13:04:27 >> Looks like everyone is here. I'm going to share the wait screen on the slide. Then start the recording. I will let everyone in. I will give you a countdown once I admit people. 13:04:51 >> Lisa, you can kick us off. From welcome everyone. I'm Lisa Schroeder President and CEO of The Pittsburgh Foundation. We are pleased to have you here today for the announcement of the study that's been five years in the making. It began in 2016 when the The Pittsburgh 13:05:47 Foundation sponsored a talk through Pittsburgh arts and lectures To discuss -- that event mark the the first time that all of these people with varying viewpoints came together. Desmond rated it the best public program he had been to. It involved so many affected populations. When it was over, one 13:06:13 of the attendees turned to Jane and said, so, what is the Pittsburgh Foundation going to do about this? Never a person to back down from a challenge. Jane then prompted Dr. Michael Yonas to partner with Dr. Rachel Rue in the Allegheny County Department of Human services 13:06:34 to look at eviction data and pair that information with demographics and details on those evicted. We collected first person narratives from more than 40 landlords and tenants about their experiences with the system. We now know in great detail who is evicted how often 13:06:59 and from where. We know the cost that eviction on vulnerable people and the larger community itself. Alarmingly just the filing of an eviction can harm a person's ability for life to find new places to live even if those evictions do not result in the landlord retaking 13:07:18 possession of the property. We found no one is happy with the system we have now. What has and emerged is a picture of destabilizing effect eviction has on community. How it creates a poverty from which very few are able to escape. I will turn the floor over 13:07:38 to our expert who will speak to the research process and findings and most critically to recommendations for creating an eviction prevention system here in Allegheny County increasing affordable housing and supporting legislative and policy change. Michael, please 13:07:40 take it away. 13:07:57 >> Thank you so much. Welcome everyone. Thank you for participating in this webinar and session. My name is Michael Yonas. I'm the Vice President of public health research and learning here at the The Pittsburgh Foundation. Couple of housekeeping details. We're recording 13:08:16 today's session. It will be made available after the session on our Youtube channel. We're also gathering questions in the chat function of Zoom. We'll get those to those at the end of the webinar after we've gone through the data and presentation. If you like put some 13:08:38 questions there, we'll get to them as quickly as we can. I wanted to introduce the session again to let you know that Rachel Rue from the Department of Human services and I worked on sifting through a great deal of piles of court related data associated with eviction filings. 13:09:01 That's an important note here. We don't actually have eviction data. We started here with the filings data very much prompted by Matthew Desmond's work around the impact of filings alone as a starting point. Which resulted in both DHS data brief on the quantitative 13:09:25 data. Following that in the report, we at the foundation followed up with a team here where we conducted a series of in-depth groups, focus group discussions and then follow-up discussions with a variety of experts in this field to learn more about the impact and factors 13:09:45 that influence people facing eviction and housing instability. Those individuals included a courageous and thoughtful and really amazing group of providers, landlords, court and housing authority leaders residents from the community as well as individuals 13:10:05 from the district court judge level to help us understand and compliment and expand our understanding of quantitative data to help and form our interventions and next steps that we have to share with you today. Rachel, would you walk us through some of the high level findings 13:10:06 from the quantitative data? 13:10:32 >> Thank you, Michael. I'm Rachel Rue I'm an analyst with the homelessness housing group with the Allegheny County Department of Human Services. It takes about 38 days if everything goes as fast as possible for the legal eviction process to play itself out. Meaning from 13:11:02 the first day that a tenant gets notice from the landlord from the date that the landlord has legal right to call constable or sheriff. The landlord has the legal right to call the constable. The average is little bit more than that which is 42 days. We 13:11:25 started by looking at the scale of the eviction landscape in terms of number of cases and amount of money involved. What we found is that the number of cases from year to year is fairly stable for the eight years that we looked at every year between 13,000 and 14,000 13:11:46 cases were filed. Looking at the average claim amounts