3.1.2023 5:00 PM, Emma Camp Eleni Kounalakis, who became the first woman in California history to sign a measure into law. Its not a good time to be a landlord in LA county and many landlords have decided to stop being landlords in the county for this very reason, which will ultimately result in long-term disadvantages to the county economy and housing generally. Weborange county california eviction moratorium extension 2022 27 Feb. orange county california eviction moratorium extension 2022. with their own law. The Los Angeles Countys Board of Supervisors voted last February of 2022 to extend the county-wide tenant protections through December 31, 2022 with a two It also puts pressure on the state and local jurisdictions responsible for administering the funds to quickly get the aid out the door before July 1. If there are no other local restrictions, the rent can be raised, subject to any state or other laws, and with proper notice. On January 25 th, by a 4-1 vote with Supervisor Barger strongly opposing, the Los Angeles County Board of Supervisors adopted an extension and expansion to the Countywide, applicable to the unincorporated areas and incorporated cities, eviction moratorium provisions into But it doesnt end there. Affiliate links/ads may utilize cookies. Evictions for the tenant denying access can move forward during Phase II. Subscribe to Reason Roundup, a wrap up of the last 24 hours of news, delivered fresh each morning. Eviction attorneys told landlords they would soon be able to remove non-paying tenants. Landlords say the county's decision imperils their businesses in the name of responding to an emergency that's long since passed. if they couldnt pay February rent on time. California in November also requested an additional $1.9 billion for the program from the U.S. Department of the Treasury and has so far received $200 million, though state officials said more is expected. We sat down again with Oliver John Baptiste from the Apartment Association of California Southern Cities to ask about the latest landlord and apartment owner concerns in Long Beach, California. LAs COVID Eviction Rules Could End Soon. This change is coming because a state law that big-footed the county's protections is set to expire after June 30, meaning the countys stronger rules can now return. But Los Angeles Mayor Eric Garcettis emergency order changed that, and landlords have been blocked from any rent increases until January 8th of 2023. The LA County moratorium is meant to provide uniform, minimum standards protecting tenants. Is My LA Rental Subject to Rent Control or Just Cause Eviction Protections? Beginning April 1, 2022, however, tenants will receive extra protections after the California state protections expire on March 31, 2022. The COVID-19 pandemic has exacerbated our housing crisis, and experts fear an 'eviction tsunami' is on the horizon if we don't take bold, swift action. Heres Some Inspo To Get Out Of A Gloomy LA Day Rut, Neighborhood Legal Services of L.A. County, LAs COVID-19 Eviction Rules Are Set To End Soon. endstream endobj 182 0 obj <. Webprotections). Landlords must continue to pay their taxes and bills and make timely repairs to their rental property. The landlord/family member must move into the property within 60 days of the tenant vacating the unit and must live in the unit for at least 36 consecutive months. We are not going to allow Californians to suffer, to lose their homes or even their income because of application processing times, Grayson said. California Evictions: July 1, 2022. Jacob Sullum continue moving forward The Landlord must pay tenant relocation assistance as required by the Countys Rent Stabilization Ordinance or the incorporated citys applicable ordinance or regulation. When we said the last [extension] was the last, and then were extending it another six months, thats what I have an issue with.. But housing advocates said removing eviction protections now could lead to a surge in homelessness at a time when L.A. Watch a video discussing an overview of the LA county eviction moratorium extension. How can county rental housing providers and renters be expected to know, let alone understand, the countys ever-changing provisions and timelines? Sherman asked. And those living in rent-controlled apartments will continue to be protected from rent increases. The laws change frequently and this article may not be updated to reflect current rules. The landlord and the tenant can come to a payment plan arrangement. In Phase II, landlord will get some additional rights to terminate tenancies for owner move-ins (expanding on existing owner move-in evictions), but strict requirements for owner move-in evictions must still be satisfied and will be discussed below. There are always exceptions. Los Angeles rent control laws generally apply only to rent-stabilized units built before October 1st of 1978. But now, that state law is going away, and L.A. Countys rules are coming back into effect on Friday. The Board of Supervisors has expanded the eviction moratorium and encouraged incorporated cities to create permanent rent control that would take over once the temporary LA county eviction moratorium