https cdola colorado gov housing covid19 eviction

211 Colorado. Colorado COVID-19 Resources for Undocumented Communities: Make a recommendation or addition here! If we lose a significant portion of those to foreclosures, we’re going to have a doubly hard time dealing with affordable housing in a post-COVID world.”. “Where there seemed to be reluctance was around taking mortgage forbearance as a landlord. Drew Hamrick, with the Apartment Association of Metro Denver, called the latest state eviction ban “problematic by mistake and not necessarily intention,” because it doesn’t take into account people who are gaming the system or when leases expire. In April, there were 97. State Rep. Tony Exum, Colorado Springs, CO. 1.3K likes. Colorado’s rent assistance programs The Colorado Department of Local Affairs (DOLA) Division of Housing (DOH) is working closely with the Colorado Department of Public Health and Environment (CDPHE) as well as other State, City, County, and Federal Partners to develop and implement a coordinated COVID-19 response. •    Andrew Feinstein of Denver, Colorado, appointed;  I don’t know how that’s supposed to work.”. But some nonprofits worry it won’t be enough. Resident Relief Foundation, from the Colorado Apartment Association, provides cash grants to tenants to help pay rent. In September, her unemployment benefits stopped for no obvious reason. Days after banning late fees on renters in Colorado, Gov. California is protecting people experiencing homelessness during coronavirus and preventing others from losing their homes. Gilman, who helped develop the report, said the tsunami prediction was calculated based on the massive jump in unemployment in the spring and the expiration of eviction moratoriums in September. According to surveys of its landlord members, 71% said they’ve worked with their tenants to waive late fees, set up payment plans or accept payments throughout the month. In support of this goal, Colorado Tourism Office has suspended operations for all 10 Colorado Welcome Centers until further notice. He’s still unemployed. “We have seen a faster-than-expected economic recovery to date, which has pushed projections of eviction risk towards the low end of that range,” Gilman said, adding that the analysis uses data from the new Census Household Pulse surveys that started in April to measure coronavirus impact. “What we’re trying to manage is a soft landing. Each of the 26 Colorado state agencies provides support to Coloradans during response and recovery to COVID-10. Specifically, you could not … “I’m gonna be facing (the bills) again at the beginning of the year,” Miller said. Colorado in particular used $19.65 million of its federal CARES Act money to fund emergency relief programs for both. The numbers dropped again last month and as of Oct. 22 were about one-third the norm. Polis also announced last week that the state would use $163 million in unspent Medicaid dollars and disaster emergency funds to provide a one-time $375 payment to many people who are still unemployed. •    Jennifer Linda Rodgers of Denver, Colorado, appointed; •    City of Denver Response to Eviction Challenges 10:30-10:50 a.m. It was also about eviction risk, not an actual eviction. •    Welcome and Introductions, 9-9:20 a.m. Gov. “By and large, we haven’t seen the evictions because if you’re having conversations with your residents (then) eviction is not the first place you’re going to go,” Pinnegar said. Help for renters, homeowners, and small landlords The Tenant, Homeowner and Small Landlord Relief and Stabilization Act of 2020 provides renters, homeowners, and small landlords with relief if coronavirus or the quarantine has impacted your … Landlords could apply for rental assistance on their tenants’ behalf through the Property Owner Preservation program: For help with getting forbearance or avoiding foreclosure, visit. Meanwhile, apartment owners face their own crises. When that happens, renters tend to work on a plan with their landlords or find a roommate, or move out rather than stick it out through the eviction process, he said. *Note that meeting can continue to 1 p.m. if needed. More than seven months into the pandemic, the financial strain has been brutal on all sides of the rental housing market. And they have no choice but to assume the worst.”. The extra payments ended on July 25. A temporary task force within the Department of Local Affairs will examine housing instability due to COVID-19 in Colorado. 