which the amount landlord say they are owed, this went up $500 during that period from $1500 to little over $2000. That increase, which is about 35%, is actually quite a bit more than the increase in average rent 13:12:11 paid in the county as a whole but very closely tracks the increase in rent paid by tenants who are defendants in eviction cases. We looked both at tenants and landlords to try to understand which tenants had the most cases filed against them and which landlords were filing 13:12:32 the most cases. What we found when we looked at the tenants the tenants who paid the least rent are most likely to have eviction cases filed against them. In particular, if you look at the top line in this chart, tenants who were paying under $500 a month in rent in 2016 13:13:00 made up 15% of all of the tenant households in Allegheny County. Made up 35% of all of the cases filed. More than twice as many of the cases filed. That in general, the more rent people paid, the less likely it was they have cases filed against them. Looking at 13:13:25 the landlord, what we found is that three out of ten of cases filed are filed by organizations or companies who own or manage or otherwise operate properties that are receiving public assistance, rental subsidies. The landlords included in that group are the counties 13:13:51 three housing authority, housing authority City of Pittsburgh, Allegheny County housing authority, Mc-- McKeesport housing authority. That three out of ten cases does not include a very large number of tenants who are using housing vouchers to rent 13:14:20 in the private market. There are many smaller landlords who we couldn't identify who filed cases against tenants with housing choice vouchers which is sometimes known as tenant-based section 8. When a case filed, the am of money involved immediately goes up. Initially, 13:14:36 the landlord comes and says they are owed a certain amount of money in back rent and possibly something else. Usually most of that money is back rent. Then, as soon as the case is filed, there are also filing fees and other court costs. If the tenant loses 13:14:55 the cases, those court cost are made part of the judgment against the tenant. In Allegheny County as a whole, tenants who lose cases end up owing about 12% more than they originally owed in back rent. In the case of the lowest income tenants who are paying the least amount 13:15:17 of rent, that percentage is much higher. In particular, you look at the top line at this chart, this is tenants who live in housing authorities and pay under $100 a month in rent. So very lowest income tenants. Those tenants end up owing 73% more than they owed originally 13:15:37 in overdue rent. That amount of money is not theoretical. Most housing authority tenants who become defts in -- defendants in eviction cases, they end up paying the entire judgment and staying. The result of filing an eviction case, those tenants end up paying 73% 13:15:46 more than they originally owed. I will now hand it back to Michael. 13:16:20 >> Thank you. We move to the next slide with the poll. Really quickly, just for all of you wondering what surprised you the most about the quantitative data? Was it the average claim amount or the impact fees and fines on the lowest income individuals? We'll take couple 13:17:21 of seconds to give you a chance to complete that. Looks like of the three areas, two thirds of you are most surprised by the impact fees a infines associated with the court eviction filing. It's my pleasure to share with you the second half of this research report 13:17:40 that focuses on highlighting the voices and expertise of a variety of stakeholders and individuals we were so fortunate to share their time and experience with us. In terms this process, we use as qualitative approach to answer how and why to compliment that qualitative 13:17:57 data that helps us understand what are some of the dynamics that are taking place. We as a foundation and all of you here can think about ways we can engage this work most effectively moving forward. One area that we explored, we put some notes here on the right that 13:18:14 are very high level notes from the report, really encourage you to get the report which will be available at 11:45 today through the link that Kitty shared. We learned about people's reasons for eviction and filing for eviction. Most often it was inability to pay rent. 13:18:33 The most common reason that was presented. We learned is that many factors relate to that beyond just not paying rent by choice. Also people had the residents we spoke with in the community and even some of the landlords, the inability of individuals to maybe understand the 13:18:50 full lease process. What they were signing, what they were accountable to and evicted for other potential reasons. They felt in many cases especially those with low income who may have been on the waiting list and who have family and children looking to get secure and safe 13:19:06 housing, they sign that lease because they