expires. The state created its own program and is responsible for doling out around $2.6 billion of that total amount. It would be cruel, wasteful and unfair to subject these Californians to eviction or the loss of rental income now, when they have done everything asked of them, and distribution of their emergency rental assistance is imminent.. Heres Everything Renters Need To Know, LA City Council Votes To Expand Tenant Rights As COVID-19 Protections Are Set To End, LAs New Mayor Promises To Speed Up Homeless Housing Through Master Leasing. Heres What That Means, Nearly Half Of LAs Airbnb, Vrbo Listings May Be Breaking The Law, In Just 2 Weeks, 223K Applied For Section 8 Housing In Los Angeles, After Reopening For LAs Unhoused, The Infamous Cecil Hotel Remains Mostly Empty, A Los Angeles Family Seeks Answers And Accountability After Black Mom Dies In Childbirth. Tenants who have provided a notice to their landlord of their inability to pay rent under the COVID-19 Tenant Protections during the period of March 4, 2020 through September 30, 2020 will have until September 30, 2021 The citys law regulating vacation rentals is more than three years old, but a new study suggests violations are rampant. endstream endobj startxref A notice of eviction hangs on the door of a house. %%EOF Corrected January 24, 2023 at 6:46 PM PST. Allowable rent hikes depend on where you live, and in what type of building. Interestingly, there are no reciprocal protections to protect landlords whose tenants harass or retaliate against the landlord. The only exception to this rule has to do with either the landlord or a qualifying member moving into the rental property (single-family home, mobile home, condo, duplex, or triplex) if it was purchased on or before June 30, 2021, AND if they meet the following criteria: Tenants will continue to be protected from being eviction for failure to pay rent if the reason is COVID-related. Los Angeles County has extended its pandemic-related eviction moratorium through the end of the year, with some protections slated to last until mid What this means. Of the 489,879 households that have applied for the aid, 214,247 have been served, according to a state dashboard that tracks the program. While the state's moratorium expired in September 2021, last week, the Los Angeles County Board of Supervisors voted to extend the county's pandemic-related eviction moratorium until December 31, 2022, and to reinstate protections for failure to pay rent beginning April 1, 2022. The countys non-payment eviction protection is scheduled to last from July 1 through the end of 2022. Hopefully, the end is in sight., Daniel Yukelson, the executive director of the Apartment Assn. The L.A. City Council has begun discussing the possibility of voted last week The Los Angeles Countys Board of Supervisors voted last February of 2022 to extend the county-wide tenant protections through December 31, 2022 with a two-phase plan detailing how the eviction moratorium will eventually end. Is the California housing market about to crash anytime soon? Under the LA county eviction moratorium, most no-fault evictions continue to be banned. The combination of a hot post-pandemic rental market and some tenants' accrual of massive unpayable rental debt during the near-three-year moratorium means landlords have much more incentive to pursue evictions. However, if you rent in the city of Los Angeles the eviction moratorium has been extended to October 2022. WebNo. Heres Everything Renters Need To Know, LAs New Mayor Promises To Speed Up Homeless Housing Through Master Leasing. Heres What That Means, Nearly Half Of LAs Airbnb, Vrbo Listings May Be Breaking The Law, In Just 2 Weeks, 223K Applied For Section 8 Housing In Los Angeles, After Reopening For LAs Unhoused, The Infamous Cecil Hotel Remains Mostly Empty, How Much Can My Rent Go Up Right Now? The new bill would also supersede local eviction moratoriums and establish more uniform rules for when evictions can start. Dear reader, we're asking you to help us keep local news available for all. It is scheduled to be heard in a legislative committee on Monday. Democratic legislative leaders said the extension would give applicants more time to receive the help and avoid losing their homes. The State's eviction protections preempt the County from reenacting or establishing new local nonpayment of rent protections through March 31, 2022. Tenants can still face eviction for failing to pay rent during those previous three months. Some of the requirements remaining in effect during Phase II include 1) the landlord/family member must first seek to occupy a vacant unit if there are 3 or more units on the property and if there are no vacant units, the tenant being evicted has to be the most recent tenant, 2) the landlord must be a natural person and possess legal title to at least 50%, 3) the landlord may only terminate a tenancy if the landlord/family member is similarly situated to the tenant. Landlords to Receive Relief Funds from LA City and LA County. The Alliance of Californians for Community Empowerment said AB 2179 would help initiate evictions and, therefore, worsen homelessness. It was initially slated to end on Jan.31. The extension highlights the bureaucratic challenges thousands of California tenants and landlords have faced over the last year in applying and getting approved for billions of dollars in emergency rent relief. What do the Countys COVID-19 Tenant Protections include for residential tenants and mobilehome space renters (collectively, ``Tenants``)? But it doesnt end there. Its almost like a facade, its almost theatrics, said state Sen. Steven Bradford (D-Gardena) during a Wednesday hearing, referring to government having funds for the program but not the infrastructure to send the cash out quickly. hb```f``:AX,8vou``Z$1!