HCD
Anti -Displacement
Strategic Action Plan
HOUSING & COMMUNITY
DEVELOPMENT
HOUSING & COMMUNITY
DEVELOPMENT
Agenda
1. Introduction & Context
2. Plan Development Process
3. Equitable Investment Framework
4. Implementation Strategies
5. Next Steps
Introduction &
Context
4 City of Oakland’s
Spectrum of Housing Investments
Citywide Stability Targeted Unsheltered Emergency Shelter/ Permanent Affordable/ Preservation Owner-Occupied Rehab Market Rate Policies & Services Prevention Homelessness Community Cabins/ Supportive Subsidized Small Building First-time Production Outreach/ Transitional Housing Housing Acquisition/Rehab Homeownership Encampment Housing
Management
Housing & Community
Development (HCD)
Housing & Community
Development (HCD)
Human Services
Department (HSD)
Planning
&
Building
Office of Homelessness Solutions
Protecti on
of Oaklanders from
Displacement
Preservation
Existing Affordable
Housing Stock
Producti on
New Affordable Housing
Today’s Focus:
Strategic Plans & Approaches
Current and upcoming plans to guide funding and program priorities.
Anti-
Displacement
Plan
Homeless-
ness
Strategy
Plan
Capital
Investment
Plan
Middle
Income
Housing
Approach
Continuum of Housing Approach
6 What does HCD currently support through its Protection funding? H C D ’s An t i-Di spl acement Servi ces
Active Enforcement Model - $10.5M
• Petitions & Hearings
• Housing Counseling
• Educational Workshops
• Rent Registry
• Eviction Notice Filing
• Administration & Policy (e.g., Rent Board)
Community Development & EngagementRent Adjustment Program • Annual HUD Formula Grants Administration
• Targeted Homelessness Prevention - $3.6M
• Oakland Housing Secure (Eviction Defense) - $1.1M
• Fair Housing/Fair Chance Legal Services - $260K
• Code Compliance Relocation Program - $700K
• Owner-Occupied Home/Small Property Rehabilitation*
* Capital CBDG funding includes Home Maintenance and Improvement, Lead- Safe Housing and Paint, Access Improvement, & Emergency Home Repair programs.
These programs are anti-displacement strategies included in HCD's Capital Strategic Action Plan
~ $5.66M in FY25-26
Foundational Protection Policies
Regulating the rental housing market through the Rent Adjustment Program (RAP) • Rent Control – rent stabilization
• Just Cause – protection against unjust evictions
• Anti-Harassment – protection against harassment from property owners • Rent Registry – data collection to inform and improve policy HCD also administers:
• Relocation – obligates property owners to pay temporary relocation benefits to tenants due to code compliance activities, as well as permanent relocation under owner move-in and Ellis Act evictions
• Anti-Discrimination - protects tenants with criminal records against housing discrimination Housing in Oakland
There are 182,000 occupied homes in Oakland
• 59% are occupied by renters
• 40% of rental units are rent controlled
• 18% of rental units are subsidized
Plan Development
Process
11 Oakland’s Black population
decreased from 1990 to 2023 from
43% to 21%
This is an out-migration of almost
68,000 Black Oaklanders
For comparison, 68,000 represents
about 75% of Oakland's current
Black population
Desired Future Condition
All Oaklanders, including all income levels and those most impacted by disparities in displacement, have healthy, safe, fair, affordable, and stable housing.
Oakland’s communities are stabilized, without disproportionate displacement of historically underserved communities.
Grounding Data
Displacement
Migration Rent Burden Overcrowding Homelessness Evictions Habitability Foreclosures Population-Level Indicators
Data disaggregated by demography & geography wherever possible Displacement Migration
Hwang, Jackelyn, and
Vasudha Kumar. 2023.
“The State of Housing
Insecurity in Oakland.”
Stanford University.
When displaced,
ELI residents are most likely to leave
Oakland & the Bay Area altogether.
2025 Income Level One Person Four Person
100% AMI
(Median)
$ 111,850 $ 159,800
51-80% AMI
(Low-Income)
$ 87,550 $ 125,050
31-50% AMI
(Very Low-Income)
$ 55,950 $ 79,900
0-30% AMI
(Extremely Low-Income)
$ 33,600 $ 51,800
120% AMI
(Moderate Income)
$ 134,250 $ 191,750
Oakland Rent Burden by Race
Source: Bay Area Equity Atlas. 2021
Rent Burden
(X ≥ 30%)
Severe Rent Burden
(X ≥ 50%)
Overcrowding by Race/Ethnicity
Source: ABAG-MTC Housing Needs Data Workbook, 2015-2019 UCSF statewide study shows almost half of Black Californians who entered homelessness were not on a formal lease 17 2024 Point -in-Time Count
All Home System Modeling:
Homelessness in Oakland - Estimates for FY22/23
Homelessness Prevention is Critical
Homelessness Strategic Action Plan
In Oakland , Black residents represent
22% of the total population,
but 59% of new homelessness
Source: 2024 PIT Count, Oakland
Eviction Filings, Jan. 2019 – Sep. 2024
Source: Superior Court of Alameda County
Lifting of the
eviction moratorium
Start of
Pandemic
Lifting of the
eviction moratorium
Age of Oakland’s Housing Stock
Community Engagement Process
• Focus groups with key community stakeholders
• Session 1: setting the foundation
• Session 2: from planning to implementation
• Co-hosted community meetings in each district
with councilmembers
• Coordinated with sister departments
• Engaged county & regional partners
Community Engagement Process
Representatives from the following
organizations joined for subject matter expert
focus groups:
• Alameda County Continuum of Care
• Alameda County Food Bank
• All Home
• Asian Pacific Environmental Network
• Bay Area Community Services
• Bay Area Legal Aid
• Black Cultural Zone
• Causa Justa::Just Cause
• Center for Independent Living
• Centro Legal de la Raza
• East Bay Community Law Center
• East Bay Housing Organizations
• East Bay Rental Housing Association
• East Oakland Collective
• Home Match
• Homeless Action Center
• Homeless Advocacy Working Group
• Housing and Economic Rights Advocates Focus
Group
• Housing Consortium of the East Bay
• Movement Legal
• Oakland Community Land Trust
• Oakland Tenants Union
• Parent Voices Oakland
• Poor Magazine
• Satellite Affordable Housing Associates
• Senior Services Coalition
• St. Mary’s Center
• Stanford’s Changing Cities Research Lab
• Supportive Housing Community Land Alliance
• The Unity Council
• The Village Oakland
• Tipping Point Community Foundation
• Urban Habitat
• Vital Arts
Community Perspectives (1/3)
1. Past and current outmigration of Black Oaklanders is massive & disproportionate
2. Addressing disproportionately high rate of Black homelessness must be our highest priority
3. Significantly more people are becoming unhoused for the first time than the homelessness response system can serve
4. Evictions exceed pre-pandemic levels since lifting of moratorium Community Perspectives (2/3)
5. Eviction defense/legal services are effective, but not scaled to meet demand and not currently targeted to prevent homelessness
6. Oakland’s rental assistance program is both effective and targeted to prevent homelessness
7. Oakland HCD funding for services is scarce as compared to funding for capital
8. Tenant protection laws are vital, should be strengthened, tenants need to know their rights and need help navigating these laws Community Perspectives (3/3)
9. Longtime small property owners are vital to Oakland’s housing ecosystem and need help
10. Homeowners & leaseholders who informally house friends & family are essential to stabilization and need help
11. Residents need to know where to go for help
Equitable
Investment
Framework
Guiding Principles
1. Base all decisions & processes in equity goals and priorities
2. Root our funding allocations and decision-making in data
3. Center residents at highest risk of housing loss & long-term/deep poverty
4. Pursue all opportunities to leverage funding sources
5. Explore opportunities to expand partnerships & resources
6. Simultaneous implementation and advocacy for systems change
7. Iterate & evaluate over time – stay nimble!
Key question: With the limited dollars available, how should funding be prioritized to have the maximum impact for those most impacted by housing disparities? Anti -Displacement Equity Framework
Prioritizes residents at highest risk of
homelessness, including non- leaseholders,
highest -need leaseholders, and re -reentry
1. HOMELESSNESS PREVENTION
Strategies include:
• Financial assistance, including rent subsidies
of all types and flexible/non- rent types
• Legal assistance, such as eviction defense
and benefits advocacy
• Employment supports
• Case management/housing navigation,
especially when exiting institutional settings
• Interpersonal conflict resolution (mediation)
• Increased awareness of prevention services
Equity Framework: Protection
Serves few with
the most need
T enants at hi ghest ri sk of housi ng l oss
2A. TENANT ANTI -DISPLACEMENT
Strategies include:
• Strategies listed under Tier 1, though less
intensive and for shorter duration for
tenants who if they were to lose their
housing, would not experience
homelessness
• Building tenant power
• Counseling, Know -Your -Rights education,
and outreach
• Relocation payments and housing
stabilization services for tenants displaced
by code compliance activities
Equity Framework: Protection
Serves some of
Oakland
Homeowners at highest risk of housing loss and
legacy small property owners with limited access
to capital for deferred maintenance
2B. HOMEOWNER ANTI -DISPLACEMENT
Strategies include:
• Foreclosure prevention legal/financial
assistance (consumer protection, estate
planning, distressed mortgage assistance)
• Rehabilitation financial assistance
(grants/loans)
• Counseling, education, and outreach
• Supports for legacy small property
owners
Equity Framework: Protection
Serves some of
Oakland
3. CITYWIDE STABILIZATION
Foundational policies:
• Rent Adjustment Ordinance
• Just Cause for Eviction Ordinance
• Rent Registry Ordinance
• Tenant Protection Ordinance
• Relocation Ordinances
• Fair Chance Access to Housing
Ordinance
• Pending: Proactive Rental Inspection
Program & Equitable Lead Hazard
Abatement Program
Equity Framework: Protection
Serves most
of Oakland
Protective policy/regulatory environment to
mitigate negative impacts of housing market
Anti -Displacement Equity Framework
Implementation
Strategies
Implementation Strategies
1. Prioritize
services to
the most
impacted
residents
2. Improve
housing
habitability
3. Increase
small
property
owner
viability
4. Strengthen
tenant
protection
policies
5. Prevent
foreclosure
& increase
homeowner
viability
Key considerations to determine priority (high, medium, low) include:
• Potential equity impact
• Baseline requirements set by ordinance
• Funding availability
• Partnership and capacity to implement
• Progress measured by outcomes data
Implementation Strategies
Strategy Area Implementation Activities Priority
1. Prioritize Services
to Residents Most
Impacted by
Disparities
Rework existing contracts to ensure equity-centered approaches High Provide time-critical information on eviction prevention resources to tenants facing eviction
High
Study the intersection of housing stabilization and gun-violence prevention High Connect residents with high homelessness risk to employment and training programs High Co-design and implement a countywide homelessness prevention system in partnership with Alameda County
High
Provide housing counseling and education to residents and neighborhoods most impacted by housing precarity
High
Establish a set of Neighborhood Revitalization Strategy Areas (NRSAs) with the U.S.
Department of Housing & Urban Development (HUD)
High
Implementation Strategies
Strategy Area Implementation Activities Priority
2. Improve Rental
Housing Habitability
Design and implement Equitable Lead Hazard Abatement Program (ELHAP) and Proactive Rental Inspection Program (PRIP)
High
3. Increase Small
Property Owner Viability
Evaluate rental housing policies to gauge negative impacts on small property owners
High
Improve and scale residential rehabilitation loan/grant programs High
Explore creation of a small business development program High
Implementation Strategies
Strategy Area Implementation Activities Priority
4. Strengthen Tenant
Protection Policies
Evaluate the effectiveness of tenant protection ordinances Medium Clarify property owner obligations, eliminate confusing terms, and ensure alignment with broader effort to improve private rental housing habitability
High
5. Increase Small
Property Owner Viability
Create and identify sustainable funding for 1) a foreclosure prevention program, and 2) an estate planning program
Medium
Funding Resources & Alignment
• City dollars will prioritize impact for those with
the greatest need
• Leveraging existing opportunities with sister
departments
• Alignment with county and regional priorities to
leverage funds
• Support state legislation for anti -displacement
programming & funding
• Optimize use of federal formula funds
• Explore philanthropic support for new programs
and approaches
Federal
State
Region
County
City
Conclusion
Vista Estero, an HCD - Funded Affordable Housing Project (MidPen Housing)
Protection
of Oaklanders from
Displacement
Preservation
of existing Affordable Housing
Stock
Production
of new Affordable Housing
We need all “3Ps” below to address the housing crisis…
…in addition to strengthening other systems like education, healthcare, economic development, and more.
Program Total 5
Year Cost
% of Total New
Investment
Average Cost
per Year
Targeted Prevention $112M 10.5% $22.4M
Permanent Housing Solutions $649M 61.2% $130M
Interim Housing $300M 28.3% $60M
Total Cost $1.06B
All Home System Model
• *Cost Needs above current levels
• Prevention is a relatively small cost of the overall investment needed in the system • Without increasing prevention investment, overall system costs increase by over $200M over 5 years
To reduce unsheltered homelessness by 50% in five years Oakland Investment Needs*
Reporting occurs annually through the following:
1. Rent Adjustment Program (RAP)’s Annual Report
2. U.S. Department of Housing & Urban Development (HUD) Reports i. 5-Year Consolidated Plan
ii. Annual Action Plan
iii. Consolidated Annual Performance and Evaluation Report (CAPER)
3. Housing Element Annual Progress Report (APR)
4. Annual Housing Development Report, developed by Oakland HCD’s Housing Development Division
5. Forthcoming: Annual Housing Stability Programs Report Ongoing Monitoring & Evaluation
1. Appendix A: Discussion of additional grounding data and sources
2. Appendix B: Community engagement and feedback
3. Appendix C: Alignment with Oakland’s 2023-2031 Housing Element
4. Appendix D: Anti-Displacement Strategy Best Practices & Effectiveness Additional Sections
Thank you!