need housing immediately. They sign and not really knowing what the implications were as a tenant and moving forward which will relate to some of the implications for eviction prevention system that Jane will talk about in a 13:19:31 few moments. When we think about families leaving, rents often leave families individuals with very little money left over. We learned from talking to a number from the residents across the different sessions. We learned that the cost of child care, the cost of medical 13:19:49 needs, car repair and just making basic decisions around basic needs can cause them to make difficult decisions especially when something occurs when a broken down car or a utility bill something they didn't expect. The old saying, if you're poor, it's expensive and having 13:20:11 to make these difficult decisions around supporting family and others versus rent is something that the individuals said they struggle with. We also learned from across both the landlord, the providers and the residents that something common theme kept coming up again. 13:20:29 This need for and desire for open and clearer communication. Critical communication is critical. We hear this in each session. Especially at the early phases to avoid eviction filings ever being made going to court or others. This opportunity for open communication early 13:20:49 to prevent the longer term consequences which can be severe. The residents talked about having a closer relationship and be able to head off and do some kind of diversion to prevent the eviction. If the communication was not consistent, it depended on the relationship 13:21:13 they had with the landlords. We learned from the housing authorities, there are different approaches that are often used. The Allegheny County housing authority will be in contact with family and give them more time to stay off eviction. The Pittsburgh housing authority 13:21:33 will file early because they don't want the rent arrears to build up overtime. Two different approach with two different implications. Worthying about how we promote better ways of early communication to stay off those next steps is critical. We learned that the 13:21:51 impact of eviction is severe. People already are facing great deals of social and economic environmental stress in their lives. Impacting their well-being, family's well-being and community. The impact and cascade and negative impact of eviction can't be overstated. 13:22:14 Many of you on this call and others have understanding that we learn from individuals, this is disrupting every aspect of their lives. They lose their furniture, clothes and some of their most precious belongings. Many individuals will leave with the eviction filing and 13:22:33 not actually go to court or others. The emotional impact of this can be devastating. The ripple effect of kids now missing school and having to move and truancy and just the disruption around education. Mental health impact on family and the communities in terms of the 13:22:53 stigma associated with eviction as well as the anxiety and depression that comes along with this and the loneliness and disconnect they feel. Many residents say it's so incredibly hard when they felt they were doing they could to pay their rent and stay in their homes. 13:23:11 We also learned as Rachel shared, the cost specifically of filing of evictions. The court cost and others piles up very quickly. Individual may pay rent but may not be able to cover the full cost of the court fee and fine, which makes them late again and have another 13:23:30 court fee or fine or others in this sort of cascading event that maybe it was that car tire that blew out that caused them to experience just a dip in some of their ability to pay their bills. Now this cascade occurs, it's demoralizing for individuals we spoke 13:23:49 to across the board that really wanted to do the best like a tenant and stay in that space and not able to catch the space and support they needed. Then it's back to communication and an opportunity to succeed. Single eviction filing can prevent a tenant from renting another 13:24:08 unit because this filing goes on their permanent record. A landlord from this session, can review that record and if they have a choice between someone who had an eviction filing or someone who not, even if they paid their rent, that landlord can make a decision whether 13:24:36 or not to accept that person as a tenant and often we use that against them. We're really fortunate to speak to a number of great landlords that are working in the housing voucher program through Department of Human Services. What really struck out for us, both tenants 13:24:51 and landlords want a lot of changes in the system and want to see improvements. The court process and filing process and communication as well. We learned one of the quotes stood out, not only everyone wants to avoid an eviction. Not only because it is unkind thing 13:25:08 to do, cost both landlords and tenants is significant. It's a nuance and it's time consuming. Everyone really loses. To this notion to support this structure and system, how do we work together with the housing authorities and the court systems to make sure 13:25:27 people have this basic human right is really critical. We look forward to thinking about ways to work together as a foundation and again, this is kind of a call to action to everyone on this call and everyone else you know to get involved and think about the recommendations 13:25:49 that were provided and how to move forward with next steps. It's my great pleasure to turn this over to Jane Downing who is the lead on this initiative and help guide this work and has been an incredible bridge-biller in this work. Jane, the recommendations, 13:25:51 please? 