Housing

I haven’t shared with you much about my work.  I am a lawyer who helps put together loans to build and rehabilitate rental housing.  Mostly affordable housing.  Based on a very rough “back of the envelope calculation,” my work has played a part in providing about 1,500 affordable apartments per year, or about 37,500 affordable apartments over my 25 year career.  I should actually count.  As you may have noticed, I really like counting things.  Some day.

I am proud of the results of my work, but there was much I didn’t know about the more granular positive impact I was having on individual lives.  Having just read Evicted–Poverty and Profit in the American City by Matthew Desmond, I know more.  I recommend it to you.  You’ll get a look into the lives of a small group of landlords and tenants in Milwaukee, Wisconsin, and through their stories learn much about the impact of rising rents, nuisance property ordinances, severely underfunded housing voucher programs (2 out of 3 low income families receive zero federal housing assistance) and, most importantly, evictions.

There is much that needs fixing in our rental housing market, but two fixes proposed in the epilogue to Evicted would go a long way.  First, guarantee access to legal representation for those facing eviction.  In many housing courts, ninety percent of landlords show up with lawyers and ninety percent of tenants show up without lawyers (or don’t show up at all).  Federal laws require representation be made available for criminal actions, but not civil actions (like housing court actions).  Expanding access to lawyers isn’t a new idea.  Countries like France, Sweden, Azerbaijan, India and Zambia provide lawyers for all legal actions.  Why can’t we?  Second, fully fund the housing voucher program so that everyone in need of housing can get housing.  Price tag?  Roughly $60 billion.  Cost of the federal subsidies for homeownership in the form of the mortgage interest deduction and related subsidies?  Roughly $170 billion.  This $170 billion subsidy ends up mostly benefiting those with six figure incomes.  For a third of that price tag we could house everyone.  Housing should be a right.  What is wrong with us?  Read the book already!

Now back to my work.  The single most important tool to address the affordable housing crisis was put in place in 1986.   That year the tax code was revised to allow the issuance of tax exempt bonds (called private activity bonds) and the use of related tax credits to encourage the construction and rehabilitation of affordable housing owned by private developers.  It has worked extremely well (the program now provides half of the country’s annual production of affordable rental housing–about 50,000 units per year), but even with this important stimulus the supply of affordable housing has not kept pace with our rapidly growing need.  Rather than expand the program, the current House tax proposal would eliminate the program altogether.  This small but devastating change isn’t being generally reported.  Now you know.  What to do?  I called my Representative yesterday and told him I wanted to preserve private activity bonds and tax credits related to affordable housing.  Will you do the same?

Take care, okay?

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A Little Help

Violet started walking slowly with her head held low.  She wasn’t stalking.  She had thrown up this morning, so I was concerned she was about to again.  She didn’t, so I started checking paws.  Right front was clear.  Right rear had a quinoa sized glass shard in the pad.  I pulled that out and she walked normally.  When was she going to tell me?

The stoic dog.  Frida was one and it seems Violet may be as well.  While some dogs don’t hesitate to communicate discomfort, the stoic dog carries on as best they can without complaint.  It is tough to live with a stoic dog.  To compensate for their muted messages, I turn up my sensitivity.  As a result, I am often pretty sure my dog is a heartbeat away from death or serious illness.  I am thankful to have a partner to help with the decisions.  Lacey calms me down, or I calm her down.  Without each other, we might have Violet at the vet every other day.

Abrupt topic change now.  In an effort to avoid the black hole of social media, I picked up a digital subscription to the New York Times.  It has been great.  Here is a video I enjoyed watching today.

What do you think?

Here is another potential eye opener.  At my last bond conference, I attended a panel on the impact of implicit bias.  Implicit bias was a new to me term.  I would have more quickly grasped the concept if it were called subconscious bias.  Or if I had first read this.  To  prepare for the panel, we were asked to take one of several online tests to measure our implicit bias.  I took the test to measure implicit bias relating to disability.  At the end of the test, I was told I have a strong negative bias against the disabled.  Gulp.  Hard to hear that.  I don’t want to believe it.  Going back to the home page for the test, I see the following warning:

If you are unprepared to encounter interpretations that you might find objectionable, please do not proceed further.