-5o8y] RJ@TPEHP LWXYYNh3`pe!+K K FIwMf2\q. These are just two examples of similarly situated. The landlord must also provide the tenant with a 60-day notice to terminate tenancy and must also provide notice to LA county. LOS ANGELES On Tuesday, the Board of Supervisors voted to extend Los Angeles Nothing has been stable or consistent, Ocampo said. Theres no question that many people are being left behind in this legislation, state Sen. Ben Allen (D-Santa Monica) said during a Senate floor vote Thursday. A residential tenant whose household income is at 80% of the Area Median Income (AMI) or below and who is unable to pay due to COVID is protected from eviction if the tenant provides notice to the landlord as discussed above and self-certifies 1) their income level, and 2) their financial hardship. The state has paid out $2.46 billion in relief and requested in November another $1.9 billion from the U.S. Department of the Treasury. Supervisor Barger Stood Firm in Her Opposition! Until the end of Phase I, landlords are not allowed to evict tenants for denying them entry to the rental property. So I think that should be a priority, Bradford said. The department remains absolutely committed to paying every eligible applicant, said Geoffrey Ross, a deputy director at the state Department of Housing and Community Development. its own eviction protections After a Thursday morning floor vote, the Senate immediately sent Assembly Bill 2179 to Lt. Gov. Juan is a Licensed California Real Estate Broker that has acquired his Certified Commercial Investment Member (CCIM) designation. Bass says L.A. will be master leasing buildings across the city. While eviction protections for nonpayment of rent are expiring, anti-harassment and retaliation protections will continue during the protection period, as well as personal guarantee protection for smaller (0-9 employees) commercial tenants. They argued that there has not been enough outreach to make the public aware of the program, and that non-English speakers have struggled to navigate the application process. California Evictions: July 1, 2022. During Phase I, a tenant can continue to deny access to the rental unit except 1) if the landlord is remedying a condition that substantially endangers or impairs the health or safety of a residential tenant or other persons in or around the rental unit, or 2) the tenant is causing or threatening to cause substantial damage to the rental property. WebEviction Moratorium is extended again. As of February 1, 2022, Commercial Tenants are no longer protected from eviction due to nonpayment of rent. to be funded through federal COVID-19 relief money. Ocampo, the Neighborhood Legal Services attorney, said for now, the countys protections are slated to last until the beginning of 2023. A state law approved in February, however, eased restrictions on who qualified for relief and allowed for state funds to be used to quicken the pace and reduce the backlog of applications. Experts say the approach could move people indoors faster, but wont be a panacea. "We just don't know where it's going to end at this point," says Daniel Yukelson, the executive director of the Apartment Association of Greater Los Angeles (AAGLA). Residents are also protected from evictions due to unpaid rent dating back to July 1, 2022, no-fault evictions except for qualified owner move-ins, unauthorized occupants and pets move-ins, and among other protections. Forty-eight percent of low-income renters struggled to pay rent in January and February of this year, according to the California Budget and Policy Center. Tenants will continue to be protected from eviction for failure to pay rent if the reason is COVID-related (no proof of COVID impact is needed). The need for affordable housing in L.A. continues to far exceed the number of vouchers available to low-income renters. | Federal rental assistance has now largely been spent, a federal eviction moratorium was struck down by the Supreme Court, and that eviction tsunami never quite materialized. The Countys COVID-19 Tenant Protections are not a cancellation of rent owed by a tenant during the Moratorium or Protections period. tenants struggle to secure new housing The National Read Across America Day takes place every year on March 2, Geisels birthday. On September 1, 2020, the JCC lifted the prohibition on eviction filings, and on October 1, 2021, state eviction protections for residential tenants expired. California Code of Civil Procedure section 1179.07 keeps the COVID-19 Tenant Relief Act alive until October 1, 2025. Yes, you read that correctly. The same motion asks county staff to study the feasibility of extending the moratorium through the end of June 2023, or over three years after the original May 31, 2020 expiration date for the county's eviction ban. approved a one-month extension Alex Flores, an eviction defense attorney with the L.A.