13:26:20 >> Thank you. Thanks to both Rachel and to you, Michael. I'm Jane Downing, the senior program officer for economic and community development. I started to convene the foundation eviction working group in 2016. I have been assisting the City of Pittsburgh human relations 13:26:51 commission, convene local participants. I'm going to review the highlights of the recommendations in the report. There are many that I won't discuss with great deal in the report. The -- three major takeaways from the report are the need to create a coordinated eviction 13:27:17 prevention diversion system. Increase the supply of affordable housing. And advocate for policy, procedural and legislatively reform. Key elements of an eviction prevention system includes rental assistance, tenants can pay landlords back rent, mediation to avoid the 13:27:49 filing, legal assistance in magisterial district court and on appeal. Resource navigation to address issues related to the causes and effects of eviction, incentives for landlords to rent to low income tenants and education on landlord-tenant rights. In 2020, COVID 13:28:21 related moratorium and CARES Act funding created an opportunity for city and county governments to work with nonprofit members of the eviction prevention working groups, to test most of these elements. The second major recommendation is increase the supply of affordable 13:28:54 housing with a priority on rehabilitating existing units. The mayor's task force on affordable housing documented the need which was 17,000 units for those of the lowest income in 2016. That maybe much greater now due to displacement. The housing choice voucher 13:29:21 program could become a critical resource to open existing units if they were more efficiently run. Premier changes in affordable housing administration and the courts and legislative changes such as ceiling and expunging eviction filing, eliminating waivers of notice 13:29:47 to quit and prohibiting discrimination based on source of income such as housing choice vouchers would reduce negative impact on tenants. The Landlord and Tenant Act grants the ability for 10-day notice, which is called notice to quit but the legislature has given landlords 13:30:15 the ability to put in a waiver clause that says the tenant agrees not to be given that notice. So the tenant lose ten days in that process of trying to cure usually back rent as Rachel and Michael have explained. Ceiling and expunge of eviction filing relate to 13:30:45 that public record that landlords can use to not consider a tenant for their unit. We need to do statewide analysis of the impact of eviction related fees and fines on low income families. It's not an issue just here in Allegheny County. It's really statewide. 13:31:18 We're nearing the end of the presentation. I urge you to put your questions in the chat. The recommendations in the report came from members of the eviction prevention working group that I was leading, national league of cities cohort and other foundation staff. They were 13:31:49 shaped by the interviews and the qualitative and quantitative portions of the report that Michael and Rachel described. I like to turn over the presentation to Kyle Webster who is ACTION-Housing general counsel and a member of the working group. He's also program administrator 13:31:54 for the emergency rental assistance program. 13:32:12 >> Thank you, Jane. My name is Kyle Webster. I'm general counsel of ACTION-Housing. ACTION-Housing is the largest nonprofit residential landlord in Allegheny County. We're also heavily involved in lot of eviction prevention initiatives including serving as the program 13:32:29 administrator for the Allegheny County emergency rental assistance program. In my role, I serve as the senior lead on that program. I participate in the eviction prevention cohort meetings. I sit on the board of mediation Pittsburgh on providing free mediation services 13:32:49 in a variety of disputes with a heavy emphasis on landlord-tenant issues. Action is driven by the bottom line, buildings need money to survive. It provides a heightened level of privilege in taking a humanity driven approach to eviction prevention. As a landlord 13:33:13 attorney, I find myself as the sole evictor. I have evicted people. While there's always a reason, eviction is without question the hardest and worst part of my job. One of the aspects of own residential property. I understand why evictions are necessary. I have never 13:33:31 felt good after successfully achieving one. Even where acts of violence or some other indeniable justification is the basis for the eviction. This is why the work being done by the The Pittsburgh Foundation and others involved in the eviction space is important. 