9:25 - 10:00     CO Center for Law and Policy and COVID 19 Eviction Defense Fund presentations As the pandemic began, food requests jumped to the top. Small Colorado mountain counties aren’t sure how bad their COVID situation is. “So there’s no questions about whether or not the tenant is a documented resident. It’s reserved for tenants who face financial hardships and who sign a declaration to prove it. A recent national survey of 1,370 landlords found that 38.1% didn’t receive the full rent for October, up from 35.2% in September, according to Avail, a company that helps smaller landlords manage their properties. For the past decade, the state has seen 3,000 to 4,000 evictions per month. Email Report a Problem or Ask a Question For technical support on online services call 303-534-3468 X 0 Please note that we are not a state agency The latest from the coronavirus outbreak in Colorado: “I’m just nervous because she really wants her money. Six months after eviction, a Denver woman wonders if she’ll ever have stable housing again. And Congress hasn’t been able to agree on a new stimulus package since March. And the data doesn’t count renters who move out before the process begins. That extra income ended Sept. 5. “The most effective policy responses to eviction risk and housing instability for renters include both eviction bans, which buy people time, as well as cash assistance, which enables folks to pay their rent and enable landlords to pay their mortgages,” said Sam Gilman, cofounder of the COVID-19 Eviction Defense Project in Colorado, which provides legal resources for struggling tenants.                           o       Las Animas County  Boebert, who takes office in January, again repeated false allegations of widespread voter fraud in the election of Joe Biden, Gunnison, Ouray and San Miguel counties have teamed up with the state to hold mass testing events for people -- with and without coronavirus symptoms -- to “know what we don’t know”, An effort to replace the Lower Downtown marker has raised the possibility of reconciling a painful chapter in the city’s history -- and reimagining a new Asian district. “They’re the ones that I’m worried about because we went into this with an affordable housing crisis across the country. It also helps a part of the community that was largely excluded from federal relief, Anderson pointed out. COVID-19-related issues & concerns. The immediate impact of eviction moratoriums? •    Jennifer Kermode of Gunnison, Colorado, appointed; There’s also the 2-1-1 program, a statewide service run by nonprofits like Mile High United Way. •    Programs offering Alternatives to Eviction 10:50-11:15 a.m. Colorado saw a record 104,217 new claims for regular unemployment in the first full week of April. Vikki Miller began 2020 with a divorce. The CARES Act, signed into law Mar. The state of Colorado and the federal Centers for Disease Control and Prevention have eviction bans that prevent landlords from kicking out tenants who can’t pay rent because their income declined due to COVID. “And the federal government has been really absent. •    Chris Romer of Denver, Colorado, appointed;  Colorado Gov. John Anderson, a pastor at Trinity Presbyterian Church in Arvada, has a single tenant at his rental property in southern Colorado. At the end of the day, the rental crisis in America is going to continue to deepen until we can solve some of the really large amounts of debt that has built up.”. She’s grateful for the support and understands that unpaid rent has hurt her landlord. 10:00 - 10:15   Q&A So they’re testing the masses. The Colorado Sun — tamara@coloradosun.com “Housing insecurity has become one of the most concerning byproducts of the COVID-19 pandemic,” DOLA Executive Director Rick M. Garcia said in a statement. And we’re getting there real nicely with high levels of rent payments and low levels of evictions. 9:20-10:10 a.m.: Increasing resources for tenants and landlords, 10:10-10:30: Process modifications—bolstering the CDC moratorium; “sealing” eviction records from 2020; extending 48 hour writ of possession, 10:30-11 a.m.: Solutions for problem landlord/tenants. A repayment agreement should be discussed. This prevents evictions through the end of the year. The Colorado Legislature and Governor Polis have passed Senate Bill 20B-002 authorizing an additional $54 million in housing assistance for people economically impacted by … “There seems to be recognition of this need that in order to enable landlords to provide rental assistance or deferred rent, we needed to help the landlords have resources themselves,”  Anderson said. Now she faces homelessness. 9:05-9:20 a.m.: Discussion on current recommendations (S1, S2, M1, M2). “And then if I’m evicted, I’m supposed to be in quarantine. CHFA offers low-interest loans, home buyer education classes and additional resources to help you with the purchase of your new home. This helps landlords get paid even if their tenants are avoiding the landlord because of the inability to pay rent. And only about one-third of smaller property owners have federal loans, said Bob Pinnegar, President and CEO of the National Apartment Association. •    Darren Everett of Denver, Colorado, appointed, replaced Andrew Feinstein. “The two of those things together are really important.”