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无视禁止驱逐令，奥克兰这家公司发出了数百张驱逐令，政府告诉租户，不必理会！
（NBC）Oakland Landlords Send Hundreds of Eviction Notices for Non-Payment Despite City's Moratorium
尽管该市已发布禁止驱逐令，奥克兰的房东们仍是发送了数以百计的驱逐通知
A company run by a prominent Oakland real-estate developer was responsible for nearly a third of those notices, according to an analysis of city eviction records and Alameda County property records.
根据对城市驱逐记录和阿拉米达县房产记录的分析，奥克兰一家著名房地产开发商经营的公司发出了近三分之一的通知。
Oakland landlords have sent hundreds of eviction notices to tenants during the pandemic, despite the city’s current moratorium banning most evictions, according to records obtained by NBC Bay Area’s Investigative Unit.
根据全国广播公司湾区调查部门获得的记录，奥克兰的房东在疫情期间已经向租户发出了数百份驱逐通知，尽管该市目前禁止大多数驱逐。
Those records show Oakland landlords served at least 482 eviction notices for failure to pay rent with the Oakland Rent Adjustment Program in the eight months following the passage of the city’s eviction moratorium on March 27, 2020. The data goes through the end of November 2020, so it’s unclear how many notices have been served since then.
这些记录显示，在2020年3月27日该市暂停驱逐行动通过后的8个月内，奥克兰房东因未向奥克兰租金调整方案支付租金而至少发出了482份驱逐通知。 这一数据是在2020年11月底发布的，所以目前还不清楚从那时起已经发布了多少通知。
Although the city’s database doesn’t name the property owner behind each eviction notice, NBC Bay Area used Alameda County Assessor records and California Secretary of State business filings to trace the notices back to their source.
尽管城市的数据库并没有列出每一份驱逐通知背后的房主名字，NBC Bay Area利用阿拉米达县的评估员记录和加州州务长的商业文件来追踪这些通知的来源。
The analysis showed nearly a third of those notices came from a single property owner: Madison Park Financial, run by prominent Oakland real-estate developer John Protopappas.
分析显示，近三分之一的通知来自于一位房产所有者:奥克兰著名房地产开发商约翰•普罗托帕帕斯(John Protopappas)经营的麦迪逊公园金融公司(Madison Park Financial)。
Madison Park has served 150 eviction notices for failure to pay rent since the city’s eviction moratorium passed.
自从城市的驱逐禁令通过以来，麦迪逊公园已经发出了150份未支付租金的驱逐通知。
“They want to harass people and bully people into thinking that they need to pay them all the money or sign up for a payment plan,” said Madison Park tenant Lili Thomas-Brumme. “It’s exhausting and infuriating.”
麦迪逊公园的租客莉莉·托马斯-布鲁姆(Lili Thomas-Brumme)说:“他们想骚扰和恐吓人们，让他们认为他们需要支付所有的钱，或者签署一个付款计划。”“这让人筋疲力尽，也让人恼火。”
Thomas-Brumme, a set designer for commercial and film productions, said she fell behind on rent when much of her income dried up during the pandemic.
托马斯-布卢姆(Thomas-Brumme)是一名商业和电影制作的布景设计师。她说，疫情期间，她的大部分收入都花光了，所以没能按时交房租。
She lives at the Vulcan Lofts in Oakland’s Fruitvale neighborhood, which has been hit with at least 42 eviction notices since last April, the most of any building in the city. All of those notices have come since September.
她住在奥克兰弗鲁特维尔(Fruitvale)社区的Vulcan阁楼(Vulcan Lofts)，自去年4月以来，这里至少收到了42份驱逐令，是该市收到驱逐令最多的建筑。所有这些通知都是9月份以来发出的。
“At first they kind of showed up on my doorstep,” Thomas-Brumme said. “And then there was one I think taped to the door a day later. And then maybe a week after that, I got one in the mail as well.”
