The Cost of Eviction

The impact of eviction goes beyond having to leave your home; it is a disruptive event capable of forcing an individual or family into a cycle of financial and emotional turmoil. An eviction record also hinders the immediate and future ability to secure stable housing and extends its influence to many other areas of life. Housing instability exposes millions of Americans to job loss, forced relocation to unsafe areas, disruption in childhood education, loss of possessions, and a lack of food security. In Evicted, Matthew Desmond accentuates how "[…] eviction can unravel the fabric of a community, helping to ensure that neighbors remain strangers and that their collective capacity to combat crime and promote civic engagement remains untapped." 

Recent efforts to reduce the number of evictions have focused on rental assistance – alleviating an immediate need and allowing an individual or family to remain housed for the moment. However, an increased focus on eviction prevention, as a whole, could result in declining rates of homelessness and economic advantages for the entire community. Evictions are the source of millions of dollars in unnecessary taxpayer costs without beneficial outcomes, imposing unsustainable costs that further strain already underfunded and overburdened community resources. 

The Cost of Eviction Calculator developed by The University of Arizona uses national data to approximate the cost of providing social services to those displaced through eviction. In July, of the 1,593 evictions filed in Oklahoma County, 754 of those cases received a judgment resulting in eviction. Taking into account this specific number of rulings and combining it with broader national data, the projected outcome is a financial burden on taxpayers amounting to $3,055,038 on shelter alone. This sum surpasses the $1,099,892.10 in rent owed by those receiving judgment by almost two million dollars. When factoring in the costs for medical care and the increased rate of children from displaced families interacting with the Department of Human Services (DHS) and the juvenile court system, taxpayers could face an additional cost of $3,919,540. Based on these numbers, the estimated economic impact from the 754 judgments alone could amount to $6,974,578. 

These consequences demonstrate that eviction is not merely an isolated problem between individual tenants and landlords; rather, it comprises a societal issue imposing a substantial fiscal burden on the community. While many factors contribute to the current eviction crisis, achievable solutions exist to improve the problem. Introducing pre-filing mediation, expanding the availability and accessibility of affordable housing, and raising the minimum wage would substantially alleviate the eviction issue in Oklahoma. 

Mediation is a collaborative process involving a trained and impartial third party known as a mediator, who confidentially listens to both parties, guiding them in clarifying and discussing their concerns, identifying areas of agreement, and exploring potential solutions. Pre-filing mediation moves these services upstream, allowing both parties to address their concerns without incurring the expense of a court hearing. The landlord can avoid having to pay filing and attorney fees, while the tenant can prevent the adverse consequence of having an eviction filing on their record. Resolving a case outside of court also gives the parties greater control over the outcome, empowering them to find solutions tailored to their needs.  

The undeniable success of pre-filing mediation is clear from the eviction statistics in Philadelphia, attributable to the creation of their Eviction Diversion Program that requires pre-filing mediation before initiating a court proceeding. Since the start of this initiative, there has been a striking reduction of 74% in eviction filings when compared to pre-pandemic levels. However, in contrast, Oklahoma has experienced a reverse pattern, with eviction filings rising beyond levels seen before the pandemic. This trend emphasizes the necessity of enacting eviction prevention strategies, prompting Shelterwell to launch a pre-filing mediation initiative crafted to facilitate communication between tenants and landlords, ultimately attempting to resolve cases before they advance to a court hearing. 

 In addition to pre-filing mediation, expanding access to affordable and supportive housing is a compelling remedy for reducing evictions and homelessness. However, the United States faces a systemic issue related to affordable housing, characterized by a shortage of accessible housing units and inflated rental prices, causing many Oklahomans to be heavily burdened by housing costs. Research from the Oklahoma Policy Institute shows that in Oklahoma, there are only 46 homes available for every 100 extremely low-income renter households. The National Low Income Housing Coalition also reports that Oklahoma lacks approximately 81,000 affordable homes for extremely low-income individuals. 

Many advantages are tied to an increased supply of affordable housing, most significantly seen in preventing housing instability and strengthening local economies. A larger supply of affordable housing would reduce evictions and lessen the burden on low-income communities, making the social and economic return well worth the investment. For most people, rent is their most significant monthly expense; thus, lowering rent would allow for more discretionary spending in the community to stimulate the local economy. Generally, housing is considered affordable when no more than 30 percent of a household’s income goes toward the cost of housing. The City of Oklahoma City’s recent Housing Affordability Study states that a single person working full-time at minimum wage should have a housing cost of less than $403 per month. However, Rent.com estimates the average price of a one-bedroom apartment in Oklahoma City to be $920. 