If I read that before, I blew it off.  What I do have to hide from myself, I (may have) thought. Something, perhaps, it turns out.  Something I am very surprised by and am decidedly “not cool with.”  At the conference, we responded to a poll using an app on our phones.  I wasn’t alone in being surprised by my results.  That helped some, but only some.  Still, I am glad I took the test.  Knowing that I may harbor an implicit bias will help me adjust my actions going forward.  Before I make a decision, I can stop and ask myself whether the decision could be influenced by an implicit bias.  That said, as much as I am glad I took the one test, and suggest you consider doing so as well, I didn’t take any of the other thirteen tests offered.  I am not sure I am yet “prepared to encounter interpretations that you might find objectionable.”  Someday.  Whew.  That was heavy.

Local?  My friend put together a great sounding show at the Low Beat.  Tonight at 8.  Lyft there, enjoy a drink and some music.  We’ll see if I practice what I preach.  Here’s hoping.

Happy Friday, you all.

Not Sharing is Caring

Not much here, truth be told.  Walking Violet mostly.  Since I’ve kept track, we’ve walked far enough to travel from here to Maxwell, Nebraska.  I’ll let you know when we make it to the Pacific ocean.  Should be May, 2018, if we maintain our current average of 6.5 miles a day.

I didn’t bike much this summer.  Pedaled once into the country to attend a friend’s party, but the rest has been once a week rolls to the grocery or garden.  I might be a little scared since the last time I was hit.  Not terribly scared, but it doesn’t take much to deter me from biking when I get plenty of exercise from walking Violet.  I’m down to my high school weight.  Pulled out some old Levis to be sure and, yup, they fit great.  Who would have thought?

I didn’t camp this summer but spent a ton of time looking at pictures of Japanese camping equipment on Instagram.  Really stunning set ups, I tell you.  The only thing I’ve seen for sale here are Yeti coolers.  Crazy expensive.  I’ll stick to window shopping and my aluminum clad Coleman.

The community garden is shaggier than ever yet it delivers food aplenty.  Today I retrieved kale, tomatoes, beans, tomatillos and peppers.  I didn’t plant the home garden because Violet uses it as a landing pad when running and jumping from the back door.  Just outside the fence bordering the garden is check point one–squirrels and rabbits are sometimes on the other side.

Violet is now reliably sweet as pie.  She’s met hundreds of non-squirrel/rabbit/cat beings and is always pleasant.  She’s been to hotels, vacation rentals, bars, restaurants, stores and homes and is nothing short of perfect.  She’s even earned her merit badges for being a polite passenger in a motor boat and a canoe!  Lacey took her running today (something we didn’t have much luck doing with our two previous pals).  I haven’t biked with her since forever.  We don’t need it to wear her out.  Walking is enough.

I switched law firms.  The old one came apart and I accepted an offer to join a new firm created by the gentleman who hired me at my previous firm.  I am again serving in an of counsel capacity.  Since I still work from home and log in using the same laptop, it feels pretty much the same.  New operating system, but I still have sufficient mental flexibility to quickly adapt.  Onward!

I had a colonoscopy!  It was my first medical procedure if you don’t count twice getting stitches and having some wisdom teeth pulled.  The colonoscopy prep was, how shall I say this, noteworthy,  but oh so much easier (and shorter!) than the trials of beings all over the globe facing natural disasters, random violence, institutional violence, war, illness, hatred, poverty and hunger.  Still I complained a little.  I slept through the twenty minute procedure.  Results of one tissue sample will arrive in a week.  Happy to have access to healthcare.  Time to open the club to all comers, don’t you think?  I also think they should give you a patch for getting a colonoscopy.  I asked.  They didn’t have any.  I hope they will consider it.  The warmed blanket was a nice touch, though.  Bravo.

I am cooking like crazy.  I don’t have time to catalog a tenth of the changes so I won’t try.  Suffice it to say I currently “have the hots” for chickpea flour and gochujang.

