The Jacksonville Eviction Diversion Program is a comprehensive, community-driven initiative aimed at preventing evictions and promoting housing stability across Duval County, Florida. This program was launched in early 2024 through a collaboration between the City of Jacksonville, United Way of Northeast Florida, the Fourth Judicial Circuit Court, Jacksonville Area Legal Aid (JALA), and The LJD Jewish Family & Community Services (JFCS). Together, these organizations offer resources for both tenants and landlords to address housing-related challenges, prevent eviction filings, and sustain long-term housing stability.
Program Objectives
The Jacksonville Eviction Diversion Program serves two primary goals:
- Rental Assistance: For tenants who face short-term difficulties in paying rent, utilities, or home energy costs due on or after November 1, 2023, the program provides up to three months of financial support to help cover overdue payments and stabilize their housing situation.
- Eviction Prevention: By fostering open communication and mediation between landlords and tenants, the program aims to reduce the number of eviction filings and ensure housing stability for at least six months following the receipt of assistance. Through this approach, the program strengthens community bonds and alleviates the stress often associated with potential housing loss.
Eligibility Criteria
The Eviction Diversion Program has distinct eligibility requirements for both tenants and landlords to participate:
- Tenant Eligibility:
- Tenants must be U.S. citizens or legal residents residing in Duval County, which includes the Beaches area and the Town of Baldwin.
- To qualify, tenants should be delinquent on rent, utilities, or home energy costs with arrears starting from November 1, 2023.
- The household must have at least one member who is under 18 years old, over 60 years old, veterans, and disabled.
- Household income should be at or below the ALICE (Asset Limited, Income Constrained, Employed) threshold, which is, for example, $68,592 for a family of four. This threshold ensures that assistance goes to those with limited means who are nonetheless employed and part of the community.
- Landlord Eligibility:
- Landlords participating in the program are required to provide certain documentation, including:
- A notice of rent nonpayment or a lease termination notice that was sent to the tenant.
- The current lease agreement in place with the tenant.
- A ledger of amounts due, showing outstanding balances and payment history.
- A completed W-9 form to facilitate payment from the program.
- By agreeing to participate, landlords also accept a 30-day extension on any eviction lawsuit to allow time for tenants to be evaluated for rental assistance through the program.
- Landlords participating in the program are required to provide certain documentation, including:
How to Participate
To engage with the program, both tenants and landlords need to take specific steps:
- For Landlords:
- Landlords can join the program by completing and submitting a “Consent to Referral to Eviction Diversion Program” form, which can be emailed to an Eviction Diversion Program Coordinator. By signing this consent, landlords agree to extend the timeline of an eviction process by 30 days, granting tenants additional time to secure assistance and potentially resolve outstanding rent issues.
- For Tenants:
- Tenants should contact their landlords to encourage them to participate in the program by completing the necessary consent form. If additional help is needed, tenants may email the program at evictioncoordinator@coj.net. Tenants are also advised to follow up with their landlords and maintain open communication to prevent any misunderstandings about their commitment to resolving payment issues with program support.
Additional Resources and Supporting Organizations
The Jacksonville Eviction Diversion Program benefits from the extensive experience and support of several local organizations dedicated to legal aid, family services, and housing stability:
- Jacksonville Area Legal Aid (JALA):
- JALA provides legal assistance to tenants facing eviction and has an online tool to help Florida residents respond to eviction lawsuits. This tool is especially valuable for those who may not have legal representation, offering guidance and templates to assist in defending against eviction proceedings. Florida Eviction Answer Builder
- The LJD Jewish Family & Community Services (JFCS):
- JFCS offers case management and provides crucial support services for families at risk of eviction. Their services connect families to essential resources, helping them to avoid eviction and achieve housing stability. JFCS also provides additional guidance and support for tenants struggling to maintain their homes and navigate financial hardship. Visit JFCS for more information on available services.
