PITTSBURGH, July 16, 2024 – State Senator Katie Muth (D-Chester/Montgomery/Berks), chair of the Pennsylvania Senate Democratic Policy Committee, joined Sen. Wayne Fontana (D-Allegheny) yesterday in Pittsburgh to co-host a public hearing highlighting Pennsylvania’s system of property reassessment.
“Yesterday’s hearing highlighted the many issues caused by Pennsylvania’s lack of statewide property reassessment system and also some potential legislative solutions that would require regular, cyclical reassessments that could help alleviate the property tax burden for so many Pennsylvania families,” Muth said.
The hearing, held at Allegheny County Courthouse in downtown Pittsburgh, featured two panels of testimony that highlighted the issues with Pennsylvania’s property reassessment system and included discussion on the impact reassessments have on municipalities, school districts, and real estate. Pennsylvania is the only state that does not require cyclical updates in the administration of the property tax and counties can go for decades without value updates.
“Property taxes are a primary and critical source of revenue for Pennsylvania’s more than 2,500 municipalities and 500 school districts. However, the Commonwealth remains the only state in the nation that allows counties to decide when to perform a full reassessment of property values, unless a court intervenes,” Fontana said. “What we heard yesterday was compelling evidence that Pennsylvania’s lack of a uniform scheduled reassessments is full of inequities, and it is costing us. The time is now that the Legislature comes up with a solution.”
Pennsylvania has no standardized system of assessing property value, thus processes vary widely from county to county; and within each county, assessment values vary from municipality to municipality. According to statistics, 50 of Pennsylvania’s 67 counties have not done a reassessment in the past 15 years, the last one done in Allegheny County was in 2012.
“It was an honor to participate in yesterday’s urgent discussion around property reassessments and how we move forward in this space. I am especially grateful that we were able to discuss my LOOP legislation, which will soon have the impact of protecting long-term owner-occupants in Pittsburgh from exorbitant property taxes that have skyrocketed recently,” Senate Democratic Leader Jay Costa (D-Allegheny) said. “I’m very proud of all the leaders and advocates who shared their expertise, and I look forward to continuing this conversation as we go forward.”
Sen. Costa’s Senate Bill 219, which was signed into law as Act 53 of 2024 by the Governor last week, created the Longtime Owner Occupant Tax Exemption Program (LOOP) which will protect homeowners living in areas with rapidly increasing property values that increase property taxes. The bill will allow Pittsburgh’s mayor and city council to exempt or defer increases in property taxes for people who have lived in homes they own for a certain period of time in certain neighborhoods where the property values have skyrocketed.
“Grateful to have had the opportunity to hear from experts and advocates on the hugely significant impact Pennsylvania’s inequitable property tax reassessment system has on residents and our public institutions. Without regularly scheduled reassessments like the rest of the country, our local governments and school districts are stuck with a system that taxes residents and families unfairly.” Sen. Lindsey Williams (D-Allegheny) added. “We can’t appeal our way to fairness, so I’m looking forward to working with Senator Fontana to find a solution that benefits all Pennsylvanians.”
Participants in the hearing included Dr. Melissa Friez, Superintendent, Mt. Lebanon School District; Ira Weiss, Solicitor, Pittsburgh Public Schools; Mike Suley, Board Member, Allegheny County Board of Property Reassessment Appeals; Rachael, Heisler, Pittsburgh City Controller; Sharon DiPaolo, Partner, Siegel Jennings Co.; John Petrack, Executive Vice President, Realtors Association of Metropolitan Pittsburgh; and David Vatz, Pro Housing Pittsburgh.
Senator Tim Kearney (D-Delaware) also participated in the hearing virtually.
For more information on this policy hearing and to access all submitted testimony and a full recording of yesterday’s hearing, visit www.SenatorMuth.com/policy.