-based To help small landlords weather the financial effects of the moratorium, the Los Angeles Board of Supervisors is also considering the creation of a $5 million relief program. This protection comes with one significant new caveat. But to proceed with an eviction between Oct. 1 and March 31, landlords had to apply for financial assistance before they could file a complaint. tenant protections in Los Angeles County . The city of Los Angeles ordinance will not be affected by the new state law, but it does preempt others in Los Angeles County. that renters can use to give notice to their landlords. The state-run relief program has particularly struggled to keep up with demand. LA county has decided to increase tenant protections, despite the economy and businesses being open. How will real estate investors and homeowners be affected? This means a landlord has no right to terminate a month-to-month tenancy for any type of no-fault reason, with very limited exceptions. rents are rising Under Phase II, a landlord may still not evict a tenant for nuisance, unauthorized occupants, or pets. This, despite the economy and businesses being open. Copyright 2023 Law Office of David Piotrowski All Rights Reserved, LA County Extends the Eviction Moratorium Again, permanent extra renter protections/rent control in unincorporated LA county, Schedule a paid telephone informational session, LAMC 165.05: Required Los Angeles Renter Protections Notice, Just Cause Reasons to Evict a Tenant in the City of LA. The Top 5 newsletter catches you up with LAs top 5 stories in just 3 minutes. LAist.com/radio. Some local governments chose to set up their own programs, and they received the rest of the money. | WebCOVID-19: Tenants & Landlords COVID-19: Tenants & Landlords What you need to know about temporary rent freezes and eviction moratoriums. Residential tenants urged to apply for state rent relief program. July 6, 2022 Updated 8:03 AM PT Several deadlines and extensions have come and gone under Californias COVID-19 eviction moratorium. We need to protect eligible renters who have applied for relief funds, but havent received them yet, or who will apply before the March 31 deadline, Senate President Pro Tem Toni Atkins (D-San Diego) and Assembly Speaker Anthony Rendon (D-Lakewood) said in a statement. and With just one week left until pandemic-era eviction rules were set to expire, the L.A. County Board of Supervisors voted Tuesday to extend COVID-19 renter (effective May 13, 2022). Throughout the pandemic, navigating Featured in countless true crime stories, the downtown L.A. hotel has had a rough start in getting tenants into the building. Weborange county california eviction moratorium extension 2022 27 Feb. orange county california eviction moratorium extension 2022. This time the extension is broken into three diminishing phases, with the last one ending June 30, 2023, unless extended again. The LA County Board of Supervisors decided to create a three-phase plan dealing with the eviction moratorium and how it will eventually end. echoed concerns California Code of Civil Procedure section 1179.07 keeps the COVID-19 Tenant Relief Act alive until October 1, 2025. LA County Eviction Moratorium Extension, January 25, 2022 As the law currently stands, there is permanent extra renter protections/rent control in unincorporated LA county and in some incorporated cities such as Los Angeles. to the end of January 2023 due to a respiratory illness trifecta involving COVID-19, seasonal flu and respiratory syncytial virus (RSV). 14 minutes ago. It was initially slated to end on Jan.31. The moratorium applies to all residential rental properties regardless of whether the property is a single-family residence, duplex, apartment complex, etc. Income limits are established by the California Department of Housing and Community Development guidelines. He prides himself in locating value-added properties that maximize the clients investment yields. The LA county moratorium applies in unincorporated areas of LA county, and, effective September 1, 2020, it also applies in incorporated cities if the city does not have its own moratorium that is at least as restrictive as the county moratorium. English However, it is also important to consider that many cities have their own guidelines on how to proceed with this process. The state law supplanted the countys protections for the last three months, but it did not override protections in the city of L.A. Those are still set to Imposes civil fines of up to $15,000 on rental housing providers who have violated the just cause ordinances substantial remodel tenancy termination provisions. The Alliance of Californians for Community Empowerment, however, called for stronger guardrails. 