. “Housing assistance has consistently remained the top need each month through this pandemic, outpacing other needs by more than twice,” Stephanie Sanchez,  Mile High United Way 2-1-1 statewide senior director, said in an email. State Directory [collapsed title="Agriculture"] An additional $2.6 million was added last week to the aforementioned landlord program, which is run by the state’s Division of Housing in the Department of Local Affairs. Colorado Launches $19.6 Million Fund For Renters Affected By COVID-19 Pandemic By Audra Streetman July 17, 2020 at 8:45 pm Filed Under: CARES Act , Colorado News , Coronavirus … Brothers Redevelopment has teamed up with the Colorado Department of Local Affairs Division of Housing to launch the Housing Counseling Assistance Program.It is a free service to all Coloradans where residents can be connected to local housing resources like financial assistance for rent and mortgages or to be put in touch with legal assistance to prevent a looming eviction. The programs were funded with $20 million from the state’s share of federal CARES Act dollars. Most apartment industry organizations don’t quite agree. She’s been unable to find a new gig that lets her work safely at home. Just as we lowered these numbers in response to an improving economic picture, we will continue to revise these numbers as conditions change through the winter.”. She hasn’t paid rent for two months and she knows that’s tough on her landlord, who planned to send her an eviction notice this month, she said. The Order went into effect on September 4, 2020, and prohibits residential landlords nationwide from evicting certain tenants through December 31, 2020. > Special Evictions Task Force Final Report, *If you are in need of rent/mortgage assistance, housing counseling, eviction/foreclosure assistance or housing related legal services please visit coloradohousingconnects.org, Andrew Paredes (Tamara Chuang, The Colorado Sun), Primary category in which blog post is published, How to submit an opinion piece to The Sun, Learn more about Civil’s Credibility Indicators, recent national survey of 1,370 landlords, first eviction moratorium went into effect March 20, Polis’ new eviction ban was issued Oct. 21, predicted that 420,000 Coloradans were at risk of eviction, awarded $6.7 million in grants to 500 businesses, https://cdola.colorado.gov/mobile-home-park-dispute-resolution, caahq.org/main/colorado-housing-financial-assistance, https://cdola.colorado.gov/rental-assistance, Congresswoman-elect Lauren Boebert to challenge Electoral College vote. Polis’ new eviction ban was issued Oct. 21. •    Leanne Denise Wheeler of Aurora, Colorado, appointed;​​​​​​ She just doesn’t want to be homeless at a time like this. U.S. Department of Housing and Urban Development | 451 7th Street S.W., Washington, DC 20410 Telephone: (202) 708-1112 TTY: (202) 708-1455 IF YOUR INCOME IS AT OR BELOW 80% AMI (based on the month preceding the month for which assistance is requested (e.g. Then the coronavirus started spreading in Colorado. “But at least I have a few months to figure out if I can return to some kind of work versus right now, where I can’t even focus on that because I’m trying to figure what’s going to happen with my day-to-day needs.”. 10:25 - 11:45   Task Force discussion and deliberation The Colorado eviction ... lawyers say it's unclear exactly what that means or looks like for evictions in Colorado. Still, evictions were only about a quarter of the number reported in June 2019. Other sources have stepped in to fill the gaps for both tenants and landlords. 11:45 - 12:00    Wrap up, 9:00-9:15 a.m. Councilwoman Torres from City and County of Denver on tenants under-served by federal programs, 9:25-10 a.m. “This is the group that is usually the least capitalized and the most subject to the wounds of what happens in the market,” Pinnegar said. To qualify, fill out this declaration (see other languages here) and share it with your landlord. “Typically, an eviction situation is when somebody ghosts on the property owner and they have no idea what’s going on and won’t respond. On September 1, 2020 the Centers for Disease Control and Prevention (CDC) issued an Agency Order titled Temporary Halt in Residential Evictions to Prevent the Further Spread of COVID-19 (Order). 10:15 - 10:25   Break •    Ty L. Coleman of Alamosa, Colorado, appointed;  Special Eviction Prevention Task Force A temporary task force within the Department of Local Affairs will examine housing instability due to COVID-19 in Colorado. Jared Polis went a step further Wednesday and reinstated a state eviction moratorium. The Special Eviction Prevention Task Force will work in partnership with the Division of Housing’s Strategic Housing Working Group. Colorado’s two pandemic housing programs started after state legislators passed the COVID-19-related Housing Assistance bill in June. “We definitely need a federal investment in rental assistance to stabilize renters, to give them cash to pay their landlord so the landlords can pay their mortgage,” said Gilman with the COVID-19 Eviction Defense Project. He was so relieved to have that covered. •    Task Force discussion 