WILKINSBURG, February 15, 2024 – State Senator Katie Muth (D-Chester/Montgomery/Berks), chair of the Pennsylvania Senate Democratic Policy Committee, today joined Senate Democratic Leader Jay Costa (D-Allegheny), Senator Nikil Saval (D-Philadelphia), Senator Judy Schwank (D-Berks), and several members of the House Democratic Policy Committee to host a joint public hearing on legislation that would establish a statewide policy on the sealing of eviction records.
The hearing, held at the Wilkinsburg Borough Building in Allegheny County, included discussion about the impact of evictions on Pennsylvania residents, the importance of fair and affordable housing, and the legal implications of not sealing eviction records.
“Today’s joint hearing really highlighted the need for legislation to establish a statewide eviction record sealing policy,” Muth said. “Eviction sealing allows individuals to move forward, learn from their experiences, and rebuild their lives without fear that any past evictions will prevent them from accessing safe, affordable housing.”
Several Senate Democrats are currently drafting a companion bill to House Bill 1769, which would establish procedures for limited access to eviction records. The bill would require courts to seal eviction case files unless and until a renter loses the case in court, at which point the records would be unsealed.
“As the leader of the PA Senate Democratic Caucus, I am proud to be working with my colleagues to find ways to deliver safe, affordable homes for every Pennsylvanian,” Costa said. “Today’s conversation illuminated the urgency of removing barriers to housing for our families across PA, and I look forward to continuing this conversation as we go forward.”
A recent report published by PolicyLink and Community Legal Services of Philadelphia indicated that eviction records negatively affect a person’s credit score and lessen future housing opportunities. Limited in this way, people many times are forced to live in unsafe housing or experience homelessness.
“A single eviction filing inflicts lasting harm on a family, disrupting access to safe housing, employment and educational opportunities, and enduring connections with their communities,” Senator Saval, Minority Chair of the Senate Urban Affairs and Housing Committee, added. “A statewide eviction record sealing policy will protect renters in the short term and lay the groundwork for more equitable housing and health outcomes for Pennsylvanians of all backgrounds. With one in 14 renter households at risk for an eviction filing, the Pennsylvania General Assembly has a chance to shift the landscape.”
In 2021, the City of Philadelphia enacted the Renters’ Access Act to restrict landlord’s use of eviction court records in housing decisions. And according to data tracked by PolicyLink, there are 15 states that have enacted policies that seal or expunge eviction records or restrict how landlords can screen tenants.
“All over the Commonwealth, the cost of housing is rising at an alarming rate, and more and more Pennsylvanians struggle to find affordable, safe homes. While we are in the midst of a housing crisis, wrongful and no-fault evictions are permanent on a tenant’s record,” Schwank said. “These no-fault evictions are another needless barrier working-class Pennsylvanians must overcome while seeking the affordable, safe housing they deserve. I’m proud to co-host this hearing with my colleagues and hope we can bring more attention to an issue the legislature must address.”
In testimony provided during the hearing, Community Legal Services of Philadelphia attorney Holly Beck indicated that the burden of eviction records is not distributed evenly among communities: landlords disproportionately file against households of color, people with disabilities, and women, and these communities therefore disproportionately feel the burden of eviction records. Black women raising small children experience more eviction filings than any other demographic group.
“An eviction filing can significantly impair a person’s ability to secure housing for the rest of their lives, even if that filing is without merit or is dismissed. And without a home address, it can be almost impossible to get a job, schooling, or other benefits that we take for granted every day,” Senator Lindsey Williams (D-Allegheny) added. “I’m grateful to today’s panelists for sharing their experiences and explaining why we need a statewide eviction sealing policy.”
Additional participants in the hearing included Haley Passione, Court Resource Navigator, RentHelp PGH; Holly Beck, Division Supervising Attorney, Community Legal Services of Philadelphia; Deanna Dyer, Policy Director, Pennsylvania Coalition Against Domestic Violence; Kyle Webster, Vice President of Housing and General Counsel, Action Housing; Maura Jacob, Policy & Community Impact Officer, The Pittsburgh Foundation; and Aaron Zappia, Director of Government Affairs, Housing Alliance of Pennsylvania.