249 0 obj <>stream Nevertheless, moratoriums persisted, now justified by the need to give more time for federally funded rental aid to reach tenants who'd accumulated huge rental debts while eviction bans were in place. Before March 31, 2022, any landlord who wants to evict a tenant for failing to pay rent due any time since March 1, 2020 must follow a certain procedure: After March 31, 2022, and beginning April 1, 2022, tenants are allowed to self-certify in writing that they are still financially affected by the pandemic and are unable to pay rent for the particular month. The provisions apply to all residential rental But tenant advocates claim the opposite and have argued that AB 2179 falls short of what the state should do to keep tenants housed. The extension will not cover every renter who is behind on their payments, only those who have submitted an application by Thursday and are waiting on the aid. In order to use the protection, tenants must give landlords notice within seven days of the rent becoming due. Graffiti asking for rent forgiveness is seen on a wall on La Brea Ave early in the COVID-19 pandemic. Every weekday, you'll get fresh, community-driven stories that catch you up with our independent local news. One of their concerns is that the proposal contains a preemption clause, meaning it would supersede some but not all local eviction moratoriums, depending on when they were passed. The City of Los Angeles Declaration of Local Emergency effective on March 4, 2020, terminated on February 1, 2023. A general, belated return to normality has seen almost all remaining state and local eviction bans end. May of 2023! The court found that the county's ban on landlords serving tenants with eviction notices unless the landlord reasonably believed that a tenant's self-certified claims of COVID financial hardship were false violated property owners' due process rights. Starting Friday (July 1), low-income tenants throughout the county will regain protections from eviction if they cant pay rent due to COVID-19. But Los Angeles officials have proven more resistant to letting their moratorium lapse. Sets a specific end date of December 31, 2022 with some exceptions, discussed below. Low-income tenants across L.A. County who cant pay rent due to hardships brought on by the pandemic were scheduled to lose eviction protections after Jan. 31. Ross said the departments goal is to finalize payments by early summer.. 212 0 obj <>/Filter/FlateDecode/ID[<0ECDC39B54B26D459AF8A7BE5AE17D54>]/Index[181 57]/Info 180 0 R/Length 135/Prev 255696/Root 182 0 R/Size 238/Type/XRef/W[1 3 1]>>stream Even though the language says a tenant is supposed to notify a landlord that they cannot pay due to COVID within seven days of the rent being due, in actuality that is not the case. Thank you for investing in your neighborhood. The many landlord obligations do not end. Despite massive opposition from landlords, Los Angeles County supervisors Tuesday approved an extension of the local eviction moratorium for the rest of 2022. Read more about it here. The Los Angeles County Board of Supervisors on Tuesday voted to extend the COVID-19 eviction moratorium for county residents until March 31. These protections expire at the end of Phase I. The biggest change taking effect on July 1 will be the return of L.A. Countys eviction protection for low-income tenants unable to pay rent because of COVID-19 illness or the economic fallout caused by the pandemic. This is not an exhaustive list of landlord requirements for owner move-in, so you can see that the requirements to meet this exemption to no-fault evictions are very strict and rigorous. Landlords must submit a list of all tenants whose tenancies would be terminated in connection with the permitted work to the City as a condition of the issuance of all necessary City permits. "The COVID-19 pandemic has exacerbated our housing crisis, and experts fear an 'eviction tsunami' is on the horizon if we don't take bold, swift action," said Los Angeles County Supervisor Hilda Solis on Twitter last week, shortly before the board approved the one-month extension. SACRAMENTO A week before Californias eviction moratorium was scheduled to expire, top Democrats in the Legislature announced a proposal on Thursday . With evictions clock ticking, tenant advocates throw Hail Mary. Suzannah Cavanaugh. LOS ANGELES (CNS) Los Angeles officials Thursday gathered with tenant rights advocates to spread the word that the city's eviction moratorium is still in effect, despite the state moratorium's expiration. LOS ANGELES (KABC) -- The eviction moratorium in California will be lifted starting July 1. These tenant protections are not changing. Anything short of that, the group wrote, would turn the rent relief program into a landlord bailout that results in thousands of families on the streets., If the Governor and State Leadership understood the level of fear and instability felt by tenants whose landlords are eager to evict them, they would do more, the statement read. Suzannah Cavanaugh. The following language appears in the LA county eviction moratorium documentation: As we implement this phase-out plan, the County should simultaneously examine our existing permanent protections to determine whether changes and/or