This discrepancy is the primary reason many households are cost-burdened, thus at a higher risk of missed rent payments. Another contributing reason is that Oklahoma’s critically low minimum wage has not been raised since 2009. During the past decade, the earnings of low-income Oklahomans have either decreased or remained stagnant, while housing expenses have surged, and efforts in policymaking have yet to be successful in narrowing this divide. According to research by the Oklahoma Policy Institute, a minimum-wage worker earning $7.25 per hour would have to work 73 hours per week to afford a one-bedroom home. For a two-bedroom house or apartment, they would need to work 92 hours per week, equivalent to holding down more than two full-time jobs. Advocating for increasing the minimum wage can serve a dual purpose: reducing poverty and increasing housing stability, enabling people to afford their living expenses without the economic strain caused by eviction

The complex nature of Oklahoma’s eviction crisis requires unified action, where community members, organizations, and policymakers collaborate to find practical solutions. Only through a combined commitment to understanding the challenges tenants and landlords face can we alleviate the burden of eviction, protect vulnerable populations, and create a more secure and prosperous future for Oklahomans. Initiatives, including pre-filing mediation, expanding access to affordable housing, and raising the minimum wage, will create a comprehensive approach that not only lessens the immediate impact of eviction but also fosters a more equitable and resilient community where housing stability is attainable for all.  

The Season of “What’s Next?”

During this last legislative session, Shelterwell got its first taste of policymaking in Oklahoma.  As members of the Housing Stability Coalition, we joined other organizations in Oklahoma to strategize and mobilize efforts for greater education and awareness of issues impacting renters in Oklahoma. As members of the Oklahoma Coalition for Affordable Housing, we brought concerns directly to lawmakers at the capitol.  The power citizens have in shaping these issues surprised me and brought me hope for the future of our communities.  

One very crucial win this session was the passage of HB2792.  This bill will convert court forms associated with filing evictions into plain language that anyone (not just attorneys) can understand.  The current forms are outdated and were written at a time when both parties, tenants and landlords, largely represented themselves.  This is no longer the case.  For eviction hearings in Oklahoma County court in June of this year, 64% of plaintiffs were represented by an attorney, while tenants secured legal representation 9% of the time.  Making court forms easier to understand will level a playing field that gets more uneven by the day. 

Another hopeful sign of progress was the passage of HB1031, which will create a housing stability program, including $215 million for the construction of single-family homes. In Oklahoma, there are only 46 homes available for every 100 extremely low-income renter households.  Oklahoma desperately needs to remove barriers to increase affordable housing stock; this bill is encouraging progress.   

As the legislative session has come to an end, we find ourselves in a season of “What’s Next?”  The wins should be celebrated, but the marathon for “Housing Stability for All” continues.  Our attention must shift to furthering the progress made in this last session and raising awareness of issues that continue to impact renters, families, and our communities.  While there is no shortage of issues regarding housing stability, the following areas are just a few that I believe should be our focus moving forward:  

Filing Fees

A landlord can file an eviction case at the Oklahoma County courthouse for about $58.  For perspective, that costs $276 in Alabama.  When filing fees are low, the courts are susceptible to being used as a bargaining chip, with landlords believing the threat of removal is the only effective way to get tenants to pay.  In research conducted by Eviction Lab, they found that raising filing fees could reduce eviction rates to the same degree as increasing tenants’ incomes by tens of thousands of dollars.  Eviction filing fees in Oklahoma County do not reflect the actual cost of the court administrative process.  Raising fees could reduce the strain on court staff while encouraging landlords to replace eviction filings with direct communication or dispute resolution avenues, such as mediation. 

Eviction Timeline

Currently, in Oklahoma County, an eviction case can be scheduled five days after filing, including weekends and holidays.  With the majority of cases concluding at the first court date and lock-out notices happening 48 hours later, a tenant could be served with an eviction notice on a Wednesday and removed from their home the following week. This process is much faster than in other parts of the country.  In Sedwick County, Kansas, the first court date is generally set 5-10 days after filing and landlords do not need to be present for the first hearing.  If the tenant disputes the eviction or an agreement is not reached, a trial is scheduled ten days later.  In Madison, Wisconsin, the first hearing is ten days from filing, but the case is conducted over Zoom.  A hearing is set before a judge weeks later if an agreement still needs to be reached.

On average, about 70% of judgments in Oklahoma County are by default due to the tenant not being present in court.  Extending the timeline for evictions will give more opportunity for alternative solutions, and should those fail, at least allow tenants more time to prepare to be present in court.  