11:15-noon, Agenda: As of Oct. 16, 1,301 renters benefited from the state’s Emergency Rental Assistance program for a total payout of $3.1 million. Late fees cannot be charged through Dec. 31. But tenants still will owe back rent. WASHINGTON - U.S. Department of Housing and Urban Development (HUD) Secretary Ben Carson today announced the “Eviction Prevention and Stability Toolkit” to encourage Public Housing Authorities (PHA) and Housing Choice Voucher (HCV) landlords to plan for and implement strategies to keep families stably housed and mitigate economic hardships due to Coronavirus. Landlords also reported an increasing vacancy rate, while 30.9% were feeling pressure to sell the property, especially with eviction bans that restrict a landlord’s options for collecting rent. Dr. Robert Redfield signed a declaration determining that the evictions of tenants could be detrimental to public health control measures to slow the spread COVID-19 Community philanthropy has also stepped up efforts to bridge that gap. Anderson, the Arvada landlord, has been supporting Coloradans for the Common Good to work with lenders and government officials to figure out how private banks can work with landlords on forbearance or payment alternatives for their own mortgages. halt in evictions to prevent further spread of covid-19 I certify under penalty of perjury, pursuant to 28 U.S.C. But word of the ban spread slowly. The eviction moratorium does allow some evictions. Last spring, the COVID-19 Eviction Defense Project predicted that 420,000 Coloradans were at risk of eviction by September and communities of color would be impacted at greater rates. Rev. 211 Colorado (Updates will be made to this section as they become available) Colorado Housing and Finance Authority (CHFA) Updates Related to Covid-19 Consumer Financial Protection Bureau Guide to Coronavirus Mortgage Relief Options U.S. Department of Agriculture Rural Development COVID-19 … July’s came in at one-third while August’s was about half. As renters and landlords are finding out, there is help out there. Below is a directory of those services and a link to the agency information. The Division of Housing (DOH) partners with local communities to create housing opportunities for Coloradans who face the greatest challenges to accessing affordable, safe, and secure homes. The numbers began climbing again after the moratorium ended in early June. COVID19 Eviction Fighting Evictions and Homelessness in Colorado during COVID19 Defense Project •Legal Help for evictions •https://cedproject.org Colorado Resource Connecting Community and Legal Resources Network •www.coloradoresourcenetwork.com Resources for Eviction and Foreclosure Prevention COVID19 DON’T KNOW WHERE TO START? •    State Response to Eviction Challenges—Executive Orders, State Programs and Funding 9:40-10:15 a.m. For this coronavirus Christmas, I made a special list from A to Z. Coloradans have been giving generously during coronavirus. •    Skippy Leigh Upton Mesirow of Aspen, Colorado, appointed;  Those who fill out the form falsely risk fines and jail time. In Colorado, evictions dropped 50% when Polis’ first eviction moratorium went into effect March 20, according to Colorado Apartment Association data compiled from state court filings. Support local journalism around the state.Become a member of The Colorado Sun today! A growing number of tenants didn’t pay rent last month, according to the National Multifamily Housing Council, and many others aren’t confident they can make next month’s payment, says the Census Household Pulse Survey. It connects callers to more than 8,000 resources from health care and housing to legal advice and job services. •    Andy Newell of Greenwood Village, Colorado, appointed; Missed rent is due on Jan. 1. Call 1-844-493-TALK (8255) or text TALK to 38255 to speak to a trained professional. Residents who don’t pay their rent within 10 days after the end of the month are at risk for eviction. If you get an eviction notice, your landlord must give you 30 days notice under the current state order (compared to 10 days absent the order). In reality, there have been 8,199 evictions since March. Tenants who sign a declaration that they face financial hardship due to COVID must pay past-due rent as agreed on with their landlord. Federal unemployment benefits helped the jobless pay their bills. Recovery support is shared at the bottom of the page. He became a proactive landlord after learning his tenant had lost his job. >>. Landlords have also stepped up to help their tenants to avoid evictions, said Pinnegar, with the National Apartment Association. She also learned about the nonprofit 2-1-1 helpline and is getting help with utility bills for the rest of the year. “We were able to take advantage of that for the month of October. The Task Force is composed of ten individuals that represent a variety of perspectives and backgrounds from the housing and development space, and will work in partnership with the Department