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Should seniors get a tax breach every time they advertise their home? Should cities and counties acquire added ability to accord a breach to tenants adverse acid hire hikes? And should Californians go $6 billion added into debt to body added accommodation for the poor, for veterans and for the mentally ill?

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These are amid the questions California voters face as they arch to acclamation Tuesday, Nov. 6. Rising home costs and a curtailment of accessible units acquire fabricated accommodation a top antecedence in California. Tuesday’s election — with four out of 11 propositions absorption on accommodation issues — is a artefact of that concern.  “Housing is on the minds of … absorption groups, candidates, voters and bodies aggravating to access accessible policy,” said Fernando Guerra, a political science assistant at Loyola Marymount University. “It’s not aloof the low-income and the homeless. Everyone is impacted.”

Sixty-six percent of acceptable voters see accommodation affordability as a big botheration in their area, according to an Oct. 24 analysis by the Accessible Activity Institute of California. Twenty-three percent said affordability was somewhat of a problem. By the end of the week, Californians could be as accustomed with Propositions 1, 2, 5 and 10 as they are with the names Gavin Newsom and John Cox.

To accomplish abiding you’re prepared, here’s an overview of accommodation issues on Tuesday’s ballot.

What it does: Authorizes $4 billion in bonds to pay for affordable apartments, accommodation basement improvements, down-payment abetment and home loans for veterans.

Who supports it: Affordable accommodation advocates, architecture and architecture trades and the California Democratic Party.

Who opposes it: Tax fighters and the California Republican Party, although there’s no organized fundraising attack adjoin it.

Background: A key allotment of the state’s acknowledgment to the accommodation crisis, Prop. 1 would accommodate $1.8 billion for building, accepting or refurbishing affordable apartments for low-income residents.

About $450 actor added would accounts basement improvements for high-density accommodation in absolute burghal areas, with addition $450 allowance an estimated 15,000 low- and moderate-income households buy homes, according to the accompaniment Legislative Analyst’s Office.

It additionally provides $300 actor to body accommodation for up to 7,500 farmworker households. Addition $1 billion would recharge the Cal-Vet program, accouterment home loans to an estimated 3,000 veterans.

The bulk would be about $170 actor per year for 35 years, or aloof beneath $6 billion.

Arguments for: Supporters say Prop. 1 would accommodate bare accommodation for low-income families, seniors, bodies with disabilities and others in need. “Currently, there are no added above sources of allotment for housing,” said Sharon Ellis, Orange County’s Habitat for Humanity administrator and statewide Habitat chair.

“We can’t breach the botheration by aloof architecture (homeless) shelters. There has to be a continuum (of housing) that allows bodies to move from a acute accident to a less-dire accident and eventually to abiding housing.”

Arguments against: Opponents say Prop. 1 is aloof axle added debt on California’s taxpayers. Five percent of the state’s accepted armamentarium already goes to advantageous off band debt, said Jon Coupal, admiral of the Howard Jarvis Taxpayers Association. “Is it advisable to add to that?” he asked.

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Although his alignment doesn’t acquire a position on Prop. 1, Coupal said the admeasurement has two shortcomings: It would advice too few bodies and doesn’t the abode the charge to accomplish clandestine architecture easier and beneath expensive.

“It’s a band-aid on a botheration that needs surgery,” Coupal said. “It’s aloof acclamation the ambit of the problem. The absolute solutions are authoritative ameliorate incentivizing private-sector building.”

What it does: Allows the accompaniment to affair $2 billion in bonds to accommodate accommodation for the mentally ill who are abandoned or at accident of acceptable homeless.

Who supports it: Brainy bloom advocates, abandoned advocates, the California and Los Angeles affiliates of the National Alliance on Brainy Affliction (NAMI), and accompaniment Democratic and Republican parties.

Who opposes it: Various NAMI advocates led by the Contra Costa NAMI affiliate. There is no organized fundraising attack adjoin it.

Background: A accusation challenged a contempo plan to alter banknote from the “Mental Bloom Casework Act” armamentarium to the “No Place Like Home” affairs to body accommodation for mentally ill abandoned people. Since voters accustomed the “Mental Bloom Casework Act” in 2004, the accusation maintained aborigine approval is bare to use the funds for accommodation instead of canton brainy bloom services.

Prop. 2 would accomplish the accusation arguable and acquiesce the “No Place Like Home” plan to go forward.

The Legislative Analyst estimates a “millionaire’s tax” accustomed in 2004 generates $1.5 billion to $2.5 billion a year for canton brainy bloom programs. Prop. 2 would acquiesce the accompaniment to use beneath than 10 percent of that bulk anniversary year to pay off the $2 billion in accommodation bonds afterwards new taxes.

Arguments for: Advocates say as abounding as a third of the state’s 134,000 abandoned citizenry acquire an basic brainy illness. Prop. 2 funds would accommodate an estimated 20,000 admiring accommodation units, allowance to get mentally ill abandoned bodies off the street, they say.

“Housing is the distinct best accepted affair we apprehend from ancestors associates and caregivers,” said Brittney Weissman, controlling administrator of the NAMI Los Angeles Canton Council. “Our admired ones’ brainy bloom fares bigger back active in a abiding ambiance affiliated to support.”

Arguments against: Opponents abhorrence Prop. 2 will acquiesce bureaucrats and developers to arrest Brainy Bloom Casework Act allotment while accomplishing little to advance the lives of bodies with austere brainy illness. Absolute law already allows canton brainy bloom casework to body accommodation or pay hire subsidies for their clients, they add.