Anti-Retaliation

Unfortunately, HB2109, a bill that would have protected tenants from retaliatory actions of landlords and provided tenants a path for legal recourse, fell short at the buzzer this last session.  This bill could have empowered tenants to issue health-code complaints and repair requests without risk of eviction, harassment, or fees.  While part of the bill’s failure was due to well-intentioned efforts to protect local landlords, the fact remains that we continue to see issues with out-of-state corporate entities buying up Oklahoma properties, including evictions in their business model, and yet failing to address the conditions of the property, as recently seen with Midwest Pointe Apartments. 

 A rising tide lifts all boats.  Rights are not finite.  Increasing rights for tenants does not mean decreasing rights for landlords.  Like the eviction forms previously mentioned, the laws governing landlord-tenant relations also need a modern update.  

Right to Counsel:

Right-to-counsel programs nationwide have proven to increase better results for those involved.  As previously stated, landlords are represented by attorneys at a disproportionately higher rate than tenants – at a rate of seven to one.  The system only works effectively when fair and just for all involved.  Guaranteeing tenants a right to counsel is another step to equalizing the playing field.  A Hamilton County, Ohio report found that tenants with lawyers in eviction court had an 84% lower risk of receiving an eviction order.  Open Justice Oklahoma found that tenant legal representation increased the odds of unit retention by 75%.  In New York City, the eviction filing rate dropped 30% after funding began for expanded representation.  

Guaranteeing tenants the right to legal counsel has produced better outcomes nationwide.  It’s time for Oklahoma to catch up.  

It will be challenging to gain traction and awareness on these issues.  It will take time, work, and the participation of everyone. In the most recent Point in Time count, of the 448 of our community members who were unsheltered at the time of the count, 18% had previously experienced an eviction.  Of the 1,590 evictions filed in Oklahoma County in June, 745 cases resulted in a tenant losing their home.  We can immediately begin to reduce the growing reservoir of citizens experiencing homelessness if we focus upstream on the tributaries that lead to it.  Please join Shelterwell in this effort.  If you are facing eviction or have in the past, please share your story with us here.  Eviction data specific to Oklahoma County can be viewed here.  

Housing Stability for All: Celebrating LGBTQIA+ Pride and Advocating for Equality

As we celebrate and honor the vibrant colors and essence of LGBTQIA+ Pride, it is essential to remember that our fight for equality extends beyond parades and celebrations. Of the issues affecting the LGBTQIA+ community, one of the most significant is overcoming barriers in finding stable housing. Shelterwell believes in housing stability for all.  This must include all individuals regardless of their sexual orientation or gender identity.  Home should be a place where everyone feels safe, secure, and at peace.  

LGBTQIA+ Housing Challenges: 

LGBTQIA+ individuals often face unique housing challenges due to discrimination and prejudice, including: 

Discrimination and Bias: Many LGBTQIA+ individuals experience discrimination when searching for housing.  In a recent report published by the LGBTQ+ Real Estate Alliance, 30% of respondents stated that they had experienced discrimination from a landlord or leasing agent because of their sexual orientation or gender identity.  Opportunity Starts at Home shares how this bias can leave the LGBTQIA+ community feeling vulnerable and further marginalized.  

Homelessness: In the United States, 4.2 million youth experience homelessness each year, with LGBTQIA+ youth 120% more likely to experience homelessness than their peers.  LGBTQIA+ youth are disproportionately affected by homelessness, often due to family rejection. Without proper support networks, these individuals may find themselves without stable housing, facing higher risks of violence, exploitation, and mental health issues. 

The Importance of Housing Stability: 

Housing stability is fundamental to personal well-being.  Especially for those in the LGBTQIA+ community fostering a sense of security and belonging is vital.  

Mental and Emotional Well-being: A stable and supportive home environment significantly enhances the mental health and well-being of LGBTQIA+ individuals. When feelings of security within their living situations are improved, individuals can prioritize personal development, active participation in the community, and overall happiness. Human Rights Campaign provides a list of multiple hotlines for those in the LGBTQIA+ community experiencing mental health challenges.  

Build Stronger Communities: Securing stable housing empowers LGBTQIA+ individuals to forge lasting connections in their communities, leading to increased social integration, volunteerism, and a sense of belonging. This promotes the growth and strength of LGBTQIA+-friendly neighborhoods but also nurtures unity and widespread acceptance. 

Housing Stability for All: 

To achieve housing stability for all, we must advocate for inclusive policies and work towards eliminating discrimination. 

Legal Protections: Support legislation that prohibits housing discrimination based on sexual orientation or gender identity. Advocate for comprehensive nondiscrimination laws that protect LGBTQIA+ individuals in all aspects of housing, including renting, home buying, and shelter accommodations.  Freedom Oklahoma is a helpful resource, providing frequent updates on legislation impacting the 2SLGBTQIA+ community.   