I made a friend from this here blog.  He buttonholed me at the grocery and said he enjoyed my positive vibe (or something to that effect).  He is a hell of a guy and his wife is a hell of a woman.  I’ll consider all the work I’ve put into these pages as repaid and then some.  Three cheers for friends!

Pictures are fun, right?  Here is one.IMG_7837.JPG

I am going to go process the fruit and veg I hauled home today.  Hope you are well!

Things that Make Me Happy

In no particular order.

Yesterday we walked with Violet to the Albany Pride Parade.  The Pride Parade always makes me happy.  If you know us, you know we were early.  We invested our time in a side trip to Berben and Wolff’s for a breakfast sandwich to share.  So good!  We’d had breakfast and it wasn’t lunch time, but since I’ve been walking Violet roughly ten miles a day, I don’t hew too closely to the three meals a day rule.  If I am near delicious vegan food, I have some.  Like Saturday.  Again Lacey, Violet and I walked to Lark street, where an art fair was happening.  Berben and Wolff made me a banh mi slider with a crispy, porky ball in the middle.  A special for the fair.  Man.  I’d order that every day for a between meal snack.  They’re getting really creative with their specials.  If you’ve worked through the menu, don’t hesitate to keep going for the off menu items.  B&W makes me so happy!

Back to the parade.  The pre-party is the best part.  The marching is joyous and fun, but walking around saying hi to everyone before that gets underway is when I get the most happy.  I still struggle with the facade of unfriendly that so may here present.  I continue to say hi to most people I pass and the response rate is low.  About one in five responds.  Wears a fellow down.  Attendees and participants in the Pride Parade, on the other hand, are almost all in a terrific mood.  Everyone says hello with bonus small talk thrown in.  Violet gets lots of love, too.  I should pass out the lens cleaning wipes I carry to those whose lenses Violet kisses.  She loves to give kisses and her kisses tend to travel the full length of the face, glasses included.  No one seems to mind.  

My friend’s kid marched with her school band and we watched with another kind of pride as she passed by with her alto sax.  The Hannaford’s grocery group was huge!  Looks like it is a very good place to work.  One marcher shouted just that as he passed.  That doesn’t happen often enough!  I also really liked a soccer league float that included a locker room complete with showers.  Good clean fun.

Violet continues to delight.  Still bumps in the road, but they are decreasing in frequency and intensity.  She’s rock solid reliably sweet when meeting people, kids and dogs, but she’s still hot for squirrels and even hotter for rabbits. Not much of an issue when walking, but when she spots them from inside the house she can get a little intense.  No harm comes of it, but it is the opposite of relaxing to be around.  We are still training sometimes and managing others.  

Beers in the driveway can be tough, though.  If I tie her out with us, she has a lot of territory to scan and it doesn’t take long for her to spot prey.  I need to try keeping her on a short leash.  It will be a bit of a hassle, but it may limit the number of sightings.  P.S. Violet isn’t a junior officer. I just found the sticker on the ground.  They need to be more careful with their badges, don’t you think?

The community garden is going well.  We have a real rabbit problem there, but I haven’t lost everything of any one variety, so I am not sweating it.  Thanks to the rabbits, I won’t have an over abundance anything this season.  People are erecting short fences around their gardens.  I’ve had luck placing two feet high wire surrounds around particular rows, so maybe their short fences will help.  I hope so.  Some have had gardens eaten to the ground more than once.  Not sure why I haven’t been similarly wiped out.  Maybe it is all the volunteer dill and tomatillo plants amongst which the seedlings I plant are hidden.  My garden is really wooly this year.  I am sure to garner a weed warning, but none are weeds.  Just a lot of volunteer fruits and herbs.  I hope the administrators can tell the difference.  

I saved the best for last.  Lacey makes me happiest of all.  She is working too many hours so I don’t see enough of her, but we do our best to soak up the love in the evenings and all weekend long.  She’s making an effort to keep her schedule in check, but it is hard to say no to requests for appointments from people who are hurting.  I hope her clients appreciate the sacrifices she makes for them and, as a result, the sacrifices I make for them!  Violet is good company, but I need my Lacey even more.  At least I have Lacey when I do.  So thankful for that.