“Counties do not charge to pay out billions in absorption on bonds, accidental accompaniment authoritative costs and developer subsidies,” the accompaniment voter’s adviser election altercation states.

What it does: Allows homeowners who are 55 or beforehand or disabled to booty their lower acreage tax bulk with them back affective anywhere in the accompaniment as generally as they want.

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Who supports it: The California Affiliation of Realtors, the Howard Jarvis Taxpayers Affiliation and the California Republican Party.

Who opposes it: The National Accommodation Law Project, the California Teachers Association, the California Affiliation of Counties, the League of Women Voters and the California Democratic Party.

Background: Beneath Prop. 13, acreage tax increases are capped at 2 percent a year for homeowners and added acreage owners. Back they buy a new home, however, their taxes go up based on the new property’s bazaar value.

Current law gives chief and disabled homeowners a ancient befalling to booty their accepted acreage tax bulk with them back affairs their home and affective to a new one — provided they breach aural the aforementioned canton or move to one of 11 counties that acquire tax transfers. The new home additionally charge bulk the aforementioned bulk or beneath than they got for their old home.

Prop. 5 would chargeless up acceptable homeowners to accumulate their low tax bulk while affairs added big-ticket homes and back affective to any of California’s 58 counties. There’s no absolute on how generally they can use the benefit.

The Legislative Analyst bent there are about 85,000 homeowners over 55 who now move afterwards accepting the acreage tax break. The admeasurement would abate their acreage taxes but could accomplish added taxes by auspicious 30,000 or added added seniors to advertise their homes and move.

The net result, however, would be a accident of about $1 billion a year in tax acquirement generated for schools and bounded governments, the Legislative Analyst concluded.

Arguments for: Supporters altercate Prop. 5 will annihilate the “moving penalty” that’s kept seniors — abounding on anchored incomes — bound in their homes. By acceptance added chief and disabled homeowners to move added often, Prop. 5 would chargeless up added homes for auction and advice abode the state’s accommodation shortage, supporters say.

“We acquire beforehand homeowners whose accouchement acquire confused out, and they’re ashore in homes that are too big,” said Coupal, the Howard Jarvis affiliation president. “We charge to incentivize them to move out and accomplish those homes accessible to adolescent families with children.”

Arguments against: Opponents say Prop. 5 would aching police, firefighters and schools by clarification $1 billion from bounded budgets.

The California Budget and Activity Centermost bent the acceptable homeowners acquire a college boilerplate domiciliary assets than the statewide boilerplate — $77,000 a year vs. a statewide boilerplate of $67,000 a year. Prop. 5, the centermost concluded, would account “wealthier homeowners at the amount of younger, beneath flush homeowners” while accomplishing little to abode the state’s accommodation shortage.

Said Loyola Assistant Guerra: “It’s a alteration of abundance from the adolescent to the elderly.”

What it does: Empowers cities and counties to accept hire ascendancy for houses, condos, newer apartments and on anew abandoned units by repealing the Costa-Hawkins Act.

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Who supports it: The AIDS Healthcare Foundation, the Alliance of Californians for Community Empowerment (ACCE) Activity and the accompaniment Democratic Party.

Who opposes it: The California Accommodation Association, ample rental acreage owners like Invitation Homes and Essex Acreage Trust, the California Affiliation of Realtors and the accompaniment Republican Party.

Background: The Costa-Hawkins Act, anesthetized in 1995, banned hire ascendancy on houses, condos and on apartments congenital afterwards February 1995 — or beforehand in some communities. It additionally forbids municipalities from attached hire hikes afterwards a addressee moves out.

Repealing Costa-Hawkins would acquiesce hire ascendancy on all accommodation and acquiesce banned on hire hikes for new tenants. But bounded governments would acquire to booty activity in best cases to achieve or aggrandize hire control.

Rent ascendancy lowers the bulk of rental properties, consistent in lower acreage taxes paid by landlords, the Legislative Analyst said. But it additionally frees up dollars renters absorb on appurtenances and casework added than rent, accretion sales taxes.

Depending on how abounding communities accept or aggrandize hire ascendancy the budgetary appulse will ambit from tens of millions of dollars to hundreds of millions per year, the Legislative Analyst said.

Arguments for: Prop. 10 would restore bounded ascendancy over whether communities accept hire ascendancy and what types they adopt, proponents argue. Meanwhile, hire ascendancy has never been bare more, they say.

Rising hire is causing banking ache and accretion displacement. Expanding hire ascendancy will “stop the hire gouging that’s been accident back 2016,” said Elena Popp, a attack baton and controlling administrator of the Eviction Defense Network.

While opponents say accretion accommodation accumulation is the best way to lower accommodation costs, Prop. 10 supporters say that will booty too continued to advice today’s rent-burdened tenants. “Prop. 10 artlessly lets communities adjudge what units should be controlled and how,” Popp said.

Arguments against: Landlords and acreage rights advocates anguish Prop. 10’s access will activate added cities and counties to canyon hire ascendancy laws, acid into landlords’ balance and blurred rental acreage values.

Ultimately, they add, hire ascendancy harms tenants by black accommodation architecture and able maintenance. The bald blackmail of hire ascendancy will advance to uncertainty, black advance in apartments and added rentals.

“Prop. 10 and an amplification of hire ascendancy would abate rental incomes and acreage ethics for accommodation barrio and aching mom-and-pop businesses,” said Ken Rosen, armchair of UC Berkeley’s Fisher Centermost for Absolute Estate and Burghal Economics. “Both factors would construe to lower accompaniment and bounded tax revenues.”

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