13:33:52 Evictions are the epitome of lose-lose. One of the key tools lies in communication. The working group began that process. The Pittsburgh commission on human relations has continued. Tenants, tenant advocates, funders, landlords, the courts, policymakers and 13:34:09 other stakeholders needed to talk and get to some semblance of the same page for a truly holistic approach to eviction prevention to succeed. Prior to this work, there was not a place this conversation was happening this way in Allegheny County. As this report is rolled 13:34:36 out, I will publicly make an offer I made before. ACTION-Housing has thousands of units of housing in Allegheny County. We welcome the opportunity to use our portfolio to test innovative eviction strategies for the landlords. We do not want to do it. I thank The Pittsburgh 13:34:47 Foundation for using your stature to elevate this issue. I turn it back to Michael Yonas at The Pittsburgh Foundation. 13:35:02 >> Thank you so much, Kyle and Jane. We are going to get to questions in just one minute. I wanted to thank you for those who are sending them in. I did want to share with you, any research effort that's really important for us to note for you and with you as you may find 13:35:19 on your own. This work is not without limitations. There are calls for future research which are really necessary to go deeper in the issue as well. Some of the fewer limitations, make sure to bring to your attention, this report does not focus on actual evictions. 13:35:42 It focuses on the filings of eviction. We've learned from housing authority partners in this work and from the court as well as of these filings don't result in forceable eviction you see. Disruptions in people lives can be stream. Future research and understanding 13:36:20 can burden the eviction is critical. Second is inability to assess the -- to better understand the disproportionate impact particularly on people of color with poverty is really critical to understand. This also it's important to note that the qualitative information. 13:36:43 We did focus on those who live in housing authority and City of Pittsburgh. It is not representative of voice all those individuals in the community and or 70% of individuals live in the primarily private rental market. There's a lot to be learned in those spaces 13:36:57 that we need to explore. I wanted to share just how thankful we are and we are interested in your questions. Kitty? 13:37:11 >> The next slide, before we get to questions, turn it back over to Lisa Schroeder for insights on how this is a project for all ever us to work on together. 13:37:31 >> Thank you. Thank you to the team for sharing us synopsis of the finding. Thank you all so much for attending. This is a really wonderful attendance. There is a lot to digest here. We welcome your questions and your comments. To me and to us, the most important opportunity 13:37:52 is for everyone on this call to consider what you and the organizations you work for can do to help create an eviction prevention system in Allegheny County. We have an opportunity to meet our challenge. There's now so much more awareness nationally of eviction than before. 13:38:12 There's real opportunity for substantive change and coordination. There is, of course, far more here than we at the foundation can do ourselves. But together as the eviction working group has proven overtime, we can make great progress in acting together. The response to 13:38:34 COVID has led to unprecedented coordination among agencies. Let's use that power those relationships and come together in work of trust. It will be wonderful if we can continue that. Now, I'll turn the event over to Kitty who will be sharing questions with the group. 13:39:00 >> Thank you, so much. Thank you to everyone for your really thoughtful questions. The first question we have is from Emma who asks, how is The Pittsburgh Foundation commit the to putting these recommendations into action? I'll suggest Michael perhaps that you and Jane respond 13:39:04 to that. 13:39:33 >> So far, we've committed almost half million dollars to organizations that have been participating in facets of this emerging system. We funded Pennsylvanians to work with community advocates to host sessions with the magisterial district judges in their communities to 13:40:08 learn from the judge about he expects in eviction cases. We funded the start-up of just mediation Pittsburgh regional housing legal services to look at processes that are barriers to people accessing resources. We have pending grants for neighborhood legal services 13:40:16 and rent help PGH, which what I described earlier. 