The Brief

The U.S. Department of Veterans Affairs, as of Thursday, has ended a new mortgage-rescue program that so far has helped about 20,000 veterans avoid foreclosure and keep their homes.

The move leaves millions of military veterans with far worse options than most other American homeowners if they run into trouble paying their home loans. And it comes at a time when nearly 90,000 VA loans are seriously past due, with 33,000 of those already in the foreclosure process, according to the data and analytics firm ICE.

At issue is the VA Servicing Purchase program, or VASP. It was put in place during the Biden administration after missteps by the VA left homeowners with no affordable way to catch up on their VA-backed home loans if they fell behind. VASP rolls the homeowners' missed payments into a new, low-interest rate loan that the VA then owns outright. With today's higher mortgage rates of around 7%, it is often the only affordable option for homeowners with VA loans.

But Republicans in Congress have been critical of the VA Servicing Purchase
program, saying it puts too much taxpayer money at risk. In a statement this week to NPR, the VA said, "[As of May 1,] the program, which was unilaterally created by the Biden Administration and lacks congressional authority, will stop accepting new enrollees."

Mortgage industry groups, housing advocates and veterans organizations have been warning the VA that shutting down VASP without replacing it with something else first would result in large numbers of veterans losing their homes, many of whom are in this financial peril because of the VA's own mistakes.

"With the expiration of VASP, tens of thousands of Veterans and their families are now at significant risk of losing their homes," said Mike Calhoun, president of the nonprofit Center for Responsible Lending, a nonpartisan organization that advocates for the financial rights of underserved communities, including veterans.

His group is urging Congress to quickly pass legislation to create a new program to fill the gap, and he said, "VA should extend VASP until this program is up and running."

Thousands of vets left stranded, again

Thousands of veterans were left facing foreclosure two years ago after the VA abruptly canceled a key part of a pandemic-era mortgage relief program that allowed veterans to skip mortgage payments if they had trouble paying. When an NPR investigation first uncovered the VA's move in late 2023, there were about 40,000 vets in danger of losing their homes.

Kevin Conlon is one of them.

Conlon and his wife, Jenny, live in upstate New York, not far from where he was stationed with the Army at Fort Drum. After his two combat tours in Iraq, about 12 years ago the couple had a young kid and were struggling to pay rent and save money. Getting a VA loan meant that they could buy a house with no down payment. And they've been there ever since.

"That's the longest I've been in one place," said Conlon.

"Without the VA loan, there was no way that we could have afforded to buy a house," his wife added.

Kevin Conlon and his wife, Jenny, at their home in upstate New York. The couple have owned the house for 12 years and don't know where they would go if they lose it.

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The VA home loan has long been a bedrock benefit of the GI Bill, giving vets a leg up into the middle class.

But all that came unraveled for tens of thousands of vets like Conlon who were on what's known as a mortgage forbearance. It was supposed to help them during a time of financial hardship by pausing their monthly payments and then giving them an affordable way to start paying again and get current. After NPR reported that the VA had shut down the only affordable option for veterans to do that, the VA responded by halting foreclosures for a full year while it rolled out its VASP rescue plan.

While they've been waiting to get into VASP, the Conlons have been told not to make payments, so they've been falling further and further behind, and they say their family has nowhere to go if they lose this house.

"I joined right after Sept. 11th," said Conlon, who grew up in Queens, N.Y., and was in Manhattan the day of the attacks.

Conlon's wounds from his time in Iraq aren't visible, but they've taken years to heal. During his two combat tours, roadside bombs hit his convoys repeatedly and left him with traumatic brain injuries. On the second tour, his best friend died when he hugged a suicide bomber to the ground, giving his life to protect his friends. The trauma and survivor's guilt wounded Conlon, he says, as bad as the blast injuries. He struggled with PTSD and thoughts of suicide for more than a decade before finally getting to a stable, healthy place.

"I was willing to die for what I believed in. And for someone [to] ... take away the home that my family lives in? Like we've paid enough, we've really paid enough," he said.

Referring to the VA winding down VASP, VA spokesman Pete Kasperowicz told NPR, "This change is necessary because VA is not set up or intended to be a mortgage loan restructuring service."

Republicans have their own plan, but it's not in place yet 

Republican critics in Congress don't like that VASP buys the rescued loans from the mortgage industry and then holds the loans on the VA's own books. They say the VA would lose too much money if the homeowners fall behind again.