I’m going to prepare for a call to close a deal.  It’s been a good year.  A few more deals and I will hit my average yearly revenues.  I wish I could take the rest of the year off, but I have to help with everything my client brings and he isn’t likely to take a sabbatical.  If the year ends up above average, we’ll save a bit more for the future.  It’s all good.

I’ll leave you with a short story that also made me smile.  Leaving the garden today, I spoke with a woman who helps a family from Afghanistan.  They live in a small apartment with mice and roaches, have signficant health problems and barely have enough to eat.  Still, they are the happiest people she knows.  When this woman’s 16 year old son gets on her nerves, she visits the refuge family for a dose of happy.  Why so happy?  No bullets.  No bombs.  That is enough for them.

What makes you happy?

A Month

A month has passed since I last wrote.  I’ve started to forget the challenges we faced as we integrated Violet into our family.  I look at her and wonder how I ever doubted we could be a family.  She is a really terrific dog.  A few minor quirks remain, but even if we never sorted them out, we’d be fine.  Happy.  Ecstatic.

Still walking like crazy.  I’ve been keeping records for 84 days during which time we’ve walked 529 miles.  That’s an average of 6.3 miles a day.  The prong collar is still magic.  She can be within a few feet of a squirrel and not freak out.  She’ll stare at it without pulling for as long as I’ll let her and then I can walk her away when I’m ready.  Maybe she’ll then pull a bit to try to get closer, but not always and if she does it is nothing remarkable.  I’m so happy.

I’ve started a few hearty plants at the community garden.  Unless it rains, I go there every day to water.  I’ve tried leaving Violet at the picnic table while I water but she barks and barks until I come back.  That is a quirk I will try to sort out.  I want to be able to walk her there to water, then play at the dog run in the same park.  But leaving her at home means I get to pedal to the garden, which is nice.

I feel pretty strong on the bike.  All this walking must have helped.  I tire a bit on longer pulls, but that’ll go away as I keep at it.  We’ll see how much I bike this summer.  In the same way the long walks leave Violet with little interest in being wild, they leave me with less need to get out and pedal.  A trip to the garden or the store may be enough.  Having walked outside for three to four hours, I am content to work, do chores, lawn care, cook, read books and watch TV.

I just started watching Raja, Rasoi Aur Anya Kahaniyaan on Netflix.  It is an Indian show covering Indian cuisine, region by region.  Subtitles and all.  Up until now, I only had a rough, and probably confused, understanding of the differences between the food of northern and southern India.  I am ready to learn.  The first episode covered Rajasthan.  Desert country, so families rely on khejri trees, the leaves of which feed goats milked by the families to get milk.  They also grow millet which tolerates the heat and needs little water.  It’s tough living but the people don’t just survive, they thrive thanks to the cuisines they’ve developed and adopted.  Inspiring.  Next up is Tamil Nadu.  I can’t wait!

I am reading Karen Tei Yamashita’s I Hotel.  My friend teaches at St. Rose and was having her students read Yamashita’s Tropic of Orange.  That book isn’t in our library system, but I Hotel was.  It covers the Asian American experience in San Francisco during the late 60s and early 70s.  A turbulent time in which Asian Americans were fighting for their civil rights.  A good review is here.  I am enjoying it very much, but I am a little bit distracted since I received Haruki Murakami’s latest short story collection, Men Without Women.  You may recall that I spent much of 2016 devouring everything he wrote and I am ready to dive back in, but I am 100 pages from finishing I Hotel.  Patience!

I’m still making food from all over the world.  Mexican, Indian, Japanese, Chinese, Thai, Ethiopian and US dishes top the charts, but I’ve added a few dishes from Russia and Egypt, too.  Having never had many of these foods prepared for me, I have no idea if I am hitting the mark or any mark, but the dishes delight me.  Isn’t that enough?  Might be because I love cooking and eating and have a huge sense of gratitude for the variety of wonderful ingredients I can get, but I may also be getting a little better with practice.  It’s slow going, but fun along the way.

Speaking of food, I’ve typed my way past eleven so I am going to cook something for lunch.  Take care of yourselves.  Have a walk and make some yummy food.  Cheers!