13:40:32 >> I would just jump in and share that part of our role at the foundation is also as a learner with you all with this work, is to think about areas and opportunities with the recommendations presented to deepen the work that Jane mentioned. But also to think about areas 13:40:48 that we can support, areas we maybe able to collaborate and new areas we might need to lead in to help advance the recommendations that are in the report. It's not exhaustive. There are plenty of elements here that we'll need to grow as well. 13:41:09 >> Next question is from Tom. Who asks if someone can speak to the impact of the COVID-19 pandemic of evictions. The benefits of eviction moratorium and those once it expires. 13:41:44 >> There were a series moratorium starting with the Pennsylvania Supreme Court. The CDC issued one, there were local ones. Through it all, the people that were participating in these biweekly calls commission on human relations was convening were 13:42:11 sending letters to urge continuation of the moretor why -- moratorium. I will turn this to Kyle on how this affects the system. 13:42:29 >> ACTION-Housing is program administrator of the emergency rental assistance program. There's cares relief program last year. Both from same funding stream. One was the stimulus act. The emergency assistance program was launched in Allegheny County March 15th. 13:42:57 One of the key reasons the Biden administration extended the moratorium to allow the ERAF programs to get off. That is to try to get these programs up and running. Here in Allegheny County, that large scale program was launched on March 15th. We received 13:43:15 roughly 4500 applications. The rollout is happening. The money is flowing. It's just a matter of getting the applications in and I think the moratorium really has bought the necessary time to build out that infrastructure and to get that flow of funds going. It's not 13:43:50 perfect but it is something that works hand in hand. 13:44:16 >> The reports will be live on our website at this link.Ly put it in the chat. Please on the lookout. Next question is from Celine. Do public housing or section 8 housing deny leases to those who have an eviction record only private landlords? What's the ratio of families 13:44:23 with small children versus seniors? 13:44:58 >> Kyle maybe can answer this better. It's my understanding that having a prior eviction record unless it's for an eviction from public housing, they cannot discriminate. It's not -- the private landlords are just deciding which tenants to interview or not. Many when they 13:45:34 see the report, the tenant has had a prior eviction filing. They either choose not to interview them and or if they do, it puts the tenant on the defense to explain what happened and that really what was paid. It's not an affirmative thing that private landlords cannot 13:45:38 lease to people with eviction records. 13:45:56 >> Just to quickly follow-up on that. Thank you Jane. In terms of the landlords being able to look and see filing for eviction had occurred. We learned from this work that sometimes landlords will look at the last two year or last three years. Some type of decision 13:46:19 in that way. There's a process for which is Dr. Rue helped us understand. That the landlords wants that filing, they have the opportunity to file paperwork to get that taken off the record. We learned that the housing authorities have been doing more that as well to 13:46:38 help remove that from the records. That isn't a standard of practice. That's one of the things we'd like to advocate for. Those filings do not get released potentially unless there's an eviction judgment made for the plaintiff. Rachel, I don't know if you have a sense 13:46:53 for the second question in terms of ratio of families to seniors in terms of eviction filings. Lot of the housing authority seem focus on families. We don't have that demographic data. 13:47:16 >> The data is not in the court data. None of the court records for civil cases have demographic data. The only piece of that that I can answer is that in the case of the housing authority most of the -- they are very few filings against tenants who live in senior housing. 13:47:28 Housing authorities have separate properties that are devoted to senior tenants and they are relatively few eviction filings against people in those properties. 13:47:43 >> That's a critical question to understand who's most is disproportionately impacted and how it impacts the information. Thank you. 13:48:08 >> We have a question from Jessica. Have any Pennsylvania or federal government officials participated. Is there legislation on the horizon? Related to that, we have a question from Diane if there are any pending bills or regulation related to expunging of eviction records? 