For more details, including the necessary forms and further eligibility information, please visit the official Jacksonville Eviction Diversion Program website: jacksonvilleevictiondiversion.org.
CLIENT STORY
A Dying Wish Fulfilled: The Power of JALA Teamwork
A Dying Wish Fulfilled: The Power of JALA Teamwork
After years of caring for her grandmother, Shateal Redding Johnston inherited the Jacksonville home her grandmother had built in 1959 and lived in until she died at the age of 95.
But soon Redding found herself at risk of losing the home to foreclosure because of fraud perpetrated by relatives.
By the time the case came to Jacksonville Area Legal Aid, it took two attorneys and a housing counselor to unravel and rectify a range of issues to stop the foreclosure.
“They took the time to listen, to understand, and to come up with a great plan to allow me to be able to save my grandmother’s home,” Redding said.
Redding had taken over the guardianship of her grandmother, Susie Mae Foster, after family members stole Foster’s money and forged her name on a reverse mortgage on the home. The foreclosure was based upon this presumably illegally obtained Home Equity Conversion Mortgage.
A little over a month before her foreclosure trial, Redding turned to JALA for help.
“The Court knocked Ms. Redding’s defenses relating to the fraud right away,” said JALA Attorney Lynn Drysdale. “The Court determined she could not raise the forgery and lack of mental capacity. Her case looked hopeless and became even more and more hopeless as time went on.”
In spite of the fact that Foster had a will leaving her estate and home to Redding, and although Redding had sent $19,000 of the proceeds of the loan back to the mortgage servicing company, the foreclosure was still moving forward.
Once Foster passed away and foreclosure was imminent, JALA attorney Carol Miller discovered that a previously filed probate lawsuit had not had any activity in almost a year because a private attorney Redding thought was working on the case had not followed through.
Many families face the loss of real property because the heirs don’t understand the need for probate cases to transfer property title to living owners. Redding had started the process, but the case had languished.
“Even though we were able to get the trial continued at the last minute, we needed the probate completed before we could work on the loss mitigation and other home saving efforts,” Drysdale said.
Miller also determined that the attorney who was supposed to be helping Redding with Foster’s guardianship had not filed accounting information or the other required guardianship papers in years. After a team of JALA employees analyzed bank records to estimate expenses, Redding and Miller asked the court to waive the annual reports to avoid recreating years worth of accountings based upon old records and guardianship documents. The court waived the reports so that the probate lawsuit could proceed and Redding was able to get title to her home, as her grandmother’s will directed.
“It was a miracle on top of miracle situation that seemed hopeless, but Carol and Ms. Redding made it happen,” Drysdale said.
Next, JALA Housing Counselor Marissa Vetter succeeded in obtaining nearly $20,000 in rescue funds from the City of Jacksonville’s Foreclosure Intervention Program, which is designed to assist homeowners like Redding. Redding was able to provide other financing to add to the grant to pay off the loan.
“I obtained a rushed check to pay off the loan just before the sale date,” Vetter said.
Throughout all this, Redding was having a myriad of health issues requiring extensive care and hospitalization. Still, she was still able to gather all of the information that was needed and take care of all her responsibilities in the case. She promised her grandmother she would not lose the family home where she’d entertained friends and family for decades, and she was determined to keep her promise to her grandmother.
Redding expressed her gratitude to the team at JALA for turning a nightmare “into the beautiful dream of home ownership.”
“Each one of you worked tirelessly on this case. You are the best team this side of heaven,” she said. Thank you for believing in me.”
Redding’s case exemplifies the complexity of heirs’ property cases, as well as their importance in enabling people to preserve generational wealth and add to the stability of their neighborhoods.
In 2023 alone, JALA preserved $1.9 million in home equity through the resolution of heirs’ property cases.
“Heirs’ property cases are always particularly gratifying to solve,” said JALA President and CEO Jim Kowalski. “The family home is not only a vital asset to pass on to the next generation, but it is also imbued with memories of loved ones and a sense of one’s personal history.”