The Right Direction

We’ve been with Violet nearly ten weeks now.  Positive change is happening every day.  I can cry happy tears when I think about how far she was come.

Because she jumped our four foot fence, we’ve had a six foot fence installed.  We don’t know whether she can jump a six footer.  We briefly considered an eight foot fence, but the dog runs I’ve seen have six footers, so that is where we ended up.  We still take her out on a leash to make sure there are no critters inside the fence.  Once the coast is clear (anything there leaves straight away), she runs free while we play fetch and practice recalls and the like.

We also bought a Whistle 3.  It’s that little grey box on her collar–a GPS tracker.  It wasn’t expensive, but it requires a cellular plan (about $7 a month).  If Violet leaves home without us, I would open the app on my phone and track her in real time.

When it arrived, I went to the App Store to download the app.  I noticed a fair number of poor reviews.  Things like it was slow to alert people that their dog had left home or the app wasn’t refreshing fast enough when tracking a lost pet.  Disconcerting, but I ended up keeping the Whistle 3.  Even if it isn’t perfect, it gives me hope.  Violet has twice gone on walkabouts.  Even an imperfect tracking device might be the help I need if she goes  further next time.  And we sometimes open the app when we’re out.  Seems like it does a good job in that context.  We’ll see.

Since we’re hoping we never need to use the tracking device, the built in activity monitor gives us something to play with.  Something for the money, if you will.  Of course she is crushing the suggested one hour a day of activity.  We’re still walking an average of 5.5 miles a day, which typically includes 0.7 miles of running by my bike, as well as playing in the yard and trips to the dog run.  Generally about three hours of activity.  If anything, I need to ease up a bit and give her more time to sleep, but then the activity monitor tells me she is sleeping about 15 hours a day, which is about right for her age and size.  So it is all good.

Except for the walking.  Despite months of very careful work to help her stop pulling, Violet was too distracted to make fast enough progress.  Her prey drive has her moving fast while looking for prey and, once spotting it, trying very hard to get near it.  Even when squirrels weren’t in sight, the constant corrections, stopping, direction and speed changes were taking their toll on my body.  My whole left side–arm, hip and knee–were getting really sore.  Much more and I’d probably be injured and unable to walk her.  Couldn’t let that happen.

Then we remembered the prong collar.  Scary looking things, but we used one on our first dog, Speed.  She pulled like crazy and the prong collar fixed it in an instant.  So fast that I put her prong collar around my neck to see what we were doing to her.  Nothing too bad.  As I recall, sharp pulls resulted in uncomfortable pinching but not pain.  In fact, she seemed considerably more comfortable than when we were using a flat nylon collar (against which she pulled so hard she’d labor to breathe).

So I ordered a prong collar for Violet–a black stainless steel Herm Sprenger from Germany.  It is very well made, should last her lifetime, and I like that the tips are rounded rather than blunt.  We ordered a smaller link size (2.25 mm) on the advice of this fellow and are happy we did.  It works very well and doesn’t look as ominous as the collars with 3.00 or 3.25 mm links.

As was the case with Speed, Violet stopped pulling immediately.  Without any corrections.  It was just short of miraculous.  Granted, I had been working very hard with Violet to help her learn to walk by me and that pulling would result in stopping, so that when the prong collar was put on she already had a clear understanding of what was expected.  She always did, but with a martingale collar she would repeatedly opt to pull the entire walk.  Pull, stop.  Pull, stop.  Pull, change directions.  Repeat for two or three hours a day.  And that was before she saw a squirrel.   When she saw a squirrel, she’d put on a real show.  She’d pull and choke herself terribly.  With the prong collar, she now often will ignore squirrels altogether.  If the squirrel is too close, she’ll still pull for it, but with much less intensity and for much shorter time.  No choking at all.  No yelping in pain.  She seems comfortable, yet fairly quickly opts to stop the pulling and come back to my side.  Life changing for the both of us.

We got away with using a prong collar with Speed without training her first.  We were young and didn’t know much about training.  We used a retractable lead and the prong collar, so Speed never learned to walk by us.  She’d walk about six feet in front of us but we didn’t care.  She wasn’t scary to passersby.  Violet is more intimidating.  Even though she walks calmly and has little interest in people we pass, its clear that some people feel better when I keep her by my side and in control.