"The Trump administration rightfully put an end to VA's VASP program," said a joint statement from Rep. Mike Bost, an Illinois Republican and chairman of the House Committee on Veterans' Affairs, and Rep. Derrick Van Orden, a Wisconsin Republican, when VA announced its plan to end VASP.

Van Orden has sponsored a bill to replace VASP with what's known as a "partial claim" program that experts say would help vets struggling to keep their homes by moving their missed payments to the back of their loan term so they would pay them back down the road.

But between VASP ending and Van Orden's bill possibly becoming law is a chasm that could swallow thousands of VA home loans.

Republican Rep. Derrick Van Orden of Wisconsin arrives at the U.S. Capitol in 2023.

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"Veteran borrowers will face otherwise preventable foreclosures, which harm the government through increased payouts as well as harm Veteran homeowners," warned the nonprofit National Consumer Law Center and the Center for Responsible lending in a letter to Congress last month.

"Without VASP or immediate access to alternative policy tools that provide relief … many of these homeowners will be forced to sell their homes and move or face foreclosure," the letter said.

In the wake of the move by the VA, Democrats and Republicans in Congress both say they want to pass legislation to give veterans with VA loans better options for avoiding foreclosure. But it's unclear how long that will take.

In the meantime, veterans behind on their mortgages have far worse options than most other Americans who have loans backed by Fannie Mae, Freddie Mac or the Federal Housing Administration. Those entities all have loss mitigation options that allow homeowners to catch up on missed payments without being forced into a new modified loan at today's high interest rates.

Vets left in limbo and disbelief

For their part, veterans interviewed by NPR feel like the VA has now repeatedly stranded them by first offering them a lifeline and then cutting the rope once they grabbed hold.

"I feel let down and deceived," said Samuel McCrary, a Marine Corps vet with three young kids in Loganville, Ga. The new VASP program looked like it was going to save his house, but now the VA has ended new enrollments in it and he says his mortgage company can only tell him his application for VASP is "pending."

"I believe that we are going to lose the house," McCrary said. "Losing my house and having to go rent — it makes me sick to my stomach to think about."

Even veterans who have made it into the VASP program aren't sure if they'll be OK. That's because many of those vets are in a VASP three-month trial payment period. The VA says vets who have entered that process can continue it through August, "subject to VA's determination that funds remain available for VASP."

The VA did not respond to NPR's request for information about how much funding is available or how many more veterans in these trial periods will in fact be placed into affordable VASP loans.

Veterans also tell NPR they feel like they're scapegoated and paying the price for the VA's mistakes.

At a recent House Veterans' Affairs Subcommittee hearing, Rep. Van Orden criticized VASP this way:

"I understand the whole developmental process of this, and it was moronic," Van Orden said. "It gets rid of a bum loan, and it passes it off to the American taxpayers."

That comment did not sit well with fellow Iraq veteran Conlon and his wife, Jenny.

"That's a hell of a thing to say about his brothers and sisters," said Conlon.

Iraq war veteran Kevin Conlon is among tens of thousands of veterans left facing foreclosure because of a debacle in the VA home loan program.

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"That was so hurtful because these are not bum loans, and they're making the veterans and their families out to sound like irresponsible people," his wife added.

The couple says Kevin took the forbearance so he could get treatment for PTSD.  "That's why we needed it, so he could go inpatient at a veterans program," Jenny said.

The Conlons say they followed the VA's instructions and then got stuck when the VA shut off part of its forbearance program in 2022. Then they followed the VA's instructions again by applying for the new rescue program, VASP. And the VA now says it's shutting that off. Their mortgage company tells them they are enrolled in the VASP trial payment plan, but it's unclear whether the VA will determine it has funding to help all the veterans on those trial plans with permanent new VASP loans.

"The level of just mistrust I have — I mean, I get they're trying to cut spending and all that, but it's like, how do you justify cutting something that is to help the vets who were basically put in this position because of you?" Conlon said.

NPR asked the VA if it's concerned about veterans losing their homes after it shuts down VASP with no replacement ready yet. A VA spokesman has not answered that question but at one point referred our reporters to Congress.

NPR asked the Republican House VA committee leadership the same question; that office referred our reporters back to the VA.
Copyright 2025 NPR

Topline:

Why now: Making, Keeping, and Losing Friends author McCabe joined LAist’s AirTalk with Larry Mantle to share her friend-making advice with listeners, and we heard from listeners on how they make friends.