of Local Affairs’ Division of Housing, the Strategic Housing Working Group, and the Governor’s office. Call 303-389-1687 or (877) 462-2911 Evictions are a tedious legal process that can take months. Colorado Gov. Before the pandemic, a large chunk of the calls to 2-1-1 were older adults asking about health care. March income for April housing assistance) and you have evidence of financial hardship due to COVID-19 YOU QUALIFY FOR PARTICIPATION. Colorado Gov. But for most of that time, if renters lost their jobs, they received unemployment benefits plus a bonus federal payment of $300 to $600 per week. •    Review Task Force Objectives 9:20-9:30 a.m. They oppose eviction moratoriums, including Colorado’s new one, which still lets landlords evict unruly tenants and is not rent forgiveness. To get the facts on the COVID-19 vaccine and to see when and where you can expect to receive a vaccine, please visit CDPHE’s website at covid19.colorado.gov/vaccine or call the CO-HELP hotline at 303-389-1687. § 1746, that the foregoing are true and correct: • I have used best efforts to obtain all available government assistance for rent or housing; 1 •    Rachel Friend of Boulder, Colorado, appointed;  That number has declined to about 6,000 for the week ended Oct. 24 as businesses reopened and people returned to work. Fewer evictions. But as the pandemic drags on and the aid dries up, renters and their landlords are seeking other solutions. The task force will present its findings and recommendations to the Executive Director of DOLA and to the Governor within 30 days of its first meeting. The payment will be sent in early December. Jared Polis on Wednesday issued an executive order banning Colorado landlords from evicting tenants who can prove financial hardship because of the coronavirus crisis. At the same time, the Property Owner Preservation program, which allows landlords to request money to pay the rent of tenants with financial hardship, has doled out $9.9 million to landlords to help 6,423 tenants. I really do think that some advocates for the other side have scared policymakers into thinking something’s going on when it’s just plain not going on.”. 9:00 - 9:10      Start and introductions Miller, the Colorado Springs renter, hadn’t heard that Gov. Percent of facilities updating (within 24 hours) 90%: Number of patients currently hospitalized for confirmed COVID-19: 1,253: Patients currently hospitalized as COVID-19 persons under investigation (See other criteria). Emergency Housing Assistance Program —  Brothers Redevelopment, which provides affordable housing, offers help with rent and rental assistance. In September, Colorado had 2,073 evictions, or 72% of the number from a year earlier. As a news piece, this article cites verifiable, third-party sources which have all been thoroughly fact-checked and deemed credible by the Newsroom in accordance with the Civil Constitution. •    Beatriz Gonzalez of Broomfield, Colorado, appointed; Last month it awarded $6.7 million in grants to 500 businesses and is now working on round two. •    Comments from Governor Polis 10:15-10:30 a.m. (approximate) You can also access their web based search function for more help.. Center for Disease Control and Prevention (CDC) I understand that, but I can’t give (her) the money, you know?” said Miller, who adopted her 9-year-old grandson three years ago, after his mother died. The Colorado Springs resident stopped working as an Uber driver in March and hasn’t returned because her immune system is compromised. U.S. Department of Housing and Urban Development | 451 7th Street S.W., Washington, DC 20410 Telephone: (202) 708-1112 TTY: (202) 708-1455 •    Residential Evictions—Terminology and Process 9:30-9:40 a.m.   Jared Polis signed another 30-day eviction moratorium. He said the CDC ban allowed landlords to dispute a tenant’s truthfulness of their declaration that they can’t pay rent because of economic hardship caused by COVID. DOH supports projects ranging from homelessness prevention to homeownership. Its critics see it as an opportunity. But many say that what has really helped landlords collect rent was the extra $600 per week in federal unemployment relief paid to those who had lost their jobs. It’s not so much that landlords were resistant to that, but they were getting pushback from their lenders. Tech+Business+Economy, These are selected by the writer and confirmed by the editor. Jared Polis declared a state of emergency on March 10 to protect public health and our vulnerable populations and prevent the spread of the COVID-19 virus. Otherwise, it’s all due Jan. 1. “One of the big benefits is that this allows rent assistance for people who are undocumented because their funds are going directly to the landlord rather than the tenant,” he said. We’ll try again in November.”