Senator Tim Kearney (D-Delaware) also virtually participated in the joint policy hearing.
All submitted testimony from the policy hearing and the full video is available at SenatorMuth.com/Policy.
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Testimony
Panel 1: Affected People
Panel 2: Legal Implications
Panel 3: Advocacy
Additional Testimony
PITTSBURGH − February 3, 2024 – The Senate Democratic Policy Committee traveled to Pittsburgh yesterday to host two events to highlight the successes of Pennsylvania’s groundbreaking Whole-Home Repairs Program. Less than a year after the distribution of funds, the Whole-Home Repairs program has already facilitated the repairs of hundreds of homes and changed thousands of lives, including many in Allegheny County.
“The Whole-Home Repairs Program is one of the best examples of how the government can directly support our constituents and meet one of their most important needs – safe housing,” state Senator Katie Muth (D-Chester/Montgomery/Berks), Chair of the Senate Democratic Policy Committee, said. “Our events in Pittsburgh really highlighted not only the success of the program and the positive impact it has made in people’s lives – but also the unmet needs across the Commonwealth and the requests for funding that were not approved because of the lack of adequate, yearly funding for Whole-Home Repairs.”
The Senate Democratic Policy Committee held a public hearing at the Allegheny County Courthouse in downtown Pittsburgh on Friday to highlight the successes of the Whole-Home Repairs program across the Commonwealth.
“Through the Whole-Home Repairs Program, Pennsylvania is tackling many of the root causes of community instability by keeping people in their homes and keeping these homes safe and healthy,” Senator Nikil Saval (D-Philadelphia) said. “The need for this program is every bit as enormous as we anticipated. Whole-Home Repairs deserves continued investment because Pennsylvanians deserve investment.”
The Whole-Home Repairs Program was originally introduced in March 2022 as Senate Bill 1135 by Senator Saval and was signed into law in July 2022 as part of the state budget package with a $125-million appropriation to launch the statewide program. An additional $50 million was originally appropriated in the 2023-24 state budget, but the necessary implementation language was not included in the final code bills that passed the legislature in December 2023.
“There has been so much attention on the unhoused population of Allegheny County in the last few years, and rightfully so. But as we work to increase shelter capacity, bridge and transitional housing, we cannot lose site of the importance of keeping people in the homes they already have,” Allegheny County Executive Sara Innamorato said. “We have to recognize that just because they’re housed today, if their home requires repairs that they can’t afford and becomes unlivable, those families may be unhoused tomorrow. That is what the Whole Home Repairs bill can do for families – keep them safe and housed.”
Demand for the program has far outpaced available resources. In Allegheny County, 96% of eligible applicants have been deferred because of a lack of sufficient funds. With similar reports from counties across Pennsylvania, additional state funding is urgently needed to continue the program.
“It is no secret that Pennsylvania is home to some of the oldest housing stock in the nation. Being a realtor, I understand that not fixing one main element of a house can escalate quickly and have a negative trickledown effect on other areas of a home to the point of making it even uninhabitable,” Senator Wayne Fontana (D-Allegheny) said. “The assistance provided for critical repairs on a house through the Whole Home Repairs Program can mean the difference between someone staying in their house and having to find somewhere else to live. As we have witnessed, the demand for the program has been staggering which illustrates the need to continue funding the Whole Home Repairs Program.”
The program provides funding for county-wide agencies to address habitability and safety concerns, provide measures to improve energy or water efficiency and make units accessible for individuals with disabilities. Additionally, the program provides funding to the counties for construction-related workforce development.
“The Whole Home Repairs Program allows families to safely remain in their homes, prevents blighted properties, puts people to work, and keeps communities together. This one program and its direct investment in people brings a return on investment for the entire community far beyond the lifechanging effects for individual families,” Senator Lindsey Williams (D-Allegheny) added. “I support ongoing and expanded funding for Year Two and beyond of the Whole Home Repairs Program so that we can bring these impacts to more communities across Allegheny County and Pennsylvania.”