The local angle: With geography, jobs and traffic all making the act of “hanging out” a challenge, listeners shared their friend-catching tips.

Matt in Eagle Rock said, “It takes two people to make that friendship work; you have to put the effort into it. That is the harder part as you get older. I started in an adult dodgeball league, which I had never done in my life. Now I’ve been doing comedy, it's really about getting to know the people.”

Priyanka in Orange chimed in, "As I have grown older and moved from college in training for so-called adult life, it’s become harder to find friends that you find relatable and who are as invested in the friendship as you yourself are. The new thing I have discovered is Bumble for friends… and so far it's been a good experience.”

Sydney in Koreatown said, “Transitioning from a gay male to a transwoman, I have lost some friends from transitioning, but I have also gained some deeper friendships. It has been a profound and absolutely amazing experience finding common ground, and finding other gay males that support my transition, and finding other trans women that I have a deepening relationship with too.”

Raul in Long Beach also weighed in, saying, “You don't need social media. No matter what anyone says, it really is not necessary to meet new people. When you’re not on it, it motivates you to talk to people in person, it commits your attention to them face to face.”

Listen to the full segment to hear McCabe’s advice on finding and maintaining friends.

Laura Terry dreamed of having kids — a family she could call her own. But there was one challenge: She wasn't interested in dating, marriage, or partnering up.

So, she came up with an idea for an unusual present to give herself.

"For my 39th birthday, I bought a vial of donor sperm," says Terry, who lives in Nashville, Tenn., and works at a top management consulting firm.

She started the process of having a baby via in vitro fertilization, or IVF, soon after. This path hadn't occurred to her initially, even though she has a Ph.D. in cell and developmental biology. There just wasn't anyone in her orbit who had done it. Her epiphany came from a book in which the author described her own journey with IVF.

"I had never heard of being a single mom by choice before that," says Terry, who is now 44. "It was like a light bulb went off."

That light bulb is going off for a lot of single women. Today, 44% of women in America are unpartnered; finding someone and settling down has become less of a priority when they're in their 20s or even 30s. And when some of them are ready to have kids, they aren't letting singlehood deter them.

Who gets to be a parent is being reshaped by increased access to IVF

The nation's first IVF baby was born in 1981, when the process was such a novelty that she was referred to as a "test tube baby." Since then, its use has surged in the United States, and today, IVF accounts for almost 100,000 births each year. That's up 50% from 10 years ago.

With IVF, which accounts for around 2% of births in America, a woman's eggs are retrieved from her body and fertilized with sperm in a lab. The resulting embryo is then implanted in her uterus, with the hope it will lead to a pregnancy.

This process has opened the door for many people who couldn't otherwise conceive children and reshaped who gets to be a parent, including more LGBTQ+ couples.

It has also become a big driver in the number of older single mothers in the U.S. at a time when the country's overall birth rate is declining. The number of unmarried women in their 40s who are having babies has grown by 250% in the last 30 years, according to data from the government. A portion of these women have partners, but many don't.

There are many reasons for this rise, says Rosanna Hertz, author of the book Single By Chance, Mothers by Choice. Increasingly, she says, young women are pursuing higher education, focusing on their careers, or fulfilling personal goals such as traveling around the world or buying homes.

And when they're ready to partner up in their mid-30s, "there's no one to settle down with," says Hertz, a sociologist with a focus on gender and family at Wellesley College. "So, am I going to spend my time waiting for somebody to come along?"

Hertz says her research shows most women who want a family would rather do it with a partner. For them, IVF is Plan B. But as their reproductive windows narrow with age, some decide to move forward by themselves.

A framed photo of Laura Terry with her mother, Jo, holding baby Eleanor.

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Becoming a mother is a marker of adulthood for them, Hertz says.

"There is a sense that I'm now ready to do something that is selfless, that involves the care and nurture of another human being and be part of a broader community," she says. "What a child does is tie you into a community."

Do I really want to have a baby? How do I choose a donor?

Terry saw that care and community in her own sister's family, when it drew her to Nashville to spend time with her nephews.

Once she knew she wanted to be a mom, she started mapping out her path through the language she understood, which is spreadsheets and PowerPoints.

"I made a decision tree," she says.

The root of that tree was a fundamental question: Did she really want a child? It branched from there to examine how she would become a mother and which path would give her the best chance of having a baby. It led her to IVF.

Soon enough, she was faced with another decision: choosing a sperm donor. Faced with an array of choices, she resorted to another spreadsheet "that was like 30 rows long and 30 columns wide."