additions should be made based on lessons learned over the past two years. Mismanagement, Sloppy Hiring Practices, Lack Of Transparency. Here's Why It's Especially Dangerous To Hike SoCal Mountains Right Now, How 4 Words Upended A University's Journalism Program, And Stirred A Reckoning Over Race, What A Popular Yoga Teacher's Descent Into Conspiracy Theories Says About The 'Wellness To QAnon Pipeline', Ancient Lung Disease Strikes Countertop Cutters In LA, LA County Extends Eviction Protections. Losing puts you at risk of homelessness. Under this program, landlords who no longer have mortgages on their rental properties and rely on tenant payments for income would be eligible. Another example of similarly situated is if the tenant or a household member has a disability, the landlord/family member must also have a disability. These two requirements (the purchase date requirement and the requirement that the tenant can only be displaced if the tenant has not been impacted by financial impacts related to COVID) are going away for Phase II beginning June 1, 2022. L.A. city renters unable to pay rent due to COVID-19 will continue to have protections against eviction. He says the financial strain of the moratorium is forcing some AAGLA members and their properties out of the rental market entirely. Webprotections). This program would be designed to prioritize landlords with no more than four rental units. The least California leadership can do is to ensure the success of their multibillion-dollar rent relief program by continuing to allow people to apply, lifting local preemptions, extending the eviction protections, and ultimately, keeping families in their homes.. Continually extending it is just delaying an inevitable result at this point, while further financially imperiling landlords currently stuck delinquent tenants. The dashboard does not provide data for how much the local-run programs have administered. We are not going to rest until the final payment has been made, he said. May of 2023! 224 0 obj <>/Filter/FlateDecode/ID[<25DF3D8C76C046458C1D76ADD0870706><706D5F9029D2304592C94CDFB80D752E>]/Index[193 57]/Info 192 0 R/Length 137/Prev 276111/Root 194 0 R/Size 250/Type/XRef/W[1 3 1]>>stream California Evictions: July 1, 2022. 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Angeles the eviction moratorium extension 2022 attorneys told landlords they would soon be able remove! Read across America Day takes place every year on March 2, Geisels birthday wont be priority! Faster, but wont be a panacea they would soon be able to remove tenants... Effect on Friday this program would be designed to prioritize landlords with no than... Into effect on Friday give applicants more time to receive Relief Funds from LA city and LA Board. Move forward during Phase II pandemic and most likely to be heard in a legislative on... Tenants `` ) landlords they would soon be able to remove non-paying tenants Thursday morning vote... Despite massive opposition from landlords, Los Angeles county Board of Supervisors on Tuesday, the Board Supervisors! Becoming due of responding to an emergency that 's long since passed final. This time the extension would give applicants more time to receive Relief Funds LA. 2023 due to COVID-19 will continue to be evicted were prioritized made, he said protections preempt the from... For denying them entry to the end of 2022 2, Geisels birthday for denying them to! Understand, the Board of Supervisors on Tuesday, the Senate immediately sent Assembly bill to... For any type of building under Phase II, a landlord has right. Vouchers available to low-income renters timely repairs to their landlords 5:00 PM Emma. Heres Everything renters need to know, let alone understand, the countys non-payment eviction protection scheduled. Will eventually end Real Estate Broker that has acquired his Certified Commercial Investment Member ( CCIM ) designation protection! Effective on March 4, 2020, terminated on February 1, 2023 at 6:46 PM PST use to notice! 2.6 billion of that total amount us keep local news from rent increases and must also provide to. Wont be a priority, Bradford said when evictions can start the last one ending 30. For doling out around $ 2.6 billion of that total amount to the end of 2022 to proceed this. This time the extension would give applicants more time to receive Relief Funds from LA city and county... California housing market about to crash anytime soon protections are not going to rest until the final payment has made! Receive the help and avoid losing their homes LWXYYNh3 ` pe! +K K FIwMf2\q the Legislature announced proposal... Were prioritized eviction moratorium and how it will eventually end program and is for! Vote, the executive director of the last 24 hours of news, delivered fresh morning! Moratorium and how it will eventually end of 2022 local nonpayment of rent through... Secure new housing the National Read across America Day takes place every on. Keep up with our independent local news indoors faster, but wont a! Rest of the money some AAGLA members and their properties out of the money approach could move people faster...
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