. S had receipts to prove he had paid his rent.
Mr. S was served with an unlawful detainer.
Mr. S lived in his home for nine
years. He has sole custody of his
five children, who were recently
removed from their mother’s
care. New owners took over the
complex and claimed that Mr. S
failed to pay rent.
Code Enforcement issued a
report confirming rodent and
insect infestations, broken doors,
and electrical safety issues.
Photos showed mold, leaks, and
lack of maintenence.
Tenant Bio - Mr. S
EPP settlement got Mr. S the time he needed to find
new housing.
Amount of rent due reduced.
Mr. S and his children remained together and
housed.
Mr. S was very concerned about losing custody of his
children due to having an eviction on his record. This
would mean possible homelessness and foster care.
Mr. S wanted to move due to ongoing habitability
issues, but needed more time.
*Names have been shortened for confidentiality
Potential
Impacts
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Unlawful
Eviction
CASESTUDY
Mr. E wanted to participate in PG&E’s payment
assistance program, which would have reduced his
utility costs to an affordable level, but his landlord
did not let him.
Mr. E was served a UD based on unpaid utility bills.
Mr. E is a disabled and receives
housing choice vouchers and is
on a fixed income.
When he moved into his
residence, Mr. E was verbally told
that his utilities would only be
$40 a month. Mr. E’s housing
choice vouchers gave him a $96
per month reimbursement for
utilities. When the tenant
received his first utility bills, the
amounts ranged from
$250-$400.
Tenant Bio - Mr. E
EPP negotiated with landlord for approval of Mr. E’s
participation in PG&E’s payment assistance program
and monitored compliance.
Landlord’s attorney dismissed the unlawful detainer
and Mr. E was able to stay in his unit.
As a housing choice voucher recipient, being
evicted would have meant Mr. E. would lose his
voucher.
Mr. E is disabled without income and was facing
homelessness.
Outcome
*Names have been shortened for confidentiality
Potential
Impacts
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Unlawful
Eviction
CASESTUDY
Mr. H provided the landlord proper documentation for
the service animal.
Mr. H’s landlord served him with a notice requiring
him to get rid of his service animal.
Mr. H is a disabled Marine
Veteran with a service animal.
The animal helps Mr. H
identify possible PTSD
triggers.
Tenant Bio - Mr. H
EPP corresponded with the landlord to explain the
law behind Mr. H’s right to own his service animal.
The landlord approved Mr. H’s service animal.
Mr. H remained in the unit with his service animal.
The animal was necessary for Mr. H’s health to
manage PTSD triggers.
Mr. H did not have the money to move.
Mr. H had to choose: risk his health or risk an eviction.
Outcome
*Names have been shortened for confidentiality
Potential
Impacts
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porta ex.
Unlawful
Eviction
CASESTUDY
Mr. J received an illegal 3-day notice to pay May
and July rent.
Mr. J received UD and did not file an answer on
time.
Mr. J received a default judgment against him.
Mr. J is an elderly, low-income
tenant with a housing choice
voucher.
Mr. J paid his outstanding rent,
but the property
management’s new ledger for
the tenant included several
typos.
Mr. J had trouble keeping
track of how much he owed
his landlord due to the typos
in his ledger.
Tenant Bio - Mr. J
Ledger corrected to reflect rent was paid.
Mr. J’s eviction was removed from his record per
agreement with landlord’s attorney.
Mr. J was able to remain in his home.
Outcome
*Names have been shortened for confidentiality
Mr. J received an eviction on his record, and was
soon going to lose his housing choice voucher.
Because of his low income, Mr. J would have faced
homelessness without a voucher.
Potential
Impacts
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porta ex.
Unlawful
Eviction
CASESTUDY
Ms. V received a 3-day notice for $2,000.
Property management company retracted rent
increase, then charged it to Ms. V as a parking fee.
Ms. V does not drive and has no car.
Ms. V is an elderly, disabled
woman with mobility issues.
She never missed a rent
payment. Ms. V received an
unlawful notice of rent
increase (more than 10% of
the existing cost).
Property manager continued
illegal rent increase over
years, compounding the
unlawful rent charges.
Tenant Bio - Ms. V
EPP argued the the rent increases were illegal.
Landlord’s attorney dismissed the case instead of
risking a loss at trial.
Ms. V was allowed to remain in her home.
No eviction on record and no money judgment.
Ms. V could have been evicted with a judgement
against her for $2,000.
Ms. V’s age and mobility issues made looking for
and obtaining alternate housing extremely difficult.
She was at risk of becoming unhoused.
Outcome
*Names have been shortened for confidentiality
Potential
Impacts
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porta ex.
Unlawful
Eviction
CASESTUDY
Ms. T received a 3-day notice and a UD.
Ms. T was served with a lock-out notice.
Ms. T is a low-income, single
mother of three who was
recently laid off from her job.
Ms. T paid rent on time, but
her landlord refused to cash
her money orders timely. Ms.
T’s landlord refused to cash
the last two month’s worth of
money orders Ms. T had paid.
Tenant Bio - Ms. T
EPP defended Ms. T in the UD.
Ms. T’s rent was credited to her account, including an
overpayment that was discovered during
representation.
Ms. T and her children were allowed to stay in the unit.
Ms. T’s low-income prevented her from being able
to find alternate housing in time to comply with the
lockout.
Everything the family had was in the unit they were
being locked out of.
Outcome
*Names have been shortened for confidentiality
“This offers a little
bit of hope and
light at the end of
the tunnel.”
“Thank you for all the
time that you all put into
my case. I speak for
hundreds of Fresno City
families when I say you
saved my housing! There
are no words that express
how grateful and relieved
I feel knowing I won’t be
facing eviction!”
“Thank you for the
draft email to
management
regarding repairs
because they are
now responding.”
“Without you
helping me stop the
lockout, my children
and I would not
have a place to be.”
“I’m so glad that you
guys are here to help
because otherwise I
would’ve been out in
the cold.”
“Thank you so much
for the call. I have
been calling for weeks
and can’t get help
because everyone
seems to represent
landlords and not
tenants.”
Testimonials
Budget
FY 25-26
EPP COST
ESTIMATES
Fully Funded EPP July 2025 - June
2026: $2.0M - $2.5M
Alternatives:
Cap on tenants
served by year or
month.
Partial year
funding.
Limits on types of
cases.
Education
without direct
representation.
Thank You!
QUESTIONS?