In it, she started by listing factors like race, height, ethnicity and education. Then she narrowed it down to a few that really mattered to her: "I cared about some physical attributes to look like me. And I cared about family health history."

Terry was extremely lucky with her IVF process: She got pregnant on her first try. She gave birth to Eleanor in 2021 and Margaret came two years later.

"I should be quite grateful for what my process was," Terry says. "The results were beyond what you statistically expect."

Terry actively tries to find ways to engage her kids. Sometimes she buys a "decoy cucumber" so that when she's prepping dinner, 4-year-old Eleanor can peel it and feel helpful. Terry says, "It's a great use of 75 cents for an extra cucumber."

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Jessica Ingram

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She's right: The odds of conceiving a child with just one try of IVF are below 50% after a woman turns 35. And the chances drop rapidly each year after that. Many women try multiple cycles of IVF with no guarantee that they'll get pregnant.

Pregnancies at an older age can also carry health risks for both mom and child, with a high chance of miscarriage. All of this can take a huge physical and emotional toll.

Women with higher education are the top users of IVF

When Kate Snyder, who lives in northern New Jersey, was ready to have a kid, she looked for the right guy. "And, you know," she says, "it didn't happen."

Snyder was already in her 40s when she started thinking of IVF.

Kate Snyder and her 2-year-old daughter get ready for day care at their home in northern New Jersey. An interior designer and artist, Snyder made the decision to undergo IVF when she was in her 40s.

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Thalia Juarez

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"Once I came to terms with the fact that the father of my child doesn't have to be the person I end up with, and you separate the two, it's very freeing," she says. "And it just took the pressure off."

Now 48, she is the mother of a 2-year-old daughter, who loves to talk and fills their home with chatter. "She comes home from day care with gossip," says Snyder, who is an interior designer and artist. "She's telling me who pooped their pants and how the teacher had a lollipop today and this person got out of her cot."

Snyder says Google, her former employer, covered a small portion of the cost of freezing her eggs. But she paid for the IVF process herself.

Each time a woman tries to get pregnant via IVF, the cost can range from $15,000 to over $30,000. It's why IVF is out of reach for many.

Snyder wasn't prepared in her mid-40s for the amount of carrying her baby needed in the first two years, whether it was up and down the stairs or getting her in and out of the car.

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It's gotten the attention of President Trump. In October, he announced proposals to help reduce the cost of the drugs necessary for IVF. He also encouraged employers to offer broader infertility coverage directly to workers.

Some people go into debt, while others like Snyder use up their savings. Some women, like Terry, have theirs covered by insurance. Even that is not common — only 1 in 4 companies with more than 200 employees pays for a part of the process.

Women with higher education — especially master's degrees, doctorates or professional degrees — are more likely to use IVF than those with less education, according to the U.S. Department of Health and Human Services.

These women, on average, have higher incomes. All that gives them the agency to start and support their own family.

"My knees hurt"

Both Terry and Snyder were financially comfortable enough to step off the career treadmill and create time and space for their new families. Snyder now works four days a week. Terry took a pay cut for a different role that was less intense — it allowed her to work from home and requires less travel. Neither has qualms about it.

"It's so physical being a mom. I don't think I expected that," says Snyder.

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Thalia Juarez

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Still, parenting in your 40s is hard.

"It's so physical being a mom. I don't think I expected that," says Snyder, thinking back to her first two years of motherhood and carrying her daughter up and down the stairs or getting her in and out the car. "Motherhood in your 40s, you know, my knees hurt and there are things that are starting to fall apart."

For Terry, one of the hardest parts of being a single mom is not being able to take a break. "If I'm tired or had a rough day at work or I'm frustrated, I'm feeling overwhelmed and I want to step away from my kids, I often can't," she says. "I have to meet their needs first and meet my needs later. And that's hard."

And then there is the weight of decision-making. She discusses her choices with her friends and family, "but ultimately all of that rests on me and that feels really heavy," she says.

Saturday mornings are music class days. Being silly with her kids has helped Terry loosen up and relate to them in a different way. They sing all the time. Her kids make up nursery rhymes on their way to day care or bath time or even while brushing their teeth.

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"Was he sorry I didn't have a husband?"

Even though there are more families like Terry's and Snyder's today, they're still rare. And society hasn't quite caught up with them.

Like when Terry moved to her new home in Nashville, she introduced herself and the girls to a neighbor, who asked what her husband did for work. Terry explained that they were a "mom and kids family" with two cats. The response took her aback.