13:48:42 >> The representative has joined the national league of cities cohort group and is regularly on the calls. There was a bill dealing with sealing expungement of eviction filing that was introduced in the last legislative session. It never got out of the urban 13:48:54 affairs committee. My understanding it's being reintroduced again. It's not clear exactly what's happening to it. 13:49:15 >> Thank you. Anybody else on that one? Next question. From E.J. How many fewer available units are available compared to the need? Does this lead to essentially seller's market and evictions? 13:49:35 >> I wonder if Jane or Kyle might have insight into the broader housing market and current state. Everything has been exacerbated and made more challenging by COVID. Any thoughts on the housing market? 13:50:06 >> I don't have a real sense but the reports in the media indicate that rents have been rising fairly rapidly. There is a larger demand for every unit. At the lower end of the market, particularly people with public assistance, there's very little turnover and part of it 13:50:32 is the motoria is helping reduce that even though there have been over 1000 of eviction filings despite all of the motoria. It's hard to disaggregate the different types of market. We don't have enough data on that yet. 13:50:54 >> I can quickly comment. ACTION-Housing is one of the largest nonprofit real estate holders in the region. Every single one of our buildings in the City of Pittsburgh has a fairly extensive wait list. Cross-commons is 3 units. On the first day applications were open, 13:51:15 we received 100 applications for tenants for 33 units. Additionally our Lawrenceville building which is not been finished, which will be 35 units in the Lawrenceville neighborhood. They began accepting applications on April 1st this year. It continues to 13:51:33 increase. That's obviously little bit anecdotal. There's clearly not enough affordable housing to meet the need. The question about the buyer's market. We know that if we evict someone we'll be able to fill their unit. I say that as landlord. 13:51:51 >> E.J. to follow-up on that. We learned from other research conducted at the Department of Human Services this move of suburbization of poverty as well as the housing market become more difficult in more expensive than the city. More individuals are moving further into 13:52:11 the county, further away from some municipal support services and others. That has its own series of complications. Just one more element to that I think where housing is more affordable. 13:52:24 >> next question is -- who ask if there are any efforts to coordinate three housing authorities to change and standardize their eviction processes? 13:52:27 >> Not yet. 13:52:43 >> I think what we learned from this approach is that each of the housing authorities have their own procedures and process. Some pros and cons I think from this part of learning is to think about exciting to take the best practices from all and introduce new ways 13:53:06 that are equitable and that promote better communication. We know that is the most important initial life outcome is to have someone in a stable housing setting for them and their families. 13:53:23 >> We have get M. were question from Carol, do you plan on letting residents tell their narratives since lot of evictions speak to income disparity and racism. Michael, maybe you can talk about the qualitative portion of the report and narrative from residents? 13:53:43 >> Carol, thank you for this comment as well. That was our intention for allowing and really welcoming and inviting the expert perspective of residents in this report to help share the disparities and experiences they have within different systems. From lot of our work 13:54:01 here at the foundation more broadly. To your point around open forums and narratives, you'll see that included in the report and interested in your input. Having follow-up opportunities for residents, tenants to speak to and with system providers and others 13:54:17 is something we're interested in thinking about different strategies for helping to promote a better understanding of income disparity and racism and its impact on stable housing. Part of this report here, there's certainly much more work to be done in that space 13:54:19 as well. Jane, anything to add? 13:54:23 >> No. That's good. 13:54:25 >> Thank you, Carol. 13:54:55 >> I think we have answered all of the questions that came in on the chat. Maybe if we can take another moment if you have any final comments if you like to or questions you like to ask, now is your chance. The materials from today's meeting will be available on our website. 13:55:08 They are available on our website now. It will be e-mailed to all of you shortly. Any final closing comments from our speakers? 13:55:09 >> Thank you everyone. 13:55:10 >> Yes. 13:55:13 >> Thank you for this opportunity to share. 13:55:39 >> Really terrific questions. Please, enjoy dive into the report and stay in touch with us. We have -- we'll be needing to build coalitions, locally, regionally and likely statewide. We want to stay in touch with you. Thank you so much for participating.