It occurred to me I should repeat the prong collar test.  I’ve told people about the test I did twenty three years ago, but I started to wonder if I’d still find the collar reasonable.  Here we go.

Pinches sharply, but no material pain.  And I’m pulling much harder than I do with Violet.   So, pass!  If you have a dog that pulls, and training with a training collar, martingale collar or training harness isn’t working, consider a prong collar.  Before you buy one and use it, watch some training videos.  The one I liked is linked above, but here it is again.  Watch both parts.  Fitting, placement and use are not obvious.  Learning is fun and your dog will thank you.  So thumbs up for prong collars.

That’s enough of that.  It just started raining.  Time for a nap.  That’s what I say, but Violet wants to play some.  So we’ll play some.

Bye!

Backing into It

Violet came with her name, but we’ve recently discovered Violet Oakley.  Ms. Oakley was an American muralist and stained glass artist.  Not as well know as Frida’s namesake artist, but we’ve got a match and we’ll stick with it.

Violet’s bike tow leash arrived!  It is very well made, easy to install and Violet took to it from the first try.

I wish I had a better video of her running on it, one that showed her in relation to the bike, but I shouldn’t be making videos while piloting a bike to which my beloved dog is attached, so I’ll let the one indiscretion below serve as a placeholder (until I affix the bike tow leash to our tandem so I can safely pilot while Lacey makes video aplenty from the stoker’s seat).

So far we’ve been sticking to a 0.7 mile loop in our neighborhood.  All small streets with almost no traffic.  Violet keeps an eye on the bike to know when to turn, slow and stop.  I was concerned about her spotting squirrels while underway but so far the activity has held her attention.   She’s looked at squirrels, but hasn’t made an effort to do anything more.  Knocking on wood before every ride and keeping my hands hovering over both brakes, mind you.

Except for uphill sections, I don’t pedal much.  Violet pulls us both along very easily and, with a little distance to spin up her motor, she runs fast.  Despite the short distance, she is very well exercised by the end.  Probably helps that we often tack the biking loop onto the end of a long walk.  Maybe someday we’ll put the bike on the car and head to a rail trail, or even for a spin through the woods at Thatcher, but we’re good for now.  If you have a dog who needs more exercise than you can share while walking, this tool may be just what you need.

Food?  Why sure!  Before Passover comes and steals our bread, I’ve been enjoying what I call toast bowls.  I didn’t grow up with bowls (the meal format, that is), and I’ve only in the last couple of years warmed up to them.  I’m fully on board now.  As much as I enjoy eating them, prep isn’t easy.  Making each of a starch, veg, protein and sauce takes a fair amount of time and yields a breathtaking pile of cookware to wash.  What to do?

Toast bowl to the rescue–using toast as the starch all but eliminates one of the four steps and the related cookware.  25% easier!  I love my rice cooker, but clean up is a little much.  Quinoa is easier, but I fret about the shortage I am causing for native eaters in Bolivia and Peru (until I read this, so maybe I can enjoy the quinoa I eat once a week?).   But toast!  A nice whole grain sour dough (another plug for my exclusive bread supplier) toasted up is always a comfort.  More comfort?  I have been brushing on melted butter before I chop the toast into bite sized pieces.  I’m still making Miyoko’s butter.  Last batch I used yogurt instead of milk and the resulting cultured taste is a real winner.

Recent toast bowl?  Buttered toast bites formed the foundation, which was topped with chopped Field Roast chorizo sausage and roasted Brussels sprouts, and then a yellow gravy (from Julie Hasson’s casserole cookbook) was generously ladled on top.  Gobs of gravy!  Many of the gravy recipes I enjoy are completely fat free but are still, thanks to salt, peppers and spices, delicious.  No reason, then, unless I develop high blood pressure, to go easy on gravy.  Just another perk of the plant eating lifestyle.  Toast bowls!  Hit one today!  Before Passover!  Wait!  Buttered then busted matzo!  Ca-ching!  This is just too easy.

So Friday then.  Do with it what you will, so long as no one gets hurt.