"He said, 'Oh, I'm so sorry,'" she recalls. "Was he sorry I didn't have a husband? I still don't know to this day. But there is very much like a moment of feeling other and different — and that's often an uncomfortable feeling."

Terry worries about how her daughters will handle such questions. She prepares her oldest child by role-playing with her. But even then, sometimes it doesn't quite play out the way they've practiced.

Recently, she recalls, one of her daughter's classmates said, "'Hey, Eleanor, is that your mom?' And she said, 'Yes.' And they said, 'Well, where's your dad?' And Eleanor just froze in that moment."

But more often than not, the tenderness of motherhood triumphs over such unsettling interactions. Terry treasures the sweet moments she shares with her kids, like when they climb onto her bed in the morning to wake her or when they sit next to each other on the couch to read before bedtime.

"I love moments where they say, 'Mama, I need a snuggle.' Just holding them for a minute or two and seeing how that calms them is really, really powerful."
Copyright 2026 NPR

Terry reads to her daughters as they snuggle with her on the couch.

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Jessica Ingram for NPR

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Over his nearly 50-year career, Burbank-based attorney Dennis Block has built a reputation as a fierce advocate for Southern California landlords seeking to evict their tenants.

But disciplinary charges filed against him last month by the California State Bar raise questions about his treatment of clients.

Block faces charges involving a series of clients over a span of years. According to the 10 counts against him, Block allegedly collected payments wrongly described as “non-refundable,” failed to account for his fees and didn’t return a client’s property in a timely manner following termination of his employment.

In one case, Block allegedly failed to pay court sanctions on time. In another, he allegedly created a conflict of interest by representing both a tenant and her landlord.

When LAist asked Block how he responded to the charges, he told us to reach out to his defense attorney Erin Joyce. In a statement, Joyce said, “While we cannot comment on the specifics of the case, we believe the matter will be resolved in Mr. Block’s favor prior to trial at the settlement conference.”

The ultimate penalty in California State Bar Court is disbarment, which would prevent Block from continuing to practice law. Lesser punishments could involve a brief suspension or an order to complete an ethics exam.

Should fees have been ‘non-refundable’?

This isn’t the first time Block has faced repercussions for alleged ethical lapses in recent years.

In 2023, LAist reported on a filing Block’s firm submitted in an eviction case that contained multiple references to fake case law. Legal experts told us the filing, which led to court sanctions, was likely produced through misuse of AI.

Legal ethics experts said the new charges against Block are serious.

“The worst thing a lawyer can do is steal a client's money,” said Scott Cummings, a law professor at UCLA. “This is effectively what the bar is saying Mr. Block has done here in roughly half a dozen cases.”

Many counts involve Block allegedly charging up-front fees described by his firm as “non-refundable.” Bar rules state such fees must constitute a “true retainer,” meaning money paid to reserve an attorney’s availability for a specific case or period of time.

LAist previously reported that former clients have complained about poor communication and a lack of availability from Block and his associates.

Richard Zitrin, an emeritus lecturer with UC Law San Francisco, said the rules may sound esoteric, but the bar takes violations seriously.

“When you get right down to what's going on under the surface, it looks like the accusations are that this guy could not do the work for these various clients,” Zitrin said. “If it's one time, it could just be an honest mistake. But if he's doing it repeatedly, serially, of course that's of more concern.”

Representing both sides?

In one case, Block’s firm is accused of taking on a tenant who was in a dispute with her roommate. A few months later, while still representing the tenant, Block’s firm allegedly took on the tenant’s landlord. Block’s firm then sent a letter threatening to evict his own client, according to the charges.

“Lawyers cannot represent opposite sides of a particular case because they owe their duty of loyalty and confidentiality to each client,” said Laurie Levenson, a law professor at Loyola Law School. “It's very likely that one side or the other will feel that the lawyer sold out to the other client.”

Despite the severity and the number of allegations, UCLA’s Cummings said Block’s disciplinary record — which shows no infractions so far — could help him avoid disbarment.

“Suspension seems like — if these facts were all proven to be true — definitely an appropriate sanction in this particular case,” Cummings said.

It’s not yet clear what the charges could mean for Block’s firm, which prides itself on handling a high volume of cases at any given time. Block once reportedly described himself as “a man who has evicted more tenants than any other human being on the planet Earth.”

A status conference in Block’s case is set for Feb. 9.