Promote Education and Skill Development: Encourage landlords, property managers, and real estate professionals to engage in LGBTQIA+ inclusive training initiatives such as those coordinated by the LGBTQ+ Real Estate Alliance. These programs foster understanding, empathy, and equip participants with the necessary knowledge to ensure equitable treatment for all prospective tenants.   

Build a Supportive Community: Support local organizations who are already working to provide assistance to LGBTQIA+ individuals experiencing housing instability, such as Sisu, Pivot, and Homeless Alliance.  Collaborate with local community centers, advocacy groups, and shelters to create safe spaces and housing initiatives that specifically address the needs of the LGBTQIA+ community. 

As we celebrate LGBTQIA+ Pride, let us not forget the importance of housing stability for all. By recognizing the unique challenges faced by LGBTQIA+ individuals and advocating for inclusive housing policies, we can create a world where everyone has the right to safe, secure, and affirming housing. Support Shelterwell’s efforts to see housing stability realized for all by donating here.  Together, we can build a society that embraces equality, diversity, and acceptance. Happy Pride! 

The Power of Sensitivity

Like most of the nation, we are experiencing a crisis in Oklahoma.  It could be labeled as a housing crisis or a poverty crisis.  Both are true.  I believe what we are experiencing, however, is an empathy crisis.  Our leadership team recently worked through Andre Sólo and Jenn Granneman’s new book Sensitive: The Hidden Power of the Highly Sensitive Person in a Loud, Fast, and Too-Much World.   Granneman and Sólo paint what is happening as an “empathy deficit.”  So many of us tend to be surrounded by those whose opinions, life experiences, and worldviews mirror our own.  We follow the news sources that align with and reinforce our political and personal beliefs.  We frequent the same stores and restaurants, drive the same routes, and stay within the boundaries of our day-to-day lives.  It’s easy to miss that the uncomplicated parts of our lives may be deeply challenging for others.   

If you are a homeowner and financially able to pay your bills, it makes sense that our current housing crisis may not be front of mind for you.  I, admittedly, knew very little about evictions or landlord-tenant laws before my previous job required me to attend eviction court every day.  Once there, I met tenants experiencing fear, shame, sadness, and all-consuming worry.  I witnessed a legal process that moved at rapid speed, often leaving tenants confused and sometimes unaware that a sheriff would show up at their door only 48 hours later. 

It should not have required me to physically be in eviction court to understand the harm this disruption can inflict upon a family.  In another book, Evicted - one that has become required reading for Shelterwell team members – Matthew Desmond states that “without stable shelter, everything else falls apart.”  The disruption of being evicted often means a disruption in education, job loss, and separation from community ties.  It leads to the loss of personal belongings that cannot be moved out quickly enough, only to later be thrown to the curb.  And, of course, the stress and shame of losing a home and searching for another – plus the financial strain that comes from multiple application fees, a deposit, and moving expenses.   

While it will take a collective increase in empathy to see positive changes made for renters in Oklahoma, Shelterwell – like most nonprofits – is staffed with deeply empathetic people or, as Sensitive would describe them – highly sensitive people.  Our shared passion for our work is our greatest asset, but it also puts us at risk of emotional stress and exhaustion.  Our external challenge is communicating to homeowners why they should care that 18,770 evictions were filed in Oklahoma County last year.  Our internal challenge is protecting our team from burnout and compassion fatigue. 

 As we prepare to launch our tenant education and eviction prevention programs in the coming months, our leadership team is equally focused on creating a supportive, encouraging, and emotionally safe environment for our team.  For us, this means working with Sunbeam Family Services and their Employee Assistance Program to ensure our team members have access to mental health services.  It also means offering a generous PTO package, paid vacation days which include a floating holiday for individual employees’ preferred religious or spiritual observation, and paying the total premium for employees’ health, dental, vision, and life insurance.  But this also means creating a space where team members feel safe to share ideas, offer feedback, and voice their struggles and insecurities without fear of repercussion. 

Our focus also will be, as Sensitive suggests, empowering our team to turn empathy into compassion.  While the two traits are closely tied, empathy involves experiencing another’s emotional state with them.  Compassion turns that understanding into action – responding with concern, care, and warmth.  Doing so can take the overwhelming feelings that can come alongside empathy – an inward focus – and shift the focus externally, replacing those internal feelings with outward action.  As stated in Sensitive, “Empathy alone can become overwhelming.  That’s where compassion comes in.  It’s what allows us to use our empathy to make a difference.” 

We welcome your support as we work to make a difference for tenants and landlords in Oklahoma.  Follow us on Instagram and Twitter.  Make a donation.  And read – learn how housing instability impacts children, families, and communities.  Positive, lasting change will take time, but it also will require a collective agreement that we, as a community, care about a family’s access to safe, stable, and affordable housing.  To see what’s on our bookshelf, click here.