At the hearing, Senator Jim Brewster (D-Allegheny) noted that during his tenure as Mayor of McKeesport, they were forced to demolish over 5,000 homes – many of which could have been salvaged if a program like Whole-Home Repairs existed.
“The Whole-Home Repairs Program is a necessary program to help older communities reinvent themselves and maintain their communities,” Senator Brewster added.
Prior to the public hearing, members of the Senate Democratic Policy Committee and several other elected officials held a press conference outside of the home of Kelly Scatena, an Allegheny County homeowner whose house was repaired through the Whole-Home Repairs Program.
“Home should be the place where you feel safe, and now I have that for my family. We can relax in our house and not worry that it’s going to fall down,” Kelly Scatena said. “Now that I’ve gotten these repairs, I feel like I have a solid foot on the ground. I feel like I’m actually a homeowner because I’m here for good. This has been life changing.”
The Whole-Home Repairs Program in Allegheny County is run by Action Housing, a nonprofit housing agency based in Pittsburgh. Action Housing received over 4,300 unique, eligible applications for the Whole Home Repairs program since it began, but because of the lack of funding, they were only able to work on 200 total homes.
“The Allegheny County Whole-Home Repairs Program has been a success for families and builders throughout the region, but the limited funding means that we’ve only been able to serve about 4% of eligible applicants,” Dan Sullivan, Housing Stabilization Program Manager, Action Housing, said. “Without continued funding, thousands of residents will continue to live in homes that are unsafe for them and their families. We can change the status quo, but we need the investment to do it.”
At the press conference, U.S. Representative Summer Lee indicated that she is working in Congress to secure federal investments to support Whole-Home Repairs across the country.
“Just in my small neighborhood of North Braddock, we have over 400 blighted properties. Each time I walk by, I think of the people who – for lack of a few thousand dollars – lost their community. I think of the thousands in this region who are desperately in search of affordable housing. I think of how much generational wealth families have lost, and how that has impacted them in so many other ways,” Congresswoman Lee added. “Whole-Home Repairs could have helped them. The story is not just about the 200 families Action Housing could help, but also the 6,000 eligible applicants they could not help because the program ran out of federal funding. That’s why I’m in DC fighting to secure massive federal investment to continue Whole-Home Repairs in Pennsylvania and implement it nationwide.”
The state legislators are hopeful that funding for the Whole-Home Repairs program is highlighted in the Governor’s Budget Address set for Tuesday afternoon in Harrisburg.
“I am proud that this program has already generated positive outcomes for neighbors in my district and across the state. However, we have a lot more we can do to ensure that our homes are safe and sustainable,” state Rep. Jessica Benham (D-Allegheny) said. “That is why I will continue to strongly advocate for Whole-Home Repairs funding in Harrisburg. Our communities deserve it.”
Additional participants in the Senate Democratic Policy Committee hearing included Rick Vilello, Deputy Secretary for Community Affairs, Pennsylvania Department of Community and Economic Development; Justin Livingston, Owner and Project Manager, JL Homebuilders; LuAnn Zak, Assistant Director, Indiana County Office of Planning and Development; and Chuck Weiss, Associate Executive Director for Housing, Community Action Lehigh Valley.
“I have been so proud to join my colleagues in the PA Senate Democratic Caucus as we fight for a safe, accessible, and affordable home for every Pennsylvanian,” Senate Democratic Leader Jay Costa (D-Allegheny) said. “The Whole-Home Repairs program has been integral to delivering on this crucial goal, and I look forward to continuing to support our working families by ensuring their homes keep them warm, dry, and comfortable.”
All submitted testimony from the policy hearing and the full video is available at SenatorMuth.com/Policy. A recording of the press conference is available to watch on-demand at www.SenatorMuth.com/Video.