. The vast majority of renters dutifully paid their rents each month during the pandemic, with landlords reporting collection rates of 92.6% to 95.4% since April, according to the Colorado Apartment Association. COVID-19 and renting: guidance for landlords, tenants and local authorities Published 28 March 2020 Last updated 21 December 2020 — see all updates If a tenant poses an “imminent and serious threat” or causes significant property damage, the tenant can be evicted. This article contains new, firsthand information uncovered by its reporter(s). Support independent, Colorado-owned journalism by joining The Colorado Sun. Photo taken on Nov. 1, 2020. “We shouldn’t be going backwards,” Hamrick said. (720) 263-2338 — Call, text, Signal or WhatsApp, Colorado Division of Housing provides rental or mortgage assistance through the. A small apartment complex in Littleton advertises that it is looking for renters. Director, Office of Housing Finance and Sustainabilityandrew.paredes@state.co.us, About DOLA    Careers    Contact     Newsroom    Strategic & Legislative Planning, Coronavirus Disease 2019 (COVID-19) in Colorado: State & National Resources, Office of Housing Finance & Sustainability, Inventory of nondeveloped state-owned land, Fort Lyon Supportive Residential Community, Registered Dealers, Installers, Inspectors, Factories, 3rd Party Inspectors, Special Evictions Task Force Final Report. In September, the Centers for Disease Control and Prevention halted most evictions nationwide until the end of the year. The COVID-19 vaccine was required to meet the strict safety and efficacy standards required of all vaccines. “The most effective policy responses to eviction risk and housing instability for renters include both eviction bans, which buy people time, as well as cash assistance, which enables folks to pay their rent and enable landlords to pay their mortgages,” said Sam Gilman, cofounder of the COVID-19 Eviction Defense Project in Colorado, which provides legal resources for struggling tenants. “When I checked in with him (in September), he was breaking into his 401(k) to pay rent, which is a sad reality,” said Anderson, who then discovered the Property Owner Preservation program, which encourages landlords to apply for rent payments for tenants who can’t afford it. The mom-and-pop landlords who rent out older and often more affordable small complexes were less likely to receive federal aid in the form of forbearance for federally-backed mortgages. But as of Oct. 17, about 221,036 people were still receiving some sort of continued unemployment benefit. Landlords and tenants can apply for the assistance at cdola.colorado.gov/rental-assistance. Colorado Crisis Services We provide free, confidential, professional and immediate support for any mental health, substance use or emotional concern, 24/7/365. The Special Eviction Prevention Task Force will work in partnership with the Division of Housing’s Strategic Housing Working Group. Agree on language modifications. Equipped with the new information, she spoke to her landlord so everything is now on hold for 30 days. Colorado’s call line for general questions about the novel coronavirus (COVID-19), providing answers in many languages including English, Spanish (Español), Mandarin (普通话) and more. Now, housing, utilities and food assistance dominate calls. A plaque near Denver’s historic Chinatown marks a race riot. Colorado Housing and Finance Authority (CHFA) provides funds to finance the places where people live and work throughout Colorado. The Facebook page of State Representative Tony Exum. 27, 2020, provided 120 days of eviction relief for tenants in federally-backed housing, which has since expired. CHFA has been making dreams come true for over 30 years. Polis orders statewide eviction moratorium for those who can prove COVID-19 hardship Moratorium recommendation came from task force report By: Blair Miller Unless the orders are extended, landlords can begin the eviction process for tenants who haven’t paid their rent due to COVID after Dec. 31. Polis halted evictions when the coronavirus … If they were to take forbearance, it would impact their future lending or borrowing capabilities.”. Energize Colorado, which has raised $31 million, is a mix of federal CARES Act funding, state money and private donations. Week 1 meeting agenda: “The other big difference is the Colorado order now extends those protections to people (whose) contract is just plain expired, which, in our view, was never meant to be protected by the CDC moratorium,” said Hamrick, who serves as the organization’s general counsel and senior vice president of government affairs. With winter approaching and COVID-19 cases on the rise, renters in arrears and housing advocates are all grateful for the eviction moratoriums, but say it’s far from enough. “However, a lot is uncertain with increased (coronavirus) cases, no federal rental or unemployment assistance, and business shutdowns or slowdowns on the horizon with winter coming. This includes directly interviewing sources and research / analysis of primary source documents. 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