“一开始，他们就像突然出现在我家门口一样，”托马斯-布鲁姆说。“一天后，我看到门上还贴着一个。然后大概一个星期后，我又收到一封邮件。”
Despite the moratorium, a city spokesperson said it’s not actually illegal for a landlord to send an eviction notice, but encouraged tenants who receive such a notice to contact the City’s Rent Adjustment Program.
尽管暂停了租期，但该市一位发言人表示，房东发出驱逐通知实际上并不违法，但他鼓励收到此类通知的租户联系该市的租金调整计划。
“There will inevitably be some property managers who make mistakes - some in good faith and some intentionally; we want the community to know that in most situations there are options and they do not need to immediately vacate their homes,” City Spokesperson Autumn King said in an email. “Tenants who receive an Eviction Notice should contact a RAP housing counselor at 510-238-3721.”
“难免会有一些物业经理犯错误，有些是出于善意，有些是故意的;我们想让社区知道，在大多数情况下还有其他选择，他们不需要立即搬出他们的家，”城市发言人Autumn King在一封电子邮件中说。"收到驱逐通知的租户请致电510238-3721联系RAP房屋顾问"
King added that the city sends notices informing tenants of their rights to anyone who receives an eviction notice.
KING补充说，该市向任何收到驱逐通知的人发出通知，告知房客他们的权利。
While the eviction moratorium doesn’t specifically make it illegal for a landlord to serve an eviction notice, it could potentially be a violation of the city’s tenant protection ordinance, which states that a landlord cannot in bad faith “Misrepresent to a Tenant that they are required to vacate a Rental Unit or otherwise entice a Tenant to vacate a Rental Unit through misrepresentations or concealment of material facts.”
而暂停驱逐不专门让房东提供一个非法拆迁通知,它可能是一个违反了城市的租户保护条例,即房东不能恶意“歪曲租户,他们需要腾出一个租赁单位或吸引租户腾出一个租赁单元通过虚假陈述或隐瞒重要事实。”
Leah Simon-Weisberg, legal director for the Alliance of Californians for Community Empowerment, said a large corporation like Madison Park should have known better and fears the notices could sway tenants into paying money they’re currently not required to pay.
加州人社区授权联盟(Alliance of california for Community Empowerment)的法律主任利亚·西蒙-韦斯伯格(Leah Simon-Weisberg)说，麦迪逊公园这样的大公司应该更清楚这一点，担心这些通知可能会迫使租户支付他们目前不需要支付的钱。
“People will do things that they don’t need to do,” Weisberg said.
“人们会做一些他们不需要做的事情，”韦斯伯格说。
“We are hearing from a lot of tenants who are taking out payday loans…families choosing between food and paying the rent.”
“我们从很多领取发薪日贷款的租户那里听到消息……家庭要在吃饭和付房租之间做出选择。”
Madison Park declined an interview request from NBC Bay Area but said through an attorney that the company sent the 15-day pay or quit notices in compliance with California’s statewide eviction moratorium that took effect in September.
Madison Park拒绝了NBC Bay Area的采访请求，但通过律师表示，该公司按照加州9月生效的全州驱逐禁令发出了15天的驱逐通知。
“These are notices that were issued in compliance with AB 3088,” Attorney Servando Sandoval said.
律师Servando Sandoval表示:“这些通知是根据ab3088发布的。”
“Madison had no intention of pursuing any eviction for non-payment of rent. Madison was simply issuing the 15-Day Notices to meet the requirements of AB 3088.”
“麦迪逊并不打算因为没有支付租金而要求驱逐。麦迪逊只是发布了15天的通知，以满足AB 3088的要求。”
The city’s data shows eviction notices spiked across the city after AB 3088 went into effect last September.
该市的数据显示，自去年9月ab3088生效后，驱逐令在全市范围内激增。
Between April 1 and August 31 of last year, landlords served 132 eviction notices for failure to pay rent. But in the three months that followed the passage of that new state law, landlords served 350 eviction notices for failure to pay rent.
去年四月一日至八月三十一日期间，房主共发出一百三十二份不交租金的驱逐令。但是，在新州法律通过后的三个月里，房东们发出了350份不付房租的驱逐通知。
However, Oakland City Attorney’s Office says the statewide moratorium has very little impact on Oakland’s much stronger eviction protections, and tenant attorneys say they believe the Madison Park notices are inaccurate and misleading.
