I never thought I’d find myself defending the Richmond Redevelopment and Housing Authority (RRHA), which I criticized last year for running up a $150 million maintenance backlog on its 4,000 public housing units. But the wheel of public policy debate turns in unexpected ways. Now, RRHA is being dinged for its high eviction rates.
Here’s the background courtesy of the Richmond Times-Dispatch:
Evictions in Virginia drew national attention earlier this year after a New York Times report on a nationwide study done by Princeton University’s Eviction Lab showing Richmond as having the second-highest eviction rate in the country, with Hampton, Newport News, Norfolk and Chesapeake also in the top 10.
How the agency chooses to pursue those who do not pay rent on time was the subject of a Richmond Times-Dispatch analysis, which determined no landlord in Virginia threatened to kick out more of their tenants last year than RRHA.
Needless to say, many if not most residents of Richmond’s public housing projects are living on the edge. They’re the poorest of the poor, subsisting on minimum wage jobs if they work at all. Sure, some may qualify for food stamps, earned income tax credits, Medicaid, the Children’s Health Insurance Program, Temporary Assistance for Needy Families, energy assistance, free cell phones, housing subsidies, legal aid, and other government-welfare benefits, not to mention soup kitchens, toys for tots, private-school scholarships, and a panoply of charitable programs, but their lives tend to be chaotic and they live paycheck to paycheck. All it takes is one financial setback, and they can’t find money for rent.
As the housing provider of last resort, RRHA arguably has the least credit-worthy customer base of any landlord in Virginia. I’m not the least bit surprised that it has the highest eviction rate.
Let’s ask ourselves, what would happen if RRHA adopted practices, either voluntarily or under compulsion of state law, to curtail evictions by means advocated by tenant-rights groups? What if RRHA extended the length of time for tenants to come up with the cash?
First, would late payments and eviction rates noticeably decline, or would tenants just adjust expectations push up against the new limits like they pushed up against the old?
Second, would RRHA suffer a diminution of cash flow?
And, third, if it did, what would be the consequences? Would RRHA have less money to pay for desperately-needed repairs? Put another way, to what extent would showing clemency to those who fail to pay their rent on time impact negatively those who do?
My problem with social justice warriors is not that they have compassion for poor people (some of whom deserve compassion and some of whom don’t), but that they propose remedies without taking into account the unintended consequences. No one knows the answers to the questions raised here. Some unintended consequences are entirely foreseeable, but no one seems to care.