RAPID: Keeping Shelters in Place: Understanding Residential Landlord Decision-making During the COVID-19 Pandemic

RAPID：保持庇护所到位：了解 COVID-19 大流行期间住宅房东的决策

• 批准号: 2050264
• 负责人: Jane Rongerude
• 金额: $ 6万
• 依托单位: Iowa State University
• 依托单位国家: 美国
• 项目类别: Standard Grant
• 财政年份: 2020
• 资助国家: 美国
• 起止时间: 2020-09-01 至 2021-10-31
• 项目状态: 已结题
• 来源: https://www.nsf.gov/awardsearch/showAward?AWD_ID=2050264&HistoricalAwards=false
• 关键词: RAPID; Keeping; Shelters; Place; Understanding

Tenants face particular challenges in the face of disasters, and those challenges have been amplified in the current pandemic. Signed into law on March 27, 2020, the “Coronavirus Aid, Relief, and Economic Security” (CARES) Act placed a 120-day moratorium on evictions in federally financed multifamily rental properties as well as fees and penalties related to non-payment of rent in an attempt to at least partially ameliorate a potential national housing crisis. In addition, the Act provided some relief to property owners through forbearance provisions on federally-backed mortgages. The Act, along with a patchwork of similar state statutes, created temporary housing stability for renters and provided local governments with a window of time, a window that has ended in many jurisdictions. A direct federal intervention of this scope into local housing policies was necessary given the expectation that individuals isolate at home to protect community health and safety, but also unprecedented, leaving local governments with little direction regarding how to proceed as the moratorium and forbearance programs began to end. Renters and local housing markets are already feeling the strain, and the long-term impacts of the COVID-19 pandemic on rental housing stability remains unknown. This Grant for Rapid Response Research (RAPID) study investigates how the unique characteristics of the US housing system, and in particular landlord decision-making within that system, are contributing to rental housing instability during the COVID-19 pandemic. In typical natural disasters, the impact on housing stems from physical damage which creates an immediate negative shock to the housing supply. The pandemic provides a singular opportunity to examine the housing impacts of a disaster that affects demand rather than supply and to parse out the role of landlord decision-making within that context. This study will collect perishable highly ephemeral data from landlords during a particularly uncertain period: COVID-related threats to public health and safety and the corresponding policy interventions are constantly evolving; the economic recession is deepening; and eviction moratoria and expanded unemployment benefits are coming to an end. The findings will help illuminate how landlord decision-making is shaping rental housing stability during the current pandemic while furthering the scholarly understanding of the role of landlords in disaster-related housing stability and recovery more generally. By evaluating the relationship between landlord characteristics and decisions and housing stability outcomes, the study findings will assist local government officials to evaluate existing disaster policy responses and will provide important insights to inform the development new and innovative rental housing stability strategies in the aftermath of disasters. This study uses a mixed-methods approach to investigate the question: What factors are influencing the decision making of residential rental property owners during the COVID-19 pandemic? The research will take place in three mid-sized US cities: Lexington, KY; Minneapolis, MN; and Cleveland, OH. These cites, though similar in size, have varied housing stocks, socioeconomic characteristics, and political orientations. The study focuses on landlords, key players in the housing market and therefore in housing stability and post-disaster housing recovery, rather than tenants, and in doing so addresses a significant gap in the disaster and housing literature. Data collection tasks will include (1) an online survey of landlords and property managers identified through local residential rental registries to identify landlord characteristics and any divergence in their responses based on those characteristics; (2) follow up interviews with select willing landlords and property managers to investigate in greater depth their perceptions of COVID-related challenges and the decisions they are making in response to those challenges; and (3) interviews with local planners, public officials, landlord association representatives, and other policy stakeholders to collect their understanding of rental housing problems in the city and local landlord responses to those problems. The research team anticipates that investigating the decisions that landlords are making during and after the COVID-19 crisis will elucidate how those decisions contribute to rental housing stability during and after natural disasters. Further, the analysis will assist disaster scholars in developing new risk models and community resiliency indicators that will be useful in response to future economic shocks and disasters.This award reflects NSF's statutory mission and has been deemed worthy of support through evaluation using the Foundation's intellectual merit and broader impacts review criteria.

面对灾难时，租户面临特定的挑战，这些挑战在当前的大流行中已经扩大了。 2020年3月27日签署的“冠状病毒援助，救济和经济安全”（Cares）法案在联邦良好的多户租赁物业以及与非租金相关的费用和罚款方面暂停了为期120天的暂停，与租金无关紧要，以至少部分地放弃潜在的国家住房。此外，该法案通过对联邦支持的抵押贷款的宽容规定为业主提供了一些救济。该法案以及类似州统计的拼凑而成，为租金创造了临时住房稳定性，并为地方政府提供了时间之窗，该窗口已在许多司法管辖区结束。鉴于人们期望个人在国内隔离以保护社区健康和安全，但也前所未有的联邦政府对当地住房政策进行直接干预是必要的，这使地方政府几乎没有方向发展，因为暂停和宽容计划开始结束。租房者和当地住房市场已经感到压力，而Covid-19-19对租赁住房稳定的长期影响仍然未知。这项用于快速响应研究的赠款（快速）研究调查了美国住房系统的独特特征，尤其是该系统内房东的决策如何导致Covid-19-19期间的租赁住房不稳定。在典型的自然灾害中，对物理损害的住房步骤的影响会对住房供应产生直接的负面冲击。大流行提供了一个单一的机会，可以检查影响需求而不是供应并解析房东决策在这种情况下的作用的灾难的影响。这项研究将在一个不确定的时期内从房东那里收集可腐烂的高级数据：对公共卫生和安全的共同威胁，相应的政策干预措施正在不断发展；经济衰退正在加深；经济暂停和扩大的失业福利即将结束。这些发现将有助于阐明房东的决策如何在当前大流行期间塑造租赁住房稳定性，同时进一步了解房东在与灾难有关的住房稳定和恢复中的作用的学术理解。通过评估房东特征与决策与住房稳定成果之间的关系，研究结果将有助于地方政府官员评估现有的灾难政策反应，并将提供重要的见解，以告知灾难后的新开发和创新的租赁住房稳定策略。混合方法来研究以下问题：哪些因素会影响共同租赁财产所有者在19009年大流行期间的决策？该研究将在美国三个中型城市进行：肯塔基州列克星敦；明尼苏达州明尼阿波利斯；和克利夫兰，哦。这些引用虽然规模相似，但具有各种各样的住房库存，社会经济特征和政治取向。这项研究的重点是房东，住房市场的主要参与者，因此是住房稳定和灾后住房恢复，而不是租户，这样做的是灾难和住房文献的显着差距。数据收集任务将包括（1）通过当地居民出租注册表确定的房东和财产经理的在线调查，以根据这些特征来识别房东角色和任何差异； （2）跟进对某些愿意的房东和房地产经理进行的访谈，以更深入地调查他们对共同相关挑战的看法以及他们对这些挑战的回应； （3）与当地规划者，公职人员，房东协会代表和其他政策利益相关者的访谈，以收集对城市中租赁住房问题以及对这些问题的回应的理解。研究小组预计，调查房东在Covid-19危机期间和之后做出的决定将阐明这些决策如何促进自然灾害期间和之后的租赁住房稳定性。此外，该分析将有助于灾难学者开发新的风险模型和社区弹性指标，这些指标将对未来的经济冲击和灾难有用。该奖项反映了NSF的法定任务，并被认为是通过基金会的智力优点和更广泛的影响来通过评估来获得的支持。