然而，奥克兰市律师办公室说，全州范围内的禁令对奥克兰市更强有力的驱逐保护措施几乎没有影响，租户律师说，他们认为麦迪逊公园的通知是不准确和误导性的。
While the Oakland moratorium is in effect, tenants have no obligation to sign a declaration or provide any evidence of being financially impacted by the pandemic to stay in their homes when they can’t pay the rent.
虽然奥克兰的禁令生效，但当租户无法支付租金时，他们没有义务签署声明或提供任何证据证明自己受到了疫情的经济影响而留在自己的房子里。
However, that’s what the Madison Park notices informed tenants they needed to do, according to a copy of one such notice sent by Sandoval.
然而，根据桑多瓦尔发送的一份此类通知的副本，这正是麦迪逊公园的通知告知租户他们需要做的事情。
“Within fifteen days of the date of service of this Notice upon you, excluding weekends and judicial holidays, you are required: a) to pay said rent, or in the alternative, b) to quit and deliver up possession of said premises, or in the alternative, c) deliver a signed declaration of COVID-19-related financial distress, and documentation thereof, if applicable, to the Landlord…” the notices state.
“在本通知送达之日起十五天内（不包括周末和司法假日），你必须：(a)支付所述租金，或(b)放弃和交付所述房地的占有权，或(c)向...房东交付一份签署的COVID-19相关财务困境声明，并在适用情况下向其提供文件。
Madison Park tenant say the patchwork of eviction protections is confusing.
麦迪逊公园的租户说，零星的驱逐保护措施令人困惑。
“There’s a lot of confusion,” said tenant Jean Cadwell. “Which law do we follow?”
“有很多混乱，”租客让·卡德威尔说。“我们要遵守哪一条法律?”
“Madison Park is feeding us the line that it’s the state law, when we know it’s not correct.”
“麦迪逊公园在告诉我们，这是州法律，但我们知道这是不正确的。”
In December, a group of Madison Park tenants organized as the Madison Park Tenants Council sent a letter to the company demanding it stop serving notices - which the company agreed to do in a response letter dated Dec. 30.
去年12月，麦迪逊公园租户委员会组织的一群麦迪逊公园租户给该公司写信，要求其停止发送通知——该公司在12月30日的回复信中同意了这一要求。
“Since these formal notices have appeared to cause concern by residents, moving forward and for the duration of the Local Emergency, Management will simply be sending monthly reminders of the accruing balances to each household,” the Madison Park letter stated.
麦迪逊公园的信中写道:“由于这些正式通知似乎引起了居民的关注，接下来，在当地紧急情况持续期间，管理部门将简单地每月向每个家庭发送余额提醒。”
Cadwell called it a victory for the Madison Park Tenants Council and said renters across the city should consider organizing.
Cadwell称这是麦迪逊公园租户委员会的胜利，并表示全市租户都应该考虑组织起来。
“They want the tenant to self-evict,” Cadwell said. “And the only way to combat that is by forming a tenants union and by staying together as tenants. Your landlord has a team, you need a team too.”
“他们想要租客自我驱逐，”Cadwell说。“对抗这种情况的唯一方法是成立租户联盟，并像租户一样团结在一起。你的房东有团队，你也需要团队。”
Despite frustrations that some landlords continue to send eviction notices, tenant advocates and city officials say the data shows the city's moratorium is working. In the one month before the city's moratorium took effect, Oakland landlords filed more than 450 eviction notices with the Rent Adjustment Program, nearly the same number of notices served to tenants in the eight months that followed the moratorium’s passage.
尽管一些房东继续发出驱逐通知令人沮丧，但租户倡导者和城市官员说，数据显示，该市的暂停正在发挥作用。 在暂停执行之前的一个月里，奥克兰房东向租金调整计划提交了450多份驱逐通知，在暂停执行后的8个月里，向租户提供的通知数量几乎相同。
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发表于 2021-2-3 14:16